FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 13873
The Fresno City Planning Commission, at its meeting on December 4, 2024, adopted the following resolution relating to Plan Amendment Application No. P24-04066.
WHEREAS, California Planning and Zoning Law (California Government Code Section 65000, et seq.), requires the City of Fresno (“City”) to adopt a comprehensive, long term general plan for the City’s physical development and for any land outside City boundaries which bear relation to the City’s planning;
WHEREAS, on December 18, 2014, by Resolution No. 2014- 226, the City Council adopted the Fresno General Plan, and by Resolution No. 2014 -225 certified Master Environmental Impact Report SCH No. 2012111015 (MEIR) which evaluated the potentially significant adverse environmental impacts of urban development within the City’s designated urban boundary line and sphere of influence;
WHEREAS, California Government Code Sections 65580 – 65589.8 require adoption of a Housing Element as one of the seven required elements of the General Plan;
WHEREAS, the City adopted or amended previous Housing Elements in 1971, 1972, 1975, 1992, 2002, 2008, 2009, 2016, 2017, and 2019;
WHEREAS, the City of Fresno Planning and Development Director has filed Plan Amendment Application No. P24- 04066 to amend the text of Chapter 11 of the Fresno General Plan, the Housing Element Chapter, by replacing the current Fresno Housing Element (2015-2023) with an updated Fresno Housing Element (2023-2031); and
WHEREAS, through adoption of Resolution 2022- 079, the City entered into a Multi - Jurisdictional Housing Element Cost Sharing Arrangement with the Fresno Council of Governments (COG) on April 21, 2022 to hire a consultant to perform a coordinated update of the Housing Element for all participating jurisdictions;
WHEREAS, the planning consultant Placeworks was selected by the Fresno COG’s Project Development Team to lead the Multi-Jurisdictional Housing Element project, with Ascent selected as a subconsultant assigned to the City of Fresno Housing Element; and
WHEREAS, the City’s diligent effort at public participation was accomplished through collaboration with five community development corporations including Southwest Fresno Development Corporation, Lowell Community Development Corporation, Highway City Community Development Corporation, El Dorado Park Economic Development Corporation, and Hidalgo Community Development Corporation who partnered with City staff to convene stakeholders and hold workshops on the Housing Element; and
WHEREAS, 21 community workshops were held in the city from the fall of 2022 through PLANNING COMMISSION RESOLUTION No. 13873
Plan Amendment Application No. P24-04066
December 4, 2024
the summer of 2023 to gather input on the housing needs of Fresno residents; and
WHEREAS, the housing issues identified most frequently were lack of affordable housing, rental instability, and infrastructure needs; and
WHEREAS, in July 2023, after careful consideration of public comment, the first Public Draft of the Housing Element was released for further public review and comment;
WHEREAS, on November 3, 2023, the first Public Draft of the Housing Element was provided to the State Department of Housing and Community Development (“HCD”) for a 90-day comment period; and
WHEREAS, in April and August of 2023, Council District Plan Implementation Committees 2, 3, 5 and 6 met and offered comments and suggestions, and the other Committees were not convened or did not meet due to lack of a quorum; and
WHEREAS Housing Element study sessions were held at Planning Commission and City Council on July 19 and 20, 2023; and
WHEREAS, on February 1, 2024, the City received HCD’s comments, carefully considered each comment along with all public comment received, and issued a Revised Public Draft of the Housing Element in July of 2024;
WHEREAS, on October 7, 2024, the City received HCD’s comments, carefully considered each comment along with all public comment received, and issued a series of Errata to the Revised Public Draft of the Housing Element (September 23, October 21, and November 12, 2024); and
WHEREAS, the City received a total of 4 3 comment letters from 30 commenters throughout the Housing Element process that were carefully considered; and
WHEREAS, all Housing Element drafts and errata to the Housing Element were posted on the City of Fresno and the Multi -Jurisdictional Housing Element websites for 7 days prior to sending to HCD pursuant to Government Code Section 65585(b)(1) and over 1,000 stakeholders were emailed notice of such postings; and
WHEREAS, paper copies of all Housing Element drafts and errata were placed at the public counter at City Hall, as well as the Central Library in downtown Fresno.
WHEREAS, the Fresno City Planning Commission conducted a public hearing at its regularly scheduled meeting on December 4, 2024 to review Plan Amendment Application No. P24- 04066 and related Environmental Assessment, received public PLANNING COMMISSION RESOLUTION No. 13873
Plan Amendment Application No. P24-04066
December 4, 2024
testimony, and considered the Planning and Development Department’s report regarding the applications; and
W
HEREAS, no persons spoke in support and four spoke in opposition to the proposed applications.
N
OW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Fresno, based upon the testimony and information presented at the hearing and upon review and consideration of the environmental documentation provided, as follows:
1. T
he Commission finds in accordance with its own independent judgement that Environmental Assessment No. P24-04066 is appropriate, a finding that the project is exempt from the requirements of the California Environmental Quality Act (CEQA) Guidelines pursuant to the common sense exemption set forth in Section 15061(b)(3) of the guidelines because it can be seen with certainty that adoption of the Fresno Housing Element (2023- 2031) has no possibility of causing a significant effect on the environment.
2. The Commission finds that the December 2024 Draft of the Fresno Housing Element (2023- 2031), attached hereto as Exhibit A, has been prepared in accordance with the provisions of Government Code Sections 65580 – 65589.8.
B
E IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends approval to the City Council of Plan Amendment Application No. P24-04066 to amend the text of Chapter 11 of the Fresno General Plan, the Housing Element Chapter, by replacing the current Fresno Housing Element (2015-2023) with an updated Fresno Housing Element (2023-2031), as described and depicted in the attached Exhibit “A”.
T
he foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Chair Vang, seconded by Commissioner Shergill.
V
OTING: Ayes - Bray, Criner, and Diaz,
Noes - None
Not Voting - None
Absent - Calandra and Lyday
DA
TED: December 4, 2024 _______________________________
JENNIFER K. CLARK, Secretary
Fresno City Planning Commission
PLANNING COMMISSION RESOLUTION No. 13873
Plan Amendment Application No. P24-04066
December 4, 2024
Resolution No. 13873
Plan Amendment Application No. P24-
04066
Filed by the Planning and Development
Department Director
Action: Recommend Approval to the City
Council
Attachment: Exhibit A
Exhibit A
Fresno Housing Element, December 2024
A Regional Plan for Addressing Housing Needs
Fresno County Coalinga Firebaugh Fowler Fresno City Huron Kerman Kingsburg Mendota Orange Cove Parlier Reedley San Joaquin Sanger Selma APPENDIX 1E: CITY OF FRESNO
Fresno Multi-Jurisdictional
2023-2031 Housing Element
December 2024
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | JULY 2024 1E-i APPENDIX 1E: CITY OF FRESNO
Table of Contents
Section 1E-0: Summary of Needs and Conditions .............................................1E-0-1 Housing Needs Assessment .......................................................................................... 1E-0-1 Section 1E-1: Action Plan .....................................................................................1E-1-1 Published by City of Fresno ........................................................................................... 1E-1-1 Published by Other Entities ............................................................................................ 1E-1-1 Goals and Policies .......................................................................................................... 1E-1-2
1. New Housing Development ........................................................................................ 1E-1-2
2. Affordable Housing..................................................................................................... 1E-1-3
3. Housing and Neighborhood Conservation ................................................................. 1E-1-4
4. Special Needs Housing .............................................................................................. 1E-1-4
5. Fair and Equal Housing Opportunities ....................................................................... 1E-1-5
6. Energy Conservation and Sustainable Development ................................................. 1E-1-6
7. Prevent Displacement and Homelessness ................................................................ 1E-1-6 Implementation Programs .............................................................................................. 1E-1-7 Goal 1: New Housing Development ................................................................................. 1E-1-9 Program 1– Maintain Adequate Sites ...................................................................... 1E-1-9 Program 2 – Variety of Housing Opportunities in High Resource Areas ................ 1E-1-10 Program 3 – Encourage and Facilitate Accessory Dwelling Units and Small Homes ..................................................................................... 1E-1-12 Program 4 – Streamline Development Review Process ........................................ 1E-1-13 Program 5 – Large and Small Lot Development .................................................... 1E-1-14 Program 6 – Objective Design Standards .............................................................. 1E-1-16 Program 7 – Adaptive Reuse ................................................................................. 1E-1-16 Program 8 – List of Local Labor Unions and Apprenticeship Programs ................ 1E-1-17 Program 9 – Use of Sites in Previous Housing Elements ...................................... 1E-1-17 Program 10 – Annual Reporting Program .............................................................. 1E-1-18 Goal 2: Affordable Housing .......................................................................................... 1E-1-18 Program 11 – Incentives for Housing Development ............................................... 1E-1-18 Program 12 – Local Housing Trust Fund ............................................................... 1E-1-19 Program 13 – Pursue State and Federal Funding Sources for Housing Development ..................................................................... 1E-1-20 Program 14 – Partnerships with Affordable Housing Developers .......................... 1E-1-21 Program 15 – Land Bank ....................................................................................... 1E-1-22 Program 16 – Community Land Trust .................................................................... 1E-1-23 Program 17 - Surplus Public Lands ....................................................................... 1E-1-23 Program 18 - Mixed Income Neighborhood Trust (MINT) ...................................... 1E-1-24 Program 19 – Home Buyer Assistance .................................................................. 1E-1-25 Program 20 – Housing Choice Voucher Incentive Program .................................. 1E-1-26 Program 21 – Advocate for Repeal of Article 34 .................................................... 1E-1-28 Goal 3: Housing and Neighborhood Conservation ....................................................... 1E-1-28 Program 22 – Housing Rehabilitation .................................................................... 1E-1-28 Program 23 – Comprehensive Code Enforcement ................................................ 1E-1-30 APPENDIX 1E: TABLE OF CONTENTS
1E-ii FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | JULY 2024 Goal 4: Special Needs Housing ................................................................................... 1E-1-31 Program 24 – Special Needs Housing ................................................................... 1E-1-31 Program 25 – Development Code Amendments for Compliance with State Law and to Reduce Barriers to Housing Development ............................................................. 1E-1-34 Goal 5: Fair and Equal Housing Opportunities ............................................................. 1E-1-36 Program 26 – Fair Housing Services ..................................................................... 1E-1-36 Program 27 –Environmental Justice ...................................................................... 1E-1-37 Program 28 – Equitable Community Investments .................................................. 1E-1-39 Program 29 – Equitable Engagement .................................................................... 1E-1-42 Program 30 – Workforce Development .................................................................. 1E-1-42 Goal 6: Energy Conservation and Sustainable Development ...................................... 1E-1-43 Program 31 – Reduce or Waive Fees for Vehicle Miles Traveled (VMT) ............... 1E-1-43 Goal 7: Prevent Displacement and Homelessness ...................................................... 1E-1-44 Program 32 – Opportunity to Purchase Act ........................................................... 1E-1-44 Program 33 – Mobile Home Parks ......................................................................... 1E-1-44 Program 34 – Eviction Protection Program ............................................................ 1E-1-47 Program 35 – Replacement Units .......................................................................... 1E-1-47 Program 36 – Homeless Assistance ...................................................................... 1E-1-48 Program 37 – At-Risk Housing ............................................................................... 1E-1-50 Quantified Objectives ................................................................................................... 1E-1-52 Section 1E-2: Sites Inventory ...............................................................................1E-2-1 Introduction .................................................................................................................... 1E-2-1 Regional Housing Needs Allocation ............................................................................... 1E-2-1 Approved Residential Projects ....................................................................................... 1E-2-2 Sites Inventory ............................................................................................................. 1E-2-11 Accessory Dwelling Units ............................................................................................. 1E-2-69 RHNA Summary ........................................................................................................... 1E-2-70 Availability of Infrastructure and Services .................................................................... 1E-2-71 Environmental Constraints and Hazards ...................................................................... 1E-2-74 Financial Resources ..................................................................................................... 1E-2-78 Section 1E-3: Local Assessment of Fair Housing ..............................................1E-3-1 Introduction .................................................................................................................... 1E-3-1 Background .................................................................................................................... 1E-3-1 Outreach ........................................................................................................................ 1E-3-2 Fair Housing Assessment .............................................................................................. 1E-3-6 Patterns of Integration and Segregation .................................................................. 1E-3-9 Concentrated Areas of Race and Income .............................................................. 1E-3-25 Access to Opportunity ............................................................................................ 1E-3-47 Housing Mobility ..................................................................................................... 1E-3-72 Disproportionate Housing Needs and Displacement Risk...................................... 1E-3-79 Other Relevant Factors and Local Knowledge ..................................................... 1E-3-108 Enforcement and Outreach Capacity ................................................................... 1E-3-126 Housing Sites Analysis ......................................................................................... 1E-3-136 Fair Housing Issues, Contributing Factors, Meaningful Actions ........................... 1E-3-161
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | JULY 2024 1E-iii Section 1E-4: Constraints .....................................................................................1E-4-1 Land Use Controls ......................................................................................................... 1E-4-1 Site Improvements ....................................................................................................... 1E-4-16 Zoning for a Variety of Housing Types ......................................................................... 1E-4-18 Density Bonus .............................................................................................................. 1E-4-35 Processing and Permit Procedures .............................................................................. 1E-4-36 Building Codes and Enforcement ................................................................................. 1E-4-49 Fees and Exactions...................................................................................................... 1E-4-57 Constraints on Housing for Persons with Disabilities ................................................... 1E-4-62 At-Risk Analysis ........................................................................................................... 1E-4-65 Section 1E-5: Review of Past Accomplishments................................................1E-5-1 Major Accomplishments ................................................................................................. 1E-5-1 Progress Toward Meeting the RHNA ............................................................................. 1E-5-2 Program Evaluation ........................................................................................................ 1E-5-2 Section 1E-6: Public Outreach and Engagement ...............................................1E-6-1 Community Workshops and Meetings ........................................................................... 1E-6-1 Planning Commission and City Council Study Sessions
(September 2022 and July 2023) ................................................................. 1E-6-20 Regional Focus Groups (October/November 2022) ..................................................... 1E-6-21 Regional and Local Stakeholder Consultations (Summer/Fall 2022) ........................... 1E-6-21 Noticing ........................................................................................................................ 1E-6-27 Section 1E-7: Detailed Sites Inventory Tables ....................................................1E-7-1 Section 1E-8: Public Comments Received on the Housing Element ................1E-8-1
FIGURES
Figure 1E-2.1: Housing Capacity on Vacant and Non-Vacant Sites by Category, All Income Levels ............................................................................................ 1E-2-38 Figure 1E-2.2: Lower-Income Site Capacity by Category .................................................. 1E-2-39 Figure 1E-2.5: IIGC Sites HD8 - HD9 (Bing Kong and Peacock Sites in Chinatown) ....... 1E-2-44 Figure 1E-2.6: West Shaw Avenue Town Center Sites, Fresno 2023 ............................... 1E-2-58 Figure 1E-2.7: Sites Inventory, City of Fresno, 2024 ......................................................... 1E-2-67 Figure 1E-2.8: Environmental Constraints and Hazards, 100-year Flood Zones, Fresno 2023 ............................................................................................... 1E-2-76 Figure 1E-2.9: Environmental Constraints and Hazards, Airport Safety Zones, Fresno 2023 ........................................................................................................... 1E-2-77 Figure 1E-3.1: Neighborhood Map, City of Fresno .............................................................. 1E-3-8 Figure 1E-3.2: Population by Race and Hispanic Origin, Fresno, 2019 ............................ 1E-3-10 Figure 1E-3.3: Racial Segregation/Integration by Census Tract, City of Fresno ............... 1E-3-13 Figure 1E-3.4: Median Household Income by Race, Fresno, 2020 ................................... 1E-3-15 Figure 1E-3.5: Median Household Income, Fresno, 2019 ................................................. 1E-3-16 Figure 1E-3.6: Percent of Households in Poverty by Race or Hispanic Origin, Fresno, 2020 ........................................................................................................... 1E-3-17 Figure 1E-3.7: Distribution of Poverty, Fresno, 2019 ......................................................... 1E-3-18 Figure 1E-3.8: Percent of Children in Married Couple Households, Fresno, 2019 ............ 1E-3-20 Figure 1E-3.9: Percent of Children in Single-Female Headed Households, Fresno, 2019 ........................................................................................................... 1E-3-21 APPENDIX 1E: TABLE OF CONTENTS
1E-iv FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | JULY 2024 Figure 1E-3.10: Percentage of the Population with a Disability in City of Fresno .............. 1E-3-24 Figure 1E-3.11: Racially/Ethnically Concentrated Areas of Poverty, Fresno, 2013 ........... 1E-3-27 Figure 1E-3.12: Racially/Ethnically Concentrated Areas of Affluence, Fresno, 2019 ........ 1E-3-45 Figure 1E-3.13: TCAC Opportunity Areas - Composite Score, Region, 2022 ................... 1E-3-50 Figure 1E-3.14: TCAC Opportunity Areas - Composite Score, Fresno, 2022.................... 1E-3-51 Figure 1E-3.15: TCAC Opportunity Areas - Education Score, Fresno, 2021 ..................... 1E-3-53 Figure 1E-3.16: Jobs Proximity Index, Fresno, 2017 ......................................................... 1E-3-55 Figure 1E-3.17: Labor Market Engagement Index, Fresno ................................................ 1E-3-57 Figure 1E-3.18: AllTransit Performance Score, Fresno, 2019 ........................................... 1E-3-58 Figure 1E-3.19: Fresno Area Express (FAX) System Map ................................................ 1E-3-60 Figure 1E-3.20: Handy Ride Service Area Map, 2023 ....................................................... 1E-3-61 Figure 1E-3.21: Transportation Cost Index, Fresno County Region, 2017 ........................ 1E-3-63 Figure 1E-3.22: Transportation Cost Index, Fresno, 2017 ................................................. 1E-3-64 Figure 1E-3.23: TCAC Opportunity Areas – Environmental Score, Fresno, 2022 ............. 1E-3-67 Figure 1E-3.24: CalEnviroScreen 4.0 Scores, Fresno ....................................................... 1E-3-68 Figure 1E-3.25: SB 535 Disadvantaged Communities ...................................................... 1E-3-71 Figure 1E-3.26: Housing Tenure by Race and Hispanic Origin ......................................... 1E-3-73 Figure 1E-3.27: Renter Households in Fresno, 2019 ........................................................ 1E-3-74 Figure 1E-3.28: Vacant Units by Type, City of Fresno, 2020 ............................................. 1E-3-75 Figure 1E-3.29: Housing Choice Voucher (HCV) Usage, Fresno ...................................... 1E-3-78 Figure 1E-3.30: Overcrowding in Fresno, 2020 ................................................................. 1E-3-82 Figure 1E-3.31: Percent of Renters Overpaying, Fresno, 2014-2019 ............................... 1E-3-86 Figure 1E-3.32: Percent of Homeowners Overpaying, Fresno, 2014-2019 ....................... 1E-3-87 Figure 1E-3.33: Locations of Unsheltered Camping (2023) and Supportive Infrastructure ........................................................................................... 1E-3-90 Figure 1E-3.34: Communities Sensitive to Displacement, Fresno ..................................... 1E-3-95 Figure 1E-3.35: Estimated Displacement Risk - 2019 ....................................................... 1E-3-98 Figure 1E-3.36: Estimated Displacement Risk - 0% - 50% AMI (2019) ............................. 1E-3-99 Figure 1E-3.37: Estimated Displacement Risk - 50% - 80% AMI (2019) ......................... 1E-3-100 Figure 1E-3.38: Transform Fresno Displacement Program Area..................................... 1E-3-102 Figure 1E-3.39: HOLC Maps, Fresno, 1936 .................................................................... 1E-3-112 Figure 1E-3.40: Zoning Map, City of Fresno .................................................................... 1E-3-115 Figure 1E-3.41: Priority Areas for Development Incentives, City of Fresno ..................... 1E-3-120 Figure 1E-3.42: Sequencing of Development, City of Fresno General Plan .................... 1E-3-122 Figure 1E-3.43: Public Housing Buildings ........................................................................ 1E-3-125 Figure 1E-3.44: Sites Inventory by Census Tract, City of Fresno, September 2024 ....... 1E-3-142 Figure 1E-3.45: Distribution of Housing Capacity by Community Plan/Specific Plan Area ....................................................................................................... 1E-3-143 Figure 1E-3.46: Sum of Total Housing Capacity by Population Majority of Census Tract ...................................................................................................... 1E-3-148 Figure 1E-3.47: Housing Capacity and Median Income by Block Group ......................... 1E-3-150 Figure 1E-3.48: Sites Inventory and Racially/Ethnically Concentrated Areas of Poverty (R/ECAP) .................................................................................. 1E-3-152 Figure 1E-3.49: Sum of Total Housing Capacity by R/ECAP or RCAA ........................... 1E-3-153 Figure 1E-3.50: Sites Inventory and Racially Concentrated Areas of Affluence (RCAA) .................................................................................................. 1E-3-154 Figure 1E-3.51: Sum of Total Housing Capacity and TCAC Opportunity Areas .............. 1E-3-156 Figure 1E-3.52: Sites Inventory and TCAC Opportunity Areas ........................................ 1E-3-157 APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | JULY 2024 1E-v Figure 1E-3.53: Sum of Housing Capacity and Areas at Risk of Displacement .............. 1E-3-159 Figure 1E-3.54: Sites Inventory and Areas at Risk of Displacement ............................... 1E-3-160 Figure 1E-4.1: Assembly Bill 2097 Areas, Fresno 2023 .................................................... 1E-4-12 Figure 1E-4.2: Potential Sites For Emergency Shelters, Fresno, 2023 ............................. 1E-4-25 Figure 1E-6.1: Community Workshop For The Housing Element Update, August 31, 2022 ............................................................................................................. 1E-6-3 Figure 1E-6.2: Participant Responses “What do you think are the most critical housing issues in Fresno? ............................................................................ 1E-6-5 Figure 1E-6.3: Participant Responses to “Any suggestions for more community involvement?” ............................................................................................... 1E-6-6 Figure 1E-6.4: One of the Five Community Workshops for the Housing Element Update ........................................................................................................ 1E-6-10 Figure 1E-6.5: One of the Six Community Workshops for the Draft Housing Element Update ........................................................................................................ 1E-6-13 TABLES
Table 1E-1.1: Summary of Quantified Objectives, 2023-2031 ........................................... 1E-1-52 Table 1E-2.1: Regional Housing Needs Allocation (June 30, 2023, to December 31, 2031) ............................................................................................................ 1E-2-1 Table 1E-2.2: Analysis of Market-Rate Rental Affordability ................................................. 1E-2-3 Table 1E-2.3: Planned or Approved Projects, City of Fresno, February 2024 ..................... 1E-2-5 Table 1E-2.4: Vacant Land with Final Subdivision Maps Under Construction, City of Fresno, June 2023 ..................................................................................... 1E-2-11 Table 1E-2.5: Density Assumptions for Residential Districts ............................................. 1E-2-15 Table 1E-2.6: Density Assumptions for Mixed Use Zones ................................................. 1E-2-17 Table 1E-2.7: Density Assumptions for Downtown Districts .............................................. 1E-2-20 Table 1E-2.8: Downtown Fresno Infill Infrastructure Grant Sites ....................................... 1E-2-41 Table 1E-2.9: Publicly-Owned Sites .................................................................................. 1E-2-45 Table 1E-2.10: Large Sites (Excluding West Shaw Avenue Town Center) ....................... 1E-2-52 Table 1E-2.11: West Shaw Avenue Town Center Sites .................................................... 1E-2-55 Table 1E-2.12: Summary of Recent Developments on Large Sites................................... 1E-2-59 Table 1E-2.13: AB 725 Compliance ................................................................................... 1E-2-66 Table 1E-2.14: ADU Building Permits, 2018-2023 ............................................................. 1E-2-69 Table 1E-2.15: RHNA Summary, Fresno, September 2024 .............................................. 1E-2-70 Table 1E-2.16: Housing Funding Resources, City of Fresno, 2019-2022 ......................... 1E-2-79 Table 1E-2.17: Other Financial Resources and Programs ................................................ 1E-2-80 Table 1E-3.1: Population by Race and Hispanic Origin, Fresno, 2000-2020 ...................... 1E-3-9 Table 1E-3.2: Dissimilarity Index Scores for City of Fresno and Fresno County, 2020 ..... 1E-3-11 Table 1E-3.3: Families with Children, Fresno, 1990-2020 ................................................. 1E-3-19 Table 1E-3.4: Domains and List of Indicators for Opportunity Maps ................................. 1E-3-48 Table 1E-3.5: Housing Tenure by Number of Bedrooms (2020) ....................................... 1E-3-76 Table 1E-3.6: Demographics of Disproportionate Housing Needs, 2017 .......................... 1E-3-79 Table 1E-3.7: Tenure and Occupants per Room, Fresno, 2020 ........................................ 1E-3-81 Table 1E-3.8: Overview of Cost Burden in Fresno, 2019 .................................................. 1E-3-83 Table 1E-3.9: Cost Burden in Fresno, 2010-2019 ............................................................. 1E-3-84 Table 1E-3.10: Demographic Characteristics of the Homeless Population, Fresno- Madera COC, 2023 ................................................................................... 1E-3-92 Table 1E-3.11: City and County of Fresno Services to Address Homelessness ............... 1E-3-92 APPENDIX 1E: TABLE OF CONTENTS
1E-vi FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | JULY 2024 Table 1E-3.12: Hired Farm Labor (Countywide), 2017 .................................................... 1E-3-105 Table 1E-3.13: Migrant Student Enrollment ..................................................................... 1E-3-106 Table 1E-3.14: Residential Development Built Between July 2013 and July 2020 .......... 1E-3-114 Table 1E-3.15: Public Housing Units by Fresno Housing, 2023 ...................................... 1E-3-124 Table 1E-3.16: City of Fresno Compliance with Fair Housing Laws ................................ 1E-3-128 Table 1E-3.17: Fair Housing Advocacy Organizations, Fresno County ........................... 1E-3-130 Table 1E-3.18: Housing Discrimination Complaints Filed with HUD, Fresno County, 2006-2020 ................................................................................................ 1E-3-131 Table 1E-3.19: Housing Discrimination Complaints Filed with HUD, City of Fresno, 2015-2019 ................................................................................................ 1E-3-131 Table 1E-3.20: Fair Housing Cases Opened by FHCCC, City of Fresno, 2017-2020 ..... 1E-3-132 Table 1E-3.21: Discrimination Complaints, City of Fresno (March 1 – August 30, 2021) ........................................................................................................ 1E-3-133 Table 1E-3.22: Housing Capacity by Census Tract, City of Fresno, 2023-2031.............. 1E-3-137 Table 1E-3.23: Housing Capacity by Community Plan/Specific Plan Area ...................... 1E-3-145 Table 1E-3.24: Housing Capacity and Median Income of Census Tract ......................... 1E-3-149 Table 1E-3.25: TCAC Opportunity Areas by Census Tract, City of Fresno ..................... 1E-3-155 Table 1E-3.26: Housing Capacity by Percent of Renter Overpayment ............................ 1E-3-158 Table 1E-3.27: Housing Capacity by Percent of Homeowner Overpayment ................... 1E-3-159 Table 1E-3.28: Summary of Fair Housing Issues, Contributing Factors, and Meaningful Actions to AFFH, City of Fresno ............................................ 1E-3-161 Table 1E-4.1: Fresno General Plan Land Use Designations ............................................... 1E-4-1 Table 1E-4.2: City of Fresno Development Standards by Zoning District ............................ 1E-4-6 Table 1E-4.3: Summary of Mixed-Use Density Increases ................................................... 1E-4-8 Table 1E-4.4: Residential Parking Requirements .............................................................. 1E-4-11 Table 1E-4.5: Minimum On-Site Open Space Requirements, City of Fresno .................... 1E-4-13 Table 1E-4.6: Analysis of Multifamily Zone Requirements for Prototype Site Development .............................................................................................. 1E-4-15 Table 1E-4.7: Summary of Potential Sites for Emergency Shelters, Fresno, 2023 ........... 1E-4-23 Table 1E-4.8: Potential Sites for Emergency Shelters, Fresno, 2023 ................................ 1E-4-27 Table 1E-4.9: Variety of Housing Types – Land Use Regulations ..................................... 1E-4-33 Table 1E-4.10: Planning Permits and Actions* .................................................................. 1E-4-37 Table 1E-4.11: Timelines for Permit Procedures ............................................................... 1E-4-43 Table 1E-4.12: Approvals and Processing Times for Typical Developments .................... 1E-4-44 Table 1E-4.13: Fees for Residential Development as of July 1, 2022 ............................... 1E-4-58 Table 1E-4.14: Fees for Sample Residential Developments ............................................. 1E-4-61 Table 1E-4.15: Assisted Housing Developments At-Risk of Conversion by 2033, City of Fresno .................................................................................................... 1E-4-66 Table 1E-4.16: Estimated Cost to Subsidize Rents, Fresno, 2022 .................................... 1E-4-68 Table 1E-5.1: Building Permits Issued During Fifth Cycle RHNA Period ............................. 1E-5-2 Table 1E-5.2: Evaluation of Fresno 2015-2023 Housing Element Implementation Measures .................................................................................................... 1E-5-11 Table 1E-6.1: Community Workshops and Meetings on the Fresno Housing Element to Date .......................................................................................................... 1E-6-2 Table 1E-7.1 Capacity on Vacant Sites, City of Fresno, July 2024 ..................................... 1E-7-1 Table 1E-7.2 Capacity on Underutilized Non-vacant Sites, City of Fresno, July 2024 ...... 1E-7-41 APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-0-1 SECTION 1E-0: SUMMARY OF NEEDS AND CONDITIONS
Housing Needs Assessment
The following is a summary of major findings from the Housing Needs Assessment (Section 2) for the City of Fresno that informed the goals, policies, and programs of the updated Housing Element:
▪ The City’s population increased by 1.2 percent on average between 2000 and 2022, which was lower than the countywide average annual growth rate of 2.0 percent. However, the number of households in Fresno increased by 0.7 percent between 2010 and 2020, a rate equal to the rate of growth countywide. ▪ The largest group of residents in Fresno by age were young adults (25 to 44 years, 29.3 percent of residents). A similar percentage were school-age students (5 to 17 years, 28.3 percent of residents), and a slightly smaller percentage were middle -aged adul ts (45 to 64 years, 20.3 percent of residents). The city’s median age was 31.4 years. Typically, younger adult residents need multifamily options, homes with three or more -bedroom units, and ownership opportunities. A large proportion of school age student s indicates that there may be a need for more affordable homes with adequate sizes for families. Younger adults and middle -aged adults, which make up the workforce, may need homes near employment or transit. ▪ Just over half of the residents of Fresno, 50.5 percent, identified as Hispanic or Latino of any race.
This is slightly lower than the countywide rate of 53.4 percent of residents. ▪ The median household income in Fresno in 2020 was $53,568, slightly lower than the countywide median income of $57,109. In comparison, the California statewide median household income was $78,672 in 2022.
▪ In 2020, the most common industry for employment in Fresno was educational services, and health care and social assistance, with 25.3 percent of employed residents working in this field. In 2022,
4.6 percent of Fresno residents were unemployed.
▪ Over half of all households in Fresno (53.2 percent) were renters as of 2020. The rate of homeownership in Fresno was 46.8 percent, which was lower than the countywide average of 53.7 percent. ▪ Fresno’s vacancy rate in 2022 was 3.8 percent across all housing units, regardless of tenure. This was a notable decrease from its 2010 vacancy rate of 7.6 percent. ▪ Between 2021 and 2022, the average sale price of a home in Fresno increased by 19.8 percent.
Average sale prices rose 15.4 percent in the county as a whole during the same period . Lower- income households typically require assistance through City, County, State, or federal homebuyers’ programs to purchase a home. For example, a down payment assistance loan program can help a household that can afford monthly mortgage payments and othe r housing-related costs but due to their limited income, has difficulty saving enough money for a down payment. In response to this need, the City has included Program 19 to continue the Llaves de tu Casa Iniciativa , which provides home buyer assistance to Fresno residents , as well as promote the availability of Fresno County’s Homebuyer Assistance Program.
SECTION 1E-0: SUMMARY OF NEEDS AND CONDITIONS
1E-0-2 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 ▪ The age of a community’s housing stock can provide a general indicator of overall housing conditions. In general, housing units over 30 years old are likely to exhibit signs of rehabilitation needs, such as new roofing, foundation work, and new plumbing. Over half of all housing units in Fresno (56.7 percent) were built more than 30 years ago, and 34.5 percent were built more than 50 years ago. Countywide, rates of housing stock in similar age brackets were 64.5 and 32.9 percent, respectively. If not already rehabilitated, these homes will likely need repair. • In response to this need, the City has included Program 22, which aims to connect lower - income households with rehabilitation resources during the planning period and complete a third of these in areas of concentrated poverty with older housing stock to facilitate place-based revitalization.
• Additional resources to assist with home rehabilitation are listed in the Regional Multijurisdictional Housing Element in Section 4, Opportunities for Residential Development, in the subsection called Financial and Administrative Resources. ▪ Although trends of overpayment in the city of Fresno have decreased since 2010, Fresno still had a higher rate of households overpaying for housing than the county as a whole in 2018, with 41.3 percent of all households in the city overpaying for housing compared to 37.8 percent across the county. Similarly, the number of lower -income households overpaying for housing was higher in Fresno (74.8 percent in Fresno compared to 70.6 percent countywide). This shows a need for financial support, affordable units, and homeowner assistance programs. For example, a down payment assistance loan program can help a renter household achieve homeownership with a loan that enables them to afford monthly mortgage payments and other housing-related costs. • To address the overpayment of housing, the City will maintain adequate sites to meet the lower- and moderate -income RHNA throughout the entire planning period. The City has included Program 2 to provide for a variety of housing opportunities in high resource areas, Program 11 to provide incentives for housing development, and Program 2 5 to reduce barriers to housing development.
• Federal and state resources such as the Housing Choice Voucher (HCV) program , HOME Investment Partnership Act Funds, CalHOME, the California Housing Finance Agency, as well as local resources such as the First Time Homebuyer Assistance Program and Habitat for Humanity are available to provide financial assistance to renters and homeowners. • Additional resources to fund affordable housing activities are described in the Regional Multijurisdictional Housing Element in Section 4, Opportunities for Residential Development in the subsection called Financial and Administrative Resources.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-0-3 ▪ Fresno had a lower rate of large households, those with five or more members, compared to the county as a whole (16.9 percent of households in Fresno compared to 18.1 percent countywide).
Large households may experience difficulty finding housing that is affordable and has more than three bedrooms; as a result, overcrowding may occur. According to estimates from the U.S. Census American Community Survey (ACS), of the 170,137 housing units in the city as of 2020, approximately 68,131 units have at least three bedrooms and an additional 29,738 units have more than four bedrooms. Among these larger units, 69.4 percent are owner occupied (67,935 units) and
30.6 percent are renter occupied (29,934 units). Based on this data, the City concludes that there is a sufficient availability of units suitable for large family households. However, large households would benefit from the additional development of affordable rental multi -family units with three or more bedrooms.
• In response to these needs, the City is including Program 24, which seeks to apply additional funding sources for a variety of housing types for special needs groups, including large households. ▪ In 2020, the city had a similar rate of overcrowding (6.2 percent of households) compared to the county as a whole (6.1 percent of households). There was a higher rate of severe overcrowding in Fresno (4.6 percent of households) than in the county as a whole (3.6 percent). As shown in the Assessment of Fair Housing, overcrowding is more prevalent in Southwest Fresno, Downtown, and in central core neighborhoods of the city, which correspond with the racially concentrated areas of poverty. • To address overcrowding, the City will maintain adequate sites to meet the lower - and moderate-income RHNA throughout the entire planning period. The City has included Program 2 to provide for a variety of housing opportunities in high resource areas, Program 11 to provide incentives for housing development, and Program 2 5 to reduce barriers to housing development.
▪ In 2020, the percentage of Fresno’s population that was aged 65 or older was very similar to the percentage in the county as a whole (10.9 percent in Fresno compared to 12.0 percent of the county).
Around two-thirds (66.1 percent) of Fresno’s senior households were homeowner households. Of the total number of seniors living in the city, 44.5 percent had a disability. Households headed by someone 65 or older often experience a combination of factors that can make accessing or keeping affordable housing a challenge. Seniors and persons with disabilities are especially likely to live on fixed incomes and require accessibility modifications to homes to support mobility and independent living. • Resources including the Fresno/Madera Area Agency on Aging (FMAAA) provide seniors with connections to programs, services, and resources that defray the cost of living, which can be a lifeline for seniors with lower incomes. In addition, the Central Califo rnia Food Bank includes senior hunger programs to assist those seniors with their nutritional needs. • In response to these needs, the City has included Program 22 to provide exterior repair services to seniors and provides funds to non-profits for home rehabilitation programs for lower-income households. In addition, Program 24 seeks to apply additional funding sources for a variety of housing types for special needs groups, including seniors.
SECTION 1E-0: SUMMARY OF NEEDS AND CONDITIONS
1E-0-4 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 ▪ The percentage of Fresno households with single female heads of household was higher than the countywide rate (8.0 percent in the city compared to 7.3 percent in the county). Additionally, 36.1 percent of single-female-headed households in Fresno were livi ng under the poverty level, which is higher than the rate in the county as a whole (34.0 percent countywide). • Key resources for this special -needs population include Centro La Familia, which provides support services to families and victims of domestic violence and sexual assault ; California Rural Legal Assistance, which provides legal and housing counseling ; Green Raiteros, which provides transportation, workforce development , and small business advancement ; and Rural Mobile Health , which provides no -cost medical services. These services can be crucial for female-headed, single -parent households. In addition, the California Work Opportunity and Responsibility to Kids (CalWORKs) Program helps eligible needy families who have children under the age of 19 with cash assistance, Medi-Cal, and employment services. • In response to this need, the City has included Program 24, which seeks to apply additional funding sources for a variety of housing types for special needs groups, including single female heads of households.
▪ Due to proximity to services, Fresno had a higher rate of residents with disabilities than the county as a whole (13.8 percent compared to 12.9 percent across the county). Ambulatory difficulties were the most commonly reported disability.
• Key resources for persons with disabilities include the Fair Housing Council of Central California and Resources for Independence Central Valley. Other resources such as Rural Mobile Health allows for medical services and screenings at no-cost. • In response to this need, the City has included Program 24, which seeks to apply additional funding sources for a variety of housing types for special needs groups, including those with disabilities. ▪ The 2023 Point-in-Time count estimated that 3,207 persons were experiencing homelessness in the city of Fresno at the time of the count. It is estimated that approximately 1,819 of those residents were unsheltered, representing a 7 percent increase in the unsheltered homeless population in Fresno. • Several services are available to homeless residents locally and in the region, including those provided by Catholic Social Services, Emergency Housing Center (Plaza Terrace), Evangel Home, Inc., United Way, Fresno Rescue Mission, and Marjaree Mason Center. A comprehensive list and description of resources is included in the Regional Multijurisdictional Housing Element in Section 2, Regional Housing Needs Assessment, in the subsection called Homeless. • To prevent displacement and homelessness in the City of Fresno, the City has included Programs 32, which allows for qualifying tenants and local non -profits the opportunity to purchase existing buildings to be used and/or maintained for affordable housing. Program 33 protects mobile home park residents from excessive rent increases, while Program 35 enforces the provision of replacement housing units. In addition, Program 36 invests in various housing and emergency shelters to serve people experiencing homelessness, Program 37 and preserves at-risk units from converting into market rate housing.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-0-5 ▪ Of the 58,762 year -round and seasonal farmworkers across the county in 2017, 37,819 workers (64.3 percent) worked 150 days or more each year and 35.7 percent worked less than 150 days per year. An estimated 4.3 percent of Fresno’s employed population worke d in agriculture, which is lower than the countywide rate (8.8 percent) and is the second -lowest rate of employment in agriculture in the county behind the City of Clovis. Looking at the U.S. Department of Agriculture (USDA) Census of Farmworkers data, the number of permanent farmworkers in Fresno County has decreased slightly from 2002 to 2017, decreasing from 18,751 to 16,876 farmworkers. • Farmworkers face unique challenges in securing affordable housing due to a combination of having limited English language skills, very low household incomes, and difficulty qualifying for rental units or home purchase loans. Farmworkers may face added affordable housing challenges due to their immigration status. Despite the decrease of farmworkers living in Fresno County on a permanent basis, farmworkers remain essential to Fresno County’s economy as well as to local and national food supplies, and their n eed to have safe and affordable housing resources must be addressed.
• A list of organizations that provide resources and support to Central Valley farmworkers is included in Section 1E-3: Fair Housing. Additional resources to assist farmworkers are listed in the Regional Multijurisdictional Housing Element in Table 2 -45, Resources for Farmworkers.
▪ Through Program 24, the City will ident ify development opportunities for farmworker housing and meet with farmworker housing developers and advocates on a biannual basis to discuss their needs and offer assistance in the form of letters of recommendation for grant applications and discuss incentives for constructing farmworker housing. The City will also offer incentives such as density bonuses, streamlined processing, and the minor deviation process to facilitate development of farmworker housing.Extremely low-income residents (those earning 30 percent or less of median income) made up 15.5 percent of the total households in Fresno. Of those, 84.7 percent were renter households. This indicates a greater need for rental housing to support extremely low -income households. Extremely low -income households typically consist of minimum wage workers, seniors on fixed incomes, persons with disabilities, and farmworkers. Some extremely low-income households may also have large families or include household members wi th mental or other disabilities and special needs and require supportive services. This income group is disproportionately likely to live in overcrowded and substandard housing conditions. A total of
82.9 percent of extremely low-income households were overpaying for housing, a higher rate than low-income households (74.8 percent). Overall, 41.3 percent of households in Fresno are overpaying for housing. Given the significantly higher rates of overpayment among extremely low -income households, there is a g reat need for financial support and affordable units to meet the needs of this population. Without adequate assistance this group has a high risk of homelessness.
Virtually all extremely low-income households are expected to need aid, including housing cost subsidies and social services.
SECTION 1E-0: SUMMARY OF NEEDS AND CONDITIONS
1E-0-6 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 • Key resources such as Section 8 rental assistance (i.e., Housing Choice Vouchers), the Central California Food Bank, Emergency Shelter Grant Program, Rural Development Loans and Grants, and Rental Rehabilitation Program can assist extremely low -income households with providing essential social services, prevent homelessness, and connec t individuals with affordable housing. Additional resources to fund affordable housing activities are described in the Regional Multijurisdictional Housing Element in Section 4, Opportunities for Residential Development, in the subsection called Financial and Administrative Resources. • While there are 26,300 extremely low-income households in the city, the total RHNA for both very low- and extremely low-income units for this Housing Element was 9,440. Therefore, there will still be an unmet need for housing extremely low-income households even if the City meets its quantified objectives for this Housing Element cycle. The City has included numerous programs to construct, rehabilitate, and conserve affordable housing for extremely low -, very low-, and low-income households. Program 11 calls for the construction of 1 ,200 extremely low-income units to prevent displacement and provide housing mobility opportunities , while Program 12 calls upon the City to establish a Local Housing Trust fund to develop 320 units for extremely low -, very low -, to low -income households. In addition, Program 24 seeks to apply additional funding sources for a variety of housing types for special needs groups, Program 20 seeks to increase availability of information and access to Section 8 rental assistance and unit s in resource -rich neighborhoods , Program 22 seeks to connect lower - income households with resources for the rehabilitation and conservation of very low - and extremely low -income units , and Program 3 6 calls upon the City to provide shelter, housing/rental assistance, and case management services for persons that are homeless, threatened with homelessness, or in need of housing assistance after completing a transitional living program.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-1 SECTION 1E-1: ACTION PLAN
The intent of the Housing Element is to ensure that the City makes a meaningful effort and commits available resources to meeting the housing needs of all economic segments of the community. The Housing Element sets forth long -term goals and policies, as do other General Plan Elements, but also provides specific implementation programs to meet those needs, as specified in state law. The housing policies included in the City of F resno’s Housing Element, as well as the actions ( implementation programs) that the City will undertake to meet its housing needs, are informed by extensive community input and recommendations from the following reports developed by the City of Fresno and other entities:
Published by City of Fresno
▪ One Fresno Fiscal Year 2023–2025 Housing Strategy – Published in 2022, this local housing strategy includes recommendations consolidated from over 3,000 residents via meetings and other reports that include input from public, community, nonprofit, philanthropic, and corporate representatives to facilitate more housing production and maintain affordability. ▪ Analysis of Impediments to Fair Housing Choice and Annual Action Plan – Every five years, the City carries out a planning process to identify the scope of housing and community development needs in its jurisdiction and to determine how available federal funding can best be used to meet those needs. As part of the plan, a community needs survey was deployed and received input from more than 500 individuals.
▪ Downtown Neighborhoods Community Plan – Adopted in 2016, this Community Plan is the result of an intense public process that involved input from over 300 residents, business owners, and property owners from Fresno’s Downtown Neighborhoods in a series of public meetings and a six-day, open, participatory design workshop.
Published by Other Entities
▪ Street2Home Framework to Action Report – Prepared in 2018 by Barbara Poppe and Associates, the report outlines a strategic framework to end homelessness in the Fresno community. The process was guided by a steering committee and feedback sessions with community leaders and represents input from 36 agencies. It assesses Fresno’s overall strengths and opportunities and offers recommendations on proven practices that have been shown to reduce homelessness in other communities.
▪ DRIVE’s Permanent Affordable Housing Plan – Launched in 2019, the Fresno D.R.I.V.E.
Initiative (Developing the Region’s Inclusive and Vibrant Economy) is a 10 -year Community Investment Plan drafted with input from a 300 -person steering committee representing over 150 organizations in the Greater Fresno Region.
▪ Evicted in Fresno: Facts for Housing Advocates – Published in 2019, the study by Dr. Janine Nkosi, Dr. Amber Crowell, and Karla Arana of Central California Legal Services, Leadership Counsel for Justice and Accountability, and Faith in the Valley examines the degree of eviction rates and causes across the city of Fresno.
SECTION 1E-1: ACTION PLAN
1E-1-2 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 ▪ Here to Stay: A Policy-Based Blueprint for Displacement Avoidance in Fresno – Published in 2021 by the Thrivance Group and funded by the California Strategic Growth Council as part of the Transformative Climate Communities work, the report represents input from more than 580 individuals who participated in City and partner -led work shops, surveys, and letter writings.
▪ Financing Valley Infill: How to Boost Sustainable Development in the San Joaquin Valley – Published in 2021 by the Council of Infill Builders, the report recommends options to boost infill housing in San Joaquin Valley downtowns and major transit corridors based on expertise of various state and local officials, architects, real estate investors, developers, and advocates.
GOALS AND POLICIES
The Multi -Jurisdictional Housing Element provides an opportunity for countywide housing issues and needs to be more effectively addressed at the regional level rather than just at the local level, and the 15 participating jurisdictions are committed to continuing the regional collaboration in the implementation of the Housing Element. By working together, the jurisdictions can share best practices, explore opportunities for further collaboration, and make the best use of limited resources.
The regional goals and policies that will be adopted by all participating jurisdictions are contained in Chapter 5: Housing Plan. These regional goals and policies are reiterated below and supplemented with local goals and policies specific to the City of Fresno to address the unique housing needs of the Fresno community.
1. New Housing Development
Regional Goal 1 Facilitate and encourage the provision of a range of housing types to meet the diverse needs of residents.
Regional Policies
Policy 1.1 Provide adequate sites for new housing development through appropriate planned land use designations, zoning, and development standards to accommodate the regional housing needs for the 2023-2031 planning period.
Policy 1.2 Facilitate development of new housing for all economic segments of the community, including extremely low, very low -, low -, moderate -, and above moderate -income households.
Policy 1.3 Continue to direct new growth to urban areas in order to protect natural resources.
Policy 1.4 Promote balanced and orderly growth to minimize unnecessary development costs adding to the cost of housing.
Policy 1.5 Encourage infill housing development on vacant, by-passed, and underutilized lots within existing developed areas where essential public infrastructure is available.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-3 Policy 1.6 Promote development of higher -density housing, mixed -use, and transit -oriented development in areas located along major transportation corridors and transit routes and served by the necessary infrastructure.
Policy 1.7 Ensure the adequate provision of water, sewer, storm drainage, roads, public facilities, and other infrastructure necessary to serve new housing.
Policy 1.8 Approve new housing in accordance with design standards that will ensure the safety, quality, integrity, and attractiveness of each housing unit.
Policy 1.9 Encourage development around employment centers that provides the opportunity for local residents to live and work in the same community by balancing job opportunities with housing types.
2. Affordable Housing
Regional Goal 2 Encourage and facilitate the development of affordable housing.
Regional Policies
Policy 2.1 Support innovative public, private, and nonprofit efforts in the development of affordable housing, particularly for the special needs groups.
Policy 2.2 Continue to support the efforts of the Fresno Housing Authority in its administration of Housing Choice Vouchers certificates and vouchers, and the development of affordable housing throughout the County.
Policy 2.3 Encourage development of affordable housing through the use of development incentives, such as the Density Bonus Ordinance, fee waivers or deferrals, and expedited processing.
Policy 2.4 Provide technical and financial assistance, where feasible, to developers, nonprofit organizations, or other qualified private sector interests in the application and development of projects for federal and state financing.
Policy 2.5 Pursue grant funding to subsidize the development of affordable housing for low -, very low-, and extremely low- income households through new construction, acquisition, and/or rehabilitation.
Policy 2.6 Encourage the development of second dwelling units to provide additional affordable housing opportunities.
Policy 2.7 Work to ensure that local policies and standards do not act to constrain the production of affordable housing units.
Policy 2.8 Expand homeownership opportunities to lower- and moderate-income households through downpayment assistance and other homeownership programs.
Policy 2.9 Encourage sweat equity programs as a means for increasing homeownership opportunities for lower-income residents.
SECTION 1E-1: ACTION PLAN
1E-1-4 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Local Policies
Policy 2.10 Require 55-year affordable housing covenants for all developments receiving public funds, including but not limited to CDBG, HOME, ESG, Housing Trust Fund, Land Trust Funding, Impact Fee Waivers, and General Fund Contributions.
Policy 2.11 Housing developments with at least 20 percent affordable lower-income housing units shall be permitted by -right (without discretionary action) at appropriate densities, consistent with objective development and design standards, on lower -income sites count ed in previous housing element cycles, in compliance with Government Code Section 65583.2.
This policy shall take effect upon adoption of the housing element and administrative procedures will be developed by March 31, 2025, as necessary.
3. Housing and Neighborhood Conservation
Regional Goal 3 Improve and maintain the quality of housing and residential neighborhoods in Fresno County.
Regional Policies
Policy 3.1 Preserve the character, scale, and quality of established residential neighborhoods by protecting them from the encroachment of incompatible or potentially disruptive land uses and/or activities.
Policy 3.2 Assist low- income homeowners and owners of affordable rental properties in maintaining and improving residential properties through a variety of housing rehabilitation assistance programs.
Policy 3.3 Continue code enforcement efforts to work with property owners to preserve the existing housing stock.
Policy 3.4 Provide for the removal of all unsafe, substandard dwellings that cannot be economically repaired.
Policy 3.5 Invest in public service facilities (streets, curb, gutter, drainage, and utilities) to encourage increased private market investment in declining or deteriorating neighborhoods.
Policy 3.6 Preserve assisted rental housing for long -term occupancy by low - and moderate-income households.
4. Special Needs Housing
Regional Goal 4 Provide a range of housing types and services to meet the needs of individuals and households with special needs.
Regional Policies
Policy 4.1 Encourage public and private entity involvement early and often through the design, construction, and rehabilitation of housing that incorporates facilities and services for households with special needs.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-5 Policy 4.2 Assist in local and regional efforts to secure funding for development and maintenance of housing designed for special needs populations such as senior s and persons with disabilities.
Policy 4.3 Support the use of available federal, state, and local resources to provide and enhance housing opportunities for farm workers.
Policy 4.4 Encourage development of affordable housing units to accommodate large households (three and four bedroom).
Policy 4.5 Ensure equal access to housing by providing reasonable accommodation for individuals with disabilities.
Policy 4.6 Working in partnership with the other jurisdictions and the private/non -profit sectors in Fresno County, facilitate the provision of housing and services for persons experiencing homelessness and those at-risk of becoming homeless.
5. Fair and Equal Housing Opportunities
Regional Goal 5 Promote housing opportunities for all residents regardless of age (over 40), race, religion, sex/gender, gender identity/expression, sexual orientation, marital status, ancestry, national origin, color, disability, genetic information, or military or veteran status.
Regional Policies
Policy 5.1 Support the enforcement of fair housing laws prohibiting discrimination in lending practices and in the development, financing, sale, or rental of housing.
Policy 5.2 Ensure local ordinances and development regulations provide equal housing opportunity for persons with disabilities.
Local Policies
Policy 5.3 Amplify community voices among multi-lingual and other historically underrepresented populations by building capacity for community-based and neighborhood organizations to conduct outreach, public education, and community development activities.
Policy 5.4 Promote mixed income neighborhoods with an equitable distribution of housing types for people of all incomes throughout the city by encouraging new affordable housing in high resource areas.
Policy 5.5 Invest in historically underserved communities to transform racially and ethnically concentrated areas of poverty into areas of opportunity, while working to promote housing stability and provide new stable housing opportunities for current residents to s tay and enjoy the neighborhood investments.
Policy 5.6 Encourage developers and contractors to support local labor through job fairs, training and apprenticeship programs.
SECTION 1E-1: ACTION PLAN
1E-1-6 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024
6. Energy Conservation and Sustainable Development
Regional Goal 6 Encourage energy efficiency in all new and existing housing.
Regional Policies
Policy 6.1 Encourage the use of energy conserving techniques in the siting and design of new housing.
Policy 6.2 Actively implement and enforce all state energy conservation requirements for new residential construction.
Policy 6.3 Promote public awareness of the need for energy conservation.
7. Prevent Displacement and Homelessness
Local Goal 7 Protect Fresno residents from displacement and prevent and reduce homelessness.
Local Policies
Policy 7.1 Implement affordable housing preservation and renter protection strategies, especially in neighborhoods with racially concentrated areas of poverty and a high risk of renter vulnerability.
Policy 7.2 Protect residents from displacement and homelessness by preserving naturally occurring affordable housing and continuing to prohibit eviction without “just cause,” enforcing the adopted limitations on rent increases, and promoting agencies and service providers offering foreclosure services.
Policy 7.3 Allow tenants and qualified non -profit organizations the right of first offer and/or the refusal to purchase eligible properties on the market to prevent tenant displacement and create long-term affordability.
Policy 7.4 Support the preservation of existing mobile home parks throughout the city as an important source of affordable housing.
Policy 7.5 Work to provide solutions that are consistent with “Housing First” principles in that stable housing is the first, critical step towards addressing human needs.
Policy 7.6 Support development of accessory dwelling units (ADU) and other innovative housing types for persons at-risk of or experiencing homelessness.
Policy 7.7 Increase capacity and sustainability of emergency shelter and service providers.
Policy 7.8 Facilitate acquisition and conversion of motels and hotels for use as emergency shelters or triage shelter transition and affordable housing conversion and support neighborhood-scale planning efforts to create complete community around the converted residences.
Policy 7.9 Ensure quality of independent living facilities meets standards developed by the Independent Living Association (ILA).
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-7
IMPLEMENTATION PROGRAMS
The City is committed to implementing the programs outlined below over the eight -year planning period.
These implementation programs have been developed with community input and consideration for what the City could feasibly accomplish during the planning period with current staff resources. The implementation programs, which are organized by goal, are listed below:
Goal 1: New Housing Development
▪ Program 1– Maintain Adequate Sites
▪ Program 2 – Variety of Housing Opportunities in High Resource Areas ▪ Program 3 – Encourage and Facilitate Accessory Dwelling Units and Small Homes ▪ Program 4 – Streamline Development Review Process
▪ Program 5 – Large and Small Lot Development
▪ Program 6 – Objective Design Standards
▪ Program 7 – Adaptive Reuse
▪ Program 8 – List of Local Labor Unions and Apprenticeship Programs ▪ Program 9 – Use of Sites in Previous Housing Elements ▪ Program 10 – Annual Reporting Program
Goal 2: Affordable Housing
▪ Program 11 – Incentives for Housing Development
▪ Program 12 – Local Housing Trust Fund
▪ Program 13 – Pursue State and Federal Funding Sources for Housing Development ▪ Program 14 – Partnerships with Affordable Housing Developers ▪ Program 15 – Land Bank
▪ Program 16 – Community Land Trust
▪ Program 17 - Surplus Public Lands
▪ Program 18 - Mixed Income Neighborhood Trust (MINT)
▪ Program 19 – Home Buyer Assistance
▪ Program 20 – Housing Choice Voucher Incentive Program ▪ Program 21 – Advocate for Repeal of Article 34
SECTION 1E-1: ACTION PLAN
1E-1-8 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Goal 3: Housing and Neighborhood Conservation
▪ Program 22 – Housing Rehabilitation
▪ Program 23 – Comprehensive Code Enforcement
Goal 4: Special Needs Housing
▪ Program 24 – Special Needs Housing
▪ Program 25 – Development Code Amendments for Compliance with State Law and to Reduce Barriers to Housing Development
Goal 5: Fair and Equal Housing Opportunities
▪ Program 26 – Fair Housing Services
▪ Program 27 – Environmental Justice
▪ Program 28 – Equitable Community Investments
▪ Program 29 – Equitable Engagement
▪ Program 30 – Workforce Development
Goal 6: Energy Conservation and Sustainable Development ▪ Program 31 – Reduce or Waive Fees for Vehicle Miles Traveled (VMT) Goal 7: Prevent Displacement and Homelessness
▪ Program 32 – Opportunity to Purchase Act
▪ Program 33 – Mobile Home Parks
▪ Program 34 – Eviction Protection Program
▪ Program 35 – Replacement Units
▪ Program 36 – Homeless Assistance
▪ Program 37 – At-Risk Housing
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-9 Goal 1: New Housing Development
Program 1– Maintain Adequate Sites
The City shall continue to maintain a current inventory of Housing Element sites to ensure that it can adequately accommodate the 2023 -2031 RHNA. The City shall continue to update the inventory on an ongoing basis as projects are approved and new sites are rezoned. To assist developers in identifying land suitable for residential development throughout the planning period, the City shall continue to make this information available to the public and developers online via the City’s website.
The City shall work with applicants of pipeline projects counted in the Housing Element sites inventory to facilitate development. The City shall coordinate with applicants to expedite remaining entitlements and support funding applications, as appropriate . The City shall monitor the rent and sale prices of pipeline projects as they are built and adjust affordability assumptions in the inventory to reflect actual rents and sale prices. If the adjustment of affordability assumptions results in a deficit in capacity to meet the RHNA, the City will take action to identify capacity to meet a shortfall in accordance with “no-net-loss” zoning requirements in Government Code Section 65863. The City shall annually monitor the progress made on the pipeline projects counted in the inventory and if entitlements expire or projects are otherwise not anticipated to be completed in the planning period , the City shall remove them from the approved project list, reclassify them as vacant/non-vacant opportunity sites as appropriate unless conditions are found that will preclude development in the planning period, and recalculate the capacity on the sites according to the methodology used in the sites inventory chapter . If entitlements expire or projects are otherwise not anticipated to be completed in the planning period and conditions are found that preclude development on identified sites in the planning period, the City will evaluate whether adequate sites are maint ained to accommodate the RHNA by income group. If determined that the City no longer has sufficient capacity to meet the RHNA, the City will take action to identify additional sites within 180 days, which may require rezoning another parcel to allow for increased density.
To ensure sufficient residential capacity is maintained to accommodate the RHNA need, the City shall make findings related to the potential impact on the City’s ability to meet its unmet regional housing needs allocation when approving applications to rezone sites included in the lower- and moderate-income sites inventory or when approving applications to develop a lower- or moderate-income housing element site with fewer units or at a higher income than what is assumed for the site in the Housing Element sites inventory, consistent with “no-net-loss” zoning requirements in Government Code Section 65863. If at any point it is determined that the City does not have adequate capacity to meet the unmet lower- or moderate-income RHNA, the City shall identify and make available a replacement site within 180 days. The City shall prioritize finding replacement sites in high resource areas to affirmatively further fair housing goals . The City shall work with willing property owners to rezone sites and will conduct comprehensive outreach on the process prior to making any decisions.
SECTION 1E-1: ACTION PLAN
1E-1-10 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Responsibility Planning & Development Department
Funding Source General Fund
Timeframe
Ongoing implementation. Update and assess status of housing sites inventory as projects are approved or as entitlement expire.
Monitor the rent and sale prices of pipeline projects as they are built , adjust affordability assumptions in the inventory, and take action to meet shortfalls as needed.
Monitor progress toward completion of pipeline projects and take appropriate action if entitlements expire or projects are otherwise not expected to be completed in the planning period.
Objective Maintain adequate sites to meet the lower - and moderate -income RHNA throughout the entire planning period.
Program 2 – Variety of Housing Opportunities in High Resource Areas Although the Housing Element demonstrates adequate capacity to meet the RHNA at all income levels, a larger portion of the lower -income housing sites are in areas considered low resource and concentrated areas of poverty compared to the above moderate-income housing sites. This is partially due to policies to encourage infill and higher density development in the Downtown Fresno and other centrally located neighborhoods with access to services and transit but is also reflective of the predominance of single-family zoning in new growth areas at the periphery. Many of these new growth areas, particularly in North Fresno, have higher median incomes, more positive educational outcomes, and rank higher on access to opportunity.
To increase housing mobility opportunities for lower -income households and encourage racially and socially inclusive neighborhoods, the City shall expand opportunities for a variety of housing types in high resource neighborhoods that are currently dominated by single -family zoning. This includes the following actions:
▪ The City will present potential sites or rezoning options for land in high and relatively higher resource and income areas, including RCAAs, for Council consideration to provide opportunities for higher density development in all areas of the city and reduce concentrations of poverty. This shall include developing zoning standards to permit residential conversions in the Office Zone District, housing as a permitted use on parcels zoned Office, allow ministerial approval of office -to-residential conversions, and allow ministerial approval of housing near bus stops, including in RM zones and in zone districts that allow mixed-use. Additionally, the City will bring forward a text amendment to the development code that would increase allowable density and permitted uses (e.g., multifamily) in single-family districts within ¼ mile of a transit stop of any type. If the objective of 2,500 units cannot be met within the Office Zone District, the City will work with willing property owners to identify additional sites.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-11 ▪ The City will identify and pursue opportunities to promote the development of affordable and mixed-income housing in high and relatively higher resource and income, including RCAAs, areas through outreach to and engagement with affordable housing developers and by supporting the attainment of financing, such as CDBG, HOME Funds, tax credits, and state AHSC funds. ▪ The City shall develop zoning standards to encourage missing middle and multi -unit housing types in currently single -family dominated neighborhoods . Missing middle and multi -unit housing types include accessory dwelling units, duplexes, triplexes, fourplexes, townhomes, bungalow courts, courtyard apartments, live/work units, and SB 9 lot splits . The City shall review and amend the Development Code to incorporate objective standards to encourage these housing types in Residential Single -Family (RS) Districts. Zoning modifications may include but are not limited to increasing allowable heights and densities, reducing minimum lot sizes, and/or reducing open space and setback requirements to facilitate more diverse housing types.
The City will develop objective design standards to ensure that new missing middle and multi- unit housing is compatible with the scale of existing residential neighborhoods. ▪ The City will incorporate Affirmatively Further Fair Housing analysis into decisions affecting funding and land use approvals for housing projects that require consideration by Planning Commission, City Council, or other boards and commissions as appropriate.
Responsibility Planning & Development Department
Funding Source General Fund
Timeframe
Create capacity for 500 units for high density multi-family development in high and relatively higher resource and income areas by the end of 2025, an additional 1,000 units by December 2027, and an additional 1,000 units by December 2031 Initiate review of zoning standards for missing middle housing in January 2025 and develop and adopt objective zoning and design standards by December 2025.
Initiate a text amendment to the development code for a density bonus in single- family districts near transit by January 2026 for adoption by December 2026.
Incorporate AFFH into land use and funding decisions beginning in January of 2025.
Objective
Create additional capacity for 2,500 multi-unit lower-income housing units in high and relatively higher resource and income areas.
Support the development of 400 missing middle housing types (e.g., duplexes, triplexes, fourplexes, SB-9 lot splits) in RS zones during the planning period to increase the supply of affordable units throughout the city, thereby increasing access to resources and facilitating housing mobility opportunities for lower -income households and creating racially and socially inclusive neighborhoods.
SECTION 1E-1: ACTION PLAN
1E-1-12 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Program 3 – Encourage and Facilitate Accessory Dwelling Units and Small Homes The City will encourage the construction of accessory dwelling units (ADUs) and small homes (i.e., smaller than average primary residence s) to bridge the gap between predominantly single -family neighborhoods with higher median incomes and multifamily neighborhoods. A primary objective of this program is to increase the supply of affordable units and small homes throughout the city, thereby increasing access to resources and facilitating housing mobility opportunities for lower-income households:
▪ Continue to provide pre -approved ADU and small home plans on the City website to facilitate lower costs and expedited reviews for applicants. Expand marketing of these pre -approved plans such that homeowners in all areas of the city are made aware of this opportunity. ▪ Encourage designers to create ADU ‘standard plans’ within the City’s building plan review system to allow for fast-tracking of approval.
▪ Continue to implement the public education program advertising the opportunity for ADUs and small homes by updating informational handouts and brochures about ADUs and small homes that are available on the City’s website and at the public counter annually, or as needed to reflect changes in state law. Publish informational materials pertaining to ADUs and small homes in multiple languages and through a combination of media, including the City’s social media accounts and direct mailing. Promote public educational programs in all parts of the city. ▪ Provide informational materials on ADU and small home opportunities to all discretionary residential land use applicants.
▪ Develop partnerships with local builders and organizations such as California Tiny Homes, Pre - Fab Innovations, and Fresno City College’s Construction Department to facilitate opportunities for ADU and small home development, workforce development, and innovative strategies to construct units for landlords that make ADUs and small homes affordable housing for low - or very low - income households.
▪ Promote inclusion of ADUs as multi-generational housing in new development. ▪ Continue to work with partner agencies and funding entities to remove barriers to ADU development. ▪ Subsidize inspections fees for landlords that make ADU s as affordable housing for low - or very low-income households.
▪ Explore a subsidy for utility hook-ups such as water, sewer, and electricity for landlords that make ADUs affordable housing for low- or very low-income households. ▪ Encourage the use of the City’s free ADU and small home standard plans for farmworker dwelling units and cottage communities.
▪ Continue to provide ADU and small home resources on the City website , hotline, and email to answer questions on the program.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-13 ▪ Monitor the production and affordability of ADUs every two years and the progress made according to the assumptions in the inventory. Take alternative actions (e.g., additional incentives) within six months of finding if not meeting the assumptions in the sites inventory.
Responsibility Planning & Development Department
Funding Source General Fund or Grant Funds
Timeframe
Update ADU and small home materials annually, or as needed to reflect changes in state law and identify incentives for construction by December 2024.
Report ADU production and affordability levels in the annual progress report.
Every two years, determine if on track to meet sites inventory assumptions. If not, adjust assumptions or take action within six months of finding.
Update City pre-approved ADU and small home plans with Residential Building Code update cycle every three years starting in 2026.
Promote City pre -approved ADU and small home plans through public engagement activities in all areas of the city assessing outcomes of outreach annually beginning in 2025.
Subsidize inspection fees for landlords that make ADUs affordable for low- and very low-income households starting in July 2025.
Explore subsidies for utility hook -ups for landlords that make ADUs affordable by December 2025.
In coordination with the Fresno County Farm Bureau, the City will advertise the ADU and small home standard plans to farmworkers and farm owners by 2026.
Identify barriers to development of ADUs by July 2025 and work to reduce barriers by January 2026.
Objective
Facilitate development of 50 ADUs or small homes for lower-income households (including extremely low-, very low-, and low-income), 24 ADUs for moderate- income households, and 20 ADUs for above moderate -income households to improve housing mobility opportunities and reduce displacement risk , with 30 percent of development for lower- and moderate-income households in relatively higher resource and income areas including RCAAs.
Program 4 – Streamline Development Review Process
The City will develop a preliminary application form and procedure or will adopt the Preliminary Application Form developed by HCD, pursuant to SB 330. The City will also establish a written policy and/or procedure, and other guidance as appropriate, to sp ecify the SB 35 streamlining approval process and standards for eligible projects under Government Code Section 65913.4. The applications and guidance documents will be available on the City’s website for developers interested in pursuing the streamlined process or vesting rights.
SECTION 1E-1: ACTION PLAN
1E-1-14 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 The City shall conduct a review of local entitlement and permit processing procedures and identify ways to further streamline the development review process, including establishing a non -discretionary process to approve housing for qualifying developments based on size, type, affordability level, and location. The City will also amend the Development Code to remove appeal provisions for Development Permits or convert certain housing application types to ministerial if the project is consistent with the objective General Plan, zoning, subdivision, and design standards and criteria. Finally, the City will continue its commitment to providing navigation and concierge services to assist applicants with entitlement and permit processing for affordable housing projects.
Responsibility Planning & Development Department, with support from other development services departments
Funding Source General Fund
Timeframe
Develop an SB 330 preliminary application form and SB 35 streamlined approval process by July 2025.
Review local entitlement and permitting procedures by December 2025 and make further modifications within 6 months to streamline development of housing throughout the city.
Objective Shorten average entitlement processing times
Program 5 – Large and Small Lot Development
Small sites present the opportunity for development on existing sites or lot consolidation into larger projects. There are many opportunities for lot consolidation surrounding identified sites, given the underutilized nature of surrounding properties. The Voluntary Parcel Merger program, in effect since 2016, permits the combining of parcels without going through the Parcel Map or Lot Line Adjustment process.
The City adopted a reduced application fee, currently (2023) $696.
The Sites Inventory includes vacant and underutilized lower-income sites that are over 10 acres in size. To encourage a strategic approach to the development of large sites and to facilitate the development of housing, the City will encourage the development of large sites through an allowance of phasing of development and off-site improvements as allowed pursuant to Section 66456.1 of the Subdivision Map Act, and, where applicable, through a Master Plan. In addition, the City will provide incentives for the development of large sites with a variety of housing types, including affordable housing, such as site planning and design, including preliminary feasibility analysis, and providing funding through the annual Notice of Funding Availability (NOFA). The City will provide the site planning and feasibility analysis and partner with the property owners to market the large sites to the developers, including developers of affordable housing.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-15 The City will routinely coordinate with interested developers/property owners in identifying opportunities for lot consolidation or lot splitting. The City will continue to streamline the processing of requests for lot consolidation and lot splitting concurrent with other development reviews , and subdivision maps that include affordable housing units. Currently, the City utilizes tools such as ministerial processing and other streamlining tools, as appropriate, to facilitate lot merging and parcelization. Additionally, the City will consider incentives for development of low-income high-density residential on large sites, such as concessions to development standards beyond state density bonus law, assistance with on and off -site improvement, parking reductions, funding, and fee deferrals or reductions. The City will conduct a biennial review of the development on large and small lots, and seek input from developers and property owners on the regulatory barriers to lower-income residential development of these lots.
Responsibility Planning & Development Department
Funding Source General Fund
Timeframe
Continue to implement the Voluntary Parcel Merger Program and fee reduction program.
Conduct a biennial review of development on large and small lots, include an annual review process for monitoring the percentage of affordable units developed on large lots.
As projects are processed throughout the planning period , make changes as appropriate based on review and input.
Review and establish incentives by Winter 2026.
Provide site planning and feasibility analysis on at least one large site every two years during the housing element period, i.e., 2025, 2027, 2029, and 2031 Issue NOFA annually to provide funding for affordable housing.
Objective
Facilitate development of 600 lower-income units on large and small lots to promote the efficient use of land for residential development , with 30 percent of development in relatively higher resource and income areas including RCAAs.
SECTION 1E-1: ACTION PLAN
1E-1-16 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Program 6 – Objective Design Standards
The City will review and amend site development standards and façade design standards in the Development Code for residential and mixed use zones to ensure standards are clear and objective.
Responsibility Planning & Development Department
Funding Source General Fund
Timeframe
Initiate review of zoning standards for site development and façade design in January 2025 and develop and adopt objective zoning and design standards by December 2025.
Objective Accelerate housing production by ensuring development standards are clear and objective
Program 7 – Adaptive Reuse
The City shall encourage adaptive reuse of commercial and office buildings to housing. The City shall evaluate, and if appropriate, amend the Development Code to remove potential constraints for adaptive reuse, including review or approval processes. The C ity shall consider regulatory incentives or waivers related to parking, open space, trash, and landscaping requirements and standards.
Responsibility Planning & Development Department
Funding Source General Fund
Timeframe
Evaluate whether review or approval processes and development standards are a constraint on adaptive reuse or interim reuse. If barriers to adaptive reuse or interim use are identified, modify processes and/or adopt incentives as appropriate. Establish regulatory modifications no later than 2026.
Evaluate the California Building Code to determine if there are alternate means and methods which if applied could reduce the construction costs related to adaptive reuse. Evaluate with the next Ca BC cycle effective January 2026.
Objective Facilitate adaptive reuse of existing buildings into housing to increase the city’s housing supply.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-17 Program 8 – List of Local Labor Unions and Apprenticeship Programs Provide a list of local labor unions and apprenticeship programs to developers, contractors, and community members to use and to encourage developers and contractors to hire local labor.
Responsibility Planning & Development Department
Funding Source General Fund
Timeframe
By December 2024 , the City will provide the list on the City’s website and update annually thereafter or upon request from local unions to be added to the list.
Objective To encourage developers and contractors to hire local labor.
Program 9 – Use of Sites in Previous Housing Elements
Pursuant to Government Code Section 65583.2(c), any vacant sites included in the prior two Housing Elements (4th and 5th Cycle RHNA planning periods) and any non-vacant sites included in at least one prior Housing Element shall be provided by -right development when at least 20 percent of the units in the proposed development are affordable to lower-income households. This means that the City cannot require any form of discretionary review or approval for such projects. The City will develop an SB 330 preliminary application and SB 35 streamline approval process.
The City will implement a text amendment to the Development Code to permit developments with at least 20 percent affordable lower -income units without appeal on any vacant and non-vacant sites identified in the lower-income inventory of the 5th Cycle Housing Element. A proposed project would also not be subject to CEQA and would not be appealable. See Policy 2.11.
Responsibility Planning & Development Department
Funding Source General Fund
Timeframe
Develop and implement text amendment to Development Code by May 2025 Develop SB 330 preliminary application and SB 35 streamline approval process in 2025.
Objective Streamline development on vacant and non-vacant sites identified in previous Housing Element planning periods.
SECTION 1E-1: ACTION PLAN
1E-1-18 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Program 10 – Annual Reporting Program
The City shall actively work toward Housing Element implementation, and reach out to the community including housing advocates, organizations, and developers annually to assess progress as part of a Housing Element Annual Report. The City shall provide multiple avenues for residents and stakeholders to provide input on the implementation of the Housing Element and submit feedback to staff. Every year, the City shall invite interested community members to discuss housing production progress at an annual publ ic hearing. The City will provide annual information to the community on housing density and affordable housing and will develop a metric on displacement to include in the Annual Progress Report. The City will seek input on the effectiveness of housing and fair housing -related programs and policies maintained by the City. The City shall utilize multiple methods of outreach to engage all members of the Fresno community, including multilingual notices and media outlets. The City shall track and report on the location of new housing development, including affordability levels and geographic distribution in relation to areas of affluence and poverty ( i.e., RE/CAPs and RCAAs ). The City will consider establishing a Housing Element Public Engagement Committee that meets semiannually to garner feedback on housing conditions and housing element implementation.
Responsibility Planning & Development Department
Funding Source General Fund
Timeframe
Conduct public outreach on a draft Housing Element Annual Progress Report prior to the annual public hearing . Hold public hearing prior to submittal to HCD.
Objective
Engage a broad spectrum of the community ongoing, and often, on the progress and effectiveness of Housing Element implementation , and make changes as appropriate based on review and input.
Goal 2: Affordable Housing
Program 11 – Incentives for Housing Development
The City will continue to work with housing developers to expand affordable housing opportunities by doing the following:
▪ Work with developers of multifamily and affordable housing projects to identify site opportunities in high and relatively high er resource and income areas, including RCAAs, to reduce concentrations of poverty, improve access to resources for lower-income residents, and promote racially and socially inclusive neighborhoods.
▪ Continue to provide priority processing for the construction of new housing in the Downtown Planning Area by processing completed plans, consistent rezoning, and Development Permit review and Conditional Use Permit applications for permitting within an average of 75 working days.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-19 ▪ Continue to provide reduced application fees and priority processing for single -family and multi-family projects within the Inner City Fee Program area, as referenced in the Municipal Code, to create housing units in infill areas.
▪ Continue to offer impact fee waivers for qualifying infill projects in priority areas of the city pursuant to Ordinances 2013-21 (The Build Act), and Fresno Municipal Code Article 4.14 (Fee Waivers for Certain Projects in Economically Disadvantaged Areas). ▪ Provide flexibility in meeting off -site infrastructure requirements for affordable housing projects.
▪ Encourage developers to use the State Affordable Housing Density Bonus and City of Fresno Transit-Oriented Development (TOD) Height and Density Bonus provisions through technical assistance and information dissemination.
▪ Consider and establish additional incentives for the provision of affordable housing. ▪ Incorporate the location of affordable housing in high and relatively high er resource and income areas, including RCAAs, as an additional priority that would qualify for incentives. ▪ Post and maintain a list of incentives available to developers , including density bonus and impact fee waivers, on the City’s website.
Responsibility Planning & Development Department
Funding Source General Fund
Timeframe
Provide ongoing assistance and incentives to support development during the 2023-2031 planning period. Establish and post the list of available incentives on the City’s website by December 2026. Update the list, as needed.
Objective
Provide incentives for 1,200 extremely low-income, 1,750 very low-income, and 1,500 low-income units, at least 40 percent of which are in moderate, high, or highest resource areas to facilitate housing mobility for lower -income households and special-needs groups.
Program 12 – Local Housing Trust Fund
In 2021, the City established a Local Housing Trust Fund (LHTF) to address the need for decent, safe, and affordable housing within the city. The City shall leverage the LHTF to direct funds toward eligible projects that are informed by a community input process. In 2022, the City was awarded a State of California Local Housing Trust Fund matching grant to support projects involving new construction of affordable rental housing for lower -income households [i.e., households earning below 60 percent of the Area Median Income (AMI)]. The City shall publish a Notice of Funding Availability (NOFA) to solicit applications for the distribution of funding from the LHTF as funds are available.
SECTION 1E-1: ACTION PLAN
1E-1-20 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 The City shall review and update the current list of priorities for use of the funds through a community - driven process at least once during the Housing Element planning period.
Responsibility Planning & Development Department
Funding Source Local Real Estate Transfer Tax, General Fund, and State of California Local Housing Trust Fund Program.
Timeframe
Annually publish a NOFA to solicit applications for funding.
Review and update community priorities for the distribution by July 2028.
Objective
Utilize LHTF to leverage up to $24 million of additional investment in affordable housing development during the planning period to support 320 extremely low-, very low -, or low-income housing units , with 30 percent of development in relatively higher resource and income areas including RCAAs.
Program 13 – Pursue State and Federal Funding Sources for Housing Development The City will actively pursue funding to assist in the development, preservation, and rehabilitation of housing with a particular emphasis on the development of mixed -income neighborhoods. The City will identify these funding opportunities to both for -profit and n on-profit developers by deploying multiple rounds of funding availability notices. The City will also continue to provide technical assistance regarding state and federal financing and grant applications including but not limited to Low-Income Housing Tax Credit (LIHTC) and Affordable Housing and Sustainable Communities (AHSC) applications. The actions that the City will take specifically include, but are not necessarily limited to:
▪ Identifying potential funding assistance and support applications for current state and federal assistance.
▪ Identifying sites available for development and infill opportunities. ▪ Pursuing funding to assist in the development, preservation, and rehabilitation of housing, with a particular emphasis on the development of mixed-income residential neighborhoods and the expansion of affordable housing opportunities outside of the city’s low- and moderate-income areas.
▪ Partnering with non-profit entities to acquire properties for rehabilitation and/or development of affordable and mixed-income housing.
▪ Supporting state and federal legislation that increases financial support for affordable housing. ▪ Strive to maintain Prohousing Designation status to increase competitiveness for state funding opportunities.
▪ Assessment and exploration of the potential for new funding programs to create additional local sources of funding for affordable housing.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-21 Responsibility Planning & Development Department, nonprofit and for profit developers Funding Source CDBG, HOME, LIHTC, AHSC, PLHA
Timeframe
Annual assessment of funding opportunities and status of housing sites inventory as part of the annual reporting process; Ongoing implementation and annual reporting throughout the planning period.
Objective
Pursue $ 15 million in funding annually to assist in the development, preservation, and rehabilitation of affordable housing, with 30 percent of investment targeting relatively higher resource and income areas including RCAAs.
Program 14 – Partnerships with Affordable Housing Developers The City will continue to strengthen partnerships and relationships with affordable housing developers by doing the following:
▪ Identifying site opportunities for affordable housing in higher -resource areas and areas with higher median incomes to reduce concentrations of poverty and improve access to resources. ▪ Encouraging and assisting in funding applications to applicable federal, state, and local funding sources.
▪ Working with affordable housing developers to structure annual funding commitments to support multiple rounds of tax credit applications.
▪ Identifying opportunities to align entitlement and permit approvals for affordable housing projects with funding deadlines e.g., HOME), including post -entitlement processes like encroachment permits.
▪ Supporting local capacity building efforts around affordable housing finance, including convening affordable housing developers, community development leaders, lenders, advocates, lower-income and special needs households, and households and individuals in protected classes to identify housing needs as well as ongoing regulatory and funding barriers to affordable and mixed-income development.
▪ Attracting large investors to facilitate the construction of new affordable housing units ▪ Assisting nonprofits who develop self-help type single -family housing construction for extremely low-income households.
▪ Joint advocacy for CEQA streamlining of single-unit affordable housing. ▪ Supporting training programs for small-scale affordable housing developers. ▪ Publishing notices for funding availability for various City housing programs, projects, and activities.
SECTION 1E-1: ACTION PLAN
1E-1-22 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 ▪ Administering Community Housing Development Organization (CHDO) funds for affordable housing projects with certified CHDOs.
▪ Encouraging non -profit organizations to seek funding for development of new farmworker housing projects, as well as local affordable housing and mixed -income projects in transit - oriented developments along transit corridors throughout the city. ▪ Pursue partnerships with developers and businesses which build and produce affordable pre- fabricated housing to facilitate the increased production of these cost efficient alternative housing types.
Responsibility Planning & Development Department
Funding Source HOME & CDBG Programs, PLHA, LHTF
Timeframe
Ongoing implementation and annual reporting throughout the planning period; annual review and assessment of potential funding opportunities; convene annual meetings with housing stakeholders starting in January 2025.
Identify opportunity sites for affordable housing including in high resource areas by 2027.
Objective
Partner with affordable housing developers and stakeholders to facilitate the development of 1,200 extremely low-income, 1,750 very low-income, and 1,500 low -income units, at least 40 percent of which are in high or highest resource areas to facilitate housing mobility for lower -income households and special-needs groups.
Program 15 – Land Bank
The City shall research viable land banking models with the goal of establishing a local land bank that could acquire parcels of land for the development of affordable housing. Once established, the City shall identify and maintain an inventory of underutilized land and vacant properties and work to acquire properties and remove blight while returning them to productive use.
Responsibility Planning & Development Department
Funding Source General Fund; ARPA
Timeframe Research viable land banking models with the goal of establishing a local land bank by 2029.
Objective Accumulate underutilized land and/or vacant properties that could be used to support construction of affordable housing.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-23 Program 16 – Community Land Trust
The City shall support the establishment of local Community Land Trusts to acquire and/or build affordable housing that remains so in perpetuity within the city of Fresno. The City shall support the Community Land Trusts in acquiring affordable housing units in areas at risk of displacement and acquiring land in high resource areas for the construction of new affordable housing , as well as collaborating to maintain vacant sites once acquired. Additi onally, the City will provide support to land trusts for staff, stakeholder and community education on the land trust model.
Responsibility Planning & Development Department with support from Code Enf orcement, Public Works
Funding Source General Fund; ARPA
Timeframe By 2027, identify opportunity sites in areas at risk of displacement and in high resource areas and provide to the local Community Land Trusts for their consideration.
Objective
Build capacity of local Community Land Trust s to acquire and/or build affordable housing that remains so in perpetuity within the city, with 30 percent of land acquisitions and new construction targeting relatively higher resource and income areas including RCAAs.
Program 17 - Surplus Public Lands
The City will continue to release land designated as surplus for development of affordable housing and other uses consistent with the California Surplus Lands Act (SLA). The City will continue to release sites as available for affordable housing development projects. All surplus sites disposed of pursuant to the SLA will include a minimum of 15 percent affordable units and in many cases will include up to 100 percent affordable units. Current City policy directs that property sale receipts are to be credited to ori ginating funding sources utilized for purchase of property. The City will consider depositing a portion up to 100 percent of net proceeds from such sales or leases to the Local Housing Trust Fund.
Prior to disposition under the SLA, the City will identify opportunities to use surplus sites – as well as other City-owned or City-leased properties – for emergency housing programs and other community-serving uses.
Several City-owned sites are included in the Housing Element sites inventory, but others are not included because they are not currently zoned for residential. Some of the included sites are currently zoned for lower-density single -family development. The City will review all City -owned sites by June 202 5 to determine appropriateness for affordable housing and identify if a zone change would be needed to facilitate affordable housing. If zoning amendments are needed, the City will complete rezoning of the sites within one year (June 2026). Some of the sites owned by the City and Successor Agency are small lots within existing neighborhoods that might be appropriate sites for missing middle or affordable homeownership opportunities for lower-income households. The City will review the list of publicly-owned sites and work with the Successor Agency and local non -profits and other organizations to develop a strategy for facilitating affordable housing on small, scattered sites.
SECTION 1E-1: ACTION PLAN
1E-1-24 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Responsibility Planning & Development Department
Funding Source General Fund
Timeframe
Complete a list of potential City surplus sites by June 2025.
Develop list of small publicly-owned sites by December 2025 and coordinate with the Successor Agency and local organizations to develop a strategy for facilitating missing middle and affordable housing opportunities on these sites by December 2027.
Develop disposition and disposal strategy in 2026. Initiate rezoning of City-owned sites in 2026 and complete rezoning in 2027.
Publish a Notice of Availability for at least 15 percent of City surplus sites annually and complete disposition within one year of publication.
Complete entitlements and issue building permits within one year of disposition.
Evaluate progress in 20 29 toward achieving the objective and if necessary to maintain adequate sites to accommodate the RHNA, identify and/or rezone additional sites by 2030.
Objective
Based on marketability and demand, r elease sites when available for affordable housing development projects. Facilitate development of 2,000 units, including 1,250 lower-income units.
Program 18 - Mixed Income Neighborhood Trust (MINT)
The City shall partner with and build capacity of the Central Fresno Neighborhood Trust (CFNT), a Mixed Income Neighborhood Trust ( MINT) model, which has been identified as a tool for accelerating the development of affordable rental housing. Established in 2023, CFNT will develop, own, and manage a scattered site income-restricted rental portfolio, governed by community stakeholders, and legally mandated to preserve affordability and belonging for today’s renters. The CFNT and Central California Land Trust would complement one another in purpose.
Responsibility Planning & Development Department and CFNT Funding Source General Fund; ARPA
Timeframe Complete initial contract by end of 2026
Objective Support CFNT to develop a scattered site rental portfolio of a minimum of 50 new affordable rental housing units.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-25 Program 19 – Home Buyer Assistance
In order to expand housing opportunities across Fresno, the City will commit to offering financial and technical assistance, as well as encourage counseling services to assist low-income residents in purchasing a home. The City will continue to pursue state and federal funds annually to support local first -time homebuyer programs to assist low-income first-time homebuyers to purchase a home in the city of Fresno.
The City shall also maintain a partnership with NAHREP (National Association of Hispanic Real Estate Professionals) Fresno, Federal Home Loan Bank (FHLBank) of San Francisco’s WISH Program, Self-Help Enterprises, and Union Bank to administer the Llaves de tu Casa I niciativa to provide down payment and closing cost assistance, home buyer grants, comprehensive home buyer education and counseling including first-time home buyer workshops and flexible mortgage products and programs available to all residents, with a focus on increasing Latino homeownership rates.
The City’s Housing and Community Development Division will offer the following support and assistance in the variety of languages representative of Fresno including, but not limited to, Spanish , Hmong, and Punjabi:
▪ Technical assistance - Guide applicants through the application process, offer technical support throughout the length of the program
▪ Financial assistance - Offer up to $100,000 in loans, cover down payments and closing costs, zero interest fees, loan fees, or monthly payment fees, loan forgiveness after 15 years, and flexible payment plans calculated according to income at the time of application and adjusted based on changes in grantees income. Applicants will be required to participate in financial counseling services for support in becoming strong financial candidates, adapting to the challenges of becoming homeowners, and increase the beneficial impact of the program. ▪ Financial counseling services - Intended to increase the beneficial impact of the program by preparing applicants to become strong financial candidates and offer support as grantees to help them adapt to the financial challenges of becoming homeowners.
The City will promote all available homebuyer resources on the City’s website , at public counters, viand through City media outlets , community outreach, informative workshops, partnerships with local media outlets, neighborhood/homeowners’ associations, realtors’ associations, homebuilders, lenders, Rotary, and Community Based O rganizations. Targeted outreach and promotional efforts will occur in R/ECAP and extremely low and very low-income households, prioritizing individuals and households with special needs.
Responsibility Planning & Development Department and nonprofit community development corporations
Funding Source
Permanent Local Housing Allocation (PLHA), NAHREP (National Association of Hispanic Real Estate Professionals) Fresno, Federal Home Loan Bank (FHLBank) of San Francisco, Self-Help Enterprises, and Union Bank SECTION 1E-1: ACTION PLAN
1E-1-26 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Timeframe
Apply annually for state funding to support local first -time homebuyer programs starting in 2024, including the state’s CalHome Program and the Jose Serna, Jr. Farmworker Housing Grant, as funding is available.
Beginning June 2025, p rovide quarterly reports describing how many applicants were assisted, and a description of outreach efforts and the location of where grantees were able to find housing.
Beginning January 2025, the City will host two informative workshops every quarter and emphasize accessibility to extremely low -income and very low- income residents.
Beginning in January 2025, develop and implement a strong community outreach program to notify residents of the availability of the program targeting extremely low-income and very low-income residents. Marketing and outreach shall occur on an ongoing basis and updated at least annually from receipt of funds.
Beginning January 2025 or within 4 months of receipt of funds , the City will begin accepting applications for the program.
Review City website annually.
Objective
If the City receives PLHA or other homeownership funding, the City will strive to support a total of 40 low- and moderate -income households with home purchases during the planning period , with 30 percent of purchases targeting relatively higher resource and income areas including RCAAs.
Program 20 – Housing Choice Voucher Incentive Program
The Housing Choice Voucher (HCV) program is the federal government's major program for assisting very low-income families, the elderly, and the disabled to afford decent, safe, and sanitary housing in the private market. Since housing assistance is provided on behalf of the f amily or individual, participants are able to find their own housing, including single-family homes, townhouses and apartments.
The participant is free to choose any housing that meets the requirements of the program and is not limited to units located in subsidized housing projects.
Housing choice vouchers are administered locally by Public Housing Agencies (PHAs). The PHAs receive federal funds from the U.S. Department of Housing and Urban Development (HUD) to administer the voucher program.
A family that is issued a housing voucher is responsible for finding a suitable housing unit of the family's choice where the owner agrees to rent under the program. This unit may include the family's present residence. Rental units must meet minimum standards of health and safety, as determined by the PHA.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-27 A housing subsidy is paid to the landlord directly by the PHA on behalf of the participating family. The family then pays the difference between the actual rent charged by the landlord and the amount subsidized by the program.
Fresno Housing is the PHA for the county of Fresno. The City shall collaborate with and support Fresno Housing’s administration of the Housing Choice Voucher (HCV) program on an ongoing basis by:
▪ Providing information about HCVs at the planning counter, on the City website, and in other public places to increase awareness.
▪ Enforcing source of income protection and providing education to property owners on laws prohibiting the ability to refuse to rent to an applicant based on their source of income (e.g., Section 8 and other HCV programs, social security, disability). ▪ Assisting Fresno Housing in holding regular informational meetings and discussions with multifamily property owners and potential new landlords to expand the number of developments that accept HCV tenants.
Collaborating with Fresno Housing to conduct outreach to developments in high and relatively higher resource and income areas, including RCAAs, about participation in the HCV program by exploring best practices to target areas for voucher education, such as areas with high - performing schools or areas with high area median income, as well as areas near jobs and transit. The City’s role will be to assist in the geographic analys is necessary to target the outreach. The outreach will be performed on an annual and ongoing basis.
Responsibility Planning & Development Department and Fresno Housing Funding Source HUD funding
Timeframe
Support Fresno Housing’s outreach to households in high need areas as often as needed. Support Fresno Housing to conduct two to four workshops annually at varying locations throughout the city to provide mobility counseling and recruit landlords to help voucher holders find housing options in resource-rich neighborhoods.
Objective
Work with Fresno Housing to e nforce source of income laws that prohibit owners from refusing to rent to HCV holders and increase landlord participation by at least 250 new units in high and relatively high er resource and income areas, including RCAAs , to support housing mobility for low - income families and special needs households.
SECTION 1E-1: ACTION PLAN
1E-1-28 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Program 21 – Advocate for Repeal of Article 34
Article XXXIV of the State of California Constitution (Article 34) prohibits the development of low-income affordable housing with state or local public financing or assistance unless there has been local voter approval. Article 34 dampens the capacity of public housing authorities to develop affordable housing locally and statewide. The City should continue to advocate for the repeal of Article 34. The City currently has sufficient voter approval for up to 1,800 units, the most recent vote being March 6, 1979. Cumulatively, up to 1,800 units have been authorized by voters. Should Article 34 not be repealed, the City may soon be required to place a measure on the ballot to seek voter approval that would grant the City general authority to support the develop ment of additional affordable housing units which, at a minimum, would meet the lower-income RHNA. This program would request voter approval should the balance of voter authorized units be exceeded.
Responsibility City of Fresno; State of California
Funding Source General Fund
Timeframe Monitor annually to determine if Article 34 ballot measure is needed Objective Remove regulatory barrier associated with receiving voter approval for affordable housing development.
Goal 3: Housing and Neighborhood Conservation
Program 22 – Housing Rehabilitation
With the goal of conserving affordable housing, preventing displacement, and cultivating thriving communities, the City of Fresno will assist households who on average have below -moderate incomes by connecting them to resources and services specialized in the rehabilitation of their homes. The City shall connect homeowners with resources for eligible improvements including health and safety, hazard corrections, and accessibility modifications to reduce displacement risk and facilitate place -based revitalization. The City offers programs that provide exterior repair to seniors and provides funds to non - profits for home rehabilitation programs for lower-income households. These activities have been funded with CDBG program funds. The Senior Exterior Repair Program provides a grant to low-income seniors (62 years and older) who own and occupy their homes to make needed exterior repairs and improvements to their homes. The maximum allowable amount for a rehabilitation grant is $20,000 in 2023. The City will:
▪ Promote available housing rehabilitation resources , including the Fresno Economic Opportunities Commission’s (EOC’s) Energy Services Program that includes weatherization , on the City’s website, at public counters, and in libraries. The program will also be promoted through City media outlets, community outreach, informative workshops, and partnerships with local media outlets, neighborhood associations, and community benefit organizations.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-29 o Outreach and promotional efforts will occur in R/ECAP s, targeting households who on average have extremely low to very low income s, households of undocumented residents, homes with substandard living conditions, and households with special needs. All materials will be made available in a variety of languages representative of Fresno including, but not limited to, Spanish, Hmong, and Punjabi. o Offer the following assistance to homeowners in a variety of languages representative of Fresno:
▪ Technical assistance - Guide applicants through the application process and offer technical support throughout the length of the program. ▪ Referral assistance - Connect applicants to resources and services based on the level of repair needed.
▪ Financial assistance - Offer rehabilitation grants to homeowners. ▪ Prioritize rehabilitation for households with special needs, homes with damages that pose a serious health risk, and homes with damages that are likely to be exacerbated by weather and climate change. ▪ Employ local licensed general and paint contractors and prioritize partnerships with contractors who predominantly employ or will employ local residents including part -time jobs for youth for the duration of their participation in the program
▪ Engage and consider community feedback when setting future program priorities for housing rehabilitation as part of the next Consolidated Plan update cycle.
Responsibility Planning & Development Department
Funding Source CDBG program funds
Timeframe
Beginning in January 2025, host two quarterly informative workshops. Half of the workshops will occur in an area accessible to residents residing in R/ECAPs.
Begin outreach one month before every informative workshop by notifying Community Based Organizations and posting on social media.
By March 2025, notify the community via city media outlet and community benefit organizations, and update its website to promote the development of the Program.
By August 2025, begin offering rehabilitation services.
By February 2026, provide annual and quarterly reports describing how many homeowners were assisted with revitalization, how many local residents were employed, a description of outreach efforts including the location where they took place.
Complete 15 Senior Exterior Repair projects annually.
Seek input from the community and begin setting program priorities for the Consolidated Plan in 2024.
SECTION 1E-1: ACTION PLAN
1E-1-30 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Objective
Aim to connect at least 80 -120 lower-income households with rehabilitation resources during the planning period and complete a third of these in areas of concentrated poverty with older housing stock to facilitate place -based revitalization.
Program 23 – Comprehensive Code Enforcement
The City of Fresno, in conjunction with private businesses, developers, and community -based non-profit organizations, will continue to collectively increase neighborhood revitalization activities as follows:
▪ The Community Compliance Unit will continue to assertively conduct targeted neighborhood inspections of housing units for potential health and safety issues. All Area Teams, as needed, will continue to improve neighborhoods throughout Fresno and increase livability by creating safe and healthy conditions, removing blight, educating citizens and connecting residents to housing rehabilitation programs and services , promoting pride of ownership, and building collaborative relationships with the community.
▪ The Rental Housing Unit shall continue to operate the Rental Housing Improvement Program to address the issue of substandard rental properties, promote greater compliance with health and safety standards, and to preserve the quality of Fresno’s neighborhoods and available housing opportunities. The goal is to work with property owners to achieve compliance of health and safety code violations that are a threat to the occupant’s safety, structural integrity of the building, and have a negative impact on the surrounding neighborhoods. The City will pursue resolution of cases identified through the inspection process, including through enforcement actions against landlords if necess ary, including Administrative Citations, Penalties, Abatement by Contractor, Court Appointed Receivership, Property Liens, Judicial Remedies, Referrals, etc. The City shall work to expand awareness of the Lien Waiver Program in which the City Manager may enter into an agreement to waive fines or citations if properties are brought into compliance.
▪ The Special Teams Unit will continue to maintain its School Area Team, designed to conduct proactive inspections in neighborhoods surrounding schools; Waste Tire Team to remove waste tires from the city, including hosting Tire Amnesty days; the Demolition Team to ensure dangerous buildings are being demolished or fully rehabilitated; the Vacant Lots team, to ensure properties are clear of tall grass and weeds; the Illegal Dumping Team, to investigate and hold accountable those who unlawfully dump garbage in neighborhoods, streets, and alleys; and the Abatement Team to remove significant health and safety hazards and other violations pursuant to warrants.
The Legal Team will continue to seek inspection/abatement warrants and petition the court for receivership of properties unable to be brought into compliance.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-31 Responsibility City Attorney’s Office, Code Enforcement Funding Source General Fund and CalRecycle Grant (for Waste Tire & Illegal Dumping Team) Timeframe
Complete 10,000 inspections annually, pursue resolution of cases identified through the inspection process.
Work with the Mayor’s Office on developing an outreach strategy for the Lien Waiver Program in 2027. Ensure marketing is directed to older and disadvantaged neighborhoods.
Objective
Continue code enforcement efforts to improve and preserve the quality of housing and residential neighborhoods in Fresno. Conduct focused outreach and programming in older and disadvantaged neighborhoods in central and south Fresno, including but not limited to Downtown Fresno, Lowell/Jefferson Neighborhood, Edison Neighborhood, Southeast neighborhood, Southwest Neighborhood, Central Southeast Neighborhoods, Mclane Neighborhood, Fresno High-Roeding Neighborhood, El Dorado Park Neighborhood, and the Shaw/Marks Neighborhood . Determine any additional neighborhoods that should be identified for outreach and programming. Connect residents to available housing rehabilitation programs and services.
Goal 4: Special Needs Housing
Program 24 – Special Needs Housing
The City shall advocate for the provision of special needs housing, including disabled-accessible units and housing for persons with mental and physical disabilities. The City will provide technical support and offer incentives to housing developers, such as Fresno Housing and Self-Help Enterprises, in the application of funds for housing, including HCD (e.g., the Joe Serna grant program) and USDA Rural Development loans and grants, other programs administered by California’s Office of Migrant Service (OMS) and other funding sources that may become available to meet the needs of persons with special needs (such as seniors, farmworkers, survivors of domestic violence, and people with disabilities , including persons with developmental disabilities), including the following efforts:
▪ Continue to implement the Universal Design Ordinance for new construction or modification of City-subsidized housing.
▪ The City will support and work actively to meet the housing needs of permanent and migrant farmworkers in Fresno . The City will cooperate with public and private agencies to seek funding to identify and implement strategies leading to the rehabilitation of existing and provision of new housing for farmworkers.
SECTION 1E-1: ACTION PLAN
1E-1-32 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 ▪ The City will target 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 li ving conditions for farmworkers.
▪ For new affordable housing projects developed with City assistance, incentives, and/or subject to City requirements, the City will require that the developer give qualified farmworker households a preference for at least 5 percent of the new units. Should demand from farmworker households be insufficient to fill the set -aside units, then the units will be made available to other qualified households. The City will annually reach out to affordable housing developers to gather interest and input on how to best implement this program and will provide information on available funding.
▪ The City will offer incentives such as density bonuses, streamlined processing, and the minor deviation process to facilitate development of farmworker housing. The City will identify development opportunities for farmworker housing at least every other year during the planning period.
▪ Meet with farmworker housing developers and advocates on a biannual basis to discuss their needs and offer assistance in the form of letters of recommendation for grant applications, assistance with site identification and grant opportunities, and discuss incentives for constructing farmworker housing.
▪ The City will annually monitor the status of farmworker housing as part of their annual report to HCD on Housing Element progress and evaluate if City efforts are effective in facilitating the provision of farmworker housing. If appropriate, the City will make necessary changes to enhance opportunities and incentives for farmworker housing development. ▪ Seek and apply to funding sources and partner with local and statewide organizations to facilitate the construction of units for extremely low -, very low -, and low -income income seniors (typically age 65 years and over; may vary by funding source or program). ▪ Use funding programs such as the Emergency Solutions Grant (ESG) , and Housing Opportunities for Persons with HIV/AIDS (HOPWA) to provide financial support to organizations that provide counseling, information, education, support, housing services/referrals, and/or legal advice to extremely low-income households, to mitigate risk of displacement and support housing stability for extremely low-income households, persons with disabilities, farmworkers, and persons experiencing homelessness. ▪ Support needed social services and review applications annually. ▪ Continue to utilize available funds and/or seek funding to support the Fresno -Madera Continuum of Care, a local collaborative of homeless service providers, to construct transitional and supportive housing units.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-33 ▪ Provide technical assistance to developers with proposed Single Room Occupancy (SRO) facilities, transitional and supportive housing, and other special housing types to create units during the planning period.
▪ Provide incentives to builders to provide housing with multiple bedrooms affordable to lower- and moderate-income households to meet the needs of female-headed, single-parent, and large- family households of all income levels (possible incentives will inclu de reduced setbacks, reduced parking requirements, and technical assistance with applications for funding). ▪ Encourage the provision of affordable housing for young adults, particularly former foster youth and young mothers, through planning consultations, streamlined permit processing, and funding assistance.
▪ The Mayor’s Office of Community Affairs will assist in engaging all residents of the community including youth, Black, Indigenous, People of Color ( BIPOC), Latino, Asian/Pacific Islander, Indian, and LGBTQ on their housing needs.
Responsibility Planning & Development Department, Mayor’s Office of Community Affairs Funding Source HUD Funds (ESG), Other Grants
Timeframe
Ongoing, as projects are processed by the Planning & Development Department.
By December 2024, initiate outreach, and in 2025 conduct outreach to organizations that support extremely low -income residents and residents with special needs housing to understand funding needs.
Support expediting applications on an ongoing basis.
Contact nonprofit developers at least every other year to identify opportunities for the development or improvement of housing for farmworkers Monitor status of farmworker housing and evaluate effectiveness of efforts annually as part of the annual report process. Annually review the availability of funding opportunities to provide housing vouchers or other forms of rental assistance for farmworkers, and apply for funding as opportunities arise.
Identify farmworker housing development opportunities throughout the city at least twice in the planning period.
Objective
Facilitate development of special needs housing, including 1,200 units for extremely low -income households and development of 100 units for farmworkers and their families. Pursue funding in collaboration with agencies serving farmworkers to support the rehabilitation and conserve an estimated 140 units serving farmworkers annually through code enforcement.
SECTION 1E-1: ACTION PLAN
1E-1-34 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Program 25 – Development Code Amendments for Compliance with State Law and to Reduce Barriers to Housing Development
The City will amend the Development Code to address the following development standards and barriers to housing opportunities:
▪ Density Bonus: Amend the Development Code to include provisions allowing 80 percent density bonus and up to four concessions for 100 percent affordable developments consistent with the current requirements of State Density Bonus Law outlined in Government Code Section 65915 .
Monitor State Density Bonus Law annually for legislative changes and modify ordinance as needed during the planning period.
▪ Accessory Dwelling Units: Amend the Development Code to be consistent with the latest state legislation related to development standards for ADUs and ensuring that the construction of a junior accessory dwelling unit (JADU) on each lot is clearly permitted in addition to an ADU, i n accordance with California Government Code Section 65852.2. ▪ Parking Requirements: Amend parking requirements for ADUs and supportive housing units within a half mile of transit and amend the development code to remove parking minimums within a half mile of transit consistent with AB 2097, outlined in Government Code Section 65863.2. ▪ Emergency Shelters: Adopt the updated State definition of emergency shelters and modify the parking requirement for emergency shelters to 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 compliance with Government Code Section 65583(a)(4). Amend the hours of operation to cover nighttime hours, and review and confirm the standards for toilets is not excessive relative to similar other uses, and overall ensure that standards for emergency shelters comply with state law (Government Code Section 65583(a)(4).
▪ Low-Barrier Navigation Centers: Permit low-barrier navigation centers, defined as low -barrier, temporary service-enriched shelters to help homeless individuals and families to quickly obtain permanent housing as a permitted use subject only to ministerial approval in zones where mixed uses are allowed or in nonresidential zones that permit multifamily housing (Government Code Section 65662; AB 101).
▪ Residential Care Facilities: Review requirements for unlicensed and licensed group homes and larger group homes and permit them in all residential zones in a similar manner to other residential uses to comply with the City’s obligation to affirmatively further fair housing pursuant to Government Code Section 8899.50 (b)(1) and Government Code Section 65583 (c )(10). The City will also review CUP findings for residential care facilities to ensure they are objective and do not serve as a barrier to development. If determined to be a barrier or subjective then the City will amend CUP findings for residential care facilities.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-35 ▪ Single-Room Occupancy Units : Amend the Development Code to comply with Government Code Section 65583 (c)(1) and remove the current limit of 15 guests in SRO units, change SRO to permitted use in RM -1, RM -2, RM -3, NMX, CMX, and RMX, and e valuate objective design standards for SROs to ensure that units are maintained and safe for all residents long term. ▪ Farmworker and Employee Housing: Amend the Development Code to comply with Government Code Section 65583 (c)(1) and permit employee housing for six or fewer as a residential use and permit agricultural labor housing in all zoning districts where agricultural uses are permitted.
▪ Supportive Housing: Allow for the approval of 100 percent affordable developments that include a percentage of supportive housing units, either 25 percent or 12 units, whichever is greater, to be allowed without a conditional use permit or other discretionary review in all zoning districts where multifamily and mixed -use development is permitted, consistent with Government Code Section 65651(a).
▪ Definition of “Family” : Amend the Development Code to add an inclusive definition of family and consistently replace the terms “single family” and multi-family” with “single-unit” and multi- unit” to ensure internal consistency.
▪ Definition of “Tiny Home”: Amend the Development Code to expand the definition of tiny homes to allow for modular homeownership on leased parcels.
The City will consider amending the Development Code to address the following development standards and barriers to housing opportunities:
▪ Overlay Zone in Transit Rich and Urban Infill Sites: Assess benefits of implementing SB 10 (2021) and if it is found to be beneficial then amend the Development Code to add an overlay zone which would allow up to 10 residential units in certain “transit rich” and “urban infill sites.” ▪ Overlay Zone for Workforce Housing: Assess benefits of implementing workforce housing and if it is found to be beneficial then amend the Development Code to add an overlay zone which would allow workforce housing in certain Commercial, Business Park, and Public Facilities zone districts. ▪ Reduce Parking Requirements for Residential Care, General: Amend the Development Code to reduce parking requirements to 1 space per employee and 1 space for every 7 residents. Parking stalls within residential garages count towards required parking spaces.
Responsibility Planning & Development Department
Funding Source General Fund
Timeframe
The City will initiate Development Code amendments by December 2025.
In 2025, the City will assess the potential benefits of SB10 and Workforce Housing overlay zones to Fresno and if determined to be beneficial then the City will initiate a Development Code Amendment by 2026.
SECTION 1E-1: ACTION PLAN
1E-1-36 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Objective
Annually review the effectiveness and appropriateness of the Development Code and process any necessary amendments to remove or mitigate potential constraints to the development of housing.
Goal 5: Fair and Equal Housing Opportunities
Program 26 – Fair Housing Services
The City will continue to contract with a fair housing service provider to support enforcement of state and federal Fair Housing Laws and provide fair housing services that include, but are not limited to, the following with an emphasis on providing targeted outreach and support to disproportionately burdened groups and areas of the city:
▪ Continue analyzing and addressing fair housing issues through the five-year review and update of the regional Analysis of Impediments to Fair Housing Choice , in alignment with HUD's updated guidelines. The City shall take meaningful actions to overcome patterns of segregation, promote fair housing choice, eliminate disparities in opportunities, and foster inclusive communities free from discrimination throughout the city by implementing the solutions developed in the Regional Analysis of Impediments to Fair Housing Choice (AI). ▪ Referring inquiries and landlord/tenant complaints concerning housing discrimination to the applicable regulatory body (State Department of Fair Employment and Housing, HUD, or private counsel) for processing.
▪ Disseminating fair housing information citywide by sponsoring workshops, housing information fairs, monitoring of affirmative marketing, and working closely with fair housing service providers to target outreach and programming to Black, Latino, and other disproportionately impacted groups, as well as neighborhoods experiencing high levels of housing issues.
▪ Disseminating fair housing information through radio, television, and other media in multiple languages and targeted neighborhoods to reach disproportionately impacted residents. ▪ Geographic coverage of the outreach should be targeted to the most vulnerable populations as depicted in Figure 1E-3.3 – Racial Segregation by Census Tract, Figure 1E-3.7-Distribution of Poverty, and Figure 1E-3.10 – Percentage of Population with a Disability. ▪ Advertising fair housing laws and complaint procedures through literature displays at the City.
The City will provide displays to non -profit organizations such as Central California Legal Services, Lao Family Organization, Fresno Interdenominational Refugee Ministries, Fresno Center for New Americans , property management organizations, lenders, and other such organizations to help reach disproportionally impacted populations. Literature will be provided in English, Spanish, Hmong, and Punjabi.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-37 ▪ Improve Fair Housing complaint tracking and response; allow trusted nonprofit counselors to be added to tracking systems to aid their clients in receiving and understanding notifications on the complaint process.
As most housing discrimination complaints in Fresno are related to a disability bias, the City will work with fair housing providers to provide additional educational resources in a variety of languages to both tenants and landlords related to disability rights in housing. The City will publicize fair hous ing services on its website, in City Hall, and in all housing-related programming.
Responsibility Planning & Development Department, fair housing service provider Funding Source CDBG
Timeframe
Update the City of Fresno Analysis of Impediments to Fair Housing Choice by 2025.
Provide funding, as available, to local fair housing service providers and provide services to 1,500 persons annually consistent with the Consolidated Plan and Action Plans.
Complete ongoing implementation and annual reporting throughout the planning period.
Objective
Ensure compliance with fair housing laws. Refer discrimination to appropriate State and Federal enforcement agencies. Mitigate impediments to fair housing opportunities throughout the city, with an emphasis on supporting the needs of populations and neighborhoods most impacted by fair housing issues , including but not limited to Lowell/Jefferson Neighborhood, Edison Neighborhood, Southeast neighborhood, Southwest Neighborhood, Central Southeast Neighborhoods, Mclane Neighborhood, Fresno High -Roeding Neighborhood, El Dorado Park Neighborhood, and the Shaw/Marks Neighborhood.
Program 27 – Environmental Justice
The City has initiated the preparation of an Environmental Justice (EJ) Element that will include policies and actions to lessen pollution burden on disproportionately -impacted neighborhoods through urban greening, lessening impacts of industrial uses on residential areas, reducing impacts of extreme heat, and other actions to reduce pollution exposure, and promote equitable access to public facilities, healthy food, safe and sanitary homes, and recreation and physical activity. The EJ Element will include:
1. Objectives, policies, and implementation strategies to reduce the unique or compounded health risks in disadvantaged communities by means that include but are not limited to:
a. Reducing pollution exposure, including improving air quality b. Promoting public facilities access
SECTION 1E-1: ACTION PLAN
1E-1-38 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 c. Promoting food access
d. Promoting safe and sanitary homes
e. Promoting physical activity
2. Objectives, policies, and implementation strategies to promote civic engagement in the public decision making process
3. Objectives, policies, and implementation strategies that prioritize improvements and programs that address the needs of disadvantaged communities
The EJ Element is expected to be complete and incorporated into the General Plan by June of 2026.
The City will monitor the impact of the EJ Element policies in the General Plan by developing a data tracking program to assess program outcomes in disadvantaged communities. Every five years, the City will collect data to assess its performance against a minimum of five of the following types of measures using 2024 as the base year. The City will adjust policies, actions, or the approach to improve performance as needed:
▪ Health outcomes of residents in disadvantaged communities ▪ Number and percentage of homes that are within a half -mile of a grocery store of other entity that offers fresh food
▪ Number of homes that are within a half -mile of a park or open space as defined in the Parks Master Plan
▪ Tree canopy within disadvantaged areas
▪ Number of homes that are within a half -mile of community facilities such as community centers, libraries, and hospitals or clinics
▪ Number of homes that are within a half mile of high quality transit routes ▪ Number of jobs created or people employed in disadvantaged communities ▪ Amount of support (defined as technical assistance or financial support) for small businesses in disadvantaged communities through the City’s and County’s economic development departments.
▪ Number of residents that participated in a city outreach event, City Council, Commission or City meeting, or completed a City-sponsored survey.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-39 Responsibility
Planning & Development Department in coordination with Department of Public Works, PARCS Department, Department of Public Utilities, Capital Projects Department, and Mayor’s Office of Community Affairs Funding Source General Fund
Timeframe
Update General Plan to incorporate Environmental Justice policies by June 2026. Define metrics for tracking program and establish baseline by December of 2025. Complete first tracking report by December of 202 7. Implement the EJ Element at least annually and ongoing, including a pplying for funding annually or as available.
Objective
Prepare an EJ Element with actions to improve public health and quality of life in disproportionately -impacted neighborhoods , including racially and ethnically concentrated areas of poverty (R/ECAPs). The City will target a 15 percent improvement in the metrics described above , once baselines are established.
Program 28 – Equitable Community Investments
The City will continue to prioritize investment in underserved neighborhoods, which includes racially and concentrated areas of poverty, with strategic projects in the areas of parks and community centers, water and sewer infrastructure, pedestrian and bicycle safety, road improvements, transit electrification, youth programs, public safety, small business investment, and urban greening and beautification. In order to build upon past work and expand future investment for equitable community investments, the City will pursue a variety of activities including increasing investment, partnership, outreach, and transparency, which will include but not be limited to the following:
▪ New and improved community centers in West and Central Fresno . (Timeframe/Objective: 5 new/improved community centers during 2023-2031 planning period) ▪ Transform Fresno Greening Projects, which includes investment in new and improved parks, plazas and open space in Southwest Fresno , Chinatown, and Downtown. (Timeframe/Objective: 7-8 improvements during 2023-2031 planning period) ▪ Pedestrian, bicycle, and streetscape improvements, including streetlights, planting trees, new and improved crosswalks, filling sidewalk gaps, pedestrian and bicycle bridges . (Timeframe/Objective: 5-6 projects during 2023-2031 planning period) ▪ Purchase of over $68 million in new zero -emission bus es and expansion of transit service , including paratransit for persons with disabilities . (Timeframe/Objective: Over 130 new vehicles by 2031)
▪ Water, sewer, stormwater, and other infrastructure improvements to accelerate mixed -income infill housing development Downtown, Chinatown, and Southwest Fresno . (Timeframe/Objective: $293 million by 2031)
SECTION 1E-1: ACTION PLAN
1E-1-40 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 ▪ The investments listed above facilitate ongoing implementation and investment in the Southwest Fresno Specific Plan (SWFSP) area, including bicycle, pedestrian and trail facilities, Fresno Greening Projects, and construction of new parks. Specifically, the Southwest Fresno Trail, the Southwest Urban Forest Project, and the MLK Park are all under construction and expected to be completed during the 2023-2031 planning period. At least annually and on an ongoing basis implement and monitor the Southwest Specific Plan and make adjustments as appropriate to ensure meeting objectives.
▪ The investments listed above facilitate ongoing implementation and investment in the Downtown Neighborhoods Community Plan area, including Chinatown and Downtown urban greening, pedestrian, bicycle and streetscape improvements and infrastructure improvements.
Specifically, the Chinatown Urban Greening project, Chinatown Streetscape Improvements and water and sewer main replacements are expected to be completed during the 2023 – 2031 planning period . Progress the Downtown N eighborhoods Community Plan implementation will be monitored on an annual basis and adjustments made as appropriate to ensure meeting objectives.
In addition to General Funds, major sources of funding for these programs include but are not limited to:
▪ An estimated $40 million per year through Measure P to build new parks and improve existing parks and expand cultural programming opportunities prioritizing areas of greatest need. ▪ Measure C funds for bicycle, pedestrian, and other road infrastructure projects. ▪ $293 million from the State of California for infrastructure improvements in Downtown Fresno. This includes the Downtown Fresno Capital Improvement Project (CIP), supported by $47 million from the Infill Infrastructure Grant (IIG) program, which will include sewer main replacements across multiple streets, a water project, site preparations, surface improvements, urban greening, installation of pedestrian lighting and push buttons, and ancillary works, and construction of a centralized off-site parking structure. ▪ An estimated $23 million in remaining Transformative Climate Communities grant funding, which will fund investments in trails, parks, sidewalks, educational facilities, and other infrastructure improvements.
City Departments are working to transparently track investment for the public to see what and where investment is taking place and to conduct outreach and partner with the community through actions that include but are not limited to:
▪ Developing an online tool accessible to the public to view the location, type, value, and status of public infrastructure projects.
▪ Publishing a quarterly report on the planned, obligated, underway, and completed infrastructure projects as they correspond to areas of greatest need.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-41 ▪ Evaluating annually the distribution of infrastructure funds from all funding sources corresponding to areas of greatest need.
▪ Continuing to partner with local community-based organizations (CBOs) and local affordable housing developers, with a focus on building local capacity, to seek funding and implement programs in the areas of highest need in the city.
Responsibility All City Departments
Funding Source General Fund; Capital Improvement Funds; state and federal funding as available including HUD Funds (CDBG).
Timeframe
Annually prioritize investments and annually seek grant funding targeting areas of greatest need, including racially and ethnically concentrated areas of poverty Continue to implement place -based improvements throughout the 2023 -2031 planning period in areas of greatest need, including racially and ethnically concentrated areas of poverty.
Develop an online tool accessible to the public to view projects by July 2025.
Once the tool is created, track infrastructure projects by opportunity area classification (e.g. , low resource areas vs high resource areas) and report quarterly online and annually through the Annual Progress Report.
As individual planning efforts are completed, implement the plans and evaluate their effectiveness annually, making adjustments as appropriate to ensure their objectives are achieved, such as compatibility between residential and industrial uses.
If land use is changed from an adopted use in a specific plan, the City will evaluate impacts and create new targets to better balance for residential-industrial compatibility.
Objective
Prioritize investment in underserved neighborhoods, which includes racially and concentrated areas of poverty , including but not limited to Downtown, Edison Neighborhood, Southeast Neighborhood, Jane Addams Neighborhood, Southwest Neighborhoods, Central Southeast Neighborhoods, McLane Neighborhood, Fresno High -Roeding Neighborhood, El Dorado Park Neighborhood, and Shaw/Marks Neighborhood.
See individual objectives above related to targeted investments.
SECTION 1E-1: ACTION PLAN
1E-1-42 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Program 29 – Equitable Engagement
The Office of Community Affairs was created within the Mayor’s Office to provide greater access to historically underrepresented communities. The OCA offers services and resources for Fresno residents. It engages all members of the Fresno community by ser ving as the City government’s liaison to key constituent groups, associations, multicultural and immigrant populations, faith -based, civic and human service, and others including community benefit organizations. The OCA connects marginalized communities wi th City services and resources; these communities include the Asian/Pacific Islander community, Black Indigenous and People of Color community, Indian community, Latino community, and LGBTQ community with representation through community coordinators.
The goal of the OCA is to bring underserved communities a voice and create a network for community organizations, community members, and community businesses to feel represented, heard, and connected to city government. The OCA serves as a welcoming prese nce to make residents comfortable bringing questions, concerns, and comments to city hall, providing a connection with someone who can speak their language and understand their needs, and building trust. The City of Fresno leadership is committed to providing resources for underserved communities and the OCA is intended to bridge the gaps between City Hall and the residents of Fresno.
Responsibility Office of Community Affairs
Funding Source General Fund
Timeframe At least annually and ongoing
Objective
Expand outreach and public education strategies to increase e ngagement amongst historically underrepresented populations and residents with the greatest need , including within the context of the City’s long range and community planning functions as well as the land use entitlement process.
Program 30 – Workforce Development
The City will work collaboratively with regional partners to improv e job opportunities for residents in sectors that provide not only entry level employment opportunities, but paths that lead to higher paying jobs and better housing . This will include continuation of the following programs and expanding targeted job training as possible:
▪ Through the One Fresno Youth Jobs Corps Program, the City hires youth ages 16-30 years old, pays them a livable wage, provides training and wrap-around services and puts them on a career pathway for future City or outside organization employment in that field. The program focuses on hiring youth that face barriers, in cluding but not limited to youth who are low- income, justice-involved, transitioning from foster care, and/or unhoused or at -risk of becoming unhoused.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-43 ▪ Local Conservation Corps (LCC) LCC provides young adults (ages 18 -26) with paid job training and educational opportunities. Corps members (participants) provide service to the community through paid vocational training while advancing their education. ▪ Valley Apprenticeship Connections (VAC) Construction Pre -Apprenticeship Program Fresno EOC VAC program provides a 12 -week pre -apprenticeship training to prepare individuals for the construction industry.
▪ Workforce Connection Young Adult Program is an Academic Tutorial and Career Readiness Program providing a comprehensive array of services that focus on assisting young adults with one or more barriers to employment to prepare for post -secondary education and employment opportunities, attain educational and/or skills training credentials, and secure employment with career or promotional employment opportunities. Workforce Connection focuses primarily on serving youth who live south of Shields Ave. in the Fresno metropolitan area. Additionally, the program also serves Urban East, which encompasses Urban Fresno and Clovis to the east of Highway 41.
Responsibility Office of the Mayor; Fresno Regional Workforce Development Board ; Economic Opportunities Commission
Funding Source State and federal grant funding
Timeframe Ongoing, continue to implement
Objective Provide job training programs to improve economic opportunities Goal 6: Energy Conservation and Sustainable Development Program 31 – Reduce or Waive Fees for Vehicle Miles Traveled (VMT) New CEQA rules on Vehicle Miles Traveled (VMT) require projects to mitigate the number of VMTs generated above the adopted threshold. Projects within 1/2 mile of high quality transit corridors are mostly exempt, as are projects that include a "high" amount of affordable housing. The City will determine what that percentage will be. The City is developing a VMT program which includes a VMT mitigation fee that would pay for active transportation capital improvements which reduce vehicle miles traveled.
Responsibility Planning & Development Department
Funding Source General Fund
Timeframe
Establish an affordable housing threshold by 2026
Establish VMT Mitigation Fee by 2026
Objective
Reduce costs and application processing times associated with VMT analysis for new developments that include affordable housing and support improvements for active transportation infrastructure
SECTION 1E-1: ACTION PLAN
1E-1-44 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Goal 7: Prevent Displacement and Homelessness
Program 32 – Opportunity to Purchase Act
The City shall research best practices related to Right of First Refusal and Opportunity to Purchase Act (OPA) programs in California, and based on the findings of the research, consider establishing a n OPA ordinance or similar policy that would give tenants and qualifying non-profits priority to purchase a building that has entered pre-receivership with the Anti-Slum Enforcement Team (ASET) Division. The City shall seek public input, coordinate with non-profits, and collaborate with the California Apartment Association (CAA) and Community Based Organizations ( CBOs) that work closely with low -income communities in racially and ethnically concentrated areas, on the potential adoption of a n OPA ordinance, including targeted outreach to stakeholders such as Central California Legal Services (CCLS) and organizations representing lower-income households and special needs groups.
Responsibility Planning & Development Department, CBOs, and CAA Funding Source Private funding
Timeframe
Work with CBOs and CAA to collaborate on review of OPA programs and policies throughout 2025.
Provide recommendations to the City in the form of a report by the end of 2026.
Objective
Allow qualifying tenants and local non -profits the opportunity to purchase existing buildings to be used and/or maintained for affordable housing, with 30 percent of purchases targeting relatively higher resource and income areas including RCAAs.
Upon OPA Ordinance adoption , provide opportunity to purchase for 10% of buildings that enter pre-receivership.
Program 33 – Mobile Home Parks
The City shall maintain the responsibility for enforcement of the California Mobilehome Parks Act at all mobile home parks located within the city limits. Almost 4,000 mobile home units exist in Fresno in 27 mobile home parks . Mobile home parks represent one of the few remaining sources of unsubsidized affordable housing in the city, and they also provide opportunities for homeownership to individuals and households who might not be able to afford other housing purchase option s. As real estate prices rise, mobile home park owners may seek to close parks so that the land can be sold and converted to other uses.
Deferred maintenance of a mobile home park can lead to substandard conditions that can also eventually lead to park closures. In an effort to preserve the city’s mobile home parks, the City shall implement the following:
▪ Enforce the California Mobilehome Parks Act throughout the City.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-45 ▪ Evaluate the effectiveness of the existing Mobilehome Park Rent Review & Stabilization Ordinance and engage residents and commissioners in consideration of policy changes , including the rent review process.
▪ Establish regulations to protect affordable housing on property currently occupied by mobile home parks. If the property is proposed for conversion from a mobile home park, it will be required to redevelop with a number of covenanted affordable units equal to the number of mobile home units lost in the conversion, or 10 percent of new units, whichever is higher. If the underlying zone district does not allow for housing, the City shall require the project proponent of a non-residential project to find a replacement site in an area where housing is an allowed use, and provide relocation benefits to any mobile home park residents displaced by the proposed project.
▪ Continue to support the Mobile Home Rent Review & Stabilization Commission which serves the purpose of protecting mobile home park residents from excessive rent increases. ▪ Provide reactive and proactive inspections of the conditions of mobile home parks . Hold meetings at mobile home parks to explain the enforcement process. ▪ Provide annual notification to park owners about rent increase applications. ▪ Maintain a list and map of mobile home parks in Fresno. ▪ Compile a list of resources and provide technical assistance to mobile home residents and park owners to facilitate the maintenance and preservation of mobile home parks. Provide relevant information to interested mobile home park residents, owners, and non-profit organizations. ▪ Make funding available for home repairs, including weatherization, to owner-occupied mobile homes of low-income homeowners.
▪ Promote available housing rehabilitation and weatherization resources on the City’s website, at public counters, and in libraries. Provide relevant information to interested mobile home park residents, owners, and non -profit organizations. Offer assistance to homeowners in a variety of languages representative of Fresno including, but not limited to, Spanish , Hmong, and Punjabi.
▪ Conduct targeted outreach to inform park owners, mobile home owners, and other eligible applicants of rehabilitation assistance in local mobile home parks through the Mobile Home Park Repair Program , and the State’s Manufactured Housing Opportunity & Revitalization Program (MORE).
▪ Provide assistance with funding applications to mobile home park owners, residents, and non- profit organizations to assist in mobile home park preservation and improvement. ▪ Work with HCD to approve using PLHA funds to establish a mobile home repair program to provide critical repairs to owner -occupied mobile homes , including weatherization and improvements for indoor air quality.
SECTION 1E-1: ACTION PLAN
1E-1-46 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Responsibility City Attorney’s Office, Code Enforcement Division; Planning & Development Department
Funding Source General Fund; Permanent Local Housing Allocation (PLHA) Timeframe
Work with HCD to approve use of PLHA funds for a mobile home repair program in 2024.
Compile a list of mobile home preservation experts and non-profits by the end of 2024 and maintain existing list of mobile home parks annually.
Compile and distribute a list of financial resources for residents and park owners for maintenance and preservation biennially starting in 2025.Conduct biennial outreach to and engagement with mobile home park residents, park owners, preservation experts, and non -profit organizations interested in preservation of mobile home units, starting in 2025. Begin outreach one month before every informative workshop by notifying community benefit organizations and posting on social media.
Annually, report on the number of homeowners assisted, the type and volume outreach including meeting locations, number of proactive maintenance inspections conducted, and number of rent increases evaluated.
Objective
Preserve mobile homes as opportunities for homeownership to individuals and households who might not be able to afford other housing purchase options through code enforcement, funding opportunities, prevention of excessive rent increases, and resident engagement.
Conduct proactive maintenance inspections of 13% of mobile home parks annually, exceeding the 5 percent required by HSC §18400.1.
Conduct outreach meetings at 13 percent of mobile home parks annually.
As rent increases are proposed, p rotect mobile home park residents from excessive rent increases.
Connect a minimum of 58 lower-income families with rehabilitation, home repair, and weatherization grant assistance to preserve affordable ownership housing.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-47 Program 34 – Eviction Protection Program
The City shall continue to seek funding for the Eviction Protection Program to fight potentially unlawful evictions in accordance with the California Tenant Protection Act. The Eviction Protection Program (EPP) defends tenants renting an apartment or house in the city of Fresno from unlawful eviction in support of enforcement of the California Tenant Protection Act . If the City determines a tenant is potentially facing unlawful eviction, the tenant may be eligible to receive a City-appointed attorney or legal services to assist in the judicial process at no charge. This program is open to any city of Fresno resident who is facing an unlawful eviction regardless of financial or documented status. Common reasons for unlawful evictions include retaliation for reporting code enforcement violations, discrimination, unlawful rent increases, and many more.
Responsibility City Attorney; Finance Department , Local Housing Trust Fund – Grants Management Unit
Funding Source General Fund; US Treasury and CA Department of Housing and Community Development (ARPA), HUD Eviction Protection Grant Program Timeframe
Funding will be expended by the end of fiscal year 2025. The City will seek additional funding to support the Eviction Protection Program, an original element of the Emergency Rental Assistance Program. Marketing and outreach shall occur on an ongoing basis as funds are available.
Objective Assist 500 tenants annually with eviction defense ranging from legal advice through representation in court.
Program 35 – Replacement Units
To reduce displacement risk, the City will require replacement housing units subject to the requirements of California Government Code Sections 65915 and Housing Crisis Act (66300 et. seq.) on sites identified in the sites inventory or other areas as appropriate when any new development (residential, mixed -use, or nonresidential) occurs on a site that has been occupied by or restricted for the use of lower -income households at any time during the previous five years. This requirement applies to non-vacant sites and vacant sites with previous residential uses that have been vacated or demolished.
Responsibility Planning & Development Department
Funding Source General Fund; Developer Fees
Timeframe Ongoing, the replacement requirement will be implemented immediately and applied as applications on identified sites are received and processed.
Administrative processes and project application forms will be updated to reflect Housing Crisis Act requirements by June 2025.
SECTION 1E-1: ACTION PLAN
1E-1-48 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Objective Prevent displacement and enforce the provision of replacement housing units subject to the requirements of California Government Code Section 65915 and Housing Crisis Act (66300 et. seq.).
Program 36 – Homeless Assistance
The City is committed to addressing homelessness and is working on a variety of actions in collaboration with service agencies and providers to provide shelter, housing, and case management services to those in need. The City will apply or support applications for funding for emergency shelters, transitional or supportive housing. The City will continue to use Emergency Solutions Grant (ESG) Program funds to support needed social services and review applications annually. The City is also utilizing the HOME Investment Partnerships (HOME) Program and is contracted with Fresno Housing to implement a tenant - based rental assistance program for persons that are homeless, threatened with homelessness, or in need of housing assistance after completing a transitional living program. The City will take the following actions to provide assistance and resources to those experiencing unsheltered homelessness:
▪ Cooperate with neighboring cities, the County, and other agencies in completing the Point -in- Time count every other year. Reach out to local colleges and universities and local and regional homeless service providers by July 2024 to identify partnership opportunities to conduct Point- in-Time counts.
▪ Establish a pilot program funded by Encampment Resolution Funding (ERF) to resolve the experience of unsheltered homelessness for people residing in encampments in the Downtown and Southern Blackstone Corridor areas (see Figure 1E-3.33 in Chapter 3) by establishing a Rapid Rehousing and Case Management Program for 100 persons for up to 24 months at certified Independent Living Homes (ILH) throughout the City. ▪ Provide available funding for emergency shelter types to accommodate the unhoused, including shelter for victims of domestic violence, facilities for LGBTQ+ community members, and facilities that serve families and households with dependent minors which may include but are not limited to pregnant parents, parenting youth, households engaged in reunification and/or child welfare services in need of funding to render said services with the goal of supporting a minimum of 500 shelter beds.
▪ Establish a reserve fund for operations, support services, maintenance, and repair for various types of shelters and activities (e.g., case management provided at shelters and triage centers, including sleeping cabins, and Project Homekey-funded shelters/triage centers). ▪ Support the temporary transition of former motels into emergency shelter and permanent supportive housing through private partnerships and the use of Low -Income Housing Tax Credits (LIHTC).
▪ Leverage the Homeless Assistance Response Team (H.A.R.T) to provide direct services, street outreach, and case management services , including outreach to link unhoused residents with mental health and substance treatment services.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-49 ▪ Support the Voucher Incentive Program (established in 2023) which recruits landlords to house families experiencing homelessness or who are at risk of homelessness. The Voucher Incentive Program provides financial compensation to landlords that , for the first time, rent units to Housing Choice Voucher holders who otherwise would not be able to identify a leasable unit. ▪ Work with local service providers to explore the feasibility of a safe parking program which would designate parking lots for people living out of their vehicles to safely stay overnight and provide services to help navigate them toward permanent housing. ▪ Provide mobile showers and restrooms for unhoused individuals through the Homeless Services Division.
▪ Provide crisis intervention training to City staff that work with the unhoused community. ▪ Assess how many youth are at risk of homelessness (couch surfing, aging out of foster care) and partner with local school districts and colleges to develop targeted strategies to address the needs of at risk youth.
The City has committed to the following 7 principles, developed by the United States Interagency Council on Homelessness, for developing and implementing responses to encampments:
▪ Principle 1: Establish a Cross-Agency, Multi-Sector Response. ▪ Principle 2: Engage Encampment Residents to Develop Solutions. ▪ Principle 3: Conduct Comprehensive and Coordinated Outreach. ▪ Principle 4: Address Basic Needs and Provide Storage. ▪ Principle 5: Ensure Access to Shelter or Housing Options. ▪ Principle 6: Develop Pathways to Permanent Housing and Supports. ▪ Principle 7: Create a Plan for What Will Happen to Encampment Sites After Closure.
Responsibility Planning & Development Department
Funding Source
HUD Funds - ESG, HOME,
State Funds - Project Homekey, Homeless Housing Assistance Prevention (HHAP)
Timeframe
Identify partnership opportunities to conduct Point-in-Time counts and surveys by December 2024.
Annual implementation as part of the Emergency Shelter Grant and Continuum of Care funding process and complete annual reporting for HUD entitlement funds throughout the planning period.
SECTION 1E-1: ACTION PLAN
1E-1-50 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Objective
Invest in various housing and emergency shelter types to serve people experiencing homelessness with the goal of sustaining an inventory of at least 500 shelter beds and creating 400 new units of permanent supportive housing.
Target investments in areas where the homeless population can more easily access services and public transportation in the central core of the city, including Downtown and along commercial corridors such as Blackstone Avenue.
Program 37 – At-Risk Housing
The City will continue to undertake the following activities during the Housing Element planning period to guard against the loss of covenanted affordable housing units available to lower -income households. The efforts listed below represent a varied strategy to mitigate potential loss of at -risk units due to conversion to market-rate units. These local efforts use existing City and local resources and include efforts to secure additional resources from the public and private sector should they become available. ▪ Contact property owners of units at risk of converting to market-rate housing within three years of affordability expiration to discuss the opportunity to preserve complexes as affordable housing.
▪ Provide ongoing preservation technical assistance and education to affected tenants and the community at-large on the need to preserve the existing affordable housing stock. ▪ Monitor covenanted affordable housing projects reaching the end of their covenant timeframes on an ongoing basis, at least annually, in coordination with other public and private entities to determine their interest in selling, prepaying, terminating , or continuing participation in a subsidy program.
▪ Monitor at -risk projects through the use of existing databases (e.g., HUD, State HCD and California Tax Credit Allocation Committee).
▪ Respond to any federal and/or state notices, including Notice of Intent to Pre-Pay, owner Plans of Action, or Opt -Out Notices filed on local projects, by contacting property owners upon receipt of notices.
▪ Work with Fresno Housing to determine the availability of tenant -based vouchers for tenants who choose to move from at-risk units or are displaced by conversion. ▪ Establish contact with public and non-profit agencies interested in purchasing and/or managing units at-risk to inform them of the status of such projects. Where feasible, provide technical assistance and support to these organizations with respect to fina ncing. The City will actively pursue affordable housing opportunities and maintain a list of interested and qualified affordable housing developers.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-1-51 In the event at-risk units are not preserved, the City shall require projects that received government funding and/or were granted a density bonus to comply with the required noticing procedures under state law, including providing at least three years notice prior to the conversion of any deed -restricted affordable rental units to market rate and providing additional notice at 12 and 6 months. The City shall also minimize displacement of current tenants by negotiating an anti-displacement policy or relocation mitigation with the owner, whenever possible , and providing support and education to tenants at least 6 months prior to conversion.
Responsibility Planning & Development Department; affordable housing developers Funding Source HOME Program funds, LIHTC, Cap & Trade, other available funding sources Timeframe
The City will monitor, every six months, the status of any HUD receipt/approval of Notices of Intent and Plans of Action filed by property owners to convert to market-rate units. The City will annually explore funding sources available to purchase affordability covenants on at-risk projects, transfer ownership of at-risk projects to public or non-profit agencies, purchase existing buildings to replace at-risk units, or construct replacement units. When covenants are expiring, contact property owners to gauge interest in continuing project affordability and pursue funding and preservation strategy on a project basis. Upon receipt of opt- out notices, the City will work with tenants of at-risk units and provide them with education regarding tenant rights and conversion procedures.
Objective Preserve 313 at-risk units from converting to market rate housing . (Planning Period 2021-2031)
SECTION 1E-1: ACTION PLAN
1E-1-52 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024
QUANTIFIED OBJECTIVES
Table 1E-1.1 summarizes the City’s quantified objectives for the 2 023-2031 planning period by income group.
Table 1E-1.1: Summary of Quantified Objectives, 2023-2031 Program Types
Extremely
Low-
Income
Very Low-
Income
Low-
Income
Moderate-
Income
Above
Moderate-
Income
Total
New Construction
2023-2031 RHNA 4,720 4,720 5,884 5,638 15,904 36,866
Rehabilitation
Housing Rehabilitation
(Program 22) 20 20 80 120
Conservation/Preservation
Homebuyer Assistance
(Program 19) 20 20 40
Housing Choice
Vouchers (Program 20) 60 65 125 250
Homeless Assistance
(Program 37) 500 400 900
At-Risk Housing
(Program 38) 313 313
Source: City of Fresno, 2024.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-1 SECTION 1E-2: SITES INVENTORY
Introduction
Government Code Section 65583(a) requires local governments to prepare an inventory of land suitable for residential development, including vacant sites and sites having the potential for redevelopment. The inventory of land suitable for residential development shall be used to identify sites that can be developed for housing within the planning period. Government Code Section 65583(a) also requires an analysis of the relationship between zoning and public facilities and services to those sites.
Regional Housing Needs Allocation
California General Plan law requires each city and county to have land zoned to accommodate its fair share of the regional housing need. HCD allocates a numeric regional housing goal to the Fresno Council of Governments (FCOG). FCOG is then mandated to distribute the numerical goal among the 15 cities in the region and the County. This share for the FCOG region is known as the Regional Housing Needs Allocation (RHNA). The major goal of the RHNA process is to ensure a fair distribution of new housing construction among cities in the region and the County so that every community may plan for a mix of housing types for all economic segments.
The housing allocation targets are not building requirements; rather, they are planning goals for each community to accommodate through appropriate planning policies and land use regulations. Allocation targets are intended to ensure that adequate sites an d zoning are made available to address anticipated housing demand during the Housing Element planning period.
The RHNA for the FCOG region covers an 8.5-year projection period (June 30, 2023, to December 31, 2031)1 and is divided into four income categories: very low, low, moderate, and above moderate. As determined by FCOG, the City of Fresno’s allocation is a total of 36,866 new housing units, divided among the four income categories as shown in Table 1E-2.1.
Table 1E-2.1: Regional Housing Needs Allocation (June 30, 2023, to December 31, 2031)
Very Low
Income
(<50% of AMI)
Low Income
(50% to 80%
of AMI)
Moderate-Income
(80% to 120% of
AMI)
Above Moderate-
Income
(>120% of AMI)
Total
Housing Units 9,4401 5,884 5,638 15,904 36,866
AMI = Area Median Income
1 Extremely low-income allocation is equal to 50 percent of very-low income allocation (4,720 units).
Source: FCOG Sixth Cycle RHNA Final Methodology, July 2022.
State law also requires the City to identify the projected need for extremely low-income housing. The City assumes that 50 percent of the very low-income housing need is equal to the extremely low-income housing need. As such, there is a projected need for 4,720 extremely low-income housing units.
1 The Housing Element planning period differs slightly from the RHNA projection period. The Housing Element covers the planning period of December 31, 2023, through December 31, 2031.
SECTION 1E-2: SITES INVENTORY
1E-2-2 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Approved Residential Projects
Jurisdictions may count toward the RHNA any housing units in residential development projects that are approved but have not yet been issued building permits or were issued permits after the start of the RHNA projection period (June 30, 2023). Table 1E-2.3 includes approved residential development projects that are credited toward the RHNA. Only deed-restricted affordable units are counted toward the lower -income RHNA. Market rate multi -family rental units are counted as 50 percent moderate- and 50 percent above moderate-income based on market rents of recently built multifamily housing, which tends to be affordable to moderate income households (see Table 1E.2.2 and associated analysis below). Where projects are described as luxury duplexes or gated communities, the units are all counted as above moderate-income rather than the 50/50 split. Market rate rental or ownership townhomes and other ownership housing is counted as above moderate-income housing. The Housing Element includes an implementation program to monitor the affordability of projects as they come to fruition to ensure that these assumptions remain valid. The City will adjust affordability assumptions in the inventory if rent and sale prices differ. If the adjustment of affordability assumptions results in a deficit in capacity to meet the RHNA, the City will take action to identify capacity to meet a shortfall in accordance with “no-net-loss” zoning requirements in Government Code Section 65863.
Approved residential projects also include single family residential subdivisions that are under construction.
Table 1E-2.4 lists these subdivisions with the number of unbuilt lots counted toward the RHNA. These single-family lots are counted as above moderate-income housing. In total, there are 2,757 units in approved developments counted toward the RHNA. This includes 152 extremely low-, 140 very low-, and 317 low- income deed-restricted affordable units. It also includes 1,041 market rate apartment units inventoried as moderate-income and 1,107 above-moderate-income units. These approved residential developments and subdivisions are shown on Figure 1E-2.7.
Affordability of Market Rate Multi-family
Based on a review of rental lis tings at recently built apartments, it was determined that new market -rate apartments in Fresno are generally affordable to moderate -income households. Table 1E-2.2 below compares affordable monthly rents for moderate -income households earning 100 percent and 120 percent of the area median income (AMI) with 2024 listed rents for recently built market-rate complexes in the city.
One-bedroom units are generally affordable to one- and two-person moderate income households earning 120 percent AMI. Two- and three-bedroom units are generally affordable to 2 - and 3- person moderate- income households earning around 120 percent AMI. Three apartment complexes, Avalon Apartments, The Orchards Apartments at New Fig Garden, and The Villas at Fancher Creek, offer 1-bedroom units that are within reach for 2-person moderate income households earning between 100 percent and 120 percent AMI.
The Villas at Fancher Creek also offer 1-bedroom, 2-bedroom, and 3-bedroom units that are within reach for moderate income households earning 100 percent AMI. Only a couple of the recent developments have listed rents that slightly exceed the affordable monthly rents for moderate -income households. Based on this analysis, market rate multifamily housing in the pipeline projects (Table 1E-2.3) are assumed to be 50 percent moderate-income and 50 percent above moderate-income.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-3 Table 1E-2.2: Analysis of Market-Rate Rental Affordability Income Level (2023)
Affordable Monthly Rent1
1-Person 2-Person 3-Person 4-Person
Moderate Income at 100% AMI $1,466 $1,676 $1,885 $2,095 Moderate Income at 120% AMI $1,760 $2,011 $2,263 $2,514 Apartment Complex (Year Built) 1-bedroom 2-bedroom 3-bedroom 525 San Jose Apartments (2020) $1,850 $1,950-$2,095 $2,350 Avalon Apartments (2022) $1,595 - $1,665 $1,950 - $2,040 $2,225 - $2245 B Street Apartments (2022) N/A $1,650.00 $1,850.00
Brookside Villas (2019) $1,745.00 $1,925 - $2,000 N/A
Casa di Fortuna Luxury Townhomes
(leased) (2022) N/A $1,995 - $2,150 $2,395.00
Coronado Luxury Apartments (2023) $1950-$2050 $2,020-$2,600 $2,375 Drew Court (2019) N/A $2,090 - $2,100 N/A
The Orchards Apartments at New Fig
Garden (2022) $1,595-$1,645 $1,850-$1,895 $1,995-$2,195 Rock Ranch Apartments (2021) $1,882 - $1,964 $1,945 - $2,090 $2,371.00 Tempranillo Apartment Homes (2019) $1,975.00 $2,163.00 $2,369.00 The District (condominiums) (2022) $1,690.00 N/A N/A
The Lark at Copper River (2020) $2,056 - $2,136 $2,067 - $2,759 $2,607 - $3,157 The Rousseau Luxury Apartments
(2023) $1,850.00 $1,995 - $2,100 $2,290 - $2,400
The Row (2019) $2,056 - $2,137 $2,200 - $2,725 $2,508 - $2,736 The Villas on Fancher Creek (2023) $1,175 - $1,295 $1,175 - $1,525 $1,395 - $2475 Vintage Park (2018) $1,725 - $1,805 $1,975 - $2,005 $2,275 - $2,355 AMI = Area Median Income
1 Affordable monthly rents based on 2023 HCD Income Limits.
Sources: City of Fresno and Ascent, April 2024.
https://rentgranville.com/estate_property/525-san-jose/; https://www.avalonfresno.com/floorplans; www.bstreetapts.com; https://rentgranville.com/estate_property/brookside-villas/; www.cdfhomes.com; https://www.coronadofresno.com/floorplans; www.drewcourt.com; https://www.theorchardshomes.com/; www.rockranchapts.com; www.liveattempranillo.com; www.rentgranville.com/estate_property/the-district/; www.liveatthelark.com/the-lark-at-copper-river-fresno-ca/; www.rousseauapts.com; www.therowresidences.com; www.affordablehousing.com/fresno-ca/the-villas-on-fancher-creek-578211/; www.vintageparkfresno.com SECTION 1E-2: SITES INVENTORY
1E-2-4 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 This page intentionally left blank.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-5 Table 1E-2.3: Planned or Approved Projects, City of Fresno, February 2024 ID Project
Name APN(s) Census
Tract Address Tracking ID Project Status
Units by Income Level Total
Units Project Description
Phasing, Anticipated
Build-out, and Known
Barriers to Development
Projected Rents
for Market Rate
Projects ELI VLI LI M AM
P-1 Village at West
Creek North 47906013 9.01 571 E Jensen
Ave P23-04115
This project was approved
and receive entitlement on
December 22, 2023.
64 13 43 0 1 121
Development of 121 affordable rental housing units as
Phase 1 of the West Creek Village master planned
community by Self Help Enterprises. Funded by
LIHTC, NTHF, HOME, and CA Housing Accelerator
with 55-year Declaration of Restrictions. It is a mixture of two and three-story buildings with 38 one-bedroom
units, 51 two-bedroom units, and 32 three-bedroom
units. Residential Multi-family, Medium High Density
(RM-1) Zone District at 25 dwelling units/acre.
3 phases – expect to start
phase 1 by January 2025 but
challenge is getting funded
because it’s oversubscribed.
Will be dictated by
funding source but
in phase one 30
units will be for
very low income.
P-2 Step Up on 99
44923201
20 1240 N
Crystal Ave
102
P21-02291,
B23-05208,
B23-05213,
and
B23-07481
This project was entitled in
June 2021 and submitted for
building permits in May
2023. Building permits were
issued (at risk) on June 30,
2023. Construction is
underway as of February
2024.
21 28 13 0 1 63
Hotel conversion to deed-restricted affordable units
and one manager’s unit and construction of one new
building on APN 44923201. Fresno Housing
Authority. Homekey and LIHTC funded FHA project;
21 units at 30% AMI, 8 units at 40% AMI, 20 units at
50% AMI, and 13 units at 60% AMI, and 1 manager’s
unit at market rate. Neighborhood Mixed Use (NMX)
Zone District at 29 dwelling units/acre.
Phasing: 1) demolition of
current lobby/on-site
manager building; 2)
adaptive reuse of existing
motel rooms; 3) additional
landscaping and outdoor
community spaces.
Anticipated completion by
Dec 2024.
N/A
44923202
P-3 Peach-Tulare
Apartments
46309011
29.03 N/A P19-06061
This project was approved
and received entitlements on
August 28, 2020 and June 6,
2021. Entitlements extended
through August 27, 2025.
0 0 0 65 64 129
129 units of market rate rental two- and three-bedroom
apartment units. House demolished on APN 46309057
under demolition permit B21-04991. Residential
Multi-family, Urban Neighborhood (RM-2) Zone
District at 30 dwelling units/acre.
Unknown Unknown
46309028
46309057
46309059
P-4
Maple Luxury
Living
Duplexes
47130228 13.04 2056 S Maple
Ave
P20-01643 This project was approved and
received entitlements on
10/29/2021. The entitlement
will expire on 10/21/2024
unless it receives an extension.
Submitted for building permits
on 3/17/2021 but building
permits have not yet been
pulled.
0 0 0 0 23 23
23 units of luxury market rate duplexes. Residential
Single-family, Medium Density (RS-5) Zone District at
12 dwelling units/acre.
Barriers identified by
applicant: price of lumber
and interest rates
Unknown B21-02221 to
B21-02232
P-5
Jensen-Maple
Mix of uses on
one parcel
(RM-3, CC,
and IL)
48003060 12.02 4645 E
Jensen Ave
P20-00636,
P24-01220,
P24-01186,
AD23-03130,
BG23-00006
This project was approved
and received entitlements on
March 5, 2021. Site grading
and utility improvements are
underway but building
permits have not yet been
issued.
0 0 0
75 75 150
Mixed-use commercial, light industrial, and 150
market rate multi-family. Four-story rental residential units and a day care center. Rental studio, one-, and
two-bedroom apartment units. Residential Multi-
family, High Density (RM-3) Zone District at 13
dwelling units/acre (43 du/acre for RM-3 part of the
parcel). Approximately 31,000 sq ft of commercial
proposed on Community Commercial (CC) and Light
Industrial (IL) zoned part of the parcel.
Unknown Unknown
SECTION 1E-2: SITES INVENTORY
1E-2-6 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 ID Project
Name APN(s) Census
Tract Address Tracking ID Project Status
Units by Income Level Total
Units Project Description
Phasing, Anticipated
Build-out, and Known
Barriers to Development
Projected Rents
for Market Rate
Projects ELI VLI LI M AM
P-6 The Park
46828205T
1 829 Fulton St P21-04764
This project was approved
and received entitlements on
December 27, 2021.
0 0 0 81 80 161
Mixed-use with ground floor commercial and five
floors of 161 rental one-bedroom apartment units.
Downtown Core (DTC) Zone District at 206 dwelling
units/acre. Parcels 4688205t and 22T are owned by the
Redevelopment Agency of Fresno and APN
46828223T is a City-owned parking lot
Unknown Unknown 468282022T
468282023T
P-7 Villa Di
Abaldo 40353228 1 8715 N
Chestnut Ave
P21-06232,
P23-01723
This project was approved
and received entitlements on
May 11, 2023.
0 0 0 16 16 32
32 unit multi-family apartment complex with two-
bedroom apartment units. House demolished under
demolition permit B22-00480. Residential Multi-
family, Medium High Density (RM-1) Zone District at
15 dwelling units/acre.
Unknown Unknown
P-8 The Palms at
Alluvial 40450029 55.08 2806 E
Alluvial Ave
P2200795,
B22-18089,
and
B22-18926 to
B22-189239
This project was approved
and received entitlements on
December 2, 2022. Building
permits were issued on
September 26, 2023.
Construction is underway as
of February 2024.
0 0 0 0 28 28
Gated duplex community - 13 duplexes with two- and
three-bedroom units and 2 single family residential
detached units (T-6402). Residential Single-family,
Medium Density (RS-5) Zone District at 10 dwelling
units/acre.
Anticipated completion in
Fall 2024
Not sure of rents,
but will be market
rate – will depend
on construction
costs and more
P-9 Bath
Apartments 46202009 55.09 255 N Clovis
Ave
P20-04549,
B23-11359,
B23-11808 to
B23-11812,
P22-03017
This project was submitted
for entitlement review on
March 5, 2021, and approved
on August 8, 2022. Then the
project was submitted for
building permit review on
July 31, 2023.
0 0 0 54 54 108
108 market rate rental one-, two- and three-bedroom
apartment units in 6 apartment buildings. Commercial
Mixed Use (CMX) Zone District at 22 dwelling
units/acre.
Barrier: owner is delayed in
taking the next steps. Unknown
P-10 DADA Lofts 46620528 30.04 1433
Broadway
P21-05557,
B22-19096,
and
B22-18971,
P22-04143,
P22-03142
This project was approved
for entitlement on August
16, 2022 and an appeal
request was made on
October 24, 2022. The
appeal was denied on
October 5, 2023, and the
project was entitled on
October 31, 2023. The two
buildings (Front and Rear)
were submitted for building
permits review on
December 28 and 29, 2022
respectively and as of
February 2024, the
application is still being
processed.
0 0 0 19 18 37
Downtown apartment units with 31 studio flats, 3 lofts, and 3 two-story townhome rental units in two
buildings. Downtown Core (DTC) Zone District at 82
dwelling units/acre.
No completion date set yet
because more funding is
needed.
Barriers identified by
applicant: construction costs
are high; bank did not
appraise high enough; grants
sometimes trigger prevailing
wage which can actually
increase the funding gap.
No projected rents
yet, but want a mix
with affordable
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-7 ID Project
Name APN(s) Census
Tract Address Tracking ID Project Status
Units by Income Level Total
Units Project Description
Phasing, Anticipated
Build-out, and Known
Barriers to Development
Projected Rents
for Market Rate
Projects ELI VLI LI M AM
P-11
Kings Canyon-
Backer Mixed-
Use
47008103
13.01 4648 E Kings
Canyon Rd
P21-05694,
AD23-05726,
AD23-04481,
B22-18546,
P22-02542,
P21-05694
This project was approved
and received entitlements on
July 1, 2022. Phase 1 Office
building is under
construction but building
permit application for Phase
2 has not yet been
submitted.
0 0 0 12 12 24
Phase 2 Mixed-use retail/commercial and multi-family.
Mixed-use with commercial/retail and 4 rental
apartment units on the ground floor and 20 rental
apartment units on three floors above. Commercial
Mixed Use (CMX) Zone District at 38 dwelling
units/acre.
Unknown Unknown 47008104
47008105
P-12
Mander Villa
Apartment
Complex
50504018 42.18 7018 W
Barstow Ave P21-04839
This project was submitted
for entitlement on
September 2, 2021, and
approved on April 17, 2023.
0 0 0 16 16 32 32 market rate rental two-bedroom apartment units Estimated construction in 2026. Unknown
P-13
Fresno Rescue
Mission - RTC
2 44209058T 20 2341 N
Parkway Dr P23-03411
This project was approved
and receive entitlement on
November 3, 2023
0 0 49 0 0 49
This Rescue the Children facility by Fresno Mission is
a phased community of 49 multi-family factory-built
modular homes to offer supportive affordable housing
for graduates of the Rescue the Children programs and
other displaced low-income individuals. Phase 1 is
land, site and infrastructure development, Phase 2 is
the installation of 20 modular homes, and Phase 3 is
the installation of 39 modular homes and a community
center. The homes vary in size from 288 square feet to
912 square feet fabricated in one, two or three unit
sections and some stacked in two-floor configuration.
Upon building permits being issued, it will take
approximately six months for Phase 1 infrastructure to
prepare the site and another six months for the
completion of Phase 2. Phase 3 installation will be
completed upon the funding availability for them or
within one year after the completion of Phases 1 & 2,
whichever is first. This is an all residential project in a Neighborhood Mixed Use (NMX) Zone District at 37
dwelling units/acre.
No planned phasing
No expected start date
Barriers to development
identified by applicant:
having difficulties with
affordable housing contracts
with the City
N/A
P-14
One Fresno at
Manchester
Center Mall
43718120 51
1901 E
Shields Ave
Building 101
P23-00890
This project was approved
and entitled on August 4,
2023.
0 0 0
305 305 610
Conversion of existing commercial/office space to
rental dwelling units within the Manchester Mall. The
project is planned for construction in three (3) phases (unit counts approximate): Phase 1 includes 165
studios and 56 one-bedroom units, totaling 221 units;
Phase 2 includes 63 studios and 15 one-bedroom units,
totaling 78 units; Phase 3 includes 211 studios and 71
one-bedroom units, totaling 282 units. This is adding
residential to an existing mall that currently has no
residential and is zoned Commercial Regional (CR)
Zone District at 22 dwelling units/acre.
Unknown Unknown
SECTION 1E-2: SITES INVENTORY
1E-2-8 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 ID Project
Name APN(s) Census
Tract Address Tracking ID Project Status
Units by Income Level Total
Units Project Description
Phasing, Anticipated
Build-out, and Known
Barriers to Development
Projected Rents
for Market Rate
Projects ELI VLI LI M AM
P-15 Latitudes at
Armstrong 31025013 58.05
2594 N
Armstrong
Ave
P22-02376
and B22-
19031 to B22-
19091, AD24-
00894, AD24-
00884, P23-
02822
This project was submitted
for entitlement on June 20,
2022, and received approval
on August 15, 2023.
Applicant submitted
construction drawings to
City for building plan check
review on December 23,
2022, and is making
corrections in preparation to
resubmit to City.
0 0 0 32 32 64
64 market rate rental one-, two- and three-bedroom
apartment units. Residential Multi-family, Medium
High Density (RM-1) Zone District at 15 dwelling
units/acre.
Under construction with
anticipated completion of
Fall 2025
Unknown
P-16
Helm Tower
Office and
Lofts
46621204 1 1105 Fulton
St P22-01922
This project was submitted
for entitlement on May 16,
2022, and approved for
entitlement on January 8,
2024.
0 0 0 50 49 99
Conversion of an existing vacant 10-story retail
building into mixed-use retail and 99 units of market
rate multi-unit residential. Mixed-use with retail on
ground floor and floors 2 through 10 converted into
rental studio apartment units. Downtown Core (DTC)
Zone District at 341 dwelling units/acre.
Unknown Unknown
P-17 Green Valley
Apartments 47216201 14.07 717 S Adler
Ave P22-02697
This project was submitted
for entitlement review on
July 15, 2022, and approved
on April 12, 2023.
0 0 0 4 4 8
8 units market rate multi-family rental three-bedroom
apartment units. Commercial Mixed Use (CMX) Zone
District at 31 dwelling units/acre.
Anticipate building permits
may take 2 months, but no
other issues at this time
Unknown
P-18 Ashlan Inn 51010047S 38.09 4278 W
Ashlan Ave
P22-00797
and B22-
12673
This project was approved
and entitled on August 15,
2022. Then received building
permits on August 15, 2023,
and construction is underway
as of February 2024.
0 0 0 62 63 125
Hotel to dwelling unit conversion to 125 housing units.
This is an all-residential project and the development
will occur within one two-story building and all of the units are studios including 7 units that are accessible to persons with disabilities. Commercial General (CG)
Zone District at 32 dwelling units/acre.
Unknown Unknown
P-19 Majestic Palms
Apartments 51203108 42.18 4879 N Bryan
Ave
P22-03852
B23-09554,
B23-09692 to
B23-09702,
B23-10443,
and
B23-09554
This project was submitted
for entitlement review on
October 4, 2022, and
received approval on January
8, .2024. The project was
submitted for building plan
check review on August 7,
2023, and as of June 2024, is
still under review.
0 0 0 71 70 141
141 market rate rental one-, two-, and three-bedroom
apartment units and one manager's unit. Regional
Mixed Use (RMX) Zone District at 18 dwelling
units/acre.
Completion: Summer 2026
Barriers identified by
applicant: Accela more
challenging than previous in-
person processing
$2,000-$3,500
P-20
Avalon
Commons
Buildings 1
thru 5
40407150T 55.09 7521 N
Chestnut Ave
P21-02506,
B22-18206,
B22-18342 to
B22-18345
This project was approved
and entitled on June 25,
2022. Then received
building permits on October
18, 2023, and construction
is underway as of February
2024.
0 34 25 46 0 105
This is an affordable multi-family housing project by
Fresno Housing utilizing LIHTC and NPLH funding
and exercising an affordable density bonus to get a
33% increase in total allowable unit. This project
includes twelve one- and two-story buildings with 105
total units and a unit breakdown of 16 one-bedroom,
53 two-bedroom, and 36 three-bedroom units. This
project was entitled in June 2021 under application
P21-02506 and 60 of the units are currently under
construction. The other 45 units have not been
submitted for building permit plan review yet.
Residential Single-family, Medium Density (RS-5)
Zone District at 15 dwelling units/acre.
Completion: Fall 2024 7521 N Chestnut
Ave
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-9 ID Project
Name APN(s) Census
Tract Address Tracking ID Project Status
Units by Income Level Total
Units Project Description
Phasing, Anticipated
Build-out, and Known
Barriers to Development
Projected Rents
for Market Rate
Projects ELI VLI LI M AM
P-21 Parkside Inn 44927056T 20 1429 W Olive
Ave P22-04444
This project was submitted
for entitlement review on
November 17, 2022, and
approved on June 7, 2023.
15 6 17 1 0 39
Deed-restricted lower -income housing development
by the Fresno Housing Authority. Hotel Conversion
(27 units) and 12 new multi-family units. Specific
levels of affordability are undetermined at the moment
but will be affordable to lower-income. Rental studio,
one-, two-, three-bedroom, and special needs apartment
units and one manager's unit. Neighborhood Mixed
Use (NMX) Zone District at 22 dwelling units/acre.
Completion: Spring 2026
Phase 1: 27 units, hope to start
next spring
Phase 2 16+units, hope to apply
next year
Barriers identified by applicant:
Competitive funding; Accela
more challenging than previous
in-person processing
N/A
P-22
Self-Help
Enterprises 6
SFRs
47716201T 9.02 2304 S
Walnut Ave
P22-00670,
B24-01581,
B24-01583,
B24-01584,
B24-01586,
B24-01590,
and
B24-01591
This project was approved
and received entitlements on
July 8, 2022. Then
submitted for building plan
check review on February 8,
2024, and is still under
review.
0 0 6 0 0 6
Custom affordable deed-restricted single family
residential (6 units) by Self Help Enterprises. Deed-
restricted at 50% to 80% AMI, HOME and PLHA 30-
year Declaration of Restrictions. Residential Single-
family, Medium Density (RS-5) Zone District at 8
dwelling units/acre.
No planned phasing
Expected completion date
mid Jan 2025
Barriers, coordination with
utilities, and some problems
with private owner
This property will
not have rents, it
will be
homeownership
P-23 San Joaquin
Hotel 42504139 46.02 1309 W Shaw
Ave N/A
This project was submitted
for entitlement review on
December 20, 2022.
0 59 0 0 0 59
Hotel conversion to dwelling units (69 units total, 24
units for chronic homelessness and 35 for youth).
Funded by Project Homekey. Phase 1 - 10 ground floor
units have been entitled and completed. Remaining 59
units have not yet been completed. Commercial Mixed
Use (CMX) Zone District at 40 dwelling units/acre.
Unknown N/A
P-24
Self-Help
Enterprises 11
SFRs
47714530T
9.02 84 E Geary St
P22-00671,
B23-13767,
B23-13774,
B23-13775,
B23-13777,
B23-13779 to
B23-13781,
and
B23-13783 to
B23-13786
This project was approved
and received entitlements on
June 20, 2022. Then
submitted for building plan
check review on September
7, 2023..
0 0 11 0 0 11
Custom affordable deed-restricted single family
residential (11 units) by Self Help Enterprises. Deed-
restricted at 50% to 80% AMI, HOME and PLHA 30-
year Declaration of Restrictions. Residential Single-
family, Medium Density (RS-5) Zone District at 2.5
dwelling units/acre.
No phasing
Expected completion date is
Sept 2024
Barriers, coordination with
utilities, and some problems
with private owner
This property will
not have rents, it
will be
homeownership
47714531T
47714532T
47714533T
47714542T
47714544T
47714545T
P-25 Audubon Park
Apartments
40257008
44.11 555 W
Audubon Dr P19-04137
This project was approved
and received entitlements on
February 12, 2020.
0 0 0 0 63 63
Expansion of existing Audubon Park Apartments to
add an additional 63 units of market rate rental studio, one-, two-bedroom apartment units with underground
parking garage. Residential Multi-family, High Density
(RM-3) Zone District at 19 dwelling units/acre.
Completion: Summer 2026
Barriers identified by
applicant: Accela more
challenging than previous in-
person processing
$2,500-3,500;
luxury multifamily,
above moderate-
income 40257009
P-26 Sarah's Court 31310124 14.11 200 N Salma
Ave
B22-09529
P21-00561
This two-phase 240
affordable unit project was
approved and received
entitlements on August 30,
2022. Building Permits were
issued on January 5, 2023,
for 120 units under Phase 1
and construction is
underway. The 120 units for
Phase 2 have not been
submitted for building
permit plan check review.
0 0 120 0 0 120
Part of Fancher Creek Town Center. 240 multi-family
deed-restricted affordable units, with Phase 1 (120
units being built by June 2024) and Phase 2 (120
units). Funded by LIHTC and HOME funds.
Commercial Regional (CR) Zone District at 46
dwelling units/acre.
Phase 1 anticipated opening
in Fall 2024
Phase 2: potential barrier is
being able to receive LIHTC
N/A
SECTION 1E-2: SITES INVENTORY
1E-2-10 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 ID Project
Name APN(s) Census
Tract Address Tracking ID Project Status
Units by Income Level Total
Units Project Description
Phasing, Anticipated
Build-out, and Known
Barriers to Development
Projected Rents
for Market Rate
Projects ELI VLI LI M AM
P-27 Ambassador
Hotel 44923111 20 1804 W Olive
Ave B22-12938
Under the Emergency
Housing Program this
project was not required to
be entitled. This project did
receive building permits on
August 16, 2023, and
completed construction on
October 12, 2023.
52 0 0 0 0 52
Conversion of two-story hotel into 52 affordable
housing units including 8 accessible to persons with
disabilities. All the units are studios. The project is Homekey funded with a 55-year Declaration of
Restrictions. Neighborhood Mixed Use (NMX) Zone
District at 50 dwelling units/acre.
Project is completed and
occupied N/A
P-28 Willow
Apartments
40409046 and
40409047 55.09
7345 and
7355 N
Willow Ave
B20-01446 to
B20-01461
This three-phase multi-
family residential project
was approved for
entitlement on May 19,
2008. The first two phases
of this project received
building permits on August
3, 2023, and construction is
underway.
0 0 0
132 133 265
This is a 265 unit multi-family residential apartment
complex with 24 two-story apartment buildings
consisting of a mix of one-, two-, and three-bedroom.
The three-story community center includes one
manager’s unit. This is a three phase project and the 176 units currently under construction represent 16 buildings and a clubhouse in the first two phases. Phase 3 has not been issued building permits. Residential Multi-family, Medium High Density (RM-1) zoning at 16 du/acre.
Multiple phases with phase 1
under construction and
estimated to be complete in
14 months; phase 2 estimated
to be complete in about 3
years; third phase is
unknown at this time.
Unknown
P-29 Heritage
Estates
47706004T 9.02 123 -139 E
Pitt Ave, 122
– 141 E
Belgravia,
121 – 148 E
Tower Ave,
2305 - 2389 S
Modoc St
P23-02692 All residential building
templates were approved in
May 2024. All 33 SFRs have
been submitted for plan
check in June 2024. All 33
SFRs have received at-risk
foundation only permits in
July 2024, which means they
can begin laying
underground utilities and
concrete foundations prior to
receiving building permits.
0 0 33 0 0 33
This is an affordable homeownership development
project by Fresno Housing. The project will consist of
33 single family homes, with the first homes estimated
to be available by August 2025.
Groundbreaking happened
September 2024.
This property will
not have rents, it
will be
homeownership
Total 152 140 317 1,041 1,107 2,757
APN = Accessor’s Parcel Number, N/A = Not Available, DU = Dwelling Units, ELI = Extremely-low Income, VLI = Very-low Income, LI = Low-income, M = Moderate-income, AM = Above-moderate Income Source: City of Fresno and Ascent, September 2024.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-11 Table 1E-2.4: Vacant Land with Final Subdivision Maps Under Construction, City of Fresno, June 2023
Map
Number
Recorded
Year
Number
of Single-
Family
Lots
Number of
Permits Issued
Prior to
June 18, 2023
Number of Unbuilt
Single Family
Lots Counted in
6th Cycle
Income Category
5388 2023 42 16 26 Above Moderate
6139 2017 102 92 10 Above Moderate
6162 2021 83 26 57 Above Moderate
6201 2022 97 0 97 Above Moderate
6224 2021 349 86 263 Above Moderate
6238 2023 47 34 13 Above Moderate
6258 2021 98 87 11 Above Moderate
6285 2021 181 165 16 Above Moderate
6295 2021 110 71 39 Above Moderate
6299 2023 218 56 162 Above Moderate
6308 2023 209 34 175 Above Moderate
6336 2022 72 26 46 Above Moderate
6400 2023 72 20 52 Above Moderate
Total 1,680 713 967
Source: City of Fresno, June 2023.
Sites Inventory
State law requires that jurisdictions demonstrate in the Housing Element that the land inventory is adequate to accommodate that jurisdiction’s share of the region’s projected growth (RHNA).
Fresno has many vacant residential development opportunities along with underutilized non-vacant sites with redevelopment potential with sufficient capacity to meet and exceed the identified housing need for 20 23- 2031. The detailed sites inventory is contained in Section 1E-7 (Detailed Sites Inventory Tables), Table 1E-
7.1 and Table 1E-7.2. The opportunities shown in this inventory consist of vacant and non-vacant land in residential, mixed-use sites, and commercial districts that allow residential developm ent. No identified constraints on these sites would prevent development or reuse during the Housing Element period.
Methodology
The following is a description of the methodology used to estimate housing unit capacity on vacant and non-vacant sites within Fresno and to classify sites by income level.
SECTION 1E-2: SITES INVENTORY
1E-2-12 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Income Assumptions
Density can be a critical factor in the development of affordable lower -income housing. Higher density development can lower per-unit land cost and facilitate construction in an economy of scale. The following describes the assumptions used to determine the inventoried income categories and the realistic buildout capacity for each site.
Lower-Income Sites
State law (Government Code Section 65583.2(c)(3)) establishes a “default density standard” of 30 units per acre for Fresno, which is categorized as a metropolitan jurisdiction because the population exceeds 100,000.
This is the density that is “deemed appropriate” in State law to accommodate the City’s lower-income RHNA.
Most zoning districts in Fresno allow for this density; however, many of these zones use height to regulate the maximum building envelope rather than a residential density standard.
To accelerate housing production in infill areas the City adopted amendments to remove maximum density limitations in the Mixed Use Districts, to modify the restriction that prohibits ground floor residential uses in mixed-use, and to allow ministerial approval of multi-family residential uses within the Priority Areas for Development. The City performed an analysis to determine the following maximum achievable densities under the height, setback, and other development standards for the mixed use zoning districts:
▪ CMS (Commercial Main Street): 48 units per acre
▪ CMX (Corridor/Center Mixed Use): 75 units per acre
▪ CR (Commercial – Regional): 80 units per acre
▪ NMX (Neighborhood Mixed Use): 64 units per acre
▪ RMX (Regional Mixed Use): 90 units per acre
The Downtown Development Code establishes unlimited densities for the three Downtown Districts (Downtown Core (DTC), Downtown General (DTG), and Downtown Neighborhood (DTN)) as well as the Apartment House (AH) Overlay zone. To determine achievable densities in the Downtown, the City analyzed development trends of residential projects since 2008. The average number of units per floor for projects in Downtown Fresno was 18.9 units per floor. Multiplying that average by the allowed number of stories for Downtown Districts and the AH overlay, the City determined the following potential densities for these zones:
▪ DTC (Downtown Core): 283 units per acre (15 stories)
▪ DTG (Downtown General): 189 units per acre (10 stories) ▪ DTN (Downtown Neighborhood): 113 units per acre (6 stories) ▪ DTN-AH (Apartment House) Overlay: 57 units per acre (3 stories) APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-13 Based on the density analysis of mixed use and Downtown Districts, it was determined that the following zoning districts in Fresno allow at least 30 units per acre:
▪ RM-2 (Residential Multi-Family, Urban Neighborhood): 16-30 units per acre ▪ RM-3 (Residential Multi-Family, High Density): 30-45 units per acre ▪ DTC (Downtown Core): No density or Floor Area Ratio (FAR) limits, 190 foot height limit ▪ DTG (Downtown General): No density or FAR limits, 140 foot height limit ▪ DTN (Downtown Neighborhood): No density or FAR limits, 90 foot height limit ▪ AH (Apartment House) Overlay: No density or FAR limits, 35 foot height limit ▪ NMX (Neighborhood Mixed Use): min. density 12 units/acre, no max. density ▪ CMX (Corridor/Center Mixed Use ): min. density 16 units /acre, no max . density (note: General Plan requires a minimum 40 percent residential use)
▪ RMX ( Regional Mixed Use ): min. density 30 units/acre, no max. density (note: General Plan requires a minimum 30 percent residential use)
▪ CMS (Commercial - Main Street): no density limit
▪ CR (Commercial – Regional): no density limit
Sites larger than 0.5 acres and within a zoning district listed above were included in the inventory as meeting the lower-income RHNA, except as described below.
Moderate-Income Sites
Zoning districts that allow multi-family residential at densities less than 30 units per acre are assumed to accommodate the moderate-income RHNA. In Fresno, this includes two zoning districts:
▪ RM-1 ( Residential Multi -family, Medium High Density ), which allows for multi-family at a density of 12-16 units per acre; and
▪ RM-MH (Mobile Home Park), which allows for the development of mobile home parks at a density of 12-16 units per acre.
Above Moderate-Income Sites
Zoning districts that allow primarily single -family housing are counted in the above moderate -income inventory. This includes the following zoning districts:
▪ RE (Residential Estate): up to 0.15 units/acre
▪ RS-1 (Residential Single-family, Extremely Low Density): up to 1.0 unit/acre ▪ RS-2 (Residential Single-family, Very Low Density): up to 2.5 units/acre SECTION 1E-2: SITES INVENTORY
1E-2-14 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 ▪ RS-3 (Residential Single-family, Low Density): up to 3.5 units/acre ▪ RS-4 (Residential Single-family, Medium Low Density): 3.5-6.0 units/acre ▪ RS-5 (Residential Single-family, Medium Density): 5.0-12.0 units/acre In addition, sites smaller than 0.5 acres with the zoning districts listed above as meeting the “default density” for lower-income sites are counted in the above moderate -income sites inventory, assuming that these sites are too small to accommodate subsidized lower-income developments.
While the inventory assumes single family homes on these sites, it is important to note that many of these zones allow a broader variety of housing types including duplexes, Senate Bill ( SB) 9 lot splits, and Accessory Dwelling Units (ADUs).
Realistic Capacity
Government Code Section 65583.2(c) requires, as part of the analysis of available sites, a local government to calculate the projected residential development capacity of the sites identified in the housing element that can realistically be achieved. The h ousing element must describe the methodology used to make this calculation. Jurisdictions have two options to make this calculation: 1) use the minimum densities, or 2) use a realistic density based on typical densities of other residential developments at similar affordability levels and other adjustment factors to account for land use controls and infrastructure availability.
Capacity Assumptions on Residential Districts
In order to develop assumptions of realistic density for each of the zones where housing is an allowed use, City staff reviewed the density of recently approved and built residential projects from 2018 to 2023. Table 1E-2.5 outlines density assumptions by zone. A separate methodology, which is described below, was used to determine realistic density assumptions for the mixed use zones to reflect the recent (2022) amendments to remove maximum density limitations.
The realistic residential development potential of vacant and non -vacant sites has been assumed to be between 60 to 95 percent of the maximum permitted density, depending on the zone, for Residential Single Family (RS) and Residential Mult i Family (RM) Districts . As shown below in Table 1E -2.5, project examples from 2018-2023 in the RS and RM Districts varied in range, sometimes exceeding the maximum allowed densities and other times not meeting the minimum. There is one site in the vacant inventory that is zoned Mobile Home Park (RM -MH). Because there are not any recent examples of mobile home park developments, the realistic density of 8.5 units per acre was set based on the average density of surrounding mobile home parks.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-15 Table 1E-2.5: Density Assumptions for Residential Districts Zone
District
Min. Density
DU/ Acre
Max Density
DU/ Acre
Project Examples (2018-2023) Density Assumptions
Number DU/Acre
Average
Actual
Percent
of Max
DU/Acre
Range
Assumed
Percent
of Max
Realistic
Density
DU/Acre
Affordability Level
Residential Single Family (RS) Districts
RE N/A 0.2 N/A N/A N/A N/A 80% 0.1 Above Moderate
RS-1 N/A 1.0 N/A N/A N/A N/A 80% 0.8 Above Moderate
RS-2 N/A 2.5 N/A N/A N/A N/A 80% 2 Above Moderate
RS-3 N/A 3.5 16 3.3 95% 2-7 95% 3.3 Above Moderate
RS-4 N/A 6.0 39 5.0 80% 3-9 80% 4.8 Above Moderate
RS-5 N/A 12.0 99 8.3 68% 3-26 70% 8.4 Above Moderate
Residential Multi-Family (RM) Districts
RM-1 12 16.0 25 13.9 87% 4-21 85% 13.6 Moderate
RM-2 16 30.0 16 17.8 59% 14-30 60% 18 Very Low/Low (> 0.5 acre), Moderate (< 0.5 acre)
RM-3 30 45.0 2 34.5 77% 25-44 75% 33.8 Very Low/Low (> 0.5 acre), Moderate (< 0.5 acre)
Other
RM-MH 12 16.0 0 N/A N/A N/A N/A 8.5 Moderate
N/A = Not Applicable, RE = Residential Estate, RS-1 = Residential Single-Family, Extremely Low Density, RS-2 = Residential Single-family, Very Low Density, RS-3 = Residential Single-family, Low Density, RS-4 = Residential Single-family, Medium Low Density, RS-5 = Residential Single-family, Medium Density, RM-1 = Residential Multi-family, Medium High Density, RM-2 = Residential Multi-Family, Urban Neighborhood, RM-3 = Residential Multi-Family, High Density, RM-MH = Mobile Home Park Source: City of Fresno and Ascent, June 2023.
SECTION 1E-2: SITES INVENTORY
1E-2-16 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Capacity Assumptions on Mixed Use Sites
To accelerate housing production in infill areas, the City adopted zoning amendments to remove maximum density limitations in the Mixed Use Districts, modify the restriction that prohibits ground floor residential uses in mixed- use, and allow ministerial approval of multi-family residential uses within the Priority Areas for Development.
The City performed an analysis to determine the following maximum achievable densities under the height, setback, and other development standards for the mixed use zoning districts.
Commercial and Mixed Use Zones
Table 1E-2.6 identifies the five mixed-use and commercial zones included in the inventory that allow residential development. The three mixed use zones (NMX, CMX, RMX) require residential development and do not allow 100 percent non-residential developments except on lots smaller than 20,000 square feet or more than 1,000 feet from a planned or existing bus rapid transit (BRT) route. The CMS and CR zones allow but do not require residential to be included in all developments. These zones allow both standalone residential and standalon e commercial developments.
However, all five zones have some level of restrictions on ground floor residential uses in order to activate the sidewalk. In the MX zones, residential is not allowed on the ground floor within 200 feet of an intersection of two or more major streets with the exception of main building entrances and active community spaces. In the CMS and CR zones , ground floor residential is not permitted along arterials or collectors . In addition, th ere are requirements for active ground floor uses for developments close to transit stations in all five zones. Within 100 feet in each direction of an existing or planned BRT station, no less than 60 percent of the building frontage along public streets must be occupied by food and beverage sales, entertainment and recreation, general personal services, artist's studios, eating and drinking establishments, personal services, general retail, or convenience retail uses. Other high-activity uses that typically operate at night and on weekends may be approved at the discretion of the Review Authority.
As described above, in 2022 the City modified standards in the commercial and mixed use zones to facilitate higher residential densities. One of the key changes was to remove the maximum residential density and instead rely on height. As part of this effort, the City created conceptual sites plans to determine reasonable densities under the Citywide Development Code. The Citywide Development Code Section 15-309 defines FAR as the measure of intensity of non-residential development, so it was not applied to Mixed Use Development. The conceptual plans reflected required commercial components. The anticipated densities were significantly higher than what had been previously allowed in the commercial and mixed use zones. Because the zoning amendment is so recent, there are only a few projects that have been submitted or approved under the new standards. However, given the significant increase in allowed density and the minimum residential requirements for several of the mixed use zones (described above), it is realistic to assume development in these mixed use zones will be at much higher densities.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-17 Looking at development trends on mixed use zoned sites over the past five years (i.e., since 2018), 48 percent of developments have been commercial (including 100 percent commercial developments and commercial that is part of a mixed use project) and 52 percent have been residential. The sites inventory applies an assumption of 50 percent of the identified reasonable density in commercial and mixed use zones to account for commercial development in mixed use zones , as shown in Table 1E-2.6. Mixed-use sites account for 29 percent of all residential capacity identified, including 52 percent of lower-income housing capacity.
Table 1E-2.6: Density Assumptions for Mixed Use Zones
Zone
District
Zone District
Name
Min.
Density
(DU/
Acre)
Calculated
“Reasonable”
Density
(DU/ Acre)
Density Assumptions
Allowed Land
Uses Assumed
Percent
Residential
Realistic
Density
(DU/Acre)
NMX Neighborhood
Mixed Use 12 64 50% 32.0 Horizontal or vertical
mixed use,
standalone
residential,
standalone non-
residential is only
permitted on lots
smaller than 20,000
square feet or further
than 1,000 feet from
a planned or existing
BRT route
CMX Corridor/Center
Mixed Use 16 75 50% 37.5
RMX
Regional Mixed
Use
30 90 50% 45.0
CMS Commercial –
Main Street N/A 48 50% 24.0 Vertical or horizontal
mixed use,
standalone
residential,
standalone
commercial
CR
Commercial –
Regional N/A 80 50% 40.0
Source: City of Fresno and Ascent, June 2023.
Recent Project Examples in Mixed Use Zones
Recent development trends in Fresno reflect a high demand for residential development, which has resulted in developments that emphasize residential development over exclusively non -residential developments. Most mixed-use projects that have been approved or are in the development process are primarily residential, with just enough ground-floor retail to occupy the ground floor. Even with the provision of ground-floor commercial space, most of these developments were able to achieve or exceed the previously established maximum allowable residential densities, further demonstrating the strength of residential development over commercial development in Fresno. Staff anticipates that this trend will continue, and land zoned for mixed use will achieve residential densities at or above the previously maximum allowed.
SECTION 1E-2: SITES INVENTORY
1E-2-18 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 The following are examples of recent projects in mixed use zones that are at various stages.
Hageman Apartments
The Hageman Apartments is zoned CMS with a density of 42 dwelling units per acre. This project is located at 1010 E Home Avenue (APN 451-122-24), which is a 0.24 acre site in the Tower District near Fresno City College. It will be a three-story vertical mixed-use development with 10 units of affordable housing; 91 percent residential and 6 percent retail/office. The project received approval for entitlement in 2018 and is in building permit review as of September 2024.
The Hardison
The Hardison is zoned NMX with a density of 106 dwelling units per acre. It is located at 2049 Broadway Street (APN 459-296-03), which is 0.17 acres and located in Downtown Fresno. It will be a four-story vertical mixed- use site with 26 units of market -rate housing; 75 percent residential and 25 percent retail/office. The project received entitlement approval in 2020 and is in building permit review as of September 2024.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-19 Brandhaven Senior Apartments
The Brandhaven Hageman Apartments are zoned CR with a density of 118 dwelling units per acre. They are located at 150 N Salma Avenue (APNs 313-920-03, 05, 06, and 07 ), which is a 1.52-acre site in southeast Fresno. It is a three story 100 percent residential development with 178 affordable units and two manager units.
The project received approval for entitlement in 2020 and completed construction in 2023.
SECTION 1E-2: SITES INVENTORY
1E-2-20 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Downtown Zoning Districts
Downtown sites account for 11 percent of all residential capacity identified, including16 percent of the lower- income housing capacity . As described above, t he Zoning Code establishes unlimited densities for the three Downtown Districts (Downtown Core (DTC), Downtown General (DTG), and Downtown Neighborhood (DTN)) as well as the Apartment House (-AH) Overlay zone. To determine achievable densities in the Downtown, the City analyzed development trends of residential projects since 2008. The average number of units per floor for projects in Downtown Fresno was 18.9 units per floor. Multiplying that average by the allowed number of stories for Downtown Districts, the City determined the following potential densities for these zones:
▪ DTC (Downtown Core): 283 units per acre (Maximum 15 stories) ▪ DTG (Downtown General): 189 units per acre (Maximum 10 stories) ▪ DTN (Downtown Neighborhood): 113 units per acre (Maximum 6 stories) ▪ DTN-AH (Apartment House) Overlay: 57 units per acre (Maximum 3 stories) However, recent development projects have not been built at the maximum heights allowed in the downtown zones. Instead, developments in the DTC zone ranged from 4-11 stories; developments in the DTN zone ranged from 2-4 stories; and developments in the DTN -AH zone were typically 2 stories. Looking at actual built and approved projects in the downtown zones during the 2018-2023 timeframe shows densities within the range of 65-247 units per acre, depending on the zone. The realistic densities used in the sites inventory analysis are based on median densities for projects approved in 2018-2023 unless otherwise noted in Table 1E-2.7.
Table 1E-2.7: Density Assumptions for Downtown Districts Zone
District Zone District Name
Maximum
Number
of Stories
Project Examples (2018-2023) Realistic
Density
DU/Acre Number DU/Acre
Average
DU/Acre
Median
DU/Acre
Range
Downtown Districts
DTC Downtown Core 15 5 136 90 81-247 90
DTG* Downtown General 10 N/A N/A N/A N/A 83
DTN Downtown
Neighborhood 6 6 72 76 36-94 76
DTN-
AH**
Apartment House
Overlay 3 3 32 N/A 17-47 32
*There were no projects in the DTG zone. The realistic density is calculated as an average between the DTC and DTN realistic densities since the DTG zone allows 10 stories of development, which is halfway between the 15 allowed in the DTC and the 6 allowed in the DNT zone.
**There were no projects in the DTN -AH zone during the 2018 -2020 timeframe. The density analysis is based on development projects from 2008-2013 as described in the previous housing element.
Source: City of Fresno and Ascent, June 2024.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-21 Recent Project Examples in Downtown Zones
The following are examples of recent developments in the Downtown zones. Both of these projects are at densities that greatly exceed the realistic densities used in the sites inventory calculations.
The Monarch @ Chinatown
The Monarch @ Chinatown is zoned DTN with a density of 106 dwelling units per acre. It is located at 1101 F Street (APN 467-065-15), which is 0.60 acres. It is a four -story vertical mixed-use project with 52 affordable housing units; 93 percent residential and 7 percent retail. The project received approval for entitlement in 2020 and completed construction in 2023.
SECTION 1E-2: SITES INVENTORY
1E-2-22 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 The Park
The Park is zoned DTC with a density of 206 dwelling units to the acre. It is located at 829 Fulton Street, APN 468-282-05T, which is 0. 78 acres and located in Downtown Fresno. It will be a six -story vertical mixed -use project with 161 housing units; 83% residential and 17% retail/office. The project received approval for entitlement in August 2024 and has not submitted for building permits yet.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-23 Non-Vacant Sites
State law allows jurisdictions to rely on non -vacant and underutilized sites to accommodate the RHNA.
However, non-vacant sites can present challenges for residential redevelopment and must therefore be analyzed closely to determine suitability. Jurisdictions must consider the extent to which existing uses may constitute an impediment to additional residential development, past experiences converting existing uses to higher density residential development, lease or contract requirements limiting residential redevelopment, development trends, market conditions, and regulatory or other incentives.
Jurisdictions that rely on non -vacant sites to accommodate more than 50 percent of the lower -income RHNA must include substantial evidence that the existing use on each non-vacant site in the inventory will not create an impediment to development during th e planning period (Government Code Section 65583.2(g)(2)). After accounting for capacity in approved projects, on vacant sites, and projected accessory dwelling units (ADUs) , the sites inventory relies on non-vacant sites to meet only 22 percent of the low er-income RHNA. The non - vacant sites included in this Housing Element sites inventory have been vetted through a site -by-site analysis to only include sites deemed to have a great potential for redevelopment during the planning period. The sites generally fall into five categories, which are described in more detail below.
A. Agricultural Uses Planned for Residential
There are several hundred acres of agricultural land, mostly on the periphery of city limits, that have been annexed into the city and zoned for residential development. Many of these sites have approved tentative subdivision maps and are planned for residential development in the short-term. Several of the sites are fallowed farm fields that are no longer actively farmed, and several are immediately adjacent to recently built residential subdivisions. The City reviewed the initial list of non-vacant sites with agricultural uses and removed sites with active agricultural uses, such as vineyards or orchards, or farms owned and operated by active farmers that seemed likely to continue operations during the planning period. Examples of non-vacant sites with agricultural uses are shown below (see Site Examples A1 and A2).
Site Example A1: Agricultural use with residential subdivision map
SECTION 1E-2: SITES INVENTORY
1E-2-24 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Site Example A2: Fallowed agricultural field
The following are five examples of residential development projects built in recent years on agricultural sites that are similar to the types of sites included in the sites inventory. Project Example A1 is a 240-unit affordable housing development called Sarah’s Court that is being built as part of a multi-phase residential and commercial mixed use development, Fancher Creek Town Center. Project Example A2, The Row, is a market rate apartment project within a residential and commercial mixed use development built on agricultural land. Project Examples A3-A5 are examples of single family residential subdivisions built on agricultural land.
Project Example A1: Sarah’s Court Affordable Housing on Agricultural Land Project Description Before After
Affordable Apartments
Pipeline Project (under
construction). Sarah’s
Court, APN 462420001 –
05 & 00F at 200 N Salma
Ave. Phase I - 120 low
income apartment units
(under construction) and
Phase II – 120 low
income units in building
permit review
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-25 Project Example A2: Market Rate Apartments on Agricultural Land Project Description Before After
Market Rate Apartments
The Row apartments and
commercial, horizontal mixed use,
56801022 -30.
Project Example A3: Single Family Residential on Agricultural Land Project Description Before After
Market Rate Single Family Residential
Single Family
Residential
subdivisions at
northwest corner of
Kings Canyon Rd and
Fowler Ave (FM 5232,
5932, 6103, 6104, and
6291)
SECTION 1E-2: SITES INVENTORY
1E-2-26 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Project Example A4: Single Family Residential on Agricultural Land Project Description Before After
Market Rate Single Family Residential Single Family Residential subdivisions at northwest
corner of Kings Canyon Rd
and Fowler Ave (FM 4380,
4582, 4737, and 4831)
Project Example A5: Single Family Residential on Agricultural Land Project Description Before After
Market Rate Single Family Residential
Single Family
Residential subdivisions
at southwest corner of
Grantland Ave and
Barstow Ave (FM
5600)
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-27 B. Largely Vacant Residential Land
A few of the non -vacant sites are large and mostly vacant parcels with a single house that are planned for development at much higher densities. Many of these sites have a tentative subdivision map and are adjacent to other existing subdivisions. It is common in Fresno for the existing home to be demolished to make way for new residential subdivision development. The City estimated that about 25 percent of the time an existing home will remain and be identified as a remainder lot in the tract map. Examples of non-vacant sites in this category are shown below (see Site Examples B1 and B2).
Site Example B1: Largely vacant residential land with tentative subdivision map
Site Example B2: Largely vacant residential land adjacent to other residential
Tentative Residential
Subdivision Map
House
House
SECTION 1E-2: SITES INVENTORY
1E-2-28 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 The following are three examples of residential development projects built in recent years on rural residential sites that are similar to the types of sites included in the sites inventory. Project Example B1 is a 66-lot single family residential tentative subdivision map approved on a 15.60-acre rural residential parcel. Project Example B2, Avalon Commons, is a 105-unit mixed-income apartment project currently (2024) under construction on a
7.11-acre parcel that was previously used as a rural residence with a landscaping business. Project Example B3 is a 28-unit market rate apartment project called the Palms at Alluvial built on a 4.67-acre rural residential site.
In all these examples the original residence was demolished (or will be demolished) and replaced by new single family or multifamily development.
Project Example B1: Single Family Residential Tentative Map Project Description Before After
Market Rate Single Family Residential APN 31602201,
2149 S Clovis Ave,
Approved Tentative
Tract Map 5672
Project Example B2: Avalon Commons Mixed Income Housing Project Description Before After
Affordable and Market Rate Apartments Pipeline Project (under construction). Avalon
Commons, APN
40407150T at 7521 N
Chestnut Ave. Phase I –
34 units very low income,
25 units low income, and
46 above moderate
apartment units (under
construction). Was a
landscaping business.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-29 Project Example B3: The Palms at Alluvial Market Rate Apartments Project Description Before After
Market Rate Apartments
Pipeline Project (under
construction). The
Palms at Alluvial, 28
market ate apartment
units, APN 40450028
and 29 at 2806 E
Alluvial Ave.
C. Mostly Vacant Land With Paving or Minor Improvements Several sites would be considered vacant land by most standards, but because there are minor improvements or remnant paving from prior uses, they are considered non-vacant by HCD standards. Examples of non -vacant sites in this category are shown below (see Site Examples C1 and C2).
Site Example C1: Mostly vacant land with paving and vehicle access
SECTION 1E-2: SITES INVENTORY
1E-2-30 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Site Example C2: Mostly vacant City-owned land with minor improvements
The following are three examples of residential development projects built in recent years on sites that were mostly vacant but had paving or other minor site improvements. Project Example C1, Iron Bird Lofts, is a 80- unit market rate apartment project built on a 2.17-acre site that had previously been two retail buildings which were demolished around 1994 . Project Example C2, Las Palmas de Sal Gonzales is a 135-unit affordable housing development built on a 4.50-acre site that used to have an office facility that was demolished around 1997. Project Example C3 is a 5-unit single family project built on a 0.60-acre site that had previously been an office building.
Project Example C1: Iron Bird Lofts
Project Description Before After
Market Rate Apartments
Iron Bird Lofts
(constructed)
APN 46618245S,
101 Fulton St,
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-31 Project Example C2: Las Palmas de Sal Gonzales
Project Description Before After
Affordable Apartments
Las Palmas De Sal
Gonzales, APN
47216008, 5070 E
Kings Canyon Rd,
affordable housing
Project Example C3: Single Family Infill Development
Project Description Before After
Market Rate Apartments
Single family
homes, APN
46822320, 450
to 496 M St
D. Existing Non-Residential Uses on Large Lots With Infill Potential There are several non-vacant sites with existing non-residential uses that only cover a small portion of the site.
In many cases the parcels are large enough for the existing uses to remain and the undeveloped portion of the site to be developed with housing at high densities allowed under the mixed use or downtown zoning districts (see Site Example D1 below). In other cases, the existing non -residential use is marginal and would likely be demolished and replaced with residential or mixed use (see Site Example D2 below).
SECTION 1E-2: SITES INVENTORY
1E-2-32 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Site Example D1: Commercial strip center on large lot with infill potential
Site Example D2: Commercial building on corner lot with infill potential
The following are four examples of affordable housing developments built in recent years on underutilized infill sites. All of these developments are on sites that had existing commercial uses with large surface parking lots, similar to many of the nonvacant sites in the sites inventory. Project Example D1 is a planned senior affordable housing development that is proposed on a 6.22-acre City-owned site that used to be occupied by a commercial building. The existing building has been demolished to make way for the new housing development. Project Example D2, Clinton Family Apartments, is a 77-unit affordable housing development within a horizonal mixed use project that is currently (2024) under construction. The mixed -use project will replace an existing commercial strip center and several adjacent residences . The parcels were consolidated and the existing buildings were demolished. Project Example D3, The Link, is an 88-unit vertical mixed use affordable housing development constructed on a 2.91-acre site that had previously been occupied by a commercial business. The existing buildings were demolished. Project Example D4, The Arthur at Blackstone, is also an affordable housing development that replaced an existing commercial building and surface parking lot on five adjacent parcels with 41 units of affordable housing and new commercial in a mixed-use development.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-33 Project Example D1: Planned Senior Affordable Housing
Project
Description
Before Now Planned
Affordable Senior Apartments
Proposed
affordable
senior
housing and
senior center.
APN
42625317,
4343 N
Blackstone
Ave.
Horizontal
mixed/use.
Mostly
Vacant City-
Owned
Property
(Commercial
Bldg/Parking
Lot not in
use,
demolished)
Project Example D2: Clinton Family Affordable Apartments Project Description Before After
Affordable Apartments
Clinton Family Apartments (under
construction), APN 44409220, 22,
26, 27 and 28, 1538 E Clinton Ave,
77 affordable units, horizontal
mixed-use
SECTION 1E-2: SITES INVENTORY
1E-2-34 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Project Example D3: The Link Affordable Apartments
Project Description Before After
Affordable Apartments
The Link (constructed), APN
45106416, 1661 E Home Ave,
vertical mixed use with 88
affordable housing units on the
upper floors and commercial/office
uses on the first floor, and located
on a corner with an existing
commercial building.
Project Example D4: The Arthur at Blackstone Affordable Housing Project Description Before After
Affordable Apartments
The Arthur at
Blackstone (under
construction), APN
44310408T, 09T, 10,
and 23, 3039 N
Blackstone Ave, 41
affordable
units/mixed use on a
corner lot with an
existing commercial
building.
E. Parking lots
The initial list of non-vacant sites included several dozen parking lots, mostly in the downtown area that were associated with existing commercial or office uses, places of assembly, or were standalone paid parking areas.
While all of these parking lots provide opportunity for infill development downtown, the City was selective with which parking lots were included in the Housing Element inventory given the continued reliance on parking in the short-term. Only about half of the initial list of parking lots are included in the inventory. Parking lots that were significantly underutilized, deteriorating, or abandoned were included, as well as parking lots owned or leased by state or local jurisdictions that were not in heavy use. The City reviewed the publicly owned parking lots carefully for appropriateness and removed those not deemed available during the housing element planning period. Site Examples E1 and E2 below demonstrate typical sites that fit within this category.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-35 Site Example E1: Overflow parking lot for adjacent church
Site Example E2: Parking lot, not in use
The following are three examples of affordable and market rate housing developments built in recent years on parking lots. Project Example E1, Brio on Broadway, is a vertical mixed use, market rate housing development built on a 1.34 acre commercial site that was mostly used as surface parking. Project Example E2, Renaissance at Santa Clara, is a 70-unit affordable housing development built on two adjacent parcels totaling 0.74 acres, one of which was an overflow parking lot for an adjacent commercial use. Project Example E3 is a 30-unit market rate apartment development on a 1.01 acre parking lot that was regularly used for a farmers market. Similar to most of the parking lot sites included in the sites inventory, all of these project examples are in Downtown Fresno.
The sites are similar in size and location to the other parking lot sites included in the inventory.
SECTION 1E-2: SITES INVENTORY
1E-2-36 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Project Example E1: Brio on Broadway
Project Description Before After
Market Rate Apartments
Brio on Broadway,
APN 46619328,
1636 Broadway
Avenue, vertical
mixed-use.
Parking lot, not in
use and commercial
building on corner
lot with infill
potential.
Project Example E2: Renaissance at Santa Clara
Project Description Before After
Affordable Apartments
Renaissance at
Santa Clara,
affordable
apartment
units, APN
46708231 and
32, 1505 Santa
Clara Street.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-37 Project Example E3: 2: 1612 Fulton Street
Project Description Before After
Market Rate Apartments
1612 Fulton
Street was a
parking lot
(with regular
farmers
market) and
now market
rate
apartments.
APN 46614416
Fulton Street.
SECTION 1E-2: SITES INVENTORY
1E-2-38 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Summary of Non-Vacant Site Categories
Figure 1E-2.1 shows unit capacity by income level by type of site, including vacant and the five types of non-vacant sites: A) agricultural uses planned for residential, B) largely vacant residential land, C) mostly vacant land with paving or minor improvements, D) existing non-residential uses on large lots with infill potential, and E) parking lots. In all income levels, a majority of the housing capacity on sites in the inventory (not including pipeline project or ADUs) is on vacant sites (51 percent).
Figure 1E-2.1: Housing Capacity on Vacant and Non-Vacant Sites by Category, All Income Levels
Source: Ascent, September 2024.
Figure 1E -2.2 shows unit capacity of lower -income sites by type of site. A majority of the lower-income capacity is on vacant sites (59 percent). Of the non -vacant site categories, sites categorized as existing agriculture have the highe st capacity of 2,234 lower-income units, and sites categorize d as parking lots have the second highest capacity at 2,017 lower-income units. 0 5,000 10,000 15,000 20,000 25,000
Vacant
A. Agriculture
B. Largely Vacant Residential
C. Mostly Vacant, Paved or Minor Improvements
D. Existing Non-residential
E. Parking Lots
Lower Moderate Above Moderate
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-39 Figure 1E-2.2: Lower-Income Site Capacity by Category
Source: Ascent, September 2024.
Publicly Owned Sites
There are about 50 sites in the sites inventory that are owned by various public agencies, including the City of Fresno, Fresno Housing Authority, Redevelopment Agency (now the Successor Agency), and the State of California. City staff has reviewed the list of publicly-owned sites carefully to understand ownership, whether the sites are already planned for housing development, any known barriers to development, and whether or not existing uses would need to be relocated. City staff removed more than 100 sites that are unlikely to develop for a variety of reasons, including site location within airport safety zones; sites planned for local or state infrastructure; sites with existing uses; awkwardly shaped and landlocked sites; and sites located adjacent to industrial uses. The remaining sites included in Table 1E-2.9 represent publicly-owned and generally barrier-free sites with information about ownership and steps to development.
This includes 8 sites that are non-vacant, including 3 lower-income sites located in the Downtown with total capacity for 1,146 units; and 3 above moderate income sites, also mostly smaller high-density zoned sites in the Downtown with total capacity for 72 units. All sites in the inventory are zoned to allow for residential development, and most are vacant, including 9 vacant lower-income sites with capacity for 896 units, 2 moderate-income sites with capacity for 59 units, and 31 above moderate-income sites with capacity for 267 units. This is in addition to the public sites identified in Table IE-2.8 that will be supported by improvements through the Downtown Fresno CIP. 11,111
2,234
100
603
2,081
2,017
Vacant
A. Agriculture
B. Largely Vacant Residential
C. Mostly Vacant, Paved or Minor
Improvements
D. Existing Non-residential
E. Parking Lots
SECTION 1E-2: SITES INVENTORY
1E-2-40 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Downtown Fresno Housing Projects Supported by Infill Infrastructure Grant Several sites in the inventory have been identified as catalyst infill sites through the Infill Infrastructure Grant program. The City of Fresno was awarded $49 million through the State’s Infill Infrastructure Grant Program – Catalytic Qualifying Infill Area (IIGC) in the 2022-2023 fiscal year. The primary goal of IIGC is to promote infill housing development by providing financial assistance for Capital Improvement Pro jects (CIPs) that are an integral part of, or necessary to facilitate the development of , Catalytic Qualifying Infill Areas. Under the program, grants are available as gap funding for infrastructure and other capital improvements necessary for specific residential or mixed-use infill development proposals.
The Downtown Fresno CIP supported by the IIGC grant includes sewer main replacements across multiple streets, a water project, site preparations, surface improvements, urban greening, installation of pedestrian lighting and push buttons, and ancillary works, and construction of a centralized off-site parking structure.
These improvements will allow for development of nine housing projects in Downtown Fresno, shown in Table 1E-2.8 and Figures 1E-2.3-1E-2.5. These projects encompass multiple sites that are under the ownership of the City of Fresno, the Fresno Housing Authority, and private entities. Of 863 total units anticipated to be developed, 457 are planned to be restricted to lower-income households, including 86 units for extremely low- income households, and the remaining 405 units are anticipated to be market rate, which are assumed to provide a 50/50 mix of moderate- and above moderate-income housing.
The grant does not provide funding for the housing developments themselves. However, each planned housing development has a plan to assure financial feasibility in time to meet required IIGC program milestones. These projects are currently in the design phase, and entitlements are expected to be requested by May 2025.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-41 Table 1E-2.8: Downtown Fresno Infill Infrastructure Grant Sites City
Project
ID
Site
ID APN Ownership
Calculated
Project
Acres
Units by Income Level Total
Units Site Description
ELI VLI LI M AM
HD1 1617 46615314 Private Owner 0.55 75 75
The Business Journal parking lot and
right of way. HD1 is planned for student
housing.
HD2 2473 46620656T
Housing
Authority
(HACF)
0.47 62 62
Parking lot for IRS building. Housing
Authority owned site. Assumed that IRS
building will remain. HD2 is planned for
student housing.
HD3 1617
46615318 Private Owner
0.85 16 48 64
The Business Journal parking lot and
right of way. HD3 is planned to receive
Low Income Housing Tax Credits. ROW City of Fresno
HD4 2473 46620656T
Housing
Authority
(HACF)
0.47 15 40 55
Parking lot for IRS building. Housing
Authority owned site. Assumed that IRS
building will remain. HD4 is planned to
receive Low Income Housing Tax
Credits.
HD 5 1615
46620650T
City of Fresno 0.95 56 56 112
Parking lot across from IRS building in
Downtown Fresno. On this site is
proposed Market 1 by Fresno Housing
with 112 market rate units. No
development project submitted in Accela.
There is currently a lease agreement in
place for Fresno County. The most recent
extension dated September 16, 2022
allowed a five-year extension expires
December 31, 2027
46620651T
SECTION 1E-2: SITES INVENTORY
1E-2-42 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 City
Project
ID
Site
ID APN Ownership
Calculated
Project
Acres
Units by Income Level Total
Units Site Description
ELI VLI LI M AM
HD 6 1618
46615315 Private Owner
0.91 50 50 100 Closed CVS parking lot and right of way.
On this site is proposed Market 2. ROW City of Fresno
HD 7 2484
46704023ST City of Fresno
2.32 26 74 97 97 294
Recently demolished building on the
parcel owned by the City. The other
parcel is privately-owned owned by
Fresno Sports and Events Partners Inc 46704020S Private Owner HD 8 1525
46707115 Private Owner
0.78 21 50 71 Abandoned building
46707120 Private Owner
HD 9 2485 46707402 Private Owner 0.33 8 22 30 Existing commercial buildings TOTAL 7.63 86 371 0 203 203 863
Source: City of Fresno, September 2024.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-43 Figure 1E-2.3: IIGC Sites HD1 - HD6 (Fulton Street)
Figure 1E-2.4: IIGC Site HD7 (H Street Site in the South Stadium District)
SECTION 1E-2: SITES INVENTORY
1E-2-44 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-2.5: IIGC Sites HD8 - HD9 (Bing Kong and Peacock Sites in Chinatown)
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-45 Table 1E-2.9: Publicly-Owned Sites
Site ID APN
Zoning
Code Acres
Capacity (Units)
Ownership Existing Use
Address Lower Moderate Above
Moderate Status and Remaining Steps
287 45603034T 5471 E Belmont Ave RM-1 4.17 57 City of Fresno Vacant; potential brownfield remediation
In September 2024, the City of Fresno will release a Request for Proposal (RFP) for the development of a vibrant community featuring 24 ARPA funded tiny homes on wheels and 26 ERF funded prefabricated micro homes, totaling 50 homes, all provided by the City. The development will include a community center, trail, or park. The submission deadline will be November 2024. Construction is anticipated to start in October 2025 and be completed in August 2026
304 31332107T RS-4 0.45 2 City of Fresno Vacant; near future retail center and BRT
535
47005201T 3702 E Ventura St NMX
3.40 109 City of Fresno Vacant 47005202T 3754 E Ventura St NMX 47005203T 3745 E El Monte Way RS-5
660 45205308 1556 E Olive Ave CMS 0.17 4 Fresno Irrigation District Vacant 708 45021106T 929 N Fruit Ave RS-5 0.21 2 City of Fresno Vacant As of September 2024, this property has not been declared a surplus site.
714 45015401T 761 W Hammond Ave RM-1 0.16 2 State of California Vacant 987 51135201ST RS-4 0.26 1 City of Fresno Vacant As of September 2024, this property has not been declared a surplus site.
1096 46404059T RS-4 0.98 5 State of California Vacant City surplus site 1097 46404073T RS-4 2.32 11 State of California Vacant City surplus site 1098 46431210T 1108 S Roeding Dr RS-4 0.18 1 State of California Vacant City surplus site 1099 46431211T 1122 S Roeding Dr RS-4 0.23 1 City of Fresno Vacant City surplus site 1100 46431212T 1136 S Roeding Dr RS-4 0.24 1 City of Fresno Vacant City surplus site 1101 46431213T 1150 S West Ave RS-4 0.46 2 City of Fresno Vacant City surplus site 1102 46431214T 1164 S West Ave RS-4 0.39 2 City of Fresno Vacant City surplus site 1103 46427237T 1212 S West Ave RS-4 1.05 5 City of Fresno Vacant City surplus site 1124 46410208T 2022 S West Ave CMX 0.27 10 City of Fresno Vacant No known barriers to development. As of September 2024, this property has not been declared a surplus site.
1129 47704075ST 901 W Atchison Ct RM-2 1.19 21 Housing Authority (HACF) Vacant Though the Housing Authority does not have development plans in place for these properties at this time. Lot acres have been reduced to usable portion of the site.
1130 47704075ST 901 W Atchison Ct RM-2 4.91 88 Housing Authority (HACF) Mostly vacant. Community garden on portion of site.
1131 47704073T 555 W California Ave CMX 8.06 302 Housing Authority (HACF) Vacant 1151 47712113T 33 E Atchison St RS-5 0.21 2 Redevelopment Agency (RACF) Vacant 1153
47712105T
NMX 0.37 12 Redevelopment Agency (RACF) Vacant; adjacent sites.
City surplus site adjacent to privately owned site 1152. Could be consolidated with nearby parcels to become a larger development opportunity. 47712106T
SECTION 1E-2: SITES INVENTORY
1E-2-46 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Site ID APN
Zoning
Code Acres
Capacity (Units)
Ownership Existing Use
Address Lower Moderate Above
Moderate Status and Remaining Steps
1365
46724601T 731 E California Ave
NMX 2.92 93 Housing Authority (HACF)
Redevelopment Agency (RACF) Vacant
Site within the West Fresno CAN! Choice Neighborhood
Initiative planned for new housing. Phase 1: 60 new affordable units in vertical mixed-use development slated for planning application submittal in Q4 of 2025; entitlement approval in Q2 of 2026, construction drawings in Q3 of 2027; and building permit issuance in Q2 of 2028.
46724506T 537 Inyo St
46724505T 811 Waterman Ave
46724504T 813 Waterman Ave
46724503T
46724507T 661 E California Ave
46724511T 854 Klette Ave
46724509T
46724512T 864 Klette Ave
46724508T
46724510T 842 Klette Ave
46726201T
46726202T 851 Klette Ave
46726203T
46726204T 601 E California Ave
1386 46718609T 1128 Collins Ave RS-5 0.34 3 City of Fresno Vacant As of September 2024, this property has not been declared a surplus site.
1391 46715507T 1107 B St RS-5 0.15 1 Redevelopment Agency (RACF) Vacant parcel adjacent to 4 other vacant parcels. City surplus site
1418 46517421T 1511 B St RS-5 0.13 1 Redevelopment Agency (RACF) Vacant City surplus site 1419 46517422T 1515 B St RS-5 0.13 1 Redevelopment Agency (RACF) Vacant City surplus site 1436 46411313T 130 W Lemon Ave RS-5 0.14 1 Redevelopment Agency (RACF) Vacant City surplus site 1489 46706124T 1535 Fresno St DTN 0.34 25 State of California Vacant Site is planned for transit-oriented development according to the High Speed Rail Station Master Plan. Status of State’s plan for this site is unknown.
1490 46706123T DTN 0.12 9 State of California Vacant 1492 46706211T 1526 Fresno St DTN 0.26 20 State of California Vacant 1493 46706203T 1141 G St DTN 0.26 20 State of California Parking 1523 46707410T 930 E St DTN 0.35 26 City of Fresno
Parking Lot adjacent to privately-
owned site 1522. Potential lot
consolidation for a larger
development opportunity
As of September 2024, this property has not been declared a surplus site.
1529 46707316T 730 F St DTN 0.60 46 Redevelopment Agency (RACF) Vacant These properties were declared surplus in 2024 and RACF will follow the SLA guideline.
1530 46707305T 723 G St DTN 0.09 7 Redevelopment Agency (RACF) Vacant These properties were declared surplus in 2024 and RACF will follow the SLA guideline.
1531 46707306T DTN 0.18 13 Redevelopment Agency (RACF) Vacant These properties were declared surplus in 2024 and RACF will follow the SLA guideline.
1532 46708116T 655 G St DTN 0.35 26 City of Fresno Paved In June 2024, this project was declared surplus.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-47 Site ID APN
Zoning
Code Acres
Capacity (Units)
Ownership Existing Use
Address Lower Moderate Above
Moderate Status and Remaining Steps
1562 46705013ST 555 H St DTN 1.41 107 State of California Vacant Part of the property is abandoned for widening of Caesar Chavez underpass.
1573 46822212T 550 M St DTG 0.30 25 Redevelopment Agency (RACF) Vacant As of September 2024, this property has not been declared a surplus site. The RACF is preparing to take this to the Fresno City Council for surplus site declaration consideration in 2025. 1574
46822215T 525 N St
DTG 0.60 50 Redevelopment Agency (RACF) Vacant
As of September 2024, this property has not been declared a surplus site. The RACF is preparing to take this to the Fresno City Council for surplus site declaration consideration in 2025. 46822216T 505 N St 1576
46822301T 461 N St
DTG 0.43 36 Redevelopment Agency (RACF) Vacant
As of September 2024, this property has not been declared a surplus site. The RACF is preparing to take this to the Fresno City Council for surplus site declaration consideration in 2025. 46822302T 453 N St
46822319T 461 N St
1579 46819534T 2402 Ventura St DTG 0.73 61 Redevelopment Agency (RACF) Only counting vacant part of parcel
As of September 2024, this property has not been declared a surplus site. The RACF is preparing to take this to the Fresno City Council for surplus site declaration consideration in 2025. 1580
46819213T 2504 Ventura St
DTG 0.95 79
Redevelopment Agency (RACF)
owns two parcels four parcels are
privately-owned as of September
2024
Vacant
As of September 2024, this property has not been declared a surplus site. The RACF is preparing to take this to the Fresno City Council for surplus site declaration consideration in 2025. 46819214T 2518 Ventura St
46819236 530 O St
46819237 534 O St
46819222 2526 Ventura St
46819227 2534 Ventura St
1606 46621522T 1822 Fresno St DTC 2.78 250 State of California Parking lot State-owned site within the Station Master Plan Area
(“Merchant’s Lot). City will work with State to pursue
development.
1607
46621426T
DTC 0.78 70 City of Fresno Parking lot
Will serve as temporary parking until parking garage behind Hotel Fresno is built. Hotel Fresno has recently been converted to affordable housing. Permits are not being sold for this lot and parking is being deferred to this lot. As of September 2024, this property has not been declared a surplus site. These parcels are RDAF parcels to be disposed of going to the Hotel Fresno group 46621427T
1610 46703039ST 1705 Fresno St DTC 2.25 202 State of California Dairy Semi-truck parking Will serve as temporary parking until parking garage behind Hotel Fresno is built. Hotel Fresno has recently been converted to affordable housing. Permits are not being sold for this lot and parking is being deferred to this lot.
1612 46504038ST 1301 H St DTC 2.98 268 City of Fresno Small building on site This is a brownfield site acquired by the City in 2002. In 2023, the City was awarded $3,122,648 in ECRG grant funding from DTSC to remediate the hazardous site for future Affordable housing. Our team is currently working with DTSC to complete the remediation by 2026. The proposed reuse consists of developing a micro home community of 26 prefabricated units of 100% Affordable rental housing. The units will be reserved for households at or below 30% AMI and will see unhoused
individuals transition to permanent housing.
1613 46620518T 1408 H St DTC 0.29 26 State of California Vacant 1811 44405116T RS-5 0.12 1 City of Fresno Vacant As of September 2024, this property has not been declared a surplus site.
SECTION 1E-2: SITES INVENTORY
1E-2-48 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Site ID APN
Zoning
Code Acres
Capacity (Units)
Ownership Existing Use
Address Lower Moderate Above
Moderate Status and Remaining Steps
1891 50409212T RS-5 1.74 15 City of Fresno Vacant
As of September 2024, this property has not been declared a surplus site. It is proposed to be disposed of to a developer for a mixed-housing project.
2396 46707307T DTN 0.28 21 City of Fresno Vacant City surplus site 2486 44502013T 3374 E Shields O 2.8 224 State of California Vacant Building: Dept of Water Resources
This project is on state surplus land (per State Executive Order N-06-19), and the State is partnering with the City to develop the site as multi-unit housing. The state completed its RFP process at the end of 2023 and selected Alexis Laing as the Developer.
Project is now in predevelopment. Development of the 2.8 acre site with multi-unit housing including 50% 3-bedroom units and with a range of affordability in two phases: Ph. 1 includes 84 units and deeper affordability with a special needs set-aside. Ph 2 is anticipated at 140 units with higher AMI unit mix.
Development will include energy efficient plumbing and lighting fixtures, as well as drought tolerant landscaping and hydrozones to maximize water efficiency on site. Each building will achieve a minimum silver LEED or GreenPoint rating. Solar PW panels will be installed on both projects. Phases 1 and 2: Due Diligence, Community Outreach, Entitlement, Financing 11/23 – 5/25; Construction 11/25
TOTAL 55.24 2,042 59 339
Source: City of Fresno, September 2024.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-49 Suitability of Large Sites
There are 10 vacant sites and12 non-vacant sites included in the lower-income inventory that are larger than 10 acres. While the allowable density on these sites exceeds the default density of 30 units per acre, qualifying them as lower-income sites, the size and sheer number of units allowed make it more likely that they would be further subdivided and/or built with a mix of housing types at various income levels. Several assumptions are applied to large sites to reflect more realistic assumptions for the mix of incomes that could be accommodated on the sites.
Most of these large sites are in the West Area Neighborhood Specific Plan (WANSP) boundary, west of Highway 99. The City is in the process of developing a Specific Plan for the future growth and development in this area. The Specific Plan is scheduled to be considered for adoption in the first quarter of 2025. The Draft Specific Plan calls for land use changes; however, because it is not yet adopted, the Draft Housing Element reflects the currently adopted land use designations. Once the Specific Plan has been adopted, the Draft Housing Element will be updated to reflect the new designations. There is a significant amount of developable land in the area, so many of the sit es in the inventory are within the plan area boundary.
Because the area has been and continues to transition from agriculture to urban development, many of the sites are larger in size than sites in other parts of the city.
Most of the large sites in the WANSP area are located along the Shaw Avenue Corridor, in an area referred to as the West Shaw Avenue Town Center. Assumptions for the Town Center parcels are described in more detail in the following section below.
Based on recent examples of large site developments (refer to Table 1E-2.12), large scale 100 percent affordable projects with more than 150 units have successfully been built in Fresno. For example, Par c Grove Commons is an affordable development with 215 units. Given this trend, the Housing Element assumes that if a site’s total capacity is 250 units or fewer, it is feasible to develop the site as 100 percent affordable housing. For larger sites where the total capacity exceeds 250 units, it is assumed that the project would be subdivided to create a mixed -income development, with 20 percent lower -income units, 60 percent moderate -income units, and 20 percent above moderate -income units. This is similar to how Fancher Creek and West Creek Village were developed (see Table IE-2.11).
Two of the four large vacant sites outside of the West Shaw Avenue Town Center boundary are owned by the Fresno Housing Authority (Sites 988 and 1129/1130). Site 988 is a 14. 57-acre parcel zoned RM -2, while Site 1129/1130 is an 11.3-acre split zoned parcel, with a 6.10-acre portion of the site zoned RM-2. It is realistic to assume that these RM-2 sites will be developed with 100 percent affordable housing given ownership by the Housing Authority (see Table 1E-2.10 below).
SECTION 1E-2: SITES INVENTORY
1E-2-50 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Of the non-vacant sites, there are four large RM-2 sites outside of the Town Center (Sites 808, 979, 1076, and 1223). The non-vacant RM-2 sites include an 18.8-acre parcel currently in agricultural use on South Walnut Avenue (Site 1223), an 18.4-acre parcel on West Whites Bridge Avenue also currently in agricultural use (Site 1076), and a 28.37-acre parcel split-zoned parcel of which 22.57 acres is zoned RM-2 (Site 979). There is also one large non-vacant site zoned RM-3 (Site 853) at 6277 W Shaw Ave that is currently in agricultural use.
The sites inventory applies an assumption of 20 percent lower-income, 60 percent moderate-income, and 20 percent above moderate-income housing on these parcels (see Table 1E-2.10 below).
The last parcel in Table 1E.2-10 is a 10.6-acre parcel zoned RMX (APN 417-34-223) on the corner of West Shaw Avenue and Blackstone Avenue . There are two small retail uses on the site, including a restaurant and an eyeglass store, as well as a residence that collectively cover about half of the site. The sites inventory assumes only 60 percent of the site is developed with residential infill housing and the remaining 40 percent remains occupied by existing uses.
In total, the inventory assumes 3,279 units on the eleven large sites shown in Table 1E-2.10, including 1,480 lower-income units, 1,329 moderate income-units, and 470 above moderate-income units.
West Shaw Avenue Town Center
One of the areas with the greatest amount of future housing potential is the West Shaw Avenue Town Center, which is envisioned in the General Plan to be developed as a high-density, urban mixed-use corridor supported by enhanced transit service. There are 29 sites in the West Shaw Avenue Town Center mostly designated for mixed use development; 11 sites are larger than 10 acres and are considered “large sites.” Because all of the sites are concentrated in one area, the assumptions described below are applied to all sites within the Town Center, not just large sites.
While the Draft Specific Plan does not call for any specific phasing of the Town Center, given the scale of the Town Center, it is expected that it will develop over a longer timeframe than the 8-year housing element planning period. Also, given the large size of the mixed use sites and the lack of existing retail in the area, it is anticipated that there will be a greater percentage of commercial uses compared to the smaller, infill parcels located on mixed use corridors where there is already a significant amount of existing retail. To reflect this, the sites inventory applies the following assumptions to both small and large sites in the West Shaw Avenue Town Center:
▪ Mix of uses. Sites designated mixed -use in the Town Center are assumed to have 60 percent residential and 40 percent commercial. This is slightly higher than the 30 -40 percent residential that is required in the mixed use designations. This assumption for the mix of uses is layered on top of the 50 percent likelihood assumptions applied to the site, which already accounted for a portion of the site developing as commercial.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-51 ▪ Mix of incomes. Sites in the Town Center that allow 30 units per acre, qualify as “lower-income,” and have a capacity of 250 units or fewer are counted as 100 percent affordable. The remaining sites are counted as 20 percent lower-income, 60 percent moderate-income, and 20 percent above moderate-income to reflect a vision of a variety of housing types and to avoid a concentration of lower-income units on large sites. This applies to sites designated CMX, RMX, and RM -2. The parcel designated RM-1 is assumed to be moderate-income. ▪ Development phasing. Only 50 percent of the capacity of the sites in the Town Center is counted in the sites inventory to reflect an assumption that about half of the area could build out during the Housing Element planning period. Rather than selecting which parcels to include and which to exclude, the 50 percent capacity assumption is applied to all sites in the Town Center. This is shown in the table as “50% Likelihood.” This means that what is shown as the total capacity for each individual site is significantly less than the actual realistic capacity for the site.
Figure 1E-2.6 shows the sites within the West Shaw Avenue Town Center and Table 1E-2.11 summarizes the inventoried capacity by land use designation. In total, there are 3,227 units counted in the sites inventory in this area, including 1,177 lower-income, 1,585 moderate-income, and 395 above moderate-income units.
To help achieve the assumptions used in the sites inventory, the Housing Element includes an implementation program to help facilitate the subdivision of large sites into parcels that are more appropriately sized for affordable housing.
SECTION 1E-2: SITES INVENTORY
1E-2-52 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Table 1E-2.10: Large Sites (Excluding West Shaw Avenue Town Center) Site
ID APN
Parcel
Size
(Acres)
Zone Location/ Site
Description
Lower-
Income
Units
Moderate
- Income
Units
Above-
Moderate
Units
Total
Inventoried
Units
Assumptions Existing
Use
Vacant Large Sites
768 506-13-
039 10.48 RM-2
Near W Sierra
Ave & N Vista
Ave
189 0 0 189 100% Lower Vacant
780 504-09-
209 13.1 RM-2
N Hayes Ave
near W
Herndon Ave
236 0 0 236 100% Lower Vacant
988 511-02-
301 14.57 RM-2
5677 W Dakota
Ave (Housing
Authority site)
262 0 0 262 100% Lower Vacant
1129/
1130
477-04-
075ST
11.30 (split-
zoned);
6.10-acres
zoned RM-2
RM-2
901 W Atchison
Ct. (Housing
Authority site)
109 - - 109 100% Lower Vacant
Non-Vacant Large Sites
127 417-34-
223 10.65 RMX
Corner of
Blackstone and
Shaw (20 W
Shaw Ave)
57 172 57 286
60% Res, 40%
Com
20% Lower,
60% Mod,
20% Above-
Mod
Assortment
of uses,
portion of site
is vacant
808 505-08-
042S 11.92 RM-2 N Bryan Ave at
Bullard Ave 214 0 0 214 100% Lower Agriculture
853 512-03-
203 19.23 RM-3 6277 W Shaw
Ave 130 389 130 649
20% Lower,
60% Mod,
20% Above-
Mod
Agriculture,
canal through
middle of
parcel
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-53 Site
ID APN
Parcel
Size
(Acres)
Zone Location/ Site
Description
Lower-
Income
Units
Moderate
- Income
Units
Above-
Moderate
Units
Total
Inventoried
Units
Assumptions Existing
Use
979
512-04-
317S
(28.37-
acre
parcel
with split
zoning)
22.57-acre
portion RM-2
Corner of W
Ashlan Ave &
N Grantland
Ave
81 244 81 406
20% Lower,
60% Mod,
20% Above-
Mod
Agriculture
1076 326-10-
076 18.38 RM-2 3555 W Whites
Bridge Ave 66 199 66 331
20% Lower,
60% Mod,
20% Above-
Mod
Agriculture
1223 328-08-
001S 18.80 RM-2 2867 S Walnut
Ave 68 203 68 339
20% Lower,
60% Mod,
20% Above-
Mod
Agriculture
2478 310-20-
103 58.05 RM-2 3518 N Fowler 68 122 68 258
20% Lower,
60% Mod,
20% Above-
Mod
Residential/
Agriculture
TOTAL 1,480 1,329 470 3,279
Source: City of Fresno and Ascent, September 2024.
SECTION 1E-2: SITES INVENTORY
1E-2-54 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 This page intentionally left blank.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-55 Table 1E-2.11: West Shaw Avenue Town Center Sites
Site ID APN Total Parcel
Size (Acres) Zoning Location/Site Description Max
Density
Total Capacity
at Max Density
Inventoried Capacity
Assumptions Existing
Use Lower-
Income Units
Moderate-
Income Units
Above-
Moderate Units Total Units
Vacant Sites
816
505-06-008
(38.33 acre
parcel, split
zoning)
13.26 portion RM-1
6785 W Barstow Ave
16 212 0 90 0 90 50% Likelihood
100% Mod
Vacant 817 16.98 portion CMX 75 1,274 38 115 38 191 50% Likelihood 60% Res, 40% Com
20% Lower, 60% Mod,
20% Above-Mod 818 7.80 portion CMX 75 585 18 53 18 89
819
505-06-074 24.05
RM-2
W Scott Ave near W Barstow Ave
and End of N Ensenada Ave
(consolidated sites)
30 735 44 132 44 220
50% Likelihood
20% Lower, 60% Mod,
20% Above-Mod
Vacant 505-06-066 1.33
820 505-06-070 0.45
826 505-06-024 3.30 CMX 6130 W Shaw Ave 75 248 37 0 0 37 50% Likelihood
60% Res, 40% Com
100% Lower
Vacant
827 505-06-068 5.15 CMX 6010 W Shaw Ave 75 387 58 0 0 58 50% Likelihood
60% Res, 40% Com
100% Lower
Vacant
828 505-06-067 9.20 CMX End of W Keats Ave 75 690 103 0 0 103 50% Likelihood
60% Res, 40% Com
100% Lower
Vacant
830 508-03-025 13.27 RMX N Island Waterpark Dr at canal 90 1,194 36 107 36 179 50% Likelihood
60% Res, 40% Com
20% Lower, 60% Mod,
20% Above-Mod
Vacant
831 508-03-004 5.56 RMX 5708 W Shaw Ave 90 500 75 0 0 75 50% Likelihood
60% Res, 40% Com
100% Lower
Vacant
2315 508-03-014 22.38 CMX North of W Shaw Ave, south of Island Waterpark 75 1,678 50 151 50 251
50% Likelihood
60% Res, 40% Com
20% Lower, 60% Mod,
20% Above-Mod
Vacant
2316 508-03-026 7.23 RMX North of W Shaw Ave, south of
Island Waterpark 90 651 0 98 0 98
50% Likelihood
60% Res, 40% Com
100% Lower
Vacant
2317 508-03-005 11.16 RMX N Lola Ave at W Shaw Ave 90 1,005 30 90 30 150 50% Likelihood
60% Res, 40% Com
20% Lower, 60% Mod,
20% Above-Mod
Vacant
SECTION 1E-2: SITES INVENTORY
1E-2-56 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Site ID APN Total Parcel
Size (Acres) Zoning Location/Site Description Max
Density
Total Capacity
at Max Density
Inventoried Capacity
Assumptions Existing
Use Lower-
Income Units
Moderate-
Income Units
Above-
Moderate Units Total Units
Non-Vacant Sites
821 505-06-007 28.65 RMX 5326 N Grantland Ave 90 2,578 77 232 7 386 50% Likelihood
60% Res, 40% Com
20% Lower, 60% Mod,
20% Above-Mod
Agriculture
822 505-06-033 2.30 CMX North of W Shaw Ave and N
Bryan Ave intersection 75 173 26 0 0 26
50% Likelihood
60% Res, 40% Com
100% Lower
Agriculture
823 505-06-020 2.84 RMX 6824 W Shaw Ave 90 255 38 0 0 38 50% Likelihood
60% Res, 40% Com
100% Lower
Residence
and
trucking
824 505-06-076 16.52 RMX 6730 W Shaw Ave 90 1,486 45 134 45 224 50% Likelihood
60% Res, 40% Com
20% Lower, 60% Mod,
20% Above-Mod
Agriculture
and
residence
825 50-506-016S
(19.09 acre
parcel, split
zoning)
14.93 portion RMX
W Shaw Ave east of N Grantland
Ave
90 1,343 40 121 40 201 50% Likelihood
60% Res, 40% Com
20% Lower, 60% Mod,
20% Above-Mod
Agriculture
2440 4.20 portion CMX 75 315 9 28 9 46
829 508-03-027 3.62 RMX N Island Waterpark Dr 90 325 49 0 0 49 50% Likelihood
60% Res, 40% Com
100% Lower
Part of
parcel
vacant
2430 505-06-041 2.31 CMX 6556 W Shaw Ave 75 173 26 0 0 26 50% Likelihood
60% Res, 40% Com
100% Lower
Agriculture
2431 505-06-042 2.12 CMX W Shaw Ave north of intersection with N Bryan Ave 75 159 24 0 0 24
50% Likelihood
60% Res, 40% Com
100% Lower
Agriculture
2432 505-06-034 11.00 CMX 6518 W Shaw Ave 75 825 124 0 0 124 50% Likelihood
60% Res, 40% Com
100% Lower
Agriculture
and
residence
2433 505-06-036 2.34 RMX North of W Shaw Ave & N
Grantland Ave intersection 90 210 32 0 0 32
50% Likelihood
60% Res, 40% Com
100% Lower
Agriculture
2434 505-06-037 3.93 RMX 6972 W Shaw Ave 90 353 53 0 0 53 50% Likelihood
60% Res, 40% Com
100% Lower
Agriculture
and
farmstand
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-57 Site ID APN Total Parcel
Size (Acres) Zoning Location/Site Description Max
Density
Total Capacity
at Max Density
Inventoried Capacity
Assumptions Existing
Use Lower-
Income Units
Moderate-
Income Units
Above-
Moderate Units Total Units
2435 505-06-038 2.30 RMX East of 6972 W Shaw Ave 90 207 31 0 0 31 50% Likelihood
60% Res, 40% Com
100% Lower
Agriculture
2436 505-06-034 2.30 CMX North of W Shaw Ave & N Bryan
Ave intersection 75 173 26 0 0 26
50% Likelihood
60% Res, 40% Com
100% Lower
Agriculture
2437 505-06-017 20.31 CMX 6392 W Shaw Ave 75 1,523 46 137 46 229 50% Likelihood
60% Res, 40% Com
20% Lower, 60% Mod,
20% Above-Mod
Agriculture
2438 505-06-039 0.85 CMX West of 6150 W Shaw Ave 75 64 10 0 0 10 50% Likelihood
60% Res, 40% Com
100% Lower
Agriculture
2439 505-06-040 14.31 CMX 6150 W Shaw Ave 75 1,073 32 97 32 161 50% Likelihood
60% Res, 40% Com
20% Lower, 60% Mod,
20% Above-Mod
Agriculture
TOTAL 1,177 1,585 395 3,227
Source: City of Fresno and Ascent, September 2024.
SECTION 1E-2: SITES INVENTORY
1E-2-58 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-2.6: West Shaw Avenue Town Center Sites, Fresno 2023
Source: City of Fresno and Ascent, June 2023
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-59 Large Site Examples
The sites inventory assumes that larger parcels could be further subdivided to create smaller developable sites for housing at a range of income levels. There are several recent developments that serve as examples that this is possible. Table 1E-2.12 depicts recent examples which include below market rate units and the following section provides more detail for each project.
Table 1E-2.12: Summary of Recent Developments on Large Sites Project Total Size (acres) Deed-Restricted
Affordable Market Rate Total Units
Fancher Creek Town
Center 91 acres 420 240 660
The Vineyards 38.92 acres 158 0 158
West Creek Village 120 acres 120 135 255
Parc Grove Commons 24 acres 213 2 215
Campus Pointe 27.45 acres 0 550 550
Avalon Commons 7.1 acres (total site:
17.8 acres) 104 1 105
Source: City of Fresno and Ascent, July 2024.
Fancher Creek Town Center
The Fancher Creek Town Center is a recent example of a large-scale, mixed-use project that provides a mix of affordable and market rate housing integrated into a shopping and employment district , with well over one million square feet of commercial, office, civic, hotel, theater, plaza, recreation, and park uses . The Fancher Creek Town Center encompasses three 2015-2023 Fresno Housing Element Sites (APNs 31302101 at 46.84 acres, 31310124 at 40.08 acres, and 31310122 at 4.14 acres) for a total of 91 acres. The project includes 660 multi -family residential units across three projects: the constructed Brandhaven Senior Affordable Housing with 180 units, the Sarah’s Court Family Affordable Housing with 120 units in Phase 1 (under construction) and an additional 120 units planned , and a planned four -story 240-unit market rate multifamily residential building. This project is an example of a large site that was developed with 63 percent lower-income housing (i.e., 420 affordable units) and 36 percent market rate (240 units).
SECTION 1E-2: SITES INVENTORY
1E-2-60 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024
Fancher Creek Town Center Site Plan
Source: City of Fresno, 2024.
The Vineyards California Armenian Home Community – Senior Housing California Armenian Home , a not -for-profit corporation , donated 40 -acres of land to develop The Vineyards, a continuing care retirement community. The Vineyards opened for residency in January 2018 and includes a total of 158 units featuring 12 resort-style independent living villas with two car garages, 60 independent living apartments, and 50 assisted living and 36 memory care apartments. The Vineyards was developed on a prior 2015-2023 Fresno Housing Element Site (APN 31 328043) at 22.22 acres. The Vineyards also offers outdoor amenities such as gardens, courtyards, patios, sheltered walkways, open park space, fountains, and large outdoor pavilions.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-61
Image of The Vineyard
Source: Life at the Vineyards.
West Creek Village
The West Creek Village Project is a 120 -acre multi-phase mixed-use project consisting of single-family homes, multi-family mixed-income housing, a new community park and approximately 323,000 square feet of medical, business, and retail. All three phases of the West Creek Villages are planned on an 18-acre site.
All properties were annexed into the city after the 2015-2023 Housing Element. The overall project was conceived from the Southwest Fresno Specific Plan adopted in 2017.
The West Creek Village project includes the built West Fresno Center – Fresno City College (600 E Church Avenue), entitled/permits issued City of Fresno community park, proposed commercial, approved tract map for Emerald Creek single family residential (134 units) subdivision, and entitled Phase 1 of the Villages at West Creek by Self Help Enterprises with 121 supportive multi-family housing units (120 affordable units and 1 market rate manager’s unit) consisting of 38 one bedroom, 51 two bedrooms and 32 three bedrooms.
The Villages at West Creek assumes 53 percent of the restricted units will serve households with incomes less than 30 percent of AMI; 11 percent for households with incomes less than 50 percent of AMI; and 36 percent for households earning less than 60 percent of AMI ; and 1 percent will be a manager’s unit .
Additionally, the project will set aside a minimum number of units for farmworkers and those impacted by homelessness.
SECTION 1E-2: SITES INVENTORY
1E-2-62 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024
West Creek Village Site Plan
Source: City of Fresno, 2024. Blue Ocean Development, 2021.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-63 Parc Grove Commons
Parc Grove Commons, a two- and three-story affordable housing community consisting of 215 units in 32 buildings, was developed in two -phases in 2011 and 2014 by the Fresno Housing Authority. This development is all residential on a 24-acre site made up of four parcels (10.63, 7.73, 4.51, and 1.74 acres respectively). Parc Grove Commons has 67 extremely and very low -income units, 146 low-income units, and 2 manager’s units.
Parc Grove Commons Site Plan
Source: City of Fresno, 2024.
SECTION 1E-2: SITES INVENTORY
1E-2-64 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Campus Pointe
Campus Pointe is a 48.18-acre horizontal mixed-use development containing senior and student housing owned by Fresno State University and a local developer. The 550 units of residential was built in four phases. Phase one residential was the Palazzo at Campus Pointe apartments built in 2009 on 11.18 acres (244 units). Phase two residential was the Palmilla at Campus Pointe apartments built in 2012 is on 5.74 acres (144 units). Phase three residential was the Maravillosa -Luxury Senior Living apartments built in 2021 on a 3.66 -acre site (142 units). Phase 4 residential, on a 6.56 -acre site, is under construction is an extended stay Hyatt House with 138 rooms offering condo -like living and is scheduled for completion in 2025. The retail portion of the development was built in 2015 and includes 20.73 acres plus parking.
Campus Pointe Site Plan
Source: City of Fresno, 2024.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-65 Avalon Commons
Avalon Commons is a 105-unit affordable multi-family housing project by Fresno Housing utilizing Low Income Housing Tax Credits (LIHTC) and No Place Like Home (NPLH) funding. The project is located at Chestnut and Alluvial Avenue in northeast Fresno. The original site was approximately 18 acres and was subdivided into two parcels, an 11.5-acre parcel for Rocky Ranch luxury apartments and a 7.1-acre site for Avalon Commons . Avalon Commons was approved and entitled on June 25, 2022. Construction is underway with a slated completion date of July 1, 2025 . There will be two phases of this development .
Phase I contains 60 units, including 59 affordable units. Phase II will include 45 affordable units.
AB 725 Compliance
Assembly Bill 725 (2021) – which requires that at least 25 percent of the remaining above moderate-income RHNA be accommodated on sites that have a density standard that allows at least four units of housing, and that at least 25 percent of the remaining moderate-income RHNA be accommodated on sites that allow at least four units of housing but a density of no more than 100 units per acre. After counting the units in planned and approved projects and final subdivision maps, the remaining RHNA is 13,830 above moderate- income units and 4,597 moderate-income units. In order to comply with AB 725, the sites inventory must include 3,458 above moderate-income units and 1,149 moderate-income units on sites meeting the above mentioned criteria.
The Housing Element sites inventory meets the requirements of AB 725 through the following:
▪ Sites smaller than 0.5 acres that are zoned as high density residential (RM-2, RM-3), mixed use and commercial ( NMX, CM X, RMX, CR, CMS) , and Downtown districts (DTN, DTC, DTG, DTG-AH) are counted toward the above moderate-income inventory. All of these sites have zoning that allows at least four units of housing.
▪ Sites larger than 10 acres and all sites within the West Shaw Avenue Town Center that meet the default density standard for lower -income RHNA (i.e., 30 units per acre) are counted in the sites inventory with a mix of incomes, generally 20 percent lower-income, 60 percent moderate-income, and 20 percent above moderate -income. This assumption helps to ensure the inventory complies with AB 725.
▪ The moderate-income RHNA is met on sites within the RM -2 and RM-MH zones, both of which allow at least four units of housing per site but are well below the 100 units per acre maximum identified in AB 725.
Table 1E-2.12 below summarizes how the Housing Element complies with AB 725. The sites inventory includes capacity for 3,483 above moderate-income units on sites complying with AB 725 criteria, which exceeds the target of 3,458 above moderate-income units; and the inventory includes capacity for 4,756 moderate-income units on sites complying with AB 725 criteria, which also exceeds the target of 1,149 moderate-income units.
SECTION 1E-2: SITES INVENTORY
1E-2-66 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Table 1E-2.13: AB 725 Compliance
Capacity (Units) Above Moderate Income Moderate Income
RHNA 15,904 5,638
Approved Projects 1,107 1,041
Final Subdivision Maps 967 -
Remaining RHNA 13,830 4,597
25% of Remaining RHNA (AB 725 Target) 3,458 1,149
Capacity on Qualifying Sites 3,483 4,756
Source: City of Fresno and Ascent, 2024.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-67 Figure 1E-2.7: Sites Inventory, City of Fresno, 2024
Source: City of Fresno and Ascent, September 2024.
SECTION 1E-2: SITES INVENTORY
1E-2-68 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 This page intentionally left blank.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-69 Sites Identified in Previous Housing Elements
Per statute (Government Code Section 65583.2I), a non -vacant site identified in the previous planning period and a vacant site that has been included in two or more previous consecutive planning periods can only be used to accommodate the lower income RHNA if the site is subject to a program in the housing element allowing residential development by right for housing developments in which at least 20 percent of the units are affordable to lower-income households.
Several sites included in the inventory for lower -income housing have been included in previous housing element planning periods. However, the City cannot easily distinguish which vacant sites were included in the Fourth Cycle Housing Element lower -income sites inventory. The sites inventory identifies all sites – vacant and non-vacant – that were included in the Fifth Cycle Housing Element and applies the by -right policy to all the identified lower-income sites. These sites are identified in Table 1E-7.1 and Table 1E-7.2 in Section 1E-7 (Detailed Sites Inventory Tables). The Housing Element includes a policy that commits the City to allowing residential use by right on these sites when at least 20 percent of the units are affordable to lower income households.
Accessory Dwelling Units
Per state law, a projection of the number of ADUs expected to be built within the eight -year planning period can also be considered as part of the inventory. The City has seen an increase in ADU production in recent years, particularly since 2018 when the state passed several bills to facilitate ADUs statewide. Table 1E-2.14 shows the total number of ADU building permits issued by year since 2018, which equates to an average of 11 ADUs per year. For the purpose of the Housing Element, it is assumed that ADU production will continue at the same pace experienced since 2018 , resulting in 94 ADUs counted toward the 2023 -2031 RHNA (8.5 year planning period). The City has included a p rogram to monitor compliance with State law and facilitate construction of ADUs.
Table 1E-2.14: ADU Building Permits, 2018-2023
Year ADU Permits Issued
2018 2
2019 4
2020 6
2021 19
2022 22
Average 11
Projected ADUs 94
Source: City of Fresno and Ascent, 2023.
SECTION 1E-2: SITES INVENTORY
1E-2-70 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Because regional affordability analysis of ADUs was not available for Fresno County, the City applied rental rates for one - and two-bedroom units as a proxy for ADU rental rate . According to 201 7-2021 ACS 5-year estimates, the median gross rent for one -bedroom units in Fresno is $873 per month, and $941 per month for two-bedroom units. Low-income households in Fresno County can afford between $1,091 (one -person households) and $1,558 (four -person households) in monthly housing costs without being cost burdened (see Table 2-24). Comparing rental rates with the affordability of low-income households demonstrates that ADUs are appropriate to credit toward the City’s lower-income RHNA, based on the median price of one - and two- bedroom units. However, the City has decided to take a conservative approach and assume that 30 percent of ADUs will be affordable to lower -income households, 40 percent affordable to moderate -income households, and 30 percent affordable to above moderate -income households . Based on this methodology, the sites inventory includes a projection of 94 ADUs, including 28 affordable to lower-income households, 38 affordable to moderate-income households, and 28 affordable to above moderate-income households.
RHNA Summary
Table 1E-2.15 provides a summary of Fresno’s ability to meet the 2023-2031 RHNA of 36,866 housing units.
Within the city limits, available vacant and underutilized sites are adequate to accommodate the RHNA for all income categories. The city has capacity for 18,783 lower-income units, which is 3,459 lower-income units in excess of the lower-income RHNA.
Table 1E-2.15: RHNA Summary, Fresno, September 2024
Project
Units by Income Level
Total Units
VLI LI MI AMI
2023-2031 RHNA 9,440 5,884 5,638 15,904 36,866
Planned or Approved Projects (Table 1E-2.3) 2921 317 1,041 1,107 2,757 Vacant Land with Final Subdivision Maps
Under Construction (Table 1E-2.4) 0 0 0 967 967
Capacity on Vacant Sites (Table 1E-7.1) 11,111 3,096 8,025 22,232 Capacity on Underutilized Non-vacant Sites
(Table 1E-7.2)
7,035 2,488 8,127 17,650
Accessory Dwelling Units (Table 1E-2.13) 28 38 28 94
Total Capacity 18,783 6,664 18,254 43,700
Surplus/Shortfall 3,459 1,026 2,350 6,834
VLI = Very-low Income, LI = Low-income, M = Moderate-income, AM = Above-moderate Income 1 Includes Extremely-low Income and VLI units
Source: City of Fresno and Ascent, 2024.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-71 Availability of Infrastructure and Services
Realistic site development potential indicated in the sites inventory is consistent with the development capacity reported in the Fresno General Plan Urban Form, Land Use, and Design Element. Full urban-level services are available throughout the city and specifically to each site in the inventory. Such services are more than adequate for the potential unit yield on each site. Specifically, water and sewer services are available or are programmed to be made available for all the sites included in the invent ory, indicating the capacity to accommodate the City’s total share of the RHNA.
Infrastructure Current Availability
The City of Fresno Department of Public Utilities (DPU) provides potable water to the majority of the city and non-potable water to a small portion of the city for irrigation. The city currently receives water from four water supply sources:
1. Surface water that is delivered to the city by two separate sources:
a. Fresno Irrigation District (FID) Agreement for Kings River water. b. United States Bureau of Reclamation (USBR) Central Valley Project (CVP) Friant Division Contract for San Joaquin River water.
2. Groundwater that is pumped from wells located within the city.
3. Recycled water that is treated at the Fresno-Clovis Regional Wastewater Reclamation Facility (RWRF) and North Fresno Wastewater Reclamation Facility (NFWRF). This water may be used for non-potable uses.
The City’s 2020 Urban Water Management Plan (UWMP) demonstrates that under normal water year, single dry water y ear, and five -year consecutive drought , the City’s water supplies are adequate to meet projected demands. The UWMP analysis includes current water demands within the city as well as anticipated water demands associated with future development projects and planning areas within the Fresno General Plan Sphere of Influence ( SOI) through 2045. The City has always met system water demand and regardless of regional hydrology is projected to meet existing and future water demands.
The City has adopted long-range capital and strategic programs through the City of Fresno Metro Plan, City of Fresno Recycled Water Master Plan, and City of Fresno Wastewater Master Plan. The City has also adopted the State’s 2013 CalGreen Building Code, M odel Water Efficient Landscape Ordinance, and Graywater Standards, which combine for a 10 - to 20-percent reduction in water use in most new construction. General Plan Policy RC-6-b directs the City to adopt and implement ordinances, standards, and policies to achieve the intent of the City of Fresno Urban Water Management Plan, Fresno-Area Regional Groundwater Management Plan, and City of Fresno Metropolitan Water Resources Management Plan to ensure a dependable supply of water. General Plan Policy RC-6-c directs land use and development projects to adhere to the objective of the Fresno Metropolitan Water Resources Management Plan to provide sustainable and reliable water supplies to meet the demand of existing and future customers through 2045.
SECTION 1E-2: SITES INVENTORY
1E-2-72 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 The City completed construction on the 80 -mgd Southeast Surface Water Treatment Facility (SESWTF) in 2018, while the City’s Northeast Surface Water Treatment Facility (NESWTF) currently has a 30-mgd capacity and the capability to expand up to 60 mgd. The City is also planning to develop additional groundwater recharge facilities that would optimize use of available surface water supplies in normal and wet years. The timing for the NESWTF expansion and the development of additional groundwater recharge facil ities will be examined as part of the City’s future Metro Plan update and determined based on need as the city grows and demands increase. The City also plans to continue expanding its recycled water distribution system to offset potable water demands.
A substantial reduction in water demand followed the completion of residential meter installation in 2013 combined with drought restrictions and water conservation messaging. As a result, demand has averaged roughly 120,000 acre-feet per year (afy) for 2018 to 2020 instead of growing to roughly 170,000 afy by 2020 as projected in the 2014 Metro Plan. The increase in use of surface water supplies combined with decrease in demands through conservation is allowing the groundwater basin to recover. These developments positioned the City to participate in development of the North Kings Groundwater Sustainability Plan (GSP) and to meet the requirements of the 2014 Sustainable Groundwater Management Act (SGMA).
The City of Fresno is the regional sewer agency for the Fresno -Clovis Metropolitan Area. The City owns and maintains the wastewater collection system that serves the city and the other participating agencies. The City also owns and operates the Fresno -Clovis Regional Wastewater Reclamation Facility (RWRF), located southwest of the city, and the North Fresno Water Reclamation Facility.
The City of Fresno Department of Public Utilities (DPU) manages the sewer system through the implementation of the sewer maintenance program provided in its Sewer System Management Plan and the construction of sewer development projects recommended in its Wastewater Collection System Master Plan (Master Plan). The Master Plan evaluates sewer system capacity under existing and anticipated future conditions based on the buildout of development to the City’s SOI as represented in the Fresno General Plan . The 2015 Master Plan incorporated all of the recommended sewer projects in to a Capital Improvement Program for implementation to 2025. The City of Fresno has been regularly implementing various elements of the Capital Improvement Program since the adoption of the Master Plan.
The capacity analysis conducted in the 2015 Master Plan determined that the collection system has sufficient capacity to convey Base Water Flow, Peak Dry Weather Flow, and Peak Wet Weather Flow. However, there were a few areas where deficiencies were found in the existing and future sewer collection system capacity and improvement projects were recommended. Most improvements identified were driven by future development, which consist of new sewers that serve future growth or improvements to existing facilit ies that are needed to serve future growth. The City’s first priority is to upgrade existing facilities and then build new trunks to serve future users. I mprovement projects in the Master Plan were organized into four phases spanning from 2014 through 2030.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-73 General Plan Objective PU -4 directs the City to ensure provision of adequate trunk sewer and collector main capacities to serve existing and planned urban development, consistent with the Wastewater Master Plan.
Supporting polices include continued coordin ation and consultation with the City of Clovis, to plan and construct sewer collection facilities, pursuing construction of new or replacement sewer trunk facilities or other alternatives consistent with the Wastewater Master Plan, and pursuing enlargement or extension of the sewage collection system to serve planned urban development.
The permitted wastewater treatment capacity of the RWRF is currently 91.5 million gallons per day (mgd) as an annual monthly average flow, and 101 mgd as a maximum monthly average flow. The 2015 Master Plan determined the existing annual monthly average flow at the RWRF to be about 64.7 mgd. Therefore, the RWRF has sufficient capacity for existing influent flows and to accommodate growth for several years to come .
Nonetheless, the City is required by State statutes to begin planning for increased capacity w hen flows reach 75 percent of the current design capacity.
Additionally, in 2017, Phase I of a tertiary treatment system was completed at the RWRF. The current design flow for the tertiary treatment system is 5.0 mgd but can be expanded in two subsequent phases to 15 mgd (Phase II) and ultimately 30 mgd (Phase III). The City of Clovis maintains the rights and capacity to discharge
9.3 mgd to the facility. The City of Fresno maintains the rights to the remaining capacity.
Infrastructure Future Availability
The Fresno General Plan Program Environmental Impact Report (PEIR), adopted July 2021, identified the need for the expansion of existing and development of new water supply and wastewater collection infrastructure and treatment facilities. These improvements are based on build out of the General Plan. While the sites inventory represents a fraction of General Plan build out, infrastructure improvements will ensure adequate level of water and wastewater services to future development on identified sites.
To address water supply capacity for the General Plan 2035 horizon, the City, by approximately 2025, will construct an approximately 30 -mgd expansion of the existing northeast surface water treatment facility, an approximately 20 -mgd surface water treatmen t facility in the southwest portion of the city, a 25,000 acre - feet/year tertiary recycled water expansion to the RWRF, 65 new groundwater wells, a 2.0 million gallon potable water reservoir (Water Storage Tank T2) near the intersection of Clovis and Calif ornia Avenues, a 4.0 million gallon potable water reservoir (Water Storage Tank T5) near the intersection of Ashlan and Chestnut Avenues, a 4.0 million gallon potable water reservoir (Water Storage Tank T6) near the intersection of Ashlan Avenue and Highway 99, 50.3 miles of regional water transmission mains ranging in size from 24 -inch to 48- inch, and 95.9 miles of 16-inch transmission grid mains.
To address wastewater capacity, for the General Plan 2035 horizon, the City, by approximately 2025, will construct an approximately 70 million gallons per day (mgd) expansion of the RWRF and approximately 0.49- mgd expansion of the North Facility and a 24 mgd wastewater treatment facility within the Southeast Development Area, and a 9.6 mgd expansion at the RWRF. By approximately after the year 2025, the City will construct a 24 mgd wastewater treatment facility within the Southeast Development Area, and a 9 .6 mgd expansion at the RWRF. The City will also construct capacity improvements along sewer trunk lines.
SECTION 1E-2: SITES INVENTORY
1E-2-74 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 The Housing Element is consistent with adopted General Plan land use policy. As determined in the PEIR for the General Plan, planned infrastructure improvements will ensure sufficient future water and sewer capacity to accommodate the planned development, including the identified housing need (RHNA).
Environmental Constraints and Hazards
Below is a description of potential environmental constraints and hazard s pertinent to the city of Fresno and how they relate to the sites in the inventory.
Flooding
The Federal Emergency Management Agency (FEMA) develops flood maps that identify areas with the highest risk of flooding. Figure 1E-2.8 shows the locations of the existing FEMA 100 -year flood zones in the city of Fresno with the Housing Element sites. While the majority of the sites in the inventory are not within a 100 - year flood zone, 28 sites are within this zone (see Table 1E-7.1 and Table 1E-7.2). Siting a development in a 100-year flood zone is not an impediment to construction because a minimal amount of fill can be added to the site to mitigate the potential flood risk. Construction can occur as long as the completed floor level is one foot above flood elevation. These sites must also comply with the City’s Flood Plain Ordinance , which protects against risk to new and existing development by requiring any building proposed within a special flood hazard area to obtain a building permit and provide information specifica lly related to flood risk. The permit is reviewed by the Building Official, who has been designated as the Flood Plain Administrator, to ensure that the project will be reasonably safe from flooding and will not adversely increase flood risk elsewhere. Therefore, the presence of a 100 -year flood zone will not preclude development on any of the sites in the inventory or expose future residents to potential harm.
Airport Safety Zones
There are two public airports in the city, Fresno-Yosemite International Airport and Fresno Chandler Executive Airport, and one private airport open to public use, Sierra Sky Park. The Fresno County Airport Land Use Commission (ALUC) provides guidance to local jurisdictions on determining appropriate and compatible adjacent land uses through an Airport Land Use Compatibility Plan (ALUCP). The ALUCP establishes s ix airport safety zones to identify the areas surrounding an airport that could be impacted by an airport accident (see Figure 1E-2.9). Each of the six zones have land use compatibility standards that restrict the development of land uses that could pose particular hazards to the public or to vulnerable populations in case of an aircraft accident. The accident risk level is highest within Zone 1 (Runway Protection Zone) and diminishes with each subsequent zone, with Zone 6 (Traffic Pattern Zone) having the lowest accident risk level. Structures of any kind (except for ones set by aeronautical function) are prohibited in Zone 1. Residential development is limited to very low density residential in Zones 2, 3, 4 and 5. There are no limits on residential in Zone 6 areas.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-75 There are a number of sites in the inventory that are within zones that prohibit or severely limit residential development (i.e., Zones 1, 2, 3. and 4), making development on these sites infeasible or not possible and should be removed from the inventory (see Figure 1E -2.9). The ALUC recently (October 2, 2023) approved the adoption of an amended Airport Influence Area (AIA) for the Fresno-Chandler Executive Airport that changed the boundaries of the airport safety zones. Upon receiving this new data , the sites inventory was updated to remove sites within Zones 1-4 of the new AIA for Fresno-Chandler Executive Airport.
Other Constraints and Hazards
In terms of other potential constraints, a small portion of the city north of Cooper Avenue is within a Military Training Flight Route, where there are a few above moderate and lower-income sites in the inventory. The City is required to send development applications under training routes to the military for review and comment. The military then reviews the development application for compatibility with surrounding military activities and submits any comments to the City. This process would not preclude development on these sites and the referral process has not resulted in delays or other barriers to development.
Wildfire threats are minimal in the city, as the city lacks steep topographies and is largely urbanized or made up of working agricultural land. The city is not located within a very high fire hazard severity zone and therefore no sites in the Housing Element are at risk.
Williamson Act contracts, which allow local governments to enter into contracts with private landowners for the purpose of restricting specific parcels of land to agricultural or related open space use is another potential constraint to residential development. However, none of the sites in the inventory have Williamson Act contracts.
There are no other known environmental constraints or conditions within the city that could preclude development on identified sites within the planning period, including hazards, and related land use controls, shape, access, property conditions, contamination, easements, or overlays. However, there are some areas with existing industrial uses, specifically in Southwest Fresno, that are transitioning to facilitate more residential and mixed use development. Based on public comments, t he City closely reviewed sites in this area and removed sites that would be most impacted by existing industrial uses during the Housing Element planning period.
SECTION 1E-2: SITES INVENTORY
1E-2-76 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-2.8: Environmental Constraints and Hazards, 100-year Flood Zones, Fresno 2023
Source: City of Fresno and Ascent, October 2023.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-77 Figure 1E-2.9: Environmental Constraints and Hazards, Airport Safety Zones, Fresno 2023
Source: City of Fresno and Ascent, October 2023.
SECTION 1E-2: SITES INVENTORY
1E-2-78 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Financial Resources
The City utilizes several sources of funding to assist in the provision of quality housing to lower -income residents (see Table 1E-2.16 and Table 1E-2.17 for a list of available funding mechanisms in Fresno) .
Several funding programs from the U.S. Department of Housing and Urban Development (HUD) allow the City to fund community development and housing activities. The City of Fresno receives federal funding as an entitlement jurisdiction for the Community Development Block Grant (CDBG) , HOME Investment Partnerships (HOME) program , Emergency Solutions Grant (ESG), and Housing for Persons with HIV/AIDS (HOPWA) funds from HUD. Table 1E-2.16 shows funds received through these programs for the years 2019 through 2022. On average the City received about $7 million in CDBG, $3.3 million in HOME, $600,000 in ESG, and nearly $700,000 in HOPWA funds during this timeframe.
The City also received Permanent Local Housing Allocation (PLHA) in 2020 and 2021 and Homeless Housing Assistance and Prevention (HHAP) in 2020 through 2022. Other one-time sources of funding in recent years include d CARES Act, American Rescue Plan funds , and Encampment Resolution funds to prevent, prepare for, and respond to the spread of COVID -19 during the pandemic; prevent eviction; and address homeless encampments and emergency shelter.
Affordable housing developers are eligible for several federal and state funding programs. Three of the most significant programs include the Low -Income Housing Tax Credit (LIHTC) program, Affordable Housing and Sustainable Communities (AHSC) program, and Project Homekey.
Created by the 1986 Tax Reform Act, the LIHTC program has been used in combination with City and other resources to encourage new construction and rehabilitation of rental housing for lower-income households.
The program provides investors an annual tax credit over a 10-year period, provided that the housing meets the following minimum low-income occupancy requirements: 20 percent of the units must be affordable to households at 50 percent of AMI or 40 percent of the units must be affordable to those at 60 percent of AMI.
The total credit over the 10-year period has a present value equal to 70 percent of the qualified construction and rehabilitation expenditure. The tax credit is typically sold to large investors at a syndication value.
The AHSC program, funded through the State’s Cap and Trade program, provides an additional source of funding for affordable housing. This program awards funding to both public and private entities to build transit-oriented affordable housing and supporting transportation infrastructure , such as pedestrian improvements and bike lanes. The program awards are determined with a points formula; 0.25 points are awarded to projects which directly implement a policy in a long-range planning document (e.g., General Plan, Specific Plan), including new development on sites contained within the housing element’s sites inventory.
Project Homekey leverages a combination of federal and state funding streams to provide grant funding to projects that will provide interim or permanent housing options for people experiencing homelessness or who are at risk of severe illness from COVID -19. This program awards funding to public entities for the acquisition and rehabilitation of a variety of housing types – including hotels, motels, vacant apartment buildings, and residential care facilities. Funding is allocated by region based on the region’s proportionate shares of people experiencing homelessness (indicated by 2021 Homeless Point -in-Time Counts) and severely cost-burdened extremely low-income households.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-79 Table 1E-2.16: Housing Funding Resources, City of Fresno, 2019-2022 Funding Program 2019 2020 2021 2022 Average Description Community Development
Block Grant (CDBG)
$6,942,458 $7,112,639 $7,184,218 $6,839,072 $7,019,597 Fair housing, public services, senior paint program, owner- occupied rehab, park improvements, neighborhood street
improvements, micro enterprise, section 108 loan repayment HOME Investment
Partnerships (HOME)
$3,037,353 $3,255,075 $3,289,681 $3,625,073 $3,301,796 Affordable housing development, CHDO, TBRA Emergency Solutions Grant
(ESG)
$585,863 $610,018 $606,586 $603,908 $601,594 Outreach/emergency shelter, homeless prevention, rapid rehousing, HMIS
Housing for Persons with
HIV/AIDS (HOPWA)
$564,747 $636,124 $714,258 $875,943 $697,768 Services for low-income persons living with HIV/AIDS and their families
Permanent Local Housing
Allocation (PLHA)
- $3,407,603 $5,296,470 - $4,352,037 Affordable housing development, first time homebuyer assistance, home repair (mobile homes)
Homeless Housing Assistance
and Prevention (HHAP)
- $6,158,246 $2,911,171 $7,524,257 $5,531,225 Shelter services and street outreach Community Development
Block Grant CARES Act
(CDBG-CV)
- $7,980,086 - - N/A Shelter operations, medical clinic investments, medical clinic operations, tenant/landlord counseling, shelter
acquisition/conversion/rehab
Emergency Solutions Grant
CARES Act (ESG-CV)
- $10,948,953 - - N/A Deposit assistance, shelter operations, street outreach, HMIS HOME American Rescue Plan
(HOME-ARP)
- - $11,922,873 - N/A Affordable housing development, supportive services, acquisition, and development of non-congregate shelters Low Income Housing Trust
Fund (LHTF)
- - $5,000,000 - N/A Affordable housing development
American Rescue Plan Act
(ARPA)
- - $14,200,000 - N/A Affordable housing development and landlord incentives Encampment Resolution
Funding (ERF)
- - - $5,070,058 N/A Encampment resolution and shelter
Source: City of Fresno and Ascent, 2022
SECTION 1E-2: SITES INVENTORY
1E-2-80 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Table 1E-2.17: Other Financial Resources and Programs
Program Name Description Eligible Activities
Federal Programs
Community Development
Block Grant (CDBG)
Grants administered and awarded by the state on
behalf of the United States Department of
Housing and Urban Development (HUD) to
cities through an annual competitive process.
Acquisition Rehabilitation
Homebuyer Assistance
Economic Development
Infrastructure Improvements
Homeless Assistance
Public Services
HOME Investment
Partnership Act Funds
Flexible grant program for affordable housing
activities awarded by the state on behalf of HUD
to individual cities through an annual
competitive process.
Acquisition
Rehabilitation
Homebuyer Assistance
New Construction
Section 8 Rental
Assistance Program
Rental assistance payments to owners of private
market-rate units on behalf of very low-income
families.
Rental Assistance
Section 203(k) Single-family home mortgage program allowing acquisition and rehabilitation loans to be
combined into a single mortgage.
Land Acquisition
Rehabilitation
Relocation of Unit
Refinancing of Existing
Indebtedness
State Programs
Emergency Shelter Grant
Program
Program funds to rehabilitate and operate
emergency shelters and transitional shelters,
provide essential social services, and prevent
homelessness
Support Services
Rehabilitation
Transitional Housing
Supportive Housing
Rural Development Loans
and Grants
Capital financing for farmworker housing. Loans
are for 33 years at 1 percent interest. Housing
grants may cover up to 90 percent of the
development costs of housing. Funds are
available under the Section 515 (Rental
Housing), Section 502 (Homeownership Loan
Guarantee), Section 514/516 (Farm Labor
Housing), and Section 523 (Mutual Self-Help
Housing) programs.
Purchase
Development/Construction
Improvement
Rehabilitation
Multifamily Housing
Program (MHP)
Deferred payment loans for new construction,
rehabilitation, acquisition, and preservation of
permanent and transitional rental housing.
New Construction
Rehabilitation
Acquisition
Preservation
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-81 Program Name Description Eligible Activities
California Housing
Finance Agency (Cal
HFA) Residential
Development Loan
Program
Low interest, short-term loans to local
governments for affordable infill, owner-
occupied housing developments. Links with
CalHFA’s Down Payment Assistance Program to
provide subordinate loans to first-time buyers.
Two funding rounds per year
New Construction
Rehabilitation
Acquisition
California Housing
Finance Agency (Cal
HFA) Homebuyer’s Down
Payment Assistance
Program
The Forgivable Equity Builder Loan gives first-
time homebuyers a head start with immediate
equity in their homes via a loan of up to 10% of
the purchase price of the home. The loan is
forgivable if the borrower continuously occupies
the home as their primary residence for five
years.
Homeowner Assistance
Low-Income Housing Tax
Credit (LIHTC)
Tax credits are available to persons and
corporations that invest in low-income rental
housing. Proceeds from the sale are typically
used to create housing.
New Construction
Rehabilitation
California Self-Help
Housing Program
Grants to cities and nonprofit developers to offer
homebuyer assistance, including down payment
assistance, rehabilitation,
acquisition/rehabilitation, and homebuyer
counseling. Loans to developers for property
acquisition, site development, predevelopment,
and construction period expenses for
homeownership projects
Predevelopment, Site
Development, Site Acquisition
Rehabilitation
Acquisition/rehab
Down Payment Assistance
Mortgage Financing
Homebuyer Counseling
Tax Exempt Housing
Revenue Bond
Supports low-income housing development by
issuing housing tax-exempt bonds requiring the
developer to lease a fixed percentage of the units
to low-income families at specified rental rates.
New Construction
Rehabilitation
Acquisition
Affordable Housing
Sustainable Communities
Program (AHSC)
This program provides grants and/or loans, or
any combination, that will achieve GHG
emissions reductions and benefit Disadvantaged
Communities through increasing accessibility of
affordable housing, employment centers, and key
destinations via low-carbon transportation.
New Construction
Local Programs
Habitat for Humanity
Greater Fresno Area
Homeownership through sweat equity.
Homeowners also receive counseling and
training on homeownership and maintenance.
Homeowners buy their completed homes from
Habitat for Humanity and repay them over 30
years through an affordable mortgage.
Homebuyer Assistance
Homebuyer Counseling
SECTION 1E-2: SITES INVENTORY
1E-2-82 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Program Name Description Eligible Activities
Fresno County Housing
Assistance Rehabilitation
Program (HARP)
Provides loans to eligible low and moderate
income homeowners to rehabilitate their
affordable homes in the unincorporated area and
partner cities to bring the homes up to current
building code health and safety standards. Loans
are currently zero interest with affordable
monthly payments based on the family's income.
Rehabilitation
Fresno County Rental
Rehabilitation Program
(RRP)
Provides loans to eligible rental housing owners
with low-/mod-income tenants, to rehabilitate
affordable rental units in the unincorporated area
and partner cities, to bring the rental units up to
current building code health and safety standards.
Loans are zero interest and amortized over 20 to
30 years (with a balloon payment at 20 years),
based upon the income of the rental-housing
owner and the case flow of the rental project
Rehabilitation
Fresno County
Homebuyer Assistance
Program (HAP)
Provides homebuyer down payment and
mortgage assistance loans to enable eligible low-
and moderate-income families to purchase their
first home in the unincorporated area and partner
cities. Homes to be purchased must meet current
building code health and safety standards. Loans
are zero interest with payments deferred for 30
years or until the primary mortgage is fully paid,
whichever occurs first.
Homebuyer Assistance
Fresno County Affordable
Housing Development
Program (AHDP)
Provides gap-financing loans to nonprofit
organizations and other eligible developers to
construct new affordable housing, including
multi-family rental housing projects and single-
family owner-occupied housing projects. May
also be used to substantially rehabilitate existing
affordable housing projects.
New Construction
Rehabilitation
Fresno County
Mobilehome Park
Program (MPP)
Provides zero-interest loans to help finance the
preservation of affordable mobile home parks
and development of new affordable mobile home
parks.
New Construction
Acquisition and Preservation
Private Resources/Lender/Bank Financing Programs
Federal National
Mortgage Association
(Fannie Mae) Community
Homebuyers Program
Fixed rate mortgages issued by private mortgage
insurers.
Homebuyer Assistance
Mortgages that fund the purchase and
rehabilitation of a home.
Homebuyer Assistance
Rehabilitation
Low down payment mortgages for single-family
homes in underserved low-income and minority
cities.
Homebuyer Assistance
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-2-83 Program Name Description Eligible Activities
California Community
Reinvestment Corporation
(CCRC)
Nonprofit mortgage banking consortium designed
to provide long-term debt financing for affordable
rental housing. Nonprofit and for-profit
developers contact member banks.
New Construction
Rehabilitation
Acquisition
Federal Home Loan Bank
Affordable Housing
Program
Direct subsidies to nonprofit and for-profit
developers and public agencies for affordable
low-income ownership and rental projects.
New Construction
Freddie Mac Home Works: Provides first and second
mortgages that include rehabilitation loan.
County provides gap financing for rehabilitation
component. Households earning up to 80% MFI
qualify
Homebuyer Assistance
combined with rehabilitation
Northern California
Community Loan Fund
(NCCLF)
Offers low-interest loans for the revitalization of
low-income communities and affordable housing
development
Acquisition
Rehabilitation
New Construction
Low-Income Investment
Fund (LIHF)
Provides below-market loan financing for all
phases of affordable housing development and/or
rehabilitation.
Acquisition
Rehabilitation
New Construction
Source: City of Fresno and Ascent, June 2023.
SECTION 1E-2: SITES INVENTORY
1E-2-84 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 This page is intentionally left blank.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-1 SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
Introduction
Land use policies and planning directly impact the ability of individuals and families to live in neighborhoods that offer high levels of opportunity. This includes access to high -performing schools, availability of jobs, and safe convenient access to transit and services. Despite the long -standing federal mandate established by the Fair Housing Act (FHA)0F0F
1 – which prohibits discrimination concerning the sale, rental, and financing of housing based on race, color, religion, national origin, sex, familial status, and disability status – people within protected classes continue to encounter limits in housing choice and mobility.
Background
Government Code Chapter 15 Section 8899.50, signed into law in 2018 under Assembly Bill (AB) 686, requires all public agencies in California to “administer its programs and activities relating to housing and community development in a manner to affirmatively further fair housing (AFFH), and take no action that is materially inconsistent with its obligation to affirmatively further fair housing.” Under California law, AFFH means “taking meaningful actions, in addition to combating discrimination, that overco me patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.”1F1F
2 This means cities and counties are required to take deliberate actions to address disparities in housing needs, access to opportunity, and settlement patterns for protected populations. Consistent with Government Code Section 65583, housing elements are required to address the following components:
▪ Inclusive and Equitable Outreach: Local jurisdictions must make a diligent effort to equitably include all community stakeholders in the housing element participation process. ▪ Assessment of Fair Housing: All housing elements must include an assessment of integration and segregation patterns and trends, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk. ▪ Analysis of Sites Inventory: Local jurisdictions must evaluate and address how particular sites available for housing development will meet the needs of households at all income levels. The housing element must analyze and conclude whether the identified sites improve or exacerbate conditions for fair housing.
1 42 U.S.C. §§ 3601-3631
2 California Department of Housing and Community Development, Affirmatively Furthering Fair Housing: Guidance for All Public Entities and for Housing Elements (April 2021 Update) , April 27, 2021, preface page, https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-2 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 ▪ Identification of Contributing Factors: Based on findings from the previous steps, housing elements must identify, evaluate, and prioritize the contributing factors related to fair housing issues.
▪ Policies and Actions to Affirmatively Further Fair Housing: Local jurisdictions must adopt fair housing goals and actions that are significant, meaningful, and sufficient to overcome identified patterns of segregation and affirmatively further fair housing. The housing element should include metrics and milestones for evaluating progress and fair housing results.
Outreach
As part of the Multi -Jurisdictional Housing Element update process, the City hosted and participated in a variety of outreach efforts. The purpose of outreach was to solicit feedback from local stakeholders and members of the community to inform the assessment of housing needs and program development. This Assessment of Fair Housing includes a summary of outreach activities conducted through the process. A full summary of outreach efforts for the Multi -Jurisdictional Housing Element update can be found in Chapter 2, Public Outreach and Engagement.
Study Sessions
A study session was held with the City Council on September 15, 2022, to discuss the Housing Element Update and process. The study session was open to the public and held in person, with a livestream option to reach members of the public who could not atte nd in person. Commentary was limited and no public comment related to fair housing was received at the meeting; instead, commissioners and council members expressed concern regarding the implications of new and changing housing legislation on small cities with limited financial resources.
Community Workshops and Meetings
The City held a number of community workshops and meetings to solicit feedback from the community and stakeholders on the Housing Element update. In addition to the workshops and consultations facilitated with California Coalition of Rural Housing (CCRH) and Fresno Council of Governments (FCOG), the City worked with a local nonprofit with roots in the community, Every Neighborhood Partnership (ENP), to conduct supplemental outreach to solicit as much input as feasible to inform the update to the Housing Ele ment.
Workshops and meetings were conducted throughout the span of the project, starting in August of 2022. A series of joint community meetings were then held by the City of Fresno Long Range Planning and Housing Divisions between October 27 and November 28, 2022. Several additional meetings were held in February and March of 2023. More information about the City’s diligent efforts to engage with the public, and summaries of the feedback received, are described in more detail in Section 1E-6: Public Outreach and Engagement.
The City notified the community with flyers distributed in English, Spanish, Hmong, and Punjabi through the FCOG listserv of regional stakeholders and community based organizations (CBOs) and through Fresno Housing. Linguistica interpreters were available for Spanish, Hmong, and Punjabi monolingual speakers.
Materials in Spanish, Hmong and Punjabi were available in-person at several workshops and then online at the project website, accessible via link or QR code.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-3 More than 250 community participants attended the City’s workshops and meetings for the Housing Element update. The following describes some of the most relevant themes and feedback received. ▪ Critical Housing Issues. Community members expressed that some of the most critical issues in Fresno are related to lack of affordability and frequently changing housing costs, infrastructure needs, lack of information and education, and lack of community amenities. ▪ Most Impacted Groups. Participants identified a number of special needs groups that are most impacted by housing needs such as residents with low- and extremely low- incomes, undocumented residents, people experiencing homelessness, seniors, single -parent households, people with disabilities and mental disabilities, and college students/youth. ▪ Fair Housing Needs. When asked about Fresno’s most significant fair housing issues, participants noted historical disinvestment in southwest and west Fresno, inability to access credit, housing costs, and access to opportunities. Some of the suggestions for programs to include in the Housing Element include: more landlord education and incentives for Housing Choice Vouchers (HCVs), regular roundtable meeting with community leaders, and better promotion of ongoing/current information via social media.
▪ Suggestions and Solutions. Participants expressed support for building more affordable housing and suggested the City develop more programs to provide financial assistance to low -income families, funding to rehabilitate homes, rent control, and more housing near amenities like grocery stores. Participants also made suggestions for increasing community involvement in the Housing Element update.
Following the workshop s, the City posted copies of the workshop presentations on the Fresno County Multijurisdictional Housing Element Update website in multiple languages for residents to access at their convenience. Feedback received during the workshops was used to inform this assessment as well as associated programs. For a full summary of the workshops, see Section 1E -6, Public Outreach and Engagement.
Regional Focus Groups
As described in Chapter 2 of the Multi -Jurisdictional Housing Element, two regional focus groups were held as part of the Housing Element development process. Stakeholders included representatives from FCOG member jurisdictions including County of Fresno, City of Fresno, City of Clovis, City of Fowler, City of Parlier, City of Sanger, and City of Selma. Other organizations and stakeholder represented at the focus groups include California Apartment Association (CAA), California Rural Legal Assistance (CRLA), Envision Realty, Northern California Carpenters Council (NCCRC), Building Industry Association (BIA), Fresno Housing, The Fresno Center, and We Plan Cities.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-4 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Participant groups were presented with information about the Housing Element process, particularly sections regarding community needs and fair housing, and were given the opportunity to weigh in on community needs. Some key topics that came up as regional housing issues include: corporate acquisition of mobile home parks, lack of reliable access to water and other infrastructure such as internet access and cell phone reception, over -reliance on commercially zoned property to accommodate RHNA (not much higher density zoning in the County relative to commercial), outdated community plans hindering development, and difficulties securing funding for new housing in low resource areas. There was also a fair amount of discussion on the need for more outreach and ed ucation to increase awareness/accessibility of existing assistance programs, and financial literacy to help low -income residents better compete for affordable housing/home ownership opportunities. Attendees highlighted the gap between program eligibility and the ability to afford available housing, as some applicants to affordable housing programs make too much money to qualify but still can’t afford housing without the program’s assistance. At a recent workshop for community members interested in participating in a down payment assistance program, none of the attendees qualified because their incomes were higher than 80 percent of the area median income.
For other community members, being able to show an income level of at least twice the rent of an apartment in the area is impossible.
During one of the focus group meetings, a participant referenced the Llaves de tu Casa Inciativa which is a financial education program open to all County of Fresno residents but with a focus on increasing Latino homeownership rates. The partners driving t he initiative are NAHREP (National Association of Hispanic Real Estate Professionals) Fresno, the City of Fresno, Federal Home Loan Bank (FHLBank) of San Francisco, Self-Help Enterprises, and Union Bank. The Llaves De Tu Casa Iniciativa program consists of down payment and closing cost assistance, home buyer grants, comprehensive home buyer education and counseling including first -time home buyer workshops and flexible mortgage products and programs for Fresno neighborhoods. As a follow -up to the regionwide stakeholder focus groups, a group of initiative members representing various organizations and companies met to discuss housing needs and programs for the regional Housing Element effort.
Regional and Local Stakeholder Consultations
To ensure that the City solicits feedback from all segments of the community, consultations were conducted with service providers and other stakeholders who represent different socioeconomic groups. Throughout the summer and fall of 2022, several interviews were conducted with stakeholders who work in areas such as housing, homelessness, and other social services in Fresno and throughout the Fresno County area.
The following organizations and stakeholders provided one -on-one input or written feedback on housing needs and programs in Fresno. Note, this is not an extensive list of all of the organizations and stakeholders that participated in the process of the Housing Element update. ▪ Leadership Counsel for Justice and
Accountability
▪ Central Valley Urban Institute
▪ Resources for Independence Central Valley
▪ Law Office of Patience Milrod – Civil
Rights Attorney
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-5 ▪ BIA of Fresno/Madera Counties
▪ Fair Housing Council of Central California
(FHCCC)
▪ Fresno Housing
▪ Fresno-Madera Continuum of Care
▪ Llaves De Tu Casa Inciativa
▪ Nor Cal Carpenter’s Union
In each consultation, stakeholders were asked about: opportunities and concerns for housing in the region, housing needs by type, barriers and unmet needs, constraints, and housing conditions. Stakeholders were also asked about equity and fair housing such as “What factors limit or deny civil rights, fair housing choice, or equitable access to opportunity? What actions can be taken to transform racially and ethnically concentrated areas of poverty into areas of opportunity (without displacement)? What actions can be taken to make living patterns more integrated and balanced?”
Common themes in stakeholder responses were concerns about affordability, including the location of affordable housing in undesirable areas and the gap between housing affordability and program income limits.
Limited capacity and resources include funding, time, staff, infrastructure, labor supply etc. The opportunities and suggestions for future housing in the region that stakeholders proposed are local rent controls to manage affordability and reduce displacement risk, code enforcement to ensure a safe and habitable housing stock, taking advantage of State incentives to build more housing in high opportunity areas, funding fair housing groups such as FHCC to enforce fair housing laws, establishing a land trust, acknowledging a labor shortage in residential construction, and adjusting regulations or encouraging development of a variety of unit types and sizes throughout the jurisdiction to promote mobility and integration.
Stakeholders also highlighted the unique needs of community members who are undocumented including how it is impossible to achieve homeownership and challenging to have the required proof of income for rental housing. Several stakeholders identified lack of credit and low incomes as a barrier to many residents in accessing stable housing. The following describes some of the themes and feedback from the consultations. ▪ Opportunities and Concerns. Stakeholders described the rising cost of housing, the shortage of affordable housing available in the city, increasing rates of homelessness, sprawl in the city, infrastructure, the need for multifamily or single-family unit types, not enough accessible units for people with disabilities, substandard housing conditions , and insufficient code enforcement as concerns. Stakeholders noted that some opportunities include: availability of vacant land, repurposing old buildings into ho using, tools for process streamlining, more incentives, proactive code enforcement, and requirements for inclusionary development. ▪ Housing Barriers/Needs. Stakeholders described housing costs, inaccessibility of listings, and credit checks as barriers for residents to get into housing. Stakeholders also expressed that there has been insufficient progress toward meeting the lower -income Regional Housing Needs Allocation (RHNA) referring to units for low -, very low-, and extremely low -income households (i.e., not enough affordable housing being built). Most of the stakeholders encouraged the City to provide more funding for home repairs and maintenance. Stakeholders noted the economic disadvantages to market rate developers to build affordable housing and identified processing times and general costs as significant constraints.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-6 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 ▪ Equity and Fair Housing. Stakeholders encouraged the City to proactively AFFH and incorporate fair housing into Housing Element programs. In terms of factors that limit or deny civil rights, fair housing choice, and/or equitable access to opportunities, stakeholders noted access to credit, deposit and income requirements, language barriers, lack of inclusionary housing requirements, and poor financial education. Someone also noted that previous evictions and criminal records create barriers to equity. Lastly, stakeholders described how fringe/sprawl development patterns have resulted in disproportionate resources and opportunities. ▪ Other Topics and Suggestions. Some of the other key topics that came up were the increased costs and competition for housing due to COVID, the need for long term rental assistance in Fresno, infrastructure costs and water accessibility, inclusionary housing, code enforcement, community land trusts, mobile home park protections, and capacity building for lower income residents and nonprofits/community-based organizations. Stakeholders encouraged the City to include specific programs and timelines with designated responsible parties.
Fair Housing Assessment
This section serves as an assessment of fair housing practices in the city of Fresno and has been prepared pursuant to Government Code Section 65583 (c)(10). It examines existing conditions and demographic patterns including patterns of integration and segregation within the city, concentrated areas of low - and moderate-income housing, and areas of low and high opportunity. Information on Fresno is also compared to regional trends, describing settlement patterns across the Central Valley. The analysis is primarily based on data from the U.S. Census American Community Survey (ACS ), the HCD AFFH Tool, and the City’s Analysis of Impediments to Fair Housing Choice (Draft – February 2020). A regional assessment of Fair Housing in Fresno County is provided in Chapter 3: Regional Assessment of Fair Housing.
This section is organized by fair housing topics. For each topic, the regional assessment is first, followed by the local assessment. Strategies to address the identified issues are included throughout the section. This section also includes an analysis of the Housing Element sites inventory as compared with fair housing factors. Through discussions with housing service providers, fair h ousing advocates, and this assessment of fair housing issues, the City of Fresno identified factors that contribute to fai r housing issues. These contributing factors along with associated actions are included in Table 1E-3.28, Summary of Fair Housing Issues, Contributing Factors, and Meaningful Actions to AFFH . Additional programs to affirmatively further fair housing are included in Section 1E-1: Action Plan.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-7 Notes on Geospatial Analysis
In this report, “neighborhoods” are approximated by an aggregation of census tracts. Census tracts are statistical geographic units defined by the U.S. Census Bureau for the purposes of disseminating data.
Throughout this report, neighborhood level segregation measures are calculated using census tract data.
However, some da ta is reported at the census block or census block group (block groups) level. Fresno County is used as the primary point of comparison for regional trends. References to the “Central Va lley” refer to the San Joaquin basin within Fresno County.
Figure 1E-3.1 displays a neighborhood map for the city of Fresno. Throughout this document, the following neighborhood names will be used to generally categorize census tract or block group data . This report uses an expansive definition of Downtown. The General Plan directed that the Downtown Planning Area be further refined through specific and community plans which include the plan areas for the Downtown Neighborhood Community Plan and the Southwest Fresno Specific Plan. While these areas are functionally similar, these neighborhoods vary culturally, rich with strong communities such as the city’s historic Chinatown.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-8 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.1: Neighborhood Map, City of Fresno
Source: City of Fresno, 2022.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-9 Patterns of Integration and Segregation
Race and Ethnicity
As described in the Regional Multi -Jurisdictional Housing Element (Chapter 3), the racial and ethnic representation of residents in the County set the baseline, and closely correspond to those in the city of Fresno. Countywide, the majority of the population in most jurisdictions is Hispanic (of any race).
Similarly, the city of Fresno’s Hispanic population constitutes nearly half of all residents (49.7 percent) .
Countywide and within the city, Hispanic representation has grown significantly since the 2000 Census. In real numbers, the Hispanic population increased from 170,520 people to 261,751 over the 20 -year timeframe, a 53.5 percent increase (see Table 1E-3.1).
Table 1E-3.1: Population by Race and Hispanic Origin, Fresno, 2000-2020 2000 2010 2020
Number
of People
Percent Number
of People
Percent Number
of People
Percent
White 159,473 37.3% 148,598 30.0% 137,216 26.1%
Black or African American 34,357 8.0% 37,885 7.7% 36,089 6.9% American Indian and Alaska
Native
3,259 0.8% 3,127 0.6% 2,445 0.5%
Asian 47,136 11.0% 60,939 12.3% 73,892 14.0%
Native Hawaiian and Other
Pacific Islander
427 0.1% 663 0.1% 726 0.1%
Some Other Race 728 0.2% 984 0.2% 1,026 0.2%
Two or More Races 11,752 2.7% 10,414 2.1% 13,002 2.5%
Hispanic or Latino 170,520 39.9% 232,055 46.9% 261,751 49.7% Total 427,652 494,665 526,147
Source: U.S. Census Bureau, ACS16-20 and ACS05-10 (5-year Estimates), Table B03002. U.S. Census Bureau, 2000 Decennial Census Table H007.
Residents identifying as White are the second largest population segment in the city of Fresno, comprising a quarter of the city’s total population. Since 2000, the percentage of the city’s White population has decreased, from 159,473 people (37.3 percent of the city) in 2000 to 137,216 (26.1 percent) in 2020. Asian or Pacific Islanders comprise Fresno’s third largest population segment, making up 14.0 percent of the city, roughly similar to their 2000 population share of 11.0 percent. From 2000 to 2020, Fr esno gained an additional 26,700 Asian or Pacific Islander residents. During this 20 -year timeframe, the city also experienced a decrease in Black or African American residents and Native American residents.
Figure 1E-3.2 displays the distribution of households in Fresno by race and Hispanic origin. While Fresno’s population is relatively evenly distributed throughout the city, the spatial distribution of the population indicates considerable levels of segregation by race and ethnicity. As shown in the figure, Hispanic residents are more concentrated in the southern half of the city, specifically in the Downtown, while neighborhoods in the northern half of the city have a greater predominance of White residents.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-10 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.2: Population by Race and Hispanic Origin, Fresno, 2019
Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on 2015-2019 American Community Survey data.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-11 The dissimilarity index provides another measure of the magnitude of segregation within a city or county.
The dissimilarity index measures the degree to which two specific groups are distributed across a geographic area. The score varies between 0 and 100 and measures the percentage of one group that would have to move across neighborhoods to be distributed the same way as the second group. A dissimilarity index of 0 indicates conditions of total integration under which both groups are distributed in the sa me proportions across all neighborhoods. A dissimilarity index of 100 indicates conditions of total segregation such that the members of one group are located in completely different neighborhoods than the second group. For example, if an index score is ab ove 60, more than 60 percent of people in the specified area would need to move to eliminate segregation. The following can be used to interpret the index:
▪ Less than 40: Low Segregation
▪ Between 40 and 54: Moderate Segregation
▪ Greater than 55: High Segregation
Table 1E-3.2 displays the dissimilarity index scores in the city compared to the county. It is important to note that the dissimilarity index uses White residents as the primary comparison group. That is, all dissimilarity index values compare racial and ethnic groups against the distribution of White residents and do not directly measure segregation between two minority groups (e.g., Black or African American, and Hispanic/Latino segregation). The dissimilarity index scores are intended to contextualize the level of segregation between racial and ethnic groups city- and countywide. As shown below, the dissimilarity index for Black or African American residents is 0.49 in this city. This would mean that nearly half of Black or African American (or White) residents would need to move to a different neighborhood to achieve balance in the demographics.
Table 1E-3.2: Dissimilarity Index Scores for City of Fresno and Fresno County, 2020 Race/Ethnicity City of Fresno Fresno County
American Indian/Alaska Native 0.66 0.66
Asian 0.39 0.41
Pacific Islander 0.79 0.82
Black or African American 0.49 0.54
Hispanic/Latino 0.39 0.45
Other 0.73 0.72
Multiracial/ Two or More Races 0.33 0.31
Total Non-White Population vs. White 0.36 0.40
Source: U.S Census ACS 5-Year Estimates, 2020, Table B03002.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-12 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 As discussed previously, White, and Hispanic/Latino groups comprise the majority of the population in the city (77.2 percent). The dissimilarity index shows that there is a low magnitude of segregation between these respective groups (0.39). This is comparable, but lo wer, than patterns countywide (0.45). The dissimilarity index also shows that the highest levels of segregation within the city are between Pacific Islander (0.79), American Indian/Alaska Native (0.66) and other racial/ethnic groups not listed (0.73).
However, when calculating and analyzing the dissimilarity index, it is important to note that dissimilarity index values are less reliable for a population group if that group represents less than 5 percent of the jurisdiction’s total population, a pproximately. Scores are innately higher because there is a smaller population size relative to the total.
Asian residents on the other hand account for 14 percent of the city’s total population and the dissimilarity index score between Asian and White residents is 0.39 which is the same as the score between White and Hispanic/Latino groups. These scores are below the threshold of 0.40 which would indicate lower levels of segregation amongst the city’s census tracts based on numerical statistics . The dissimilarity index scores for the total Non-White population indicate that the county as a whole has moderate and higher levels of racial/ethnic segregation, with dissimilarity index scores of 0. 36 and 0.4 0, in the city and county respectively.
Figure 1E-3.3 below visualizes racial segregation/integration measures based on methodology from the Othering & Belonging Institute (OBI) and 2021 census tract boundaries. OBI’s data compares integrated neighborhoods to highly segregated White neighborhoods and highly segregated neighborhoods that are predominantly populations of color (POC ). In the figure below, South Fresno stands out with the highest POC segregation . While there are more tracts in northern Fresno with highly segregated White neighborhoods (shown in green below) , there are two census tracts in the Woodward Park area that are classified with high POC segregation. The central core of established neighborhoods surrounding the Shaw Avenue corridor are more racially integrated with most neighborhoods on the outskirts of those neighborhoods experiencing low to medium segregation (as indicated by the yellow cluster in the central core and lighter red color surrounding those tracts in Figure 1E-3.3). It is worth noting that several census tracts throughout the city do not have data assigned to them . This includes tracts in the Woodward Park, West, Downtown, and Roosevelt areas.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-13 Figure 1E-3.3: Racial Segregation/Integration by Census Tract, City of Fresno
Source: Data downloaded from HCD AFFH Data and Mapping Tool 2.0 in 2023, based on 2021 census tract boundaries and data from the Othering & Belonging Institute 2020.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-14 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Income Distribution
In 2020, Fresno’s citywide median household income was $53,368 which was below the Fresno County median income of $57,109 and the statewide median income of $78,672. Median incomes by racial group, shown below in Figure 1E-3.4, vary greatly. White and Asian households had median incomes that are very close at $63,517 and $63,460 respectively. Hispanic households had a median income that was approximately $17,500 less than White and Asian households at $45,984 while Black or African American households had the lowest median household income at $34,361. These trends are also displayed for the whole of Fresno County where Hispanic households had a median income of $47,141 compared to $70,763 for White households and $68,274 for Asian households while Black or African American households had a median income of $39,621.
Figure 1E-3.5 displays the distribution of households in the city by median household incomes. North, northwest, west, and east neighborhoods of the city, including portions of the Woodward Park, Bullard, West, and Roosevelt community areas , have the highest median incomes relative to the rest of the city.
Census block groups that most closely match the city’s median incomes ($50,000 -$87,100) and are generally in line with the statewide average median income of $78,672 , are located in between the highest and lowest median income neighborhoods. While the city’s average annual median income was $53,368, most of the city has incomes that are less than $50,000. Compared to the trends in residential integration and segregation shown in Figure 1E-3.3 above, incomes tend to be lowest where there is “low to medium segregation” and “high POC segregation ,” particularly in Downtown and inner core neighborhoods, such as west Fresno adjacent to SR 99, south Fresno, Jane Addams and Jefferson. Residents in high poverty areas tend to have lower levels of access to opportunity due to the absence of critical resources and disinvestment in their communities. As poverty increases, disparities in access to opportunities often increase among population groups and disadvantaged communities become even more isolated.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-15 Figure 1E-3.4: Median Household Income by Race, Fresno, 2020
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B19013. $63,517
$34,361
$46,021
$63,460
$59,551
$45,931
$48,165
$45,984
$70,763
$39,621
$52,511
$68,274
$45,595
$45,525
$57,763
$47,141
$0 $15,000 $30,000 $45,000 $60,000 $75,000
White Alone Non-Hispanic
Black Or African American Alone Non-Hispanic
American Indian And Alaska Native Alone Non-Hispanic
Asian Alone Non-Hispanic
Native Hawaiian And Other Pacific Islander Alone Non-
Hispanic
Some Other Race Alone Non-Hispanic
Two Or More Races Non-Hispanic
Hispanic Or Latino of Any Race
Fresno County City of Fresno
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-16 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.5: Median Household Income, Fresno, 2019
Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on 2015-2019 American Community Survey data.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-17 The Area Median Income (AMI) for Fresno County is $80,300 in 2022. In 2022, a family of four making $27,750 or less would be classified as extremely low income in Fresno. In the city of Fresno, 15.8 percent of households make less than 30 percent of the AMI, which is considered extremely low income. This income equates to a wage of $14.76 per hour for a single wage-earner, which is below the minimum wage in Fresno ($15.50 per hour). An extremely low-income family of four described above could afford a monthly housing cost of approximately $694. As reported in the regional assessment of fair housing, only 7.0 percent of units in the city of Fresno rent for less than $1,000 monthly, while 54.0 percent rent for $1,001 to $1,500 monthly, 30.0 percent rent for $1,501 to $2,000 monthly, and 10.0 percent rent for above $2,000 monthly, making it very hard for extremely low-income families to afford housing and support themselves.
As such, most block groups in the city have high levels of poverty on average than other cities in the state, and the overall poverty rate in Fresno is 19.2 percent. Despite Fresno being the country’s most agriculturally productive region, it has become known for its high levels of poverty and unemployment. 2F 3 There are large disparities among racial and ethnic groups with regard to poverty (see Figure 1E -3.6).
Black or African American , “Other Race,” and Hispanic populations experience the greatest rates of poverty in Fresno , while the White population has the least amount of poverty (less than 10 percent) among all population groups . Exposure to poverty varies by location in the city, with some areas of the city experiencing higher rates of poverty than others. Specifically, block groups in south and west Fresno tend to have higher exposure to poverty, while the city’s northernmost bloc k groups have relatively low levels of poverty (see Figure 1E-3.7).
Figure 1E-3.6: Percent of Households in Poverty by Race or Hispanic Origin, Fresno, 2020
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B17010A.
3 Benner, C. and Pastor, M. 2015. Equity, Growth, and Community: What the Nation Can Learn from America's Metro Areas. “Struggle and the City: Conflict -Informed Collaboration.” University California Press. Pp. 130-160.
Accessed via: https://www.jstor.org/stable/10.1525/j.ctt1ffjnd4.9.
9.5%
28.9%
22.0%
18.4% 16.7%
25.2%
15.4%
24.5%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
White Alone
Non-Hispanic
Black Or
African
American
Alone
American
Indian And
Alaska Native
Alone
Asian Alone Native
Hawaiian
And Other
Pacific
Islander
Alone
Some Other
Race Alone
Two Or More
Races
Hispanic Or
Latino of Any
Race
Percent of Total Households
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-18 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.7: Distribution of Poverty, Fresno, 2019
Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on 2015-2019 American Community Survey data.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-19 Familial Status
The FHA also bans discrimination based on "familial status," which refers to the presence of at least one child under 18 years old. Housing discrimination based on familial status can occur when a landlord, property manager, real estate agent, or property owner treats someone or a group of people differently because they have a family with children under the age of 18. In Fresno County, the majority of households are family households (72.3 percent). Family households are defined by California law as a household of two or more people, regardless of relationship status. Approximately 67.8 percent of households in the city of Fresno are family households including 40.7 percent married couple households, 9.4 percent of households that are unmarried cohabitating couples, and an additional 17 percent of households with alternative compositions such as single-parent households.
As shown in Table 1E-3.3, 34.3 percent of households in the city had a child under the age of 18 according to ACS. Since 2000, the overall share of families with children in the city of Fresno has declined by 22.1 percentage points despite an increase in the number of families overall . A similar decline occurred at the regional level, where families with children decreased from 55.8 percent of all households in 2000 to 35.4 percent in 2020, despite gaining over 30,000 additional families with children.
Table 1E-3.3: Families with Children, Fresno, 1990-2020 Number
of
Families
Percent of
all
Households
Number of
Families
Percent of
all
Households
Number of
Families
Percent of
all
Households
2000 2010 2020
City of Fresno 44,690 56.4% 59,626 53.0% 58,288 34.3%
Fresno Region 79,423 55.8% 112,139 52.3% 109,759 35.4%
Source: Decennial Census, ACS. 2020 Analysis of Impediments to Fair Housing Choice. U.S. Census Bureau, ACS16- 20 (5-year Estimates), Table B11012.
Figure 1E-3.8 shows the distribution of children in married couple households, while Figure 1E-3.9 shows the distribution of children in female-headed households with no partner or spouse present. Most of Fresno County has moderate to high rates of children in married-couple households especially in the unincorporated county areas. Generally , throughout the San Joaquin Valley, areas where residences are typically more dispersed and uses are more agricultural or limited by topography have higher rates of families with children than is found in the central and southern neighborhoods of the city of Fresno. Within the city, there is a greater presence of children living in married couple households in the west and northwest neighborhoods. The inner city near Downtown has smaller populations of children living in married couple households.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-20 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.8: Percent of Children in Married Couple Households, Fresno, 2019
Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on 2015-2019 American Community Survey data.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-21 Figure 1E-3.9: Percent of Children in Single-Female Headed Households, Fresno, 2019
Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on 2015-2019 American Community Survey data.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-22 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 As described in the Regional Assessment of Fair Housing (Chapter 3 of the Multi -Jurisdictional Housing Element), female-headed households tend to live in and around the cities of Fresno and Clovis. This could be due to the proximity of schools, transit, se rvices, and jobs in an incorporated city; however, the urban areas of the county also have a greater range of housing types that single -female headed households can afford. While female-headed households compose 30.7 percent of households in the city overa ll, there are several neighborhoods where they are the predominant household type. As shown in Figure 1E-3.9, there are several tracts in Fresno, predominantly along State Route 41, State Route 99 and State Route 180, with proportions of female-headed households that comprise 40 to 80 percent of the total households. Female - headed households are also predominant in the Woodward Park area in northern Fresno, the neighborhood areas in the east bordering old town Clovis (generally surrounding Clovis Avenue), a nd the Roosevelt community area in southern Fresno surrounding Kings Canyon Road and California Avenue.
Female-headed households have special housing needs because they tend to be either single -parents or single-elderly adults that are living on low - or poverty -level incomes. In 2021, According to the U.S.
Department of Justice, Office of Juvenile Justice, 9.5 percent of children living with two parents lived below the poverty level, compared to 31.7 percent of children living with a single parent. Children living with only their mothers in 2021 were more than twice as likely to live in poverty than those liv ing with only their fathers (35.0 percent vs. 17.4 percent) 3F
4. Comparing Figures 1E-3.8 and 1E-3.9 with Figures 1E-3.5 and 1E-3.7, a connection can be made to higher concentrations of single parent households and higher poverty levels and lower median incomes in Fresno. Single -parent households with children often require special consideration and assistance as a result of their greater need for affordable housing, acc essible day care, health care, and a variety of other supportive services. Because of their relatively lower household incomes, single-parent households are more likely to experience difficulties in finding affordable, decent, and safe housing and the pres ence of a child in the household tends to receive unequal treatment in the rental housing market. Fresno ranks fourth worst among the 50 most populous U.S. cities for the percentage of single mothers with an income below the poverty line (63.1 percent). Si ngle mothers in this city can expect to spend 31.8 percent of their income on rent annually. 4F 5 Population with Disabilities
The U.S. Census Bureau defines disability as one of the following: hearing difficulty, vision difficulty, cognitive difficulty, ambulatory difficulty, self-care difficulty, and independent living difficulty. Persons with disabilities tend to have lower fixed-incomes, higher health care costs, and special housing needs. Persons with disabilities typically have special housing needs because of their physical and/or developmental capabilities, fixed or limited incomes, and higher health costs associated with their disabilities.
4 Office of Juvenile Justice and Delinquency Prevention. 2022. “Poverty status of children by family structure.” Accessed via: https://ojjdp.ojp.gov/statistical-briefing- book/population/faqs/qa01203#:~:text=In%202021%2C%209.5%25%20of%20children,17.4%25 5 Solum, A. 2022. “Where Single Mothers Fare Worse Economically – 2022 Study.” Accessed via:
https://smartasset.com/data-studies/where-single-mothers-fare-worse-economically-2022 APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-23 According to 2016-2020 ACS 5-Year Estimates, 14.3 percent of Fresno’s population has a disability, which is slightly higher than the count y rate of 13.0 percent . By disability type, the city is similar to the region, with ambulatory difficulties being the most prevalent disability type (affecting 50.1 percent of the city of Fresno population and 49.7 percent of the regional population with one or more types of disability).
Cognitive and independent living difficulties are the next most prevalent, affecting 44.0 percent and 39.5 percent of the disabled population. Smaller percentages of the population are affected by hearing difficulties, vision difficulties, and self-care difficulties.
Figure 1E-3.10 shows the population of persons with a disability by census tract in the city using ACS data from 2015 -2019. As stated in the Regional Assessment of Fair Housing (Section 3 of the Multi - Jurisdictional Housing Element), the only areas in Fresno County having a concentration of persons with a disability over 20 percent are in the cities of Fresno and Clovis, sugges ting a correlation between housing opportunities for seniors in more urbanized areas with access to public transportation, services, and amenities. The other jurisdictions in Fresno County either contain a population of which less than 10 percent of the population reports a disability, or the jurisdiction is split between areas of less than 10 percent, and 10 to 20 percent of the house holds experiencing one or more disabilities. Within Fresno, households with a disability have higher concentrations in southwest Fresno, the Fresno High -Roeding neighborhood in central Fresno, the McLane neighborhood west of the airport, and a small tract of the Bullard neighborhood.
These areas correlate with the neighborhoods with supportive housing and assisted care facilities for seniors and others that may require supportive housing.
Fresno residents with disabilities are served by the Fresno County Senior Resource Center, which operates an Adult Protective Services program, assisting both disabled adults and seniors with all requests for assistance. The Fresno County Human Services System Department of Adult Services also provides housing and basic needs assistance to elderly persons. The Fresno/Madera Area Agency on Aging (FMAAA) provides connections to programs, services, and resources elderly residents can use to maintain and improve their quality of life as they age.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-24 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.10: Percentage of the Population with a Disability in City of Fresno Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on 2010-2014 and 2015-2019 American Community Survey data.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-25 Concentrated Areas of Race and Income
Areas of Poverty
One indicator of segregation is the presence of racially concentrated areas of poverty. Racially or Ethnically Concentrated Areas of Poverty (R/ECAP) are neighborhoods in which there are both racial concentrations and high poverty rates. The Department of Housing and Urban Development’s ( HUD’s) definition of a R/ECAP is:
▪ A census tract that has a Non-White population of 50 percent or more (majority -minority) or, for non-urban areas, 20 percent, AND a poverty rate of 40 percent or more; OR ▪ A census tract that has a Non-White population of 50 percent or more (majority -minority) AND the poverty rate is three times the average tract poverty rate for the county, whichever is lower.
Households within R/ECAP tracts frequently represent the most disadvantaged households within a community and often face a multitude of housing challenges. Overrepresentation of Black and Hispanic populations in areas of concentrated poverty can exacerbate racial disparities related to safety, employment, access to jobs and quality education, and conditions that lead to poor health. Areas of concentrated poverty generally have less private investment from financial institutions, grocery stores, and other re tail outlets.
R/ECAPs are meant to identify where residents may have historically faced discrimination and continue to be challenged by limited economic opportunity. As will be discussed later in the section on Fresno’s local history, concentrated areas of poverty today were shaped by various land use practices that were historically used in communities across the nation to spatially segregate neighborhoods, including redlining and racially restrictive covenants.
Figure 3-15 of the regional assessment displays R/ECAPs in the Fresno County region, based on ACS data from 2009-2013. While the region as a whole appears to be fairly integrated economically and racially, concentrated poverty and racial segregation remains a major concern in several communities throughout the San Joaquin Valley. As the largest city in the region, Fresno has the highest number of R/ECAPs. Based on this data, there were 39 census tracts designated as R /ECAPs in the city of Fresno. Approximately 40 percent of Fresno residents live in R /ECAP census tracts. Hispanic residents make up the majority of the population living in R /ECAP tracts. Recalling Figure 1E -3.2 which shows where predominant concentrations of various racial/ethnic groups live in Fresno and Figure 1E -3.3 which shows racial segregation/integration, individual R/ECAPS can be linked to census tracts with predominant Hispanic populations where there are high concentrations of POC segregation. Looking at familial status, recalling Figure 1E-3.9, more than half of the families living in Fresno’s R/ECAP tracts have children.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-26 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.11 displays R/ECAPs in the city of Fresno , based on ACS data from 2009 -2013. R/ECAP census tracts cover all Downtown neighborhoods, such as Jane Addams, Edison, Lowell, and Jefferson, as well as west and south Fresno. There are also two R /ECAP census tracts in the Bullard neighborhood of northern Fresno, in or near the campus of Fresno State University. A third isolated R/ECAP in the Bullard neighborhood is located around State Route 41 . It is important to note that no newer analysis currently exists that specifically identifies R/ECAPs. For a better understanding of the current landscape, refer to Figure 1E-3.14, which displays the composite analysis of TCAC Opportunity Areas , including areas of “high segregation and poverty.” These maps provide more recent insights into areas of concentrated segregation and poverty and are useful for understanding the current landscape.
As will be discussed in more detail in a later section, several policies and historical forces5F 6 have contributed
to the formation of R/ECAPs in Fresno and other communities across the country, including:
▪ Redlining: The discriminatory practice of denying loans and other financial services to residents of certain areas based on racial or ethnic composition has left lasting impacts on community development and wealth accumulation. 6F
7 ▪ Discriminatory Housing Practices: Including restrictive covenants, racial steering, and unequal lending practices, which limited where minority populations could live and invest. 7F 8 ▪ Urban Renewal: Policies aimed at redeveloping urban areas often displaced minority communities, further entrenching segregation and poverty. 8F
9 ▪ Economic Disparities: Structural economic inequalities, including low engagement in the labor market and wage gaps, have exacerbated poverty levels in these communities. 9F 10 ▪ Education Inequality: Income disparities and unequal educational resources have perpetuated limited social mobility for residents of R/ECAPs. 10F
11 6 San Joaquin Valley Fair Housing and Equity Assessment, 2014. Available via:
https://academics.fresnostate.edu/oced/documents/SJV_Fair-Housing-and-Equity-Assessment_April-2014.pdf 7 Aguilera, D. October 2015. “Rare Maps Reveal Fresno’s Overlooked History of Segregation.” Accessed via:
https://www.kvpr.org/community/2015-10-27/rare-maps-reveal-fresnos-overlooked-history-of-segregation 8 Ramon D. Chacon, “A Case Study of Ghettoization and Segregation: West Fresno’s Black and Chicano Community During the 1970s,” Standford Center for Chicano Research. Working Paper Series No. 12 (Jan 1986). 9 San Joaquin Valley Fair Housing and Equity Assessment, 2014. Available via:
https://academics.fresnostate.edu/oced/documents/SJV_Fair-Housing-and-Equity-Assessment_April-2014.pdf 10 Montalvo, M. December 2022. “Labor leaders sound the alarm about low-wage job growth in California’s Central Valley.” Accessed via: https://fresnoland.org/2022/12/09/labor-leaders-sound-the-alarm-about-low-wage-job- growth-in-californias-central-valley/
11 Californians for Justice.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-27 Figure 1E-3.11: Racially/Ethnically Concentrated Areas of Poverty, Fresno, 2013
Source: Data download from the HCD AFFH Mapping tool in 2021. Based on R/ECAP data from HUD and 2009-2013 ACS.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-28 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Moreover, there are systemic and structural issues which have contributed to the perpetuation of concentrated poverty including but not limited to: high unemployment rates and low engagement in the labor market, wage gaps, limited social safety nets, and d isparities in access to educational resources.
Relative to other areas in the city, R/ECAPs in Fresno tend to exhibit the following characteristics:
▪ Higher percentages of non -White populations ( Figure 1E -3.2) and medium to high rates of segregation for populations of color (Figure 1E-3.3)
▪ Median incomes less than $50,000 per year (Figure 1E-3.5) ▪ Higher poverty rates (Figure 1E-3.7)
▪ Higher rates of children in single-family households (Figure 1E-3.9) ▪ Lower academic performance and fewer educational resources based on the 2021 TCAC Opportunity Index (Figure 1E-3.15)
▪ Low engagement with the labor market (Figure 1E-3.17) ▪ Poor environmental conditions (Figure 1E-3.23 through Figure 1E-3.25) ▪ Higher percentages of Housing Choice Voucher usage (Figure 1E-3.29) ▪ Higher rates of overcrowding ( Figure 1E -3.30) and housing cost burden ( Figure 1E -3.31 and Figure 1E-3.32)
In contrast, the communities north of Shaw including Woodward Park, Bullard, and also the McLane community are not characterized as racially or ethnically concentrated areas of poverty. These communities developed in the 1980s amidst construction of the St ate Route 99, 41, and 180 freeway loops around Downtown. As shown in the demographic analysis above, there is less racial and ethnic diversity in these communities. Figure 1E -3.3 indicates that these neighborhoods have higher rates of integration as compared to central core neighborhoods. Regarding income distribution, household incomes are generally higher around the northern fringes of the city. In fact, these communities are characterized as racially concentrated areas of affluence. This is described in more detail in the following section.
Furthermore, the built environment, or the physical resources built for the residents of Fresno, can have a significant impact on quality of life. Some ways the built environment can affect quality of life positively include physical activity, good housing conditions, and access to healthy food and healthcare. Physical activity includes walkability, bikeability, park access, and in Fresno’s hot summers, tree canopy coverage.
Housing conditions can be measured by the level of repair and maintenance needed. Access to healthy foods can include the number of and distance to grocery stores. Healthcare access can include the number of and distance to hospitals, clinics, and doctor’s offices. When comparing Fresno’s R/ECAPs to Fresno’s Racially or Ethnically Concentrated Areas of Affluence (RCAAs – see next section for definition and location) in terms of the built environment the following is known about the quality of life:
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-29 • Walkability: Based on data from the 2017 Fresno Active Transportation Plan (ATP) there is a much higher percentage of sidewalk gaps in R/ECAPs compared to RCAAs. The gaps in the R/ECAPs occur within existing neighborhoods, in neighborhoods adjacent to freeways, and al ong major roadways in Southwest Fresno.
• Bikeability: Based on data from the ATP, there is a much higher percentage of bikepath gaps in R/ECAPs compared to RCAAs. The gaps in the R/ECAPs occur throughout and are most notable in Downtown Fresno, Southwest Fresno, and the eastern portion of the Fresno High-Roeding. • Walkability and Bikeability: Based on data from the 2017 Fresno Active Transportation Plan there is a much higher percentage of trails in the RCAAs compared to the R/ECAPs. In 2019, the RCAAs had 18 miles of trails and one of those trails, the Fresno Sugar Pine Trail, connects to miles of Clovis trails.
• Walkability and Bikeability: In the 2019 Fresno Network Expansion Feasibility Plan, the City evaluated all proposed unfunded trails identified in the ATP based on the Active Transportation Prioritization Tool adopted with the ATP. The criterion included access and equity, connectivit y, traffic control, mode shift, and user comfort. The R/ECAPs have 30 segments of needed trails totaling 16.5 miles whereas the RCAAs areas have 10 segments totaling 3.16 miles. Twenty -eight of the trails in the R/ECAP scored a higher priority than all the trail needs in the RCAAs. • Park Access: In 2024, there are two regional, three community, and 13 neighborhood parks for a total of 18 City parks in R/ECAPs and one regional, three community, and six neighborhood parks for a total of 10 City parks in RCAAs areas. The RCAAs areas have 15 Clovis o r Central Unified School District campuses with open campus policies, which allow residences to use outdoor courts and playfields and structures after school and on weekends. These school campuses have similar amenities to neighborhood and community parks.
• Park Access: The parks in the R/ECAPs were built between 1903 and 2014 with the median year being 1968 and the parks in the RCAAs areas were built between 1988 and 2006 with the median year being 1994. In 2016, during the Parks Master Plan process the park consultants evaluated 50 percent of the parks in the R/ECAPs to be in poor condition and 50 percent in fair condition.
Whereas, in the RCAAs areas, the parks were considered fair to good condition. • Park Access: The Measure P tax initiative went into effect in 2020 and required at least 50 percent of the funds be allocated to the highest need neighborhoods in Fresno. Through analysis, the Fresno PARCS Department determined the highest need neighborhoods by census tract. There are no highest need neighborhood census tracts in the RCAAs areas while there are 21 in the R/ECAPs. • Tree Canopy Coverage: In 2024, the City completed an Urban Forest Management Plan. The Plan conducted an analysis to determine a planting priority score for all census tracts in the city. Among all census tracts the lowest score was zero, the highest 78, and the median 22. The R/ECAPs had 20 census tracks above the median and the RCAAs areas had two.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-30 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 • Housing Conditions: In 2010, the City did a windshield neighborhood condition survey as part of the General Plan update. The study concluded that the housing was in good condition in the RCAAs areas and in fair to poor condition in the R/ECAPs.
• Healthy Food: According to the USDA Economic Research Service, in 2019, there were 12 census tracts with low income and low access to food and most were in Southwest Fresno. • Healthcare: According to FELT there are eight hospitals and clinics within or near the RCAAs areas and eleven in the R/ECAPs. There is a large network of doctor’s offices along Herndon Avenue between Highways 99 and 41 near the RCAAs areas and in Downtown Fresno with in the R/ECAPs.
To improve the quality of life and access to opportunities in R/ECAPs, the Housing Element includes several key programs and initiatives, summarized below (see Section 1E-1 Action Plan for more details on each of these programs).
▪ Program 2 – Variety of Housing Opportunities in High Resource Areas. Increase the availability of affordable housing units in higher resource areas to alleviate pressure in R/ECAP areas, reduce housing cost burdens, and improve living conditions. ▪ Program 11 – Incentives for Housing Development. Provide incentives to encourage private developers to include affordable housing in their projects. ▪ Program 19 – Home Buyer Assistance. Promote homeownership programs that provide down payment assistance and affordable mortgage options for low-income families. ▪ Program 22 – Housing Rehabilitation. Launch a housing rehabilitation program that offers grants or low-interest loans to homeowners for repairs and maintenance. Provide resources and support for weatherization and energy efficiency upgrades.
▪ Program 23 – Comprehensive Code Enforcement. Implement code enforcement initiatives to ensure landlords maintain rental properties to health and safety standards. ▪ Program 27 – Environmental Justice. Prepare an Environmental Justice Element with actions to improve public health and quality of life in disproportionately impacted neighborhoods focusing on: equitable distribution of parks, recreation facilities, and other beneficial civic and cultural facilities; planting native trees and vegetation in neighborhoods with less tree canopy coverage; access to multi-modal transportation opportunities; and healthy food access. ▪ Program 28 – Equitable Community Investments. Develop publicly accessible tools for the evaluation and tracking of infrastructure projects in areas of greatest need (high segregation & poverty, low resource, and moderate resource).
▪ Program 29 – Equitable Engagement. Expand outreach and public education strategies to increase engagement amongst historically underrepresented populations and residents with the greatest need.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-31 ▪ Program 30 – Workforce Development. Provide job training programs to improve economic opportunities, reduce poverty, and increase financial stability. ▪ Program 33 – Mobile Home Parks. Protect mobile home park residents from excessive rent increases and preserve mobile homes as opportunities for homeownership to individuals and households who might not be able to afford other housing purchase options. ▪ Program 34 – Eviction Protection Program. Defend tenants renting an apartment or house in the city of Fresno from unlawful eviction.
▪ Program 36 – Homeless Assistance. Invest in various initiatives to provide housing, emergency shelter, and essential services to people experiencing homelessness.
Description of R/ECAP Areas
The Downtown neighborhoods are some of the oldest in Fresno, as the city began as a railroad town around the Central Pacific Railroad Depot in 1872. Spurred by the railroads and expanding agricultural opportunities, the town grew quickly and in 1885 was incorporated into a city. Many of the immigrants that first arrived were ethnic minorities, who settled in downtown neighborhoods such as Chinatown, Armenian Town, German Town and Italian Town. The town expanded rapidly and between 1913 and 1929, eleven high-rise buildings rose to create a distinct Fresno skyline. However, the Great Depression, redlining practices, and the construction of freeways that c ut through these neighborhoods left their mark and contributed to the decline of these neighborhoods over time. However, over the last decade, residents and community leaders have worked together to reinvest in Downtown neighborhoods. A new Development Code was put in place to streamline development, the Southwest Fresno Specific Plan was adopted, and the Transform Fresno Program resulted in over $120M in investment in Southwest Fresno , Downtown and Chinatown, and a new community college opened its doors in the neighborhood in 2024. There are several R/ECAPS in the Downtown Neighborhoods Community Plan area and these are discussed below.
Lowell / Jefferson Neighborhood: This R/ECAP consists of 515 acres just north of Downtown, between Divisadero and State Route 180. The neighborhood began developing in 1884. It has a mix of single family and multifamily housing, and strong historic character. Over time, with construction of the freeways, and migration to the suburbs, it became a mostly rental neighbor hood, with many low -quality post WWII apartment buildings constructed as a result of past zoning policies that were not place -based. The neighborhood was also redlined. Current statistics show that over 40% of the population is living below the poverty level and 80% of the households are renters, 20-40% of which are cost-burdened. The neighborhood is also pollution burdened due to proximity to freeways, and has lower access to cars, healthy food, parks, and community facilities. Finally, the low-income population in the area has a high level of displacement risk.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-32 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 To address concerns related to incompatible development and quality of life, the Fulton -Lowell Specific Plan was adopted in 1996, and a Design Review Committee was created to ensure new development was compatible with the neighborhood. Subsequently, the Ci ty adopted the Downtown Neighborhoods Community Plan and Fulton Corridor Specific Plan, with an accompanying new Development Code that incorporated all applicable provisions of the original specific plan and design guidelines. At the same time, this neighborhood was part of a focused effort to revitalize disadvantaged neighborhoods in and around the Downtown called Restore Fresno. This effort focused on developing leadership capacity among the residents and addressing grassroots issues. The Lowell Community Development Corporation (CDC) was part of these efforts and continues work in the neighborhood today, and was consulted during development of the Housing Element. These new planning efforts helped to conserve the historic character of the neighborhood and build capacity among the residents to effectuate positive change.
Housing Element workshops were conducted in or near this neighborhood on November 16, 2022, March 1, 2023 and August 9 , 2023. Community feedback from the workshops was carefully considered and incorporated into the housing element Action Plan.
To further support this neighborhood and promote equitable quality of life, the following Housing Element programs would be most applicable:
▪ Program 18 – Mixed Income Neighborhood Trust (the first trust of this kind has been established in the neighborhood and is being administered by the Lowell CDC). ▪ Program 19 – Home Buyer Assistance
▪ Program 22 – Housing Rehabilitation
▪ Program 23 – Comprehensive Code Enforcement
▪ Program 32 – Opportunity to Purchase Act
▪ Program 34 – Eviction Protection Program, and
▪ Program 36 – Homeless Assistance.
Downtown: The 1,000-acre Downtown Neighborhood is located south of Divisadero and bounded by State Routes 41 and 99. Downtown is the oldest part of Fresno and was long the retail, entertainment, and cultural center for not only Fresno, but the surrounding region. Redlining relegated Chinese and other ethnicities, and their businesses, to the west side of the railroad tracks. As the City grew and freeway construction enabled new suburbs and suburban malls, commercial activity in Downtown began to decline. State routes 180, 41, and 99 further isolated downtown from the surrounding neighborhoods upon which it depende d for its economic well -being. In the 1960s, the best thinking was to replicate suburban conditions in downtowns, resulting in the conversion of Fulton Street to a pedestrian mall. Unfortunately, this and the continuing outward suburbanization continued to negatively impact commerce and quality of life in downtown. Many large department stores relocated to the suburban malls where commercial activity continues to be focused today.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-33 Downtown Fresno is now in transition, with new priorities established in the Downtown Neighborhoods Community Plan and Fulton Corridor Specific Plan adopted in 2016. While it still has challenges around underperforming retail and lack of round the clock ac tivity, it is the city's largest job center, with over 30,000 jobs, and has the highest concentration of historic resources within the City of Fresno. It is slated to be the location of the nation's first High Speed Rail Station at Mariposa and G Streets. In the last decade, several blocks of new multi-unit and mixed-use development have occurred, mostly in the northern subarea, called the Cultural Arts District or the Mural District. Several projects called out in the plans have been or are being implement ed, including the removal of the Fulton Mall and reconstruction of Fulton Street, Chinatown Urban Greening, enhancement of Mariposa Plaza, street upgrades , and sewer and water upgrades.
Disparities in access to opportunity that still exist in the Downtown include average median incomes less than city average of $53,368, poor access to neighborhood serving retail and commercial uses, insufficient access to parks and open space, and aging infrastructure. Downtown has a higher pollution burden due to proximity to three freeways: SRs, 99, 180, and 41. In addition the amount of impervious surfaces results in higher levels of extreme heat. There is a high concentration of individuals experiencin g homelessness and individuals with disabilities in the Downtown area; however, government services and high -quality transit opportunities are also concentrated Downtown.
Housing Element workshops were conducted in or near this neighborhood on November 16, 2022, March 1, 2023 and August 9, 2023. Community feedback from the workshops was carefully considered and incorporated into the housing element Action Plan.
Opportunities to promote equitable quality of life in Downtown Fresno include the following Housing Element Programs:
▪ Program 7 – Adaptive Reuse
▪ Program 24 – Special Needs Housing
▪ Program 25 – Development Code Amendments for Compliance with State Law and to Reduce Barriers to Housing Development, and
▪ Program 28 – Equitable Community Investments.
Edison Neighborhood : This area consists of 1,560 acres located adjacent to and west of Downtown, bounded on the east by State Route (SR) 99, on the west by Thorne and West Avenues , and on the south by Church Avenue. This area is a multi-ethnic community that was the center of Fresno’s Black community.
It includes older residential neighborhoods that are aligned on the original street grid, oriented to the UP railroad tracks; a testament to its original connection to Downtown. Key features of the built envir onment include Chandler Executive Airport (1929), a designated historic resource, Edison High School, and more churches per capita than any other neighborhood in Fresno.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-34 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 The area was redlined, graded as C and D on the Home Owners’ Loan Corporation (HOLC) Residential Security Map. Construction of SR 99 bifurcated vibrant neighborhoods and cut off this area from Downtown and Chinatown, which was its commercial center. The wa lkable historic pre -WWII neighborhood fabric was also disrupted by Urban Renewal policies and projects of the 1960s and 1970s, resulting in long -standing cleared vacant lots, public housing , and other developments on “superblocks” with buildings not orient ed to the street. Subdivision infill occurred in the 1980s, resulting in patchwork development. School desegregation was implemented in the 1970s. In 1977, the Edison Community Plan was adopted, covering this neighborhood as part of a much larger area west of Downtown.
Indicators of disparities include high segregation of people of color; over 40% of households living under the poverty level; 20-30% of households include individuals with disabilities; and high displacement risk.
Housing stock is older and in need of repa irs and/or weatherization. Additional environmental factors include lack of neighborhood retail access and high pollution burden due to freeway proximity.
The neighborhood is in transition today, with a focus on revitalization as part of the Downtown Neighborhoods Community Plan. In 2018, the City was awarded $65 million in Transformative Climate Community funds, enabling investments of over $100 million to occur in the Edison Neighborhoods, Southwest Fresno, Downtown , and Chinatown. Investments underway include public transit (new routes provided with enhanced 15 -minute frequency) and improvements being made to Frank H. Ball, Sunset, Maxie L Parks, and Neilsen Park. Pedestrian improvements are being made on Cesar Chavez (previously California) Blvd and Church Avenue. A new Community College was recently constructed on Church Avenue just south of the Edison neighborhood.
Housing Element workshops were conducted in or near this neighborhood on November 28, 2022, March 14, 2023 and July 20, 2023. On June 18, 2024, a Climate Adaptation-Environmental Justice Workshop was held in the neighborhood that included fair housing concepts. Community feedback from the workshops was carefully considered and incorporated into the housing element Action Plan.
Opportunities to promote equitable quality of life in the Edison neighborhood include the following Housing Element Programs:
▪ Program 19 – Homebuyer Assistance
▪ Program 22 – Housing Rehabilitation
▪ Program 23 – Comprehensive Code Enforcement
▪ Program 24 – Special Needs Housing
▪ Program 27 – Environmental Justice; Program, and
▪ Program 28 – Equitable Community Investments.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-35 Southeast Neighborhood: This primarily residential neighborhood consists of a 2,400-acre area to the east of Downtown, bounded by SR 41 on the west, SR 180 on the north, Chestnut on the east, and the railroad tracks, Butler , and Cesar Chavez on the south. The western portion of this neighborhood is the oldest, developed in the early 1900s. The area east of Orange and Cedar Avenues developed from the 1930s through the 1950s. Huntington Boulevard was the first subdivision on th e eastern edge of Fresno's paren t grid (and western edge of this neighborhood) and was platted in 1911 as a streetcar suburb as part of the Alta Vista Tract. Huntington Boulevard is an eclectic mix of architectural styles that were popular from 1911 through the 1960s, including Craftsman bungalows and period revival buildings. Of interest is the economic mix of buildings from upscale mansions to more modest residences for the middle class and working class. This early neighborhood influenced the surrounding neighborhoods, which were mostl y working-class bungalow-style homes. Roosevelt High School was constructed in 1928 and there are six more elementary schools in the neighborhood.
Like other neighborhoods within the Downtown Neighborhoods Community Plan area, this neighborhood was redlined. Abandonment of the streetcar in 1929 and the typical early zoning codes were factors that lead to the strip commercial development along the cor ridors seen today. This neighborhood was also influenced by freeways on its western and northern boundaries, and SR 41 facilitated the City's expansion to the north. When the Roosevelt Community Plan, which covered this area, was initially adopted in 1978, the need for updated infrastructure to facilitate orderly development did not happen in this neighborhood, leaving this area vulnerable to piecemeal rezoning of strip commercial and high -density residential uses.
School and park development was unable to keep up with the rapid population growth. Recent investments in building neighborhood capacity (Restore Fresno), rezoning of corridors to mixed use development, designation of the Huntington Blvd neighborhood as a historic district, adoption of the DNCP an d investment in high quality transit (BRT "lite) along Cesar Chavez Blvd are leading to neighborhood transformation.
Indicators of disparities in access to opportunities include high segregation of people of color (primarily Hispanic), in southern half of neighborhood; 30-40% of households with incomes below the poverty level in the western portion of the neighborhood; and 40-60% of renter households cost burdened. Over 20% of households are experiencing overcrowding in the southern half of the neighborhood, and the neighborhood is categorized as having moderate displacement risk. The population is this area has lower acc ess to cars, healthy food, and community facilities such as parks and libraries. It also has higher extreme heat risk due to low tree canopy coverage.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-36 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Today, the Southeast neighborhood is still predominantly residential. Strip commercial development still lines the major east -west corridors of Butler, Cesar Chavez (previously Kings Canyon) , and Tulare Avenues. However, due to its inclusion in the DNCP, and also due to earlier planning efforts related to the Roosevelt Community Plan, the area is in transition, with a major investment in BRT made along the Cesar Chavez corridor in 2018 (the city's highest ridership corridor) connecting residents in this area to Downtown to the west and shopping and schools to the east. Holmes and Romain parks serve the west side of the project area, and these have both had recent investments in amenities, play equipment, and restrooms. Street improvement projects are underway on First Street and Chestnut Avenue that include new bicycle facilities.
Investments in leadership capacity have been made through Restore Fresno and the Hidalgo Community Development Corporation now operates in the neighborhood, helping to connect residents to resources.
Housing Element workshops were conducted in or near this neighborhood on October 27, 2022, July 28, 2023, and March 11, 2023. On June 29, 2024, a Climate Adaptation-Environmental Justice Workshop was held in the neighborhood that included fair housing concepts. Community feedback from the workshops was carefully considered and incorporated into the housing element Action Plan.
Opportunities to promote equitable quality of life in the Southeast neighborhood include the following Housing Element Programs:
▪ Program 3 – Encourage and Facilitate Accessory Dwelling Units and Small Homes ▪ Program 22 – Housing Rehabilitation
▪ Program 23 – Comprehensive Code Enforcement
▪ Program 24 – Special Needs Housing
▪ Program 26 – Fair Housing Services
▪ Program 27 – Environmental Justice
▪ Program 28 – Equitable Community Investments
▪ Program 29 – Equitable Engagement
▪ Program 30 – Workforce Housing, and
▪ Program 34 – Eviction Protection.
Jane Addams Neighborhood : This neighborhood consists of 1,155 acres located between the Golden State/Union Pacific Railroad alignment on the east and Marks, Hughes and West Avenues on the west. The area is physically isolated from its surroundings by the railroad and has poor int ernal connectivity as it is bifurcated by SR 99. Key features of the built environment include Roeding Park and Fresno Chaffee Zoo in the southern half and several mobile home parks.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-37 The Jane Addams community was originally rural in nature and consists of small homes on large lots.
Tielman Elementary school was constructed in 1911. The Golden State Highway was expanded and redesignated as State Route 99 in 1964, which exacerbated the n orth/south barrier through the neighborhood. Hotels and motels were constructed along the freeway in the 1950s and 60s , which became blighted and magnets for criminal activity. Because the area was mostly developed while in the County, the roads did not me et City standards, lacking curb, gutter, sidewalks , and street trees. Past policies (or lack thereof) related to freeway construction and City-County coordination of growth and development resulted in negative impacts to this neighborhood.
Today the Jane Addams neighborhood is still largely rural in nature. It is home to several mobile home parks and Jane Addams Elementary School, as well as a patchwork of heavy commercial uses. The area lacks neighborhood -scale open space and commercial amenities. An estimated 30-40% of the residents have incomes below the poverty level. Renter households comprise 40 -60% of the neighborhood and 15 - 30% of the residents are recipients of Housing Choice Vouchers.
Disparities that exist in the neighborhood include poor connectivity within and with surrounding areas, lacking pedestrian and bicycle infrastructure, poor open space access (although Roeding Park is part of this neighborhood, it is difficult to access), and high pollution burden due to freeway proximity.
The neighborhood is in transition today, as public investments are being made in housing, transportation, sewer and water infrastructure, and parks. Among these are conversion of the hotels and motels on Parkway Drive in the project area to Project Homekey transitional housing, and a Parkway Drive Plan to improve the environment and provide freeway buffering and beautification along that co rridor. In addition, McKinley Blvd is being widened and enhanced with pedestrian improvements ; a pedestrian overcrossing connecting Parkway Drive and Roeding Park is in the early planning stages. The Jane Addams Community Development Corporation has been operating in this area since the Restore Fresno initiative in 2015, helping to build resident leadership capacity.
Opportunities to promote equitable quality of life in the Jane Addams neighborhood include the following Housing Element Programs:
▪ Program 3 – Encourage and Facilitate Accessory Dwelling Units and Small Homes ▪ Program 27 – Environmental Justice
▪ Program 28 – Equitable Investments, and
▪ Program 33 – Mobile Home Parks.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-38 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 The R/ECAPS that are southwest, southeast, and north of Downtown, in Central Fresno, including the outer portions of Southwest Fresno, and portions of the Roosevelt ,McLane and Fresno High -Roeding Communities were affected by these same factors. While redlining did not occur south of Church Avenue, State Routes 41 , 99, and 168 traverse those neighborhoods. In addition, poor coordination between City and County planning resulted in the County allowing residential development to occur in these areas in spite of the fact that the City had planned industrial development in the areas south of Downtown from as early as 1918 due to the abundance of transportation options available , including freeways and rail. The City is investing in these neighborhoods as well, with several specific planning efforts complete or underway, including the Southwest Specific Plan and the Central Southeast Specific Plan. These areas are further described below.
Southwest Neighborhood: This 3,255 -acre area is the southwestern continuation of the Edison Neighborhood, bounded by SR 180 to the north, North Avenue on the south, Valentine, Marks, Hughes and Walnut on the West, and West and Thorne on the east. Even as an area that developed post WWII, it has experienced many of the same influences as the Edison neighborhood. Initially agricultural land, the area developed as a patchwork of agricultural, residential, and industrial uses, with some commercial sprinkled throughout, resulting in land use incompatibilities. Urban Renewal policies resulted in clearing land for redevelopment that sometimes was left vacant for long periods of time. In addition, much of the transportation network developed in the County, lacking bicycle and pedestrian facilities. The construction of SR 99 cut this area off from its commercial center in Chinatown/Downtown and very little neighborhood serving commercial uses were developed to serve the neighborhoods, leaving residents to travel to ot her neighborhoods for daily shopping needs, banking, and other services.
The following indicators point to disparities in access to opportunity: 30-40% of the population lives below the poverty line; individuals with disabilities comprise 20-30% of neighborhood residents; and data shows high segregation of people of color. About half of the households are renter households, and rental housing along the Church, Jensen , and North corridors has the highest cost burden. Overcrowding is occurring in over 20% of households between Cesar Chavez Blvd and Church Avenue and in the area between Elm Avenue and SR 41. The area has moderate displacement risk and high pollution burde n due to freeway proximity and legacy land uses. It also is at risk for extreme heat due to low tree canopy of 8%, compared to the citywide average of 15%. Othe r environmental justice concerns include access to public facilities, safe and sanitary housing, and healthy food.
Today, the Southwest Neighborhood is in transition pursuant to the adoption of the Southwest Fresno Specific Plan in 2017, which sought to enhance the plan area by incentivizing housing and commercial development, prioritizing parks and public facilities, and rezoning industrial land to other uses. A brownfields program was started in 2018 and an areawide plan to remediate and catalyze brownfields development was adopted for Elm Avenue in 2019.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-39 Implementation of the Southwest Specific Plan began in 2018 through the Transform Fresno program, which resulted in over $100 million in investment in the plan area, financing a portion of a new community college and the surrounding complete streets, a new park, a shared mobility program, planting of street trees, and more. At least 600 dwelling units of various types, including market -rate single family, are currently in the entitlement process and expected to begin construction in 2025. Southwest Fresno Development Corporation initiated a Homebuyer Education Program to prepare Southwest Fresno residents to purchase the new homes.
Housing Element workshops were conducted in or near this neighborhood on November 28, 2022, March 14, 2023 and July 20, 2023. On June 18, 2024, a Climate Adaptation-Environmental Justice Workshop was held in the neighborhood that included fair housing concepts. Community feedback from the workshops was carefully considered and incorporated into the housing element Action Plan.
Opportunities to promote equitable quality of life in Southwest Fresno include targeting the following Housing Element Programs:
▪ Program 3 – Encourage and Facilitate Accessory Dwelling Units and Small Homes ▪ Program 19 – Homebuyer Assistance
▪ Program 22 – Housing Rehabilitation
▪ Program 23 – Comprehensive Code Enforcement
▪ Program 24 – Special Needs Housing
▪ Program 27 – Environmental Justice
▪ Program 28 – Equitable Community Investments, and
▪ Program 30 – Workforce Development.
Central Southeast Neighborhoods: This area consists of 2,200 acres adjacent to the eastern boundary of the DNCP, bounded by Belmont Avenue to the north, East Avenue to the west, Church Avenue to the south, and Peach Avenue to the east. Today the plan area includes approximately 30,624 people and 9,150 homes, and is characterized by a blend of older single -family and multi -family housing developments, industrial facilities, public facilities, vacant land, and commercial areas. This area developed post WWII, from the 1950s to the 1980s and includes both higher density single family neighborhoods laid out on small blocks within a gridded street system and later subdivisions with curved streets and cul-de-sacs. Early development in the area consisted of the Fres no County Fairgrounds, established in 1884. Other key elements of the neighborhood include Fresno Pacific University (1964), and the Fresno IRS processing center (now vacant) which was approved in the early 1970s to provide jobs for 4,000 employees. As noted in the Roosevelt Community Plan, the area was often passed over for new investment due to lack of adequate infrastructure and the predominant direction of growth to the north of the city.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-40 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 The City's facilitation of growth to the north had a negative impact on this area. When the Roosevelt Community Plan, which covered this area, was initially adopted in 1978, the need for updated infrastructure to facilitate orderly development was not prioriti zed in this neighborhood, leaving this area vulnerable to piecemeal rezoning of strip commercial and high -density residential uses. School and park development was unable to keep up with the rapid population growth.
As of 2018, this neighborhood was more ethnically diverse and with a higher percentage of children than the City as a whole, and consisted of 71% renter households. An estimated 47% of the adult population has not graduated high school and 53% of the neighborhood’s households had incomes below the poverty level.
The neighborhood includes a high percentage of population that does not own a car, low healthy food access, higher risk of extreme heat, high levels of cost burdened renters, and overcrowding, as well as low access to community facilities such as parks and libraries.
Today the area is in transition, with investments in neighborhood capacity (Restore Fresno), rezoning of corridors to mixed use development, and investment in high quality transit (BRT) along Cesar Chavez Blvd.
The IRS site is now vacant and could be available for housing. Sidewalks are being constructed in the neighborhood on the southeast corner of Tulare and Chestnut, near Burroughs Elementary School, and ITS technology is being installed along the Cesar Chavez corridor, all of which are contributing to neighborhood transformation.
A Housing Element workshop was conducted in this neighborhood on November 1, 2022. On June 29, 2024, a Climate Adaptation-Environmental Justice Workshop was held in the neighborhood that included fair housing concepts. Community feedback from the workshops was carefully considered and incorporated into the housing element Action Plan.
Opportunities to promote equitable quality of life in Southeast Fresno include targeting the following Housing Element Programs:
▪ Program 3 – Encourage and Facilitate Accessory Dwelling Units and Small Homes ▪ Program 22 – Housing Rehabilitation
▪ Program 23 – Comprehensive Code Enforcement
▪ Program 24 – Special Needs Housing
▪ Program 26 – Fair Housing Services
▪ Program 27 – Environmental Justice
▪ Program 28 – Equitable Community Investments
▪ Program 29 – Equitable Engagement
▪ Program 30 – Workforce Development, and
▪ Program 34 – Eviction Protection.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-41 McLane Neighborhood: This large area, the subject of a Community Plan, consists of 16 square miles, bounded on the north by Ashlan Avenue, the south by McKinley and Belmont Avenues, the east by Locan Avenue, and the west by Blackstone. Key features include the Fresno Yosemite Airport and Manchester Mall. According to the McLane Community Plan, adopted in 1976, the Plan area was fairly orderly and balanced. The area began to develop in the 1940s with the antic ipation of Fresno State College locating at Blackstone and Shields, the current location of Manchester Mall. The area primarily developed during post WWII, between the 1950s and the 1980s. The plan notes that multi -unit development had increased from 11% of the housing stock in 1960 to 37% in 1978. Heavy commercial uses and the then new Manchester Mall were locat ed on Blackstone Avenue, while office uses were primarily located on Fresno, First , and Shields Avenues. The area was affected by freeways, as during the period when the community plan was written, rights of ways for SRs 41 and 168 had been cleared, but no construction had taken place for several years, causing uncertainty. Growth to the northeast caused bypassed parcels and sporadic rural residential development east of Clovis Avenue. In general, during the 1970s, the housing conditions were above average, the median income was higher than the Fresno average, and the community had above -average indicators of health.
Today, the McLane area is categorized as 40 -60% renter households and the area between Ashlan, McKinley and SRs 41 and 168 is the most cost burdened. Higher poverty areas are on both sides of the three freeways that bound or traverse the area: SRs 41, 180, and 168, while incomes increase east of Willow Avenue. An estimated 30-60% of households in the area between SR 41 and First Street depend on Housing Choice Vouchers, one of the highest rates in the city. The northern portion of the McLane area is racially integrated, while the southern portion is less so. The McLane community has a high pollution burden from airport emissions and well as two freeways, as well as low tree canopy and high urban heat.
The McLane area has developed according to the community plan. The airport expanded and an airport environs plan was adopted to protect the surrounding area from airport noise. Land use and street circulation was adjusted around the airport to include comp atible uses such as industrial. The freeways were constructed. Manchester Mall developed, peaked, and is now being repurposed into educational, office, and residential uses. Blackstone has become the city's first BRT corridor. Current investments include construction of the Midtown Trail which traverses the area, a terminal expansion at the airport, numerous traffic improvements including pedestrian amenities, and a new park is being designed at Dakota and Barton. Fresno Interdenominational Refugee Ministries is located in this neighborhood and serves the needs of over 10,000 refugees in the Fresno area, primarily refugees of Southeast Asian, Slavic and African origin.
Housing Element workshops were conducted in or near this neighborhood on August 31, 2022, November 16, 2022, and August 9, 2023. On April 23, 2024, a Climate Adaptation-Environmental Justice Workshop was held in the neighborhood that included fair housing concepts. Community feedback from the workshops was carefully considered and incorporated into the housing element Action Plan.
Opportunities to promote equitable quality of life include targeting the following Housing Element Programs to the McLane neighborhood:
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-42 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 ▪ Program 3 – Encourage and Facilitate Accessory Dwelling Units and Small Homes ▪ Program 19 – Homebuyer Assistance
▪ Program 22 – Housing Rehabilitation
▪ Program 23 – Comprehensive Code Enforcement
▪ Program 27 – Environmental Justice
▪ Program 28 – Equitable Community Investments
▪ Program 30 – Workforce Development, and
▪ Program 34 – Eviction Protection Program.
Fresno High-Roeding Neighborhood. This neighborhood is located in the northern portion of the Fresno High/Roeding Community Plan area and consists of approximately 950 acres bounded by Dakota on the north, Palm on the east, Clinton on the south, and SR 99 on the west. This area developed between the 1950s and 1980s and is within the environs of SR 99. This neighborhood has low food access and very low parks access. Over 40% of all households in this neighborhood live below the poverty level, are renter households, and 60 -80% of the households are cost -burdened. Overcrowding is high, with over 20% of households overcrowded. Displacement risk is moderate.
Current investments in this area include a road and sidewalk improvement project in the area bounded by Clinton/Hughes/Shields/West.
Housing Element workshops were conducted near this neighborhood on November 16, 2022, and August 9, 2023. On June 1, 2024, a Climate Adaptation-Environmental Justice Workshop that included fair housing concepts was attended by residents from this neighborhood. Community feedback from the workshops was carefully considered and incorporated into the housing element Action Plan.
Opportunities to promote equitable quality of life in the Fresno High-Roeding Park Neighborhood include targeting the following Housing Element Programs:
▪ Program 3 – Encourage and Facilitate Accessory Dwelling Units and Small Homes ▪ Program 19 – Homebuyer Assistance
▪ Program 22 – Housing Rehabilitation
▪ Program 23 – Comprehensive Code Enforcement
▪ Program 27 – Environmental Justice
▪ Program 28 – Equitable Community Investments, and
▪ Program 30 – Workforce Development.
The R/ECAPS in north Fresno developed in the 1950s and the 1980s and have unique factors contributing to their current condition.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-43 El Dorado Park Neighborhood . Located in the Hoover Community west of Fresno State, this neighborhood is occupied by a mix of low income residents and families. Much of the housing stock was cheaply built in the 1960s for students by absentee landlords and has not been well maintaine d. In recent years, newer student housing has been constructed, accommodating students, while some of the older off - campus student housing has turned over and is being rented to low -income non-student residents. The El Dorado Park Neighborhood Plan, incorporated into the Hoover Community Plan in 2009, was an effort to revitalize this near -campus neighborhood. After the plan was adopted, Fresno Housing revitalized two aging apartment buildings and provided upgraded deed restricted housing for this neighborhood. This inspired neighboring property owners to make improvements to their properties as well, and the PARCs Department now runs programs from a church property in the neighborhood. The momentum generated by the planning and revitalization efforts resulted in the construction of a new community center, which opened after the pandemic. The center has a gym, educational programs, after -school programs, and activities for seniors.
Even after adoption of the El Dorado Park Neighborhood Plan, the neighborhood is still in transition, with high levels of poverty, renter households , and cost burden. A 15 -30% utilization of Housing Choice Vouchers exists in this neighborhood. Significant social disparities exist in the community and are most prevalent between the Fresno State area and El Dorado Park. Fresno State owns many of the adjacent parcels surrounding the campus and provides amenities such as libraries, athletic and recreational fac ilities, and dining facilities that are intended to serve its student population. By contrast, El Dorado Park has aging infrastructure and experiences higher levels of crime. Both Fresno State and El Dorado Park have high pollution exposure due to proximity to freeways and the Fresno Yosemite Airport.
Recent investments include a new Class IV bike path along Barstow Avenue, the northern boundary of the neighborhood.
Housing Element workshops were conducted in or near this neighborhood on February 25, 2023 and July 22, 2023. On June 1 , 2024, a Climate Adaptation -Environmental Justice Workshop was held in the neighborhood that included fair housing concepts. Community feedback from the workshops was carefully considered and incorporated into the housing element Action Plan.
Opportunities to promote equitable quality of life in the El Dorado Park neighborhood include targeting the following Housing Element Programs:
▪ Program 19 – Homebuyer Assistance
▪ Program 22 – Housing Rehabilitation
▪ Program 23 – Comprehensive Code Enforcement
▪ Program 27 – Environmental Justice, and
▪ Program 28 – Equitable Community Investments.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-44 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Shaw/Marks Neighborhood. Located in the southwest corner of the Bullard Community Plan, this 785 - acre R/ECAP is located in the southwest quadrant of the intersection of Shaw and Marks Avenues, bounded by Shaw Ave on the north, Marks Avenue on the east, and bounded by the SR 99 corridor and the UP railroad tracks on the west. While the Bullard Community Plan area generally scores high on measures related to income, socio-economic conditions, and environmental conditions, this particular area is subject to pollution burden. Compared to the rest of the Bullard Community Plan area, this neighborhood has lower incomes, a higher proportion of renter households (40 -60% compared to under 20% for much of the plan area), and higher utilization of Housing Choice Vouchers (5-15% compared to less than 5% for most of the plan area).
Housing Element workshops were conducted near this neighborhood on November 9, 2022 and March 1, 2023. Community feedback from the workshops was carefully considered and incorporated into the housing element Action Plan.
Opportunities to promote equitable quality of life in the Shaw/Marks Neighborhood include targeting the following Housing Element Programs:
▪ Program 19 – Homebuyer Assistance
▪ Program 22 – Housing Rehabilitation
▪ Program 23 – Comprehensive Code Enforcement
▪ Program 27 – Environmental Justice
▪ Program 28 – Equitable Community Investments, and
▪ Program 30 – Workforce Development.
Areas of Affluence
Racially or Ethnically Concentrated Areas of Affluence (RCAAs) are neighborhoods in which there are both high concentrations of White households and high household income rates. Using HCD’s methodology for identifying RCAAs in California, RCAAs in Fresno County are census tracts with: 1) an average total White population that is 1.25 times higher than the average total White population in the Fresno County region and 2) a median household income that is 1.5 times higher than the Fresno County AMI in 2019.
Based on this methodology, there are several RCAAs in Fresno County (see Figure 3-16, Regional RCAAs) including in the cities of Fresno and Clovis. As shown in the figure, RCAAs are present in unincorporated islands including additional unincorporated areas east of Clovis and Fresno.
Figure 1E-3.12 displays a closer look at RCAAs in the city of Fresno. There are 18 RCAA tracts within the city limits. Several of the RCAA tracts overlap with areas that a re not incorporated into Fresno city limits as of 2022. Within Fresno City, RCAAs are generally found in the North and Northeast Fresno neighborhoods, often characterized by high property values, excellent schools, and well -maintained infrastructure. Neighborhoods deemed as RCAAs include portions of the Woodward Park, Bullard, McLane, and Roosevelt community areas.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-45 Figure 1E-3.12: Racially/Ethnically Concentrated Areas of Affluence, Fresno, 2019
Source: Data download from the HCD AFFH Mapping tool in 2021.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-46 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Several policies and historical forces have contributed to the formation of RCAAs. Areas of affluence in Fresno largely developed as a result of newly constructed freeways and new subdivision development at the outer edges of the city where land was less expensive. Historically, lending practices have favored white, affluent borrowers, facilitating easier access to home loans and homeownership in these areas while zoning regulations favored single-family homes and large lot sizes limiting the availability of affordable housing to maintain high property values. Affluent households began to purchase new single family homes on inexpensive land in north and northeast Fresno. These northern suburbs have the advantage of Clovis Unified School District’s high performing schools and a healthcare sector along Herndon Avenue . Affluent northern neighborhoods are also well served by large amounts of park land since they were developed more recently when the City established a mechanism to require land dedication and fees for park development, while many of the central neighborhoods in Fresno lack convenient access to parks and fall well below the City standard of 3.0 acres per 1,000 residents, since these neighborhoods were developed prior to having park dedication and development requirements.
As will be discussed, these neighborhoods have the greatest access to resources including positive educational outcomes, high labor market engagement (despite having further proximity from major employment centers), and healthier environmental conditions r elative to the region. Compared to other areas in the city, RCAAs have distinct characteristics:
▪ Predominantly white population (Figure 1E-3.2)
▪ Median household incomes greater than $100,000 per year (Figure 1E-3.5) ▪ Significantly lower poverty rates (Figure 1E-3.7)
▪ Higher percentages of children in married-couple households (Figure 1E-3.8) than single -parent households (Figure 1E-3.9)
▪ Lower rates of people living with disabilities (Figure 1E-3.10) ▪ Positive educational outcomes based on the 2021 TCAC Opportunity Index (Figure 1E-3.15) ▪ Greater labor market engagement (Figure 1E-3.17)
▪ More positive environmental conditions Index (Figure 1E-3.23 through Figure 1E-3.25) ▪ Higher percentage of owner-occupied units (Figure 1E-3.28) ▪ Lower rates of housing cost burden (Figure 1E-3.31 and Figure 1E-3.32) The Housing Element includes the following programs, many of which are already established and ongoing, which will help to promote inclusivity, affordability, and diversity in RCAAs (see Section 1E-1 Action Plan for more details on each of these programs):
▪ Program 2 – Variety of Housing Opportunities in High Resource Areas . Create additional capacity for multi-unit lower-income housing units in high and highest resource areas. ▪ Program 3 – Encourage and Facilitate Accessory Dwelling Units and Small Homes. Promote the construction of ADUs to increase affordable housing options and diversify housing types in RCAAs. ▪ Program 11 – Incentives for Housing Development. Encourage the development of affordable housing in RCAAs by providing financial and regulatory incentives.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-47 ▪ Program 14 – Partnerships with Affordable Housing Developers. Partner with affordable housing developers and stakeholders to facilitate the development of housing that is affordable to low- very low- and extremely low- income households, with at least 40 percent developed in high or highest resource areas to facilitate housing mobility for lower-income households and special-needs groups. ▪ Program 20 – Housing Choice Voucher Incentive Program . Provide housing vouchers and subsidies to low -income families, allowing them to move to RCAAs. Partner with landlords and property managers in RCAAs to encourage participation in voucher programs. ▪ Program 26 – Fair Housing Services. Provide training and resources for landlords and property managers on fair housing laws and best practices to prevent bias based on race, ethnicity, income, or family status.
Contributing Factors to Patterns of Segregation
Municipal land use policies ( e.g., zoning, code enforcement, and redevelopment) are one of the focal determinants affecting race and class segregation. In most cities throughout the San Joaquin Valley, it is common for higher income areas (e.g., RCAAs) to be zoned single family or low density residential, while lower-income areas (e.g., RECAPs) contain most of the higher density residential zoning. This trend is applicable to development patterns in Fresno particularly in new growth areas, such as Northeast Fresno, which start out with predominantly single family development then fill in with high er density residential later. Regulatory constraints have perpetuated patterns of spatial inequality since middle- and low er- income households have traditionally been excluded from these high opportunity areas.
Access to Opportunity
Since 2017, the Tax Credit Allocation Committee (TCAC) and California Department of Housing and Community Development (HCD) have developed annual maps of access to resources such as high-paying job opportunities; proficient schools; safe and clean neighborhoods; and other healthy economic, social, and environmental indicators to provide evidence-based research for policy recommendations. This effort has been dubbed “opportunity mapping” and is available to all jurisdictions to assess access to opportunities within their community.
HCD defines access to opportunity as a concept to approximate place-based characteristics linked to critical life outcomes.2F11F
12 Improving access to opportunity means both improving the quality of life for residents of low-income communities, as well as supporting mobility and access to “high resource” neighborhoods.
This encompasses education, employment, economic development, saf e and decent housing, low rates of violent crime, transportation, and other opportunities, including recreation, food, and healthy environment (air, water, safe neighborhood, safety from environmental hazards, social services, and cultural institutions).
The opportunity mapping process includes three domains: economic, environmental, and education. Each domain uses a number of indicators to determine its individual score. Table 1E-3.4 shows the full list of indicators. The indicators are then averaged into a composite index score.
12 California Department of Housing and Community Development (HCD) AFFH Guidance Memo, April 2021 update, pg. 34.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-48 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Table 1E-3.4: Domains and List of Indicators for Opportunity Maps Domain Indicators
Environmental CalEnviroScreen 4.0 pollution indicators and processed values Economic Poverty
Adult education
Employment
Job proximity
Median home value
Education Math proficiency
Reading proficiency
High School graduation rates
Student poverty rates
Poverty and Racial Segregation Poverty: tracts with at least 30 percent of population under federal poverty line Racial Segregation: Overrepresentation of people of color relative to the county (i.e., Tracts with a racial location quotient higher than 1.25 for Black or African American, Hispanic, Asian, or all people of color in comparison to the county) Source: CA Fair Housing Task Force, Methodology for TCAC/HCD Opportunity Maps, December 2021.
The opportunity mapping tool maps areas of highest resource, high resource, moderate resource, moderate resource (rapidly changing), low resource, and high segregation and poverty. ▪ Highest Resource. Areas designated as “highest resource” are the top 20 percent highest-scoring census tracts in the region. It is expected that residents in these census tracts have access to the best outcomes in terms of economic opportunities, health, and education attainment. ▪ High Resource. Census tracts designated “high resource” score in the 21st to 40th percentile compared to the region. Residents of these census tracts have access to highly positive outcomes for health, economic, and education attainment.
▪ Moderate Resource. “Moderate resource” areas are in the top 30 percent of the remaining census tracts in the region and those designated as “moderate resource (rapidly changing)” have experienced rapid increases in key indicators of opportunity, such as increasing median income, home values, and an increase in job opportunities. Residents in these census tracts have access to either somewhat positive outcomes in terms of health, economic attainment, and education; or positive outcomes in a certain area (e.g., score high for health, education) but not all areas (e.g., may score poorly for economic attainment). ▪ Low Resource. Low-resource areas are those that score in the bottom 30 percent of census tracts and indicate a lack of access to positive outcomes and poor access to opportunities. ▪ High Segregation and Poverty. The final designation are those areas identified as having “high segregation and poverty;” these are census tracts that have an overrepresentation of people of color compared to the county as a whole, and at least 30 percent of the population in these areas is below the federal poverty line ($27,750 annually for a family of four in 2022).
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-49 Overall, in comparison to other more affluent areas of California, the San Joaquin Valley has very little access to opportunity.3F12F
13 Figure 1E-3.13 shows the composite score of the 2022 TCAC Opportunity Areas in the Fresno County region. As shown in the figure, most of Fresno County is a mix of low-resource or moderate- resource areas and areas of high segregation and poverty . There are pockets of high-resource designations throughout incorporated areas and in the northeast and eastern portions of the county. Lower resource areas of high segregation and poverty are identified in the western unincorporated areas of the county.
Figure 1E-3.14 shows a closer look at the TCAC Opportunity Areas in the city of Fresno. As the largest city in the county, Fresno has the greatest variation in resource area designations among the incorporated cities of Fresno County. Growth areas on the periphery of established neighborhoods along the northern and eastern edges of the city are designated moderate and high resource designations, including an annexation area, designated as highest.
The central portion of the city is designated as low resource and high segregation and poverty.
Across the nation, affordable housing has been disproportionately developed in minority neighborhoods with high poverty rates, thereby reinforcing the concentration of poverty and racial segregation in low opportunity and low resource areas. Fresno is no d ifferent. While communities of color account for more than half of the population in the county, the county’s racial inequities persist across all indicators of community health and well-being. These inequities threaten future economic prosperity 13F
14. 13 San Joaquin Valley Fair Housing and Equity Assessment, 2014. Available via:
https://academics.fresnostate.edu/oced/documents/SJV_Fair-Housing-and-Equity-Assessment_April-2014.pdf. 14 PolicyLink, 2017. Advancing Health Equity and Inclusive Growth in Fresno County. Accessed via:
https://www.policylink.org/sites/default/files/advancing-health-equity-and-inclusive-growth-in-fresno.pdf.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-50 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.13: TCAC Opportunity Areas - Composite Score, Region, 2022
Source: Data downloaded from the California State Treasurer TCAC/HCD Opportunity Area Maps in 2022.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-51 Figure 1E-3.14: TCAC Opportunity Areas - Composite Score, Fresno, 2022
Source: Data downloaded from the California State Treasurer TCAC/HCD Opportunity Area Maps in 2022.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-52 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Educational Opportunity
School proficiency is an indication of the quality of education that is available to residents of an area. High quality education is a vital community resource that can lead to more opportunities and improve quality of life. Historically, neighborhoods or communities with higher median incomes and home values have had access to higher -performing schools than residents of lower -income neighborhoods since i ncome distribution influences home values and property taxes, and therefore funding for public schools.
Each year, the California Department of Education (DOE) publishes performance metrics for public schools in the state, including student assessment results for English Language Arts and Mathematics as they compare to the state grade -level standards and dem ographic characteristics of each school’s student population. Historically, school districts with higher concentrations of affordable housing typically have lower test scores in schools. The characteristics reported on include rates of chronic absenteeism and suspension, percentage of students that are socioeconomically disadvantaged, percentage of students that are in foster care, percentage of students learning the English language, and the percentage of high school students that are prepared for college. Students who are eligible for free or reduced -priced meals, or who have parents or guardians who did not receive a diploma are also considered socioeconomically disadvantaged. TCAC and HCD rely on this data from DOE to determine the expected educational outcome in each census tract and block group within the state. TCAC and HCD’s educational domain score reflects mathematics proficiency, reading proficiency, high school graduation rates, and student poverty rates of all schools for which this data is available, culminating in a score ranging from 0 to 1, with higher values being the most positive expected educational outcome.
Figure 1E -3.15 shows the 2021 TCAC/HCD education domain score in Fresno . Access to proficient schools among block groups varies significantly throughout the city. Clovis Unified School District and Central Unified School District are performing best as indicated in this map. Block groups in north Fresno, which have higher proportions of white residents, have the highest school proficiency index scores (greater than .75). Despite the presence of CSU Fresno and University High School, a top 100 school by U.S. News and the highest ranked high school in Fresno, census tracts surroun ding the CSU Fresno campus scored between 0.25 and 0.5 indicating less positive education outcomes. The area is classified as a racially concentrated area of poverty, and as described above and shown in Table 1E-3.4, student poverty rates are a determining variable in measuring educational opportunity and outcomes. School proficiency index scores are lowest in the southern and western portions of the city, areas in which Hispanic and Black or African American residents generally reside, and within Fresno Unified and Washington Union school districts.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-53 Figure 1E-3.15: TCAC Opportunity Areas - Education Score, Fresno, 2021
Source: Data downloaded from the HCD AFFH Data Tool in 2021. Note that this data is based on 2021 TCAC Opportunity Areas as the 2022 data by indicator is not yet available through the HCD AFFH Tool.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-54 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Results from the survey conducted for the 2020 Analysis of Impediments to Fair Housing Choice in Fresno echoed concerns surrounding disparate access to proficient schools, with approximately 40 percent of survey respondents noting that schools in the city are not equally provided for. In addition, public comments received on the Draft Housing Element expressed concerns that students in certain areas of the city, particularly in R/ECAP areas, face unsafe and challenging conditions traveling to and from school. This is due to the lack of or incomplete sidewalks, stormwater drainage, and streetlights in these areas; coupled with inefficient public transportation options in neighborhoods at the fringes of the city; and the use of local roads by heavy -duty truck traffic. These conditions also have a significant impact on the quality of the environment in which learning is taking place. The City intends to prepare an Environmental Justice element that will dive deeper into these issues to develop specific actions related to educational opportunity and equitable access.
Employment Opportunity
Although n eighborhoods with jobs in close proximity are often assumed to have good access to jobs , distance alone does not capture any other factor such as transportation options, the type of jobs available in the area, or the education and training necessary to obtain them. There may be concentrations of jobs and low-income neighborhoods in urban centers, but many of the jobs may be unattainable for residents of low- income neighborhoods. This section analyzes both the labor market engagement and jobs proximity indices, developed by HUD, which together offer a better indication of job accessibility for residents of specific areas. The jobs proximity index measures the physical distance between place of residence and job locations, with employment centers weighted more heavily. It also takes into account the local labor supply (i.e., competition for jobs) near such employment centers. The Labor Market Engagement Index is based on unemployment rate, labor force participation rate, and the percentage of the population age 25 and over with a bachelor’s degree or higher. For both indices, census block group results are standardized on a scale of 0 to 100 based on relative ranking nationally. A higher score indicates stronger job proximity or labor force participation.
Figure 1E-3.16 shows the Jobs Proximity Index in Fresno. Fresno generally has moderate levels of jobs proximity. Block groups with high proximity to jobs are well -distributed across the city indicating employment centers. Jobs Proximity Index scores are higher for Downtown neighborhoods as well as in north Fresno around the Hoover neighborhood and California State University (CSU) Fresno. Additionally, data shows that the majority of workers employed in the city both live and wor k in Fresno (56.8 percent) while a lower proportion of residents live in Fresno but commute to employment elsewhere (43.2 percent).
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-55 Figure 1E-3.16: Jobs Proximity Index, Fresno, 2017
Source: Data downloaded from the HCD AFFH Data Tool in 2021. Based on 2014-2017 HUD Jobs Proximity Index.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-56 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.17 maps Labor Market Engagement Index scores for block groups in Fresno. Despite being one the largest cities in the county, there are stark disparities in labor market engagement in that most of Fresno’s southern block groups indicate low levels of engageme nt with the labor market. Regionally, the highest labor force engagement scores are in the unincorporated county islands in northern Fresno and the majority of Clovis and unincorporated area immediately adjacent to Clovis on the east. While block groups in north Fresno display high levels of labor market engagement, the southern areas of the city have low levels of engagement with the labor market, which can indicate high unemployment rates and/or low educational attainment. Compared to Figure 1E-3.7 above, Distribution of Poverty, the population living below the poverty line generally has higher levels of jobs proximity compared to the population in the city as a whole but lower levels of labor market engagement, indicating an inability to access jobs due to factors other than proximity or a choice to not engage in the labor market. Comparing Figures 1E-3.5 and 1E-3.7, not engaging in the labor market can be a contributing factor to lower median incomes and poverty.
Interviews with stakeholders in the city conducted for the 2020 Analysis of Impediments to Fair Housing Choice indicated that contributing factors to lower labor market engagement may also be a result of lack of access to transportation and/or mismatches between available jobs and worker education and skillsets.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-57 Figure 1E-3.17: Labor Market Engagement Index, Fresno
Source: Data downloaded from the HCD AFFH Data Tool in 2021. Based on HUD Labor Market Engagement Index.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-58 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Transit Mobility
Transit mobility refers to an individual’s ability to navigate the city and region on a daily basis to access services, employment, schools, and other resources. Indicators of transit mobility include the extent of transit routes, proximity of transit stops to affordable housing, and frequency of transit. The city of Fresno is generally car-dependent but there is some variation in level of transit access, walkability, and access to amenities.
AllTransit is one type of transit and connectivity analytic tool developed by the Center for Neighborhood Technology for the advancement of equitable communities and urban sustainability 4F14F
15. The tool analyzes
the transit frequency, routes, and access to determine an overall transit score at the city, county, and regional levels. Geographic regions (e.g ., cities, counties, Metropolitan Statistical Areas (MSAs)) are scored on a scale of 0 to 10, with 10 being complete transit connectivity. The Multi-Jurisdictional Housing Element Chapter 3, Table 3-18 displays AllTransit Performance Scores for all Fresno County jurisdictions based on data from 2019. Figure 1E-3.18 below shows Fresno’s performance score representing average household transit access. Fresno’s score is 5.0, indicating a low combination of trips per week and number of jobs accessible, enabling fewer people to take transit to work. Overall, Fresno has a higher performance score than the county (3.2) however the city of Fresno represents an outlier both in terms of population size, degree of urbanization, and transit accessibility amongst jurisdictions in the county. It should be noted that since the last update of AllTransit analytics in 2019, transit routes have been added, frequencies increased, and fares reduced.
Figure 1E-3.18: AllTransit Performance Score, Fresno, 2019
Source: AllTransit.cnt.org, 2019
15 Center for Neighborhood Technology, 2019, AllTransitTM, alltransit.cnt.org
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-59 There are three major public transit operators that serve the residents in the city and county of Fresno. The City of Fresno’s Fresno Area Express (FAX) is the largest transit operator, offering high capacity fixed - route service s and a demand responsive service for disabled riders (Handy Ride). The City of Clovis’ Stageline offers four fixed routes with 30 -minute headways, limited weekend fixed -route service, and a demand responsive paratransit service (Round Up). In smaller cities and rural communities, th e Fresno County Rural Transit Agency (FCRTA) provides limited fixed route service and demand responsive services within and between communities through several community-focused transit subsystems. FCRTA links to FAX and Stageline services in the Fresno-Clovis Metropolitan Area (FCMA).
Fresno residents are primarily served by FAX, operated by the City of Fresno. FAX operates on a modified grid system and provides service on 18 transit routes on weekdays and weekends. The fixed route system consists of 10 lines that provide service in a predominantly north-south direction, seven east-west cross-town lines, and a 15.7-mile Bus Rapid Transit (BRT) line that operates on Blackstone Avenue from north Fresno to Downtown and on Ventura/Kings Canyon from Downtown to Clovis Avenue. In addition to the BRT, FAX operates 15-minute frequencies on Route 9 (Shaw Avenue) , Route 34 (First Street), and Route 38 (Cedar Avenue). To better serve residents in neighborhoods on the fringe, FAX recently extended Route 45 farther into West Fresno and extended Route 34 farther into South Central Fresno. They also recently upgraded Route 34 to a 15 -minute frequency route. The system is designed to facilitate bus travel by making transfers convenient between intersecting lines and between seven lines that converge Downtown at Courthouse Park.
The FAX system map is shown in Figure 1E-3.19. Note that the figure does not reflect the most recent extensions of Routes 34 and 45 into West and South Central Fresno.
FAX generally serves the Fresno -Clovis Metropolitan Area. Within the city of Fresno, FAX is strongly connected to the Central Business District. The Central Business District is the local and regional governmental center for federal, state, county, city, and educational offices, and contains the Community Regional Medical Ce nter and a regional shopping center (Fulton Street). The Fresno Convention Center, two major hotels, various private office buildings, Amtrak, the regional bus station, and the future high - speed rail station, are also located in this area. Seven of FAX's 18 routes converge in the Central Business District and other routes serve several other regional centers of employment. Residents living on the fringe of the city experience barriers to public transportation access as there are fewer routes available in these areas. The fringe includes both disadvantaged neighborhoods which are more strongly reliant on public transportation and high resource neighborhoods in North, Northwest, and East Fresno.
FAX Handy Ride is a shared ride, curb -to-curb service, provided from any origin to any destination throughout the service area for any trip purpose. The accommodation service was designed to meet the transportation needs of eligible persons with disabilities who cannot functionally use the FAX City bus system. Service hours for Handy Ride mirror those of FAX fixed route service, and reservations are required one day in advance of the scheduled trip to comply with ADA regulations. A limited number of will ca lls are provided each day based on availability, with priority going to medical appointments. FAX is in full compliance with the ADA. The Handy Ride service area mirrors the FAX fixed route service area plus three-quarters of a mile. The service area for Handy Ride is shown in Figure 1E-3.20. The current service area is bounded by Copper Avenue on the north, Central Avenue on the south, Grantland/Polk Avenue on the west, and Willow/Temperance Avenue on the east.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-60 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.19: Fresno Area Express (FAX) System Map
Source: City of Fresno, Department of Transportation, 2022.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-61 Figure 1E-3.20: Handy Ride Service Area Map, 2023
Source: City of Fresno, Department of Transportation, 2023.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-62 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.21 displays HUD’s Transportation Cost Index for the region and Figure 1E-3.22 displays a closer look at index scores in the city of Fresno. While access to low-cost transportation is moderate and relatively uniform throughout most neighborhoods in the city, block groups in Downtown, proximate to the Yosemite International Airport and CSU Fresno campus, and in centrally located established neighborhoods have lower transportation co st levels with the lowest levels located at the major transportation hubs of Herndon and Blackstone Avenues and the Central Business District in Downtown . Higher transportation costs exist in neighborhoods that are on the fringe of the city. According to the 2020 Analysis of Impediments, transit usage is highest in South and West Fresno and lowest in the city’s most northern block groups. Within the region, Black or African American, Hispanic, and Asian or Pacific Islander populations below the poverty line use public transportation more than White populations. Overall low levels of transit performance in Fresno combined with moderate levels of access indicates potential challenges for residents without access to vehicles in accessing needed services and amenities. Transit fares in the city are now the lowest they have ever been, with expanded free fares to children under 12 and Veterans/ Active Military.
As part of the Zero Fare Clean Air Act, on May 13, 2022, Kaiser Permanente Fresno awarded grant funds to FAX to subsidize fares for Reduced Fare riders. Reduced Fare riders include seniors 65 or older with ID, Medicare card holders, and persons with disability placards. This project is supported by Kaiser Permanente Northern California Community Benefit Programs. Then in January 2023, Fresno State University, State Center Community College District, and Fresno Unified School District started subsidizing transit fares for students, faculty, and staff. Despite this, there are still barriers to mobility for residents, particularly those living on the fringe of the city. Barriers include lengthy travel times d ue to long bus wait times, lack of direct routes, and route limitations requiring residents to use multiple modes of transportation to reach their first and last stop. High transportation costs also contribute to overall low levels of affordability in Fresno.
For a typical household in Fresno, combined housing and transportation, makes up an estimated 61 percent of household income according to the 2020 Analysis of Impediments to Fair Housing Choice . For a moderate-income household in the region, the proportion jumps to 71 percent. Notably, combined housing and transportation costs are lower closer to the city center and are generally higher further out from the city.
According to comments received during the public review process for the Draft Housing Element, other issues related to transit mobility in the city are:
▪ Inadequate and/or absent infrastructure to facilitate safe and efficient active transportation, including but not limited to sidewalks, curbs, stormwater drainage, streetlights, crosswalks, and protected bike lanes.
▪ Inadequate and/or absent protection from extreme weather, including climate -related weather events, such as extreme heat and flooding, that impact walking, biking, and public transportation use. This includes but is not limited to the availability of shade (e.g., trees, structures), shelter, sidewalks, and stormwater drainage.
▪ The presence of high volumes of traffic, including heavy -duty truck traffic, on roadways used by pedestrians or bicyclists, including in and near areas zoned for industrial land uses and along designated truck routes.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-63 To address these issues, the Housing Element includes a program to direct investments to address infrastructure and public service deficiencies in high -need areas including areas classified as high segregation and poverty, low resource, and moderate resource in Figure 1E-3.14. As funding allow s, the City will prioritize neighborhood infrastructure improvements such as water, sewer, curbs, gutters, sidewalks, streets, curb ramps, driveway approaches, curb cuts, and streetlights in areas of greatest needs in coordination with new residential developments.
Figure 1E-3.21: Transportation Cost Index, Fresno County Region, 2017
Source: Data downloaded from the HCD AFFH Data Tool in 2021. Based on 2013-2017 HUD Low Cost Transportation Index.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-64 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.22: Transportation Cost Index, Fresno, 2017
Source: Data downloaded from the HCD AFFH Data Tool in 2021. Based on 2013-2017 HUD Low Cost Transportation Index.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-65 Environmental Health and Opportunity
CalEnviroScreen was developed by the California Environmental Protection Agency (CalEPA) to evaluate pollution sources in a community while accounting for a community’s vulnerability to the adverse effects of pollution. Measures of pollution burden and pop ulation characteristics are combined into a single composite score that is mapped and analyzed. Higher values on the index indicate higher cumulative environmental impacts on individuals arising from these burdens and population factors.
The California Office of Environmental Health Hazard Assessment (OEHHA) compiles these scores to help identify California communities disproportionately burdened by multiple sources of pollution. In addition to environmental factors (pollutant exposure, gr oundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviroScreen also considers socioeconomic factors such as educational attainment, linguistic isolation, poverty, and unemployment. The TCAC Environmental Health Index summarizes this into a map to identify potential exposure to harmful toxins at a neighborhood level. Index values range from 0 to 100 and the higher the index value, the less exposure to toxins harmful to human health. Therefore, the higher the value, the better the environmental quality of a neighborhood, where a neighborhood is a census block-group.
Fresno has long struggled with environmental, health, and economic disparities, including high concentrations of poverty, air pollution, and toxin and pesticide exposure. In Fresno, lower-income housing and racially segregated communities are disproportionately impacted by a combination of locational factors such as proximity to landfills, freeways, industrial areas, and other toxins and pollutants. There are a number of historical disparities that exist between north and south Fresno. 15F
16 The life expectancy of residents in
south Fresno is significantly lower than that of residents living in the northern part of town. Southwest Fresno specifically has been recognized as one of the most pollution -burdened communities in the state.
According to a study published in 2018 by the National Center for Health Statistics and the National Association for Public Health Statistics, the life expectancy of residents in south and central Fresno was 77 years, compared to 85 years for residents in northern Fresno. The outbreak of COVID-19 worldwide also disproportionately impacted POC in Fresno. Social determinants of health (e.g., income level, occupation, access to health care, and living conditions, which includes housing and built environment ) have not only contributed to higher rates of underlying medical conditions for POC in Fresno, but also increased their risk of contracting the virus, being hospitalized, and dying from COVID-19.16F 17 16 Martinez, N. 2021. Tale of Two Cities: Environmental Injustice in Fresno . Accessed via:
https://fresnoalliance.com/tale-of-two-cities-environmental-injustice-in- fresno/#:~:text=According%20to%20a%20study%20published,for%20residents%20in%20northern%20Fresno. 17 Centers for Disease Control and Prevention (CDC), 2021. Megally, H., Pacheco-Werner, T., Mireles, D., Celedon, S., Frost, B., Sataraka, J., Williams, K., Davies -Balch, S., Mendoza, S., Banerjee, S., Chan, S., Dhaliwal, S., Ward, L., Silva-Aguilar, Y., & Gasga, L. A Neighborhood Approach to Mitigate COVID -19 Transmission in BIPOC and People with Disabilities: Benefits and Lessons Learned Using the Community Health Worker Model. (2021) Central Valley Health Policy Institute. California State University, Fresno.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-66 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.23 maps TCAC Environmental Health Index scores for Fresno. Most block groups in the city of Fresno score poorly. The highest environmental health scores in the city can be found in the city’s most northern block groups, which include high proportions of open space and residential land uses. In contrast, the lowest scoring tracts are in south Fresno that also have lower access to opportunity. Fresno County is a major agricultural producer and a gricultural production processes harm water supply an d quality by discharging fertilizer contaminants into the groundwater via runoff. Over time, the region’s water supply has contended with a wide range of contaminants, including nitrates, arsenic, and pesticides. Due to geographic, topographic, meteorologic, and environmental conditions, the region’s air basin has particular challenges for air quality . These factors and others contribute to the environmental problems in Fresno including its role as the region’s center for agricultural industry and its location as the intersection of several major state highways. Topographically, low elevations in the Central Valley trap emissions from commuter vehicles and logistics vehicles like semi -trucks, along with high levels of pollutants from farming and pesticide use. Until 2004, farmers in the region would routinely burn tons of debris at the end of a growing season, which generated large amounts of particulate matter in the air. While agricultural burning has decreased, it has not been phased out completely. 17F
18 The Central Valley also experiences above average
temperatures, especially in the summer, when ozone pollution becomes much worse due to the longer periods of time ozone can develop in the sunlight. Regional and state forest fires also contribute to poor air quality during the summer and fall. Smoke and particles from the fires tend to accumulate and build up along the base of the mountains to the north and east of the city severely impacting Fresno’s air quality especially for those living in north and east Fresno. As a result of these conditions, many residents suffer from respiratory illness and poor health outcomes.
As described in the Regional Fair Housing Assessment, much of Fresno County, particularly the western area and the cities along the State Route 99 corridor, have high cumulative CalEnviroScreen scores , see Figure 1E-3.24. This is a result of high scores for indicators of pollution burden, primarily pesticides, drinking water contaminants, particulate matter, diesel particulate matter, toxic releases from facilities, hazardous waste, and ozone. Fresno also suffers from some of the highest asthma, low birth weight, and cardiovascular disease levels in the state.
18 Benner, C. and Pastor, M. 2015. Equity, Growth, and Community: What the Nation Can Learn from America's Metro Areas. “Struggle and the City: Conflict -Informed Collaboration.” University California Press. Pp. 130 -160.
Accessed via: https://www.jstor.org/stable/10.1525/j.ctt1ffjnd4.9.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-67 Figure 1E-3.23: TCAC Opportunity Areas – Environmental Score, Fresno, 2022
Source: Data downloaded from the HCD AFFH Data Tool in 2021. Note that this data is based on 2021 TCAC Opportunity Areas as the 2022 data by indicator is not yet available through the HCD AFFH Tool.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-68 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.24: CalEnviroScreen 4.0 Scores, Fresno
Source: Data downloaded from the Office of Environmental Health and Hazard Assessment in 2022.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-69 Citywide, the average Fresno resident has more exposure to air pollution than nearly 70 percent of census tracts nationwide and adult asthma rates are higher in Fresno than both the state and nation overall.18F 19 Spatial
patterns of Environmental Health Index scores and residential patterns by race/ethnicity show that there are varying levels of disparity among racial and ethnic groups with regard to environmental quality. Hispanic, Black or African American , and Asian or Pacific Islander populations that live below the poverty line in the city are exposed to the worst environmental health conditions. 19F 20 As shown in the figure below, nearly
all of the census tracts with the highest CalEnviroScreen 4.0 score results align with predominantly Hispanic neighborhoods that have high POC segregation or low -medium rates of segregation. In the established neighborhoods north and south of Shaw Avenue near the Hoover planning area, residential patterns are more balanced and integrated, but environmental health scores are still poor. Policies and land use decisions which have affected these patterns will be described in further detail later in this chapter (see “Other Relevant Factors and Local Knowledge”).
SB 535 Disadvantaged Communities
A disadvantaged community (DAC) or environmental justice community (EJ Community) is identified by the California Environmental Protection Agency (Cal EPA) as “areas that are disproportionately affected by environmental pollution and other hazards that can lead to negative health effect s, exposure, or environmental degradation,” and may or may not have a concentration of low -income households, high unemployment rates, low homeownership rates, overpayment for housing, or other indicators of disproportionate ho using need. Disadvantaged communities in California are specifically targeted for investment of proceeds from the state’s Cap-and-Trade Program. These investments are aimed at improving public health, quality of life and economic opportunity in California’s most burde ned communities, and at the same time, reducing pollution that causes climate change.
In the CalEnviroScreen tool, census tracts receiving the highest 25 percent of overall scores in CalEnviroScreen 4.0 are those that have been designated as disadvantaged communities under Senate Bill (SB) 535. The cumulative score that can result in a disadvantaged community designation is calculated based on individual scores from two groups of indicators: Pollution Burden and Population Characteristics.
Pollution Burden scores exposure to negative environmental hazards, such as ozone concentrations; fine inhalable particles, with diameters that are generally 2.5 micrometers and smaller (PM2.5) concentrations; drinking water contaminants; lead risk from housing; traffic impacts; and more. Population Characteristics scores the rate of negative health conditi ons and access to opportunities, including asthma, cardiovascular disease, poverty, unemployment, and housing cost burden. For each indicator, as with the cumulative impact, a low score reflects positive conditions. The designation takes into account the l atest and best available data and considers factors related to data unavailability. Other qualifying criteria for a disadvantaged community includes:
19 PolicyLink, 2017. Advancing Health Equity and Inclusive Growth in Fresno County. Accessed via:
https://www.policylink.org/sites/default/files/advancing-health-equity-and-inclusive-growth-in-fresno.pdf 20 Ibid
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-70 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 ▪ Census tracts lacking overall scores in CalEnviroScreen 4.0 due to data gaps, but receiving the highest 5 percent of CalEnviroScreen 4.0 cumulative pollution burden scores. ▪ Census tracts identified in the 2017 DAC designation as disadvantaged, regardless of their scores in CalEnviroScreen 4.0.
▪ Lands under the control of federally recognized Tribes. For purposes of the DAC designation, a Tribe may establish that a particular area of land is under its control even if not represented as such on CalEPA’s DAC map and therefore should be considered a DAC.
The San Joaquin Valley has the most disadvantaged communities per capita statewide. As shown in Figure 1E-3.25, in the city of Fresno specifically, nearly 70 total tracts in Fresno are considered a SB 35 DAC, comprising an estimated 85 percent of the city’s land area. Fresno also has several tracts that scored in the highest 5 percent of CalEnviroScreen scores which is likely attributed to the fact that there are two National Priorities List (NPL) Superfund sites within the city of Fresn o include the 145 -acre Fresno Municipal Sanitary Landfill in southwest Fresno and the half -acre Industrial Waste Processing site in north Fresno.
The 5-acre T.H. Agriculture & Nutrition Company site, a deleted NPL site in the city, was removed from the NPL in 2006 f ollowing cleanup. A Superfund site is any land in the United States that has been contaminated by hazardous waste and identified by the Environmental Protection Agency (EPA) as a candidate for cleanup because it poses a risk to human health and/or the environment. One NPL site exists immediately outside of the city of Fresno in the community of Malaga. The EPA also manages a Toxics Release Inventory (TRI) to track the management of certain toxic chemicals that may pose a threat to either human health or the environment. There are 18 industrial facilities in Fresno that must report annually how much of each chemical is recycled, combusted for energy recovery, treated for destruction, and disposed of or otherwise released on - and off-site. This information is collectively referred to as production -related waste managed. The facilities are clustered in south and west Fresno.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-71 Figure 1E-3.25: SB 535 Disadvantaged Communities
Source: Data downloaded from the HCD AFFH Data Tool in 2021. Data is based on CalEnviroScreen 4.0 Scores from the Office of Environmental Health and Hazard Assessment in 2022.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-72 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Housing Mobility
Housing mobility refers to an individual’s or household’s ability to secure affordable housing in areas of high opportunity, move between neighborhoods, and purchase a home if they so choose. A few indicators of housing mobility include availability of rental and ownership opportunities throughout the jurisdiction, vacancy rates, distribution of Housing Choice Vouchers (HCVs), and housing costs and affordability.
Tenure and Rates of Homeownership
One of the most prevalent consequences of residential segregation is the intergenerational inaccessibility of homeownership. Homeownership is typically the largest asset of most households in the U.S. and hugely impacts generational wealth, as it is contingent upon passing down assets. F or low -income families, maintaining homeownership provides an opportunity for future generations to progress their wealth by increasing the family’s equity. Systems of institutional racism created through federal housing policies and discriminatory mortgage lending practices prior to the Fair Housing Act of 1968, along with insufficient access to credit, have had significant impacts on the homeownership rates of racial and ethnic minorities — particularly Black or African American and Hispanic populations.20F 21 These discriminatory practices will
be described in further detail later in this section (see “Other Relevant Factors and Local Knowledge”).
According to the 2016 -2020 American Community Survey, there are 170,137 households in Fresno.
Approximately 46.8 percent of households own their homes. Homeownership rates are highest for White (51.1 percent) and Asian households (49.6 percent). About 40.1 percent of Hispanic households in the city own their homes while Black or African American (27.8 percent), American Indian or Alaska Native (30.9 percent), and Native Hawaiian and other Pacific Islander residents (31.3 percent) have the lowest homeownership rates (see Figure 1E-3.26).
21 Reid, C. 2021. Crisis, Response, and Recovery: The Federal Government and the Black/White Homeownership Gap. Terner Center for Housing Innovation . Available via: https://ternercenter.berkeley.edu/research-and- policy/crisis-response-and-recovery-the-federal-government-and-the-black-white-homeownership-gap/ APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-73 Figure 1E-3.26: Housing Tenure by Race and Hispanic Origin
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25003 Figure 1E-3.27 shows the distribution of renter-occupied households in the city and indicates that renters are more predominant in central Fresno. Areas where the percentage of renters exceeds 80 percent are near Fresno State University, Downtown, southeast Fresno, and in the Pinedale neighborhood of north Fresno.
Conversely, there is low renter occupancy and homeownership is more prevalent in southeastern Fresno along north and south Fowler Avenues.
51.1%
27.8% 30.9%
49.6%
31.3%
40.9% 39.7% 40.1%
48.9%
72.2% 69.1%
50.4%
68.7%
59.1% 60.3% 59.9%
0.0%
25.0%
50.0%
75.0%
100.0%
White Alone
Non-Hispanic
Black Or
African
American
Alone
American
Indian And
Alaska Native
Alone
Asian Alone Native
Hawaiian And
Other Pacific
Islander
Alone
Some Other
Race Alone
Two Or More
Races
Householder
Hispanic or
Latino of Any
Race
Owner-Occupied Renter-Occupied
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-74 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.27: Renter Households in Fresno, 2019
Source: Data downloaded from the HCD AFFH Data Tool in 2021.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-75 Housing Supply Summary
According to the 2016 -2020 American Community Survey, there are 180,020 housing units in Fresno, which represents an increase of 5.1 percent since 2010 and 20.8 percent since 2000.
Vacancy Rates
Of Fresno’s total housing units, 95.5 percent are occupied, and 5.5 percent are vacant. Vacancies in Fresno County are at 7.0 percent of all housing units. The vacancy rate, calculated from ACS data, includes housing that is available for sale or rent, housing that has been rented or sold but not yet occupied, seasonal housing, and other vacant units. Figure 1E-3.28 displays the total number of vacant units in Fresno by type. Note the categories are determined by the U.S. Census Bureau.
Figure 1E-3.28: Vacant Units by Type, City of Fresno, 2020
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25004 Seasonal, Recreational, or Occasional Use units are typically used or intended for use only in certain seasons or for weekends or other occasional use throughout the year. Seasonal units include those used for summer or winter sports or recreation, such as beach cottages and hunting cabins. Seasonal units also may include quarters for such workers as herders and loggers. Interval ownership units, sometimes called shared -ownership or timesharing condominiums, also are included here. Migrant Worker units include vacant units intended for occupancy by migratory workers employed in farm work during the crop season. If a vacant unit does not fall into any of the categories specified above, it is classified as “Other vacant.” For example, this category includes units held for occupancy by a caretaker or janitor, and units held for personal reasons of the owner.
Unit Sizes
Availability of housing in a variety of sizes is important to meet the needs of different demographic groups.
Neighborhoods with multi -bedroom detached, single -family homes will typically attract larger families, whereas dense residential developments with smaller unit sizes and fewer bedrooms often accommodate single-person households or small families. But market forces and affordability impact housing choice and 3,240
33%
864
9%832
8%
483
5%
727
7%
0 0%
3,737
38%
For Rent
Rented, Not Occupied
For Sale Only
Sold, Not Occupied
For Seasonal, Recreational, Or
Occasional Use
For Migrant Workers
Other Vacant
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-76 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 the ability to obtain housing of a suitable size, and markets that do not offer a variety of housing sizes at different price points can lead to barriers for some groups. Rising housing costs can, for example, lead to overcrowding as large households with lower incomes are unable to afford pricier, larger homes and are forced to reside in smaller units. On the other hand, people with disabilities or seniors with fixed incomes may not require large units but can be limited by higher housing costs in densely populated areas where most studio or one-bedroom units are located.
Table 1E-3.5 summarizes housing units in Fresno by size and tenure. Housing units with two - and three- bedrooms represent the largest share of renter-occupied units in Fresno (approximately 65 percent). Three- and four-bedroom units represent the largest share of owner-occupied units (approximately 80 percent). For comparison, only 5.9 percent of renters occupy four-bedroom units, which may indicate limited choice for larger renter families. Stakeholder outreach for the 2020 Analysis of Impediments to Fair Housing in Fresno noted the need for larger, affordable units to meet the needs of large families 5F21F
22. Table 1E-3.5: Housing Tenure by Number of Bedrooms (2020) City of Fresno Fresno County
Number of
Households
Percent Number of
Households
Percent
Homeowners
Owner - No Bedroom 614 0.8% 1,024 0.6%
Owner - 1 Bedroom 756 0.9% 1,534 0.9%
Owner - 2 Bedrooms 10,392 13.0% 19,752 11.9%
Owner - 3 Bedrooms 44,342 55.6% 91,033 54.7%
Owner - 4 Bedrooms 19,534 24.5% 43,719 26.3%
Owner - 5 or More Bedrooms 4,059 5.1% 9,358 5.6%
Owner - Subtotal 79,697 46.8% 166,420 53.7%
Renters
Renter - No Bedroom 10,353 11.4% 12,510 8.7%
Renter - 1 Bedroom 14,720 16.3% 21,532 15.0%
Renter - 2 Bedrooms 35,433 39.2% 54,803 38.1%
Renter - 3 Bedrooms 23,789 26.3% 42,406 29.5%
Renter - 4 Bedrooms 5,346 5.9% 10,847 7.5%
Renter - 5 or More Bedrooms 799 0.9% 1,579 1.1%
Renter - Subtotal 90,440 53.2% 143,677 46.3%
Total Households 170,137 310,097
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25042
22 Draft 2020 Analysis of Impediments to Fair Housing Choice Fresno . Available via:
https://www.fresno.gov/darm/wp-content/uploads/sites/10/2020/02/Draft-2020-Analysis-of-Impediments-to-Fair- Housing-Choice.pdf
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-77 Housing Choice Voucher Usage
The Housing Choice Voucher Program (HCV, formerly Section 8) is a federally funded program that provides rental assistance through approximately 11,000 vouchers, to eligible low-income individuals and families in Fresno County. Eligible applicants who receive a voucher are responsible for finding an apartment or house in the private rental market. HCVs are portable and their distribution throughout the city is subject to fluctuate based on location preferences of individual voucher households and the participation of landlords in the HCV program. Approximately 3,000 owners of rental properties in Fresno County accept tenants who participate in the program, but HCV use is most concentrated within the city of Fresno, with rates up to 52.2 percent of households in tracts along S tate Route 41 and a concentration of areas with rates between 15.0 and 30.0 percent of households in the central portion of the city and along the State Route 99 corridor. The higher rates of HCV use also tend to correspond to, or are adjacent to, census tracts where public housing or subsidized housing is located.
Figure 1E-3.29 displays the rate of HCV usage in the city. HCVs are used most across west, central, and south Fresno. Central Fresno has clusters of HCV use east of State Route 41 and south of East Ashlan Avenue. In Southeast Fresno, census tracts abutting Sequoia-Kings Canyon Freeway, and further south along East Kings Canyon Road show clustering of HCV use. HCV use is also prevalent in West Fresno, south of North Santa Fe Avenue. This area, separated by railroad tracks from northwest Fresno, indicates the stark difference between northwest and northeast Fresno and the rest of the city. Northeast Fresno has very limited HCV use, with only four census tracts north of Herndon Avenue containing any HCVs, and of those four tracts, no tract exceeds 5 percent HCV use. Northwest Fresno also has limited HCV use; the single census tract north of North Santa Fe Avenue with HCV use is composed of approximately 18 percent vouchers.
A recent change to state law went into effect in January 2020 that protects HCV holders from discrimination by landlords based on their participation in the HCV program. With this new prohibition against landlords refusing HCV tenants, resources to educate northeast and northwest Fresno landlords who have traditionally not participated in the HCV program are included in the Housing Element as a way to improve and balance the distribution of HCVs in the city.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-78 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.29: Housing Choice Voucher (HCV) Usage, Fresno
Source: Data download from the HCD AFFH Data Tool in 2021.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-79 Disproportionate Housing Needs and Displacement Risk
In the city of Fresno and Fresno county, renter-occupied households and households of color are more likely to have a housing need than White households or owner-occupied households.6F22F 23 In fact, several demographic
groups experience a disproportionately greater rate of housing need compared to White households and owner-occupied households. There are four housing problems that are typically reported on to assess affordability and other types of housing needs. These are: 1) housing units that lack complete kitchen facilities; 2) housing units that lack complete plumbing facilities; 3) households that are overcrowded (i.e., more than
1.0 people per room); and 4) households that are cost burdened (i.e., monthly housing costs exceed 30 percent of monthly income). A household is said to have a housing problem if they have one or more of these four problems. A household is said to have a severe housing problem if the housing unit lacks complete kitchen or plumbing facilities and/or includes severe cost burden (more than 50 percent of monthly income is spent on housing costs) or severe overcrowding (more than 1.5 people per room). As shown in Table 1E-3.6, more than 80,870 households have at least one housing problem in Fresno, comprising 51 percent of all households.
Of these, nearly one-third (31 percent) of all households have a severe housing problem. In the region, housing problems occur at slightly lesser rates; 137,555 households (48 percent) have at least one housing problem and 83,265 households (29 percent) have a severe housing problem.
Table 1E-3.6: Demographics of Disproportionate Housing Needs, 2017 City of Fresno Fresno County
Total
Number of
Households
Number
with
Problems
Percent
with
Problems
Total
Number of
Households
Number
with
Problems
Percent
with
Problems
Households Experiencing Any of the Four Housing Problems White 64,665 25,400 39.3% 126,010 46,335 36.8%
Black of African
American 13,775 8,140 59.1% 15,785 9,105 57.7%
Hispanic 61,070 36,850 60.3% 118,935 67,555 56.8%
Asian Pacific
Islander 15,637 8,443 54.0% 22,482 11,353 50.5%
Native American 684 445 65.1% 1,522 764 50.2%
Other 3,338 1,595 47.8% 5,100 2,455 48.1%
Total 159,165 80,870 50.8% 137,555 289,815 47.5%
23 Draft 2020 Analysis of Impediments to Fair Housing Choice Fresno. Available via:
https://www.fresno.gov/darm/wp-content/uploads/sites/10/2020/02/Draft-2020-Analysis-of-Impediments-to-Fair- Housing-Choice.pdf.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-80 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 City of Fresno Fresno County
Total
Number of
Households
Number
with
Problems
Percent
with
Problems
Total
Number of
Households
Number
with
Problems
Percent
with
Problems
Households Experiencing Any of the Four Severe Housing Problems White 64,665 13,305 20.6% 126,010 23,600 18.7%
Black or African
American 13,775 5,290 38.4% 15,785 5,860 37.1%
Hispanic 61,070 24,615 40.3% 118,935 44,840 37.7%
Asian Pacific
Islander 15,637 5,402 34.6% 22,482 7,121 31.7%
Native American 684 250 36.6% 1,522 429 28.2%
Other 3,338 960 28.8% 5,100 1,420 27.8%
Total 159,165 49,810 31.3% 289,815 83,265 28.7%
Note: All % represent a share of the total population.
Source: Draft Assessment of Impediments to Fair Housing Choice, Fresno, 2020. CHAS, 2017.
The highest rates of housing needs are found in census tract 54.08 around Fresno State University, census tract 25.02 along parts of Sequoia Kings Canyon Freeway that are immediately east of Downtown, and census tract 47.04 in northwest Fresno bordered by West Shields Avenue to the south, North West Avenue to the east, and West Dakota Avenue to the north. Census tracts in southwest, southeast, west, and central Fresno have elevated levels of housing problems with tracts typically having at least 50 percent of all households having at least one housing problem.
The following sections describe trends in households experiencing the greatest housing needs.
Overcrowding
A household is overcrowded if there is more than 1.0 people per room, not including kitchen or bathrooms.
Severe overcrowding refers to households with more than 1.5 people per room. Nearly 11 percent of households in the city are considered overcrowded. Similar to trends across the state, overcrowding is more common among renters than homeowners. By tenure, approximately 15.3 percent of Fresno renter-occupied households are overcrowded compared to 4.4 percent of owner-occupied households are overcrowded (See Table 1E -3.7). This is consiste nt with the previously described summary of housing unit sizes which suggested that larger rental families have less housing options.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-81 Table 1E-3.7: Tenure and Occupants per Room, Fresno, 2020 Households Percent
Owner Occupied
0.50 or less occupants per room 51,937 65.2%
0.51 to 1.00 occupants per room 23,298 29.2%
1.01 to 1.50 occupants per room 3,215 4.0%
1.51 to 2.00 occupants per room 807 1.0%
2.01 or more occupants per room 440 0.6%
Total Owner Occupied Units 79,697 46.8%
Renter Occupied
0.50 or less occupants per room 38,052 42.1%
0.51 to 1.00 occupants per room 38,522 42.6%
1.01 to 1.50 occupants per room 7,311 8.1%
1.51 to 2.00 occupants per room 3,541 3.9%
2.01 or more occupants per room 3,014 3.3%
Total Renter Occupied Units 90,440 53.2%
Total 170,137 100.0%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25014.
As shown in Figure 1E-3.30, the ACS estimates that there is a higher rate of overcrowding in Southwest Fresno and Downtown. As shown in the racial segregation and integration trends discussed previously, these areas correlate to areas with the highest rates of POC segregation. In a ddition, there is a greater presence of single-parent households and low levels of labor market engagement. Data indicates that there are a few areas of more severe overcrowding conditions (more than 20 percent) in the Pinedale area, around the Fresno Yose mite International Airport, in Downtown, and south of Downtown. Overall, the neighborhoods that are most impacted by high rates of overcrowding align with racially concentrated areas of poverty in the city.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-82 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.30: Overcrowding in Fresno, 2020
Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-83 Overpayment
This section provides an analysis of the proportion of households overpaying for housing. Current standards measure housing cost in relation to gross household income: households spending more than 30 percent of their income, including utilities, are gener ally considered to be overpaying or cost burdened. Severe overpayment occurs when households pay 50 percent or more of their gross income for housing. For owners housing costs include mortgage payment, taxes, insurance, and utilities.
Typically, the impact of high housing costs falls disproportionately on extremely low-, very low-, and low- income households, especially renter households. Lower-income households are defined as those that earn 80 percent or less of the area median household income (AMI). While some higher-income households may choose to spend a greater proportion of their income on housing, lower-income households may be limited by a lack of affordable housing.
In Fresno, 33,460 households (19.8 percent of all households) are cost burdened and 34,945 (20.7 percent of all households) are severely cost-burdened, for a total of 68,405 households (40.6 percent) (see Table 1E-3.8, Overview of Cost Burden in Fresno, 201 9). As discussed in the Overpayment section of the Housing Needs Assessment, overpayment often impacts lower -income households at a higher rate due to financial constraints. Of the cost-burdened households in Fresno, approximately 48,615 (71.0 percent) are renters and 19,790 (28.9 percent) are homeowners.
Table 1E-3.8: Overview of Cost Burden in Fresno, 2019
Number of Households
(Owners + Renters) Percent of Households
Cost Burden <=30% 97,620 57.9%
Cost Burden >30% to <=50% 33,460 19.8%
Cost Burden >50% 34,945 20.7%
Cost Burden not available 2,600 1.5%
Total 168,625 100.0%
Source: CHAS (Comprehensive Housing Affordability Strategy) data 2015-2019 Since 2010, overpayment rates have decreased. As seen in Table 1E-3.9, there was a 32.0 percent decrease in overpayment for moderate -income homeowner households and a 64.5 percent decrease for above - moderate income homeowner households. Overpayment rates also decreased amongst low -income households (incomes between 50 percent and 80 percent of the AMI) since 2010. This is largely due to the fluctuation in the number of low -income homeowners experiencing cost burden. As shown in the table, severe overpayment rates decreased for low-income homeowners by 48.1 percent and 28.8 percent for low- income renters, thus influencing the percent change for all low-income households.
On the other end of the income spectrum, extremely low-income households have experienced a disproportionate growth in overpayment regardless of tenure. Since 2010, overpayment rates have increased by
36.0 percent for extremely low-income households and severe overpayment rates have increased 26.9 percent.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-84 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Table 1E-3.9: Cost Burden in Fresno, 2010-2019
Household Type by Tenure and
Income Level
Cost Burdened Severely Cost Burdened
2010 2019
%
Change
(2010-
2019)
2010 2019
%
Change
(2010-
2019)
Total Households 156,225 168,625 - 156,225 168,625 -
All Households 70,700 68,410 -3.2% 36,110 34,945 -3.2%
Renters 42,320 48,615 14.9% 24,375 26,735 9.7%
Homeowners 28,380 19,790 -30.3% 11,735 8,210 -30.0%
Extremely Low-Income Households
(Income is less than or equal to 30% of AMI)
19,530 26,555 36.0% 17,255 21,905 26.9%
Renters 16,965 22,285 31.4% 15,120 18,555 22.7%
Homeowners 2,560 4,270 66.8% 2,130 3,350 57.3%
Very Low-Income Households
(Income is between 30% and 50% of AMI)
17,145 19,295 12.5% 10,310 9,050 -12.2%
Renters 12,310 14,845 20.6% 6,940 6,640 -4.3%
Homeowners 4,840 4,455 -8.0% 3,375 2,415 -28.4%
Low-Income Households
(Income is between 50% and 80% of AMI)
14,985 13,965 -6.8% 4,945 2,920 -41.0%
Renters 8,995 8,650 -3.8% 1,840 1,310 -28.8%
Homeowners 5,995 5,310 -11.4% 3,105 1,610 -48.1%
Moderate-Income Households
(Income is between 80% and 100% of AMI)
5,655 3,845 -32.0% 1,455 615 -57.7%
Renters 2,300 1,745 -24.1% 350 130 -62.9%
Homeowners 3,350 2,095 -37.5% 1,105 480 -56.6%
Above Moderate-Income Households
(Income is greater than 100% of AMI)
13,385 4,750 -64.5% 2,145 455 -78.8%
Renters 1,750 1,090 -37.7% 125 100 -20.0%
Homeowners 11,635 3,660 -68.5% 2,020 355 -82.4%
Source: CHAS (Comprehensive Housing Affordability Strategy) data 2006-2010 and 2015-2019.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-85 Figure 1E-3.31 and Figure 1E-3.32 display the trends of overpayment for renters and homeowners in Fresno between 201 4 and 2019. As described above, the rate of households experiencing overpayment significantly decreased during this time. As shown below, overpayment is most concentrated in census tract
54.08 around Fresno State University, census tract 25.02 along parts of Sequoia Kings Canyon Freeway that are immediate east of Downtown, and census tract 47.04 in northwest Fresno bordered by West Shields Avenue to the south, North West Avenue to the east and W est Dakota Avenue to the north. Census tr acts in south and west Fresno have the most elevated levels of overpayment with tracts having at least 40 to 60 percent of all households overpaying towards housing costs. These areas tend to align with racially concentrated areas of poverty where there is a greater presence of children in single female-headed households and low job market engagement . Downtown and the neighborhoods north and south of Shaw Avenue display lower rates of overpayment overall. In 2020, HUD released a comprehensive housing market analysis which summarizes housing market trends in Fresno between 2010 and 2020. 23F
24 According
to the report, after the Great Recession of 2008, home sales and prices began to stabilize again during 2010 and 2011 . Home prices then increased every year between 2012 and 201 8, although there were some fluctuations around 2014 . The sales market began to balance out while rental market conditions began tightening. In the Fresno rental market, high levels of renter household growth and decreased rental construction contributed to a decline in vacancy rates and rising rents since 2015. Although rents rose, local economic conditions reportedly kept pace as the city experienced a net increase in jobs available. Between 2010 and 2018, the median gross rent increased by a total of 21 percent, while the median income of renter households increased by 29 percent. As shown in the figure below, overpayment amongst renters decreased throughout most of the city between 2 014 and 2019 . Overpayment amongst homeowners generally decreased in the existing neighborhoods north and south of Shaw Avenue during the same time period.
Overpayment remained high er for both renters and homeowners closer to new growth areas and priority development areas such as neighborhoods along BRT corridors.
24 U.S. Department of Housing and Urban Development, 2020. Comprehensive Housing Market Analysis: Fresno, California. Retrieved from: https://www.huduser.gov/portal/publications/pdf/FresnoCA-CHMA-20.pdf.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-86 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.31: Percent of Renters Overpaying, Fresno, 2014-2019
Source: Data download from the HCD AFFH Data Tool in 2021.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-87 Figure 1E-3.32: Percent of Homeowners Overpaying, Fresno, 2014-2019
Source: Data download from the HCD AFFH Data Tool in 2021.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-88 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Substandard Housing Conditions
More than 65 percent of housing units in Fresno were built prior to 1990, making a majority of the housing stock over 30 years old, and approximately half of those are over 50 years old (Table 2-19, Age of Housing Stock (2020), in the Regional Housing Needs Assessment). Older units are generally more frequently subject to maintenance issues than newer housing stock. Even units that are not urgently in need of repair may benefit from energy-efficiency improvements to reduce energy usage and related climate impacts.
In Fresno, older homes are primarily concentrated the city’s Downtown Neighborhoods historic core, including in Downtown, Chinatown, Southwest Fresno , Huntington, and Fulton -Lowell. Outside of the Downtown Neighborhoods, older homes also exist in historic communities that were annexed into the city, like Highway City and Pinedale. As the city grew outward, many commercial, office, and educational opportunities did as well, having the impact of reducing resources within these older, established neighborhoods. Homes in these neighborhoods are of ten in greater need of repair due to the limitation of available resources compounded with their age. Another measure of substandard housing conditions is the lack of presence of kitchen and plumbing facilities. The 2016–2020 ACS estimated that there are 1,804 renter- occupied units and 291 owner-occupied units in Fresno that lack a complete kitchen or plumbing. In total, these 2,095 units account for less than 2.0 percent of the total housing stock in Fresno. This indicates that renters are disproportionately burdened by substandard housing conditions and risk displacement if conditions deteriorate beyond the lack of a kitchen or plumbing, particularly beyond what is considered habitable.
Input received during the community engagement process for the City’s 2020 Analysis of Impediments to Fair Housing Choice aligns with age trends to indicate the need for housing rehabilitation in Fresno. Residents and other stakeholders noted the need for single-family home repair and rehabilitation, rental rehabilitation, and improvements to aging mobile homes, particularly roof repair. This need was most identified in Southwest Fresno, although some participants noted homes in need of rehabilitation in other areas as well.
The Housing Element includes a program to provide targeted assistance to extremely low -income homeowners and targeting marketing in mobile home parks and similar areas . In addition, a program has been added to market the availability of additional rehabilitation assistance programs in areas of greatest need, such as the Southwest Fresno neighborhoods.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-89 Homelessness
In January 2023, the Fresno-Madera Continuum of Care (FMCoC) conducted its annual Homeless Census and Survey Point-in-Time (PIT) Report, which estimated 3,207 individuals experiencing homelessness in the city of Fresno (71.4 percent) out of 4,493 persons experiencing homelessness throughout the entire Continuum of Care area (both Fresno and Madera Counties). Of that number, 1,388 persons were sheltered and 1,819 were unsheltered. Between 2022 and 2023, the total number of people experiencing homelessness in the city decreased by 5.6 percent , although the number of people unsheltered increased by 7.3 percent.
Based on Fresno’s quarterly tally, those experiencing unsheltered homelessness are living in all parts of the city, with a modest concentration in downtown Fresno and Southern Blackstone Corridor areas , where approximately 175 people are living. Generally, the unhoused population tends to be more concentrated in areas where they can more easily access services and public transportation. Figure 1E-3.33 shows generally where unsheltered camping areas exist in the city, along with supportive infrastructure (i.e., mobile showers, shelters, and transit) that exists nearby and in the city. The main service providers for people experiencing homelessness in the city are in the central core of the city while north Fresno and the fringe neighborhoods have fewer services available.
The City utilizes the Fresno Madera Continuum of Care network as access sites (entry points) to homeless services. The access sites are part of the coordinated entry system for individuals that are experiencing homelessness or are at risk of homelessness. Access sites offer services ranging from shelter to diversion, depending on needs and availability of service. In addition to the 9 Fresno sites listed below, there are two mobile teams called Homeless Outreach Progressive Engagement (HOPE) teams which pro vide mobile services, connecting to locations known to be frequent camp locations or based on service requests.
Fresno-Madera Continuum of Care Access Sites:
▪ MAP Point at Poverello House
▪ Naomis House
▪ Poverello House Outreach Team
▪ The Welcome Center
▪ Fresno Home
▪ Golden State Triage Center
▪ Clinica Sierra Vista
▪ Marjaree Mason Center
▪ WestCare California Inc
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-90 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.33: Locations of Unsheltered Camping (2023) and Supportive Infrastructure
Source: City of Fresno, 2024
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-91 Throughout the FMCoC area, which includes both Fresno and Madera Counties, approximately 63 percent of the homeless population identified as male, 36 percent as female, and 1 percent as transgender , questioning, or a gender that is not singularly male or female (e.g., non -binary, genderfluid, agender).
Approximately half of the population identified as Hispanic (51 percent) , with Hispanic individuals in Fresno being disproportionately represented among those experiencing homelessness . By race , 7 percent identified as Native American or Alaska Native, 3 percent as Asian, 16 percent as Black or African American, 1 percent as Native Hawaiian or Pacific Islander, 70 percent as White, and 3 percent as multi- racial or belonging to another race. Additionally, 235 people, or 6 percent of the homeless population, were veterans — veterans are overrepresented compared to the general population and nearly twice as likely to experience homelessness. About 19 percent were survivors of domestic violence (769 people), a group that is particularly vulnerable to homelessness due to the nature of domestic violence leaving individuals with few safe housing options. Approximately 33 percent of the homeless population reported a mental health problem, compared to 14 percent of the general population with a disability in the ci ty of Fresno .
Additionally, 36 percent reported a substance use disorder. In Fresno, individuals with mental health issues or substance abuse disorders are significantly more likely to experience homelessness due to difficulties maintaining employment, housing stability, and social support. Among the FMCoC homeless population, 389 persons (9 percent) were under 18 and 278 persons (6 percent) were 64 or older , with older adults facing a heightened risk of homelessness due to fixed incomes. Single adults and couples accounted for 86 percent of the population experiencing homelessness, while persons in family households (with children) accounted for 14 percent. The PIT report does not distinguish the characteristics of the homeless population in Fresno County or the city of Fresno separately from the COC , so it is assumed that these statistics generally represent the City of Fresno and Fresno County population.
Table 1E-3.10, Demographic Characteristics of Homeless Population, Fresno-Madera COC2023, identifies the proportion of each of protected characteristics identified in the 2023 Fresno-Madera COC dashboard report compared to the proportion of the population in Fresno and Madera counties, to identify whether any protected classes are disproportionately represented as part of the homeless population. Individuals that identify as White (including both White Hispanic and non -Hispanic) and Asian are the only demographic groups that are underrepresented in the homeless population compared to the total population living in Fresno and Madera counties . Residents identifying as Hispanic, Native American or Alaska Native, and Black or African American, are overrepresented in the homeless population.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-92 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Table 1E-3.10: Demographic Characteristics of the Homeless Population, Fresno-Madera COC, 2023
Characteristic Homeless Population Total Population
(Fresno and Madera Counties)
Hispanic 51% 45%
Native American or Alaska Native 7% 3%
Asian 3% 10%
Black or African-American 16% 6%
Native Hawaiian or Pacific Islander 1% 0.3%
White1 70% 77%
Other/Multiple Races 3% 3%
1White is assumed to include both Hispanic and non-Hispanic.
Source: Fresno/Madera Continuum of Care Point-in-Time Executive Summary, 2023.
Homelessness is often a cross -jurisdictional issue; therefore, the City participates in and offers several homelessness resources and programs that are available regionally, identified in Table 1E-3.11.
Table 1E-3.11: City and County of Fresno Services to Address Homelessness Service/Resource Description Operator Location
Multi-Agency Access
Program (MAP
Point)
Traveling food truck and fixed locations
that provide linkage to government
resources and services (housing,
behavioral health, physical health, food
linkages, and transportation) at no cost to
all residents of Fresno County
Fresno County
Department of
Behavioral Health
(funding)/ Kings
View Corporation
(operation)
Countywide
Physical locations:
Firebaugh, Fowler,
Fresno, Huron,
Kerman, Mendota,
Parlier, and
Reedley
Fresno County
Behavioral Health
WARM Line
Available during weekday business hours
for non-emergency emotional and coping
support for residents throughout the county
Fresno County
Department of
Behavioral Health
Countywide
Multi-Agency
Response to
Community
Homelessness
(MARCH)
Countywide collaboration to address
homelessness through coordination of
resources regionally and cross-jurisdictionally,
engagement of the community, attracting
private funding to support community-specific
programs, and inclusion of rural
representatives selected by FCOG
FCOG/Jurisdictions Countywide
Turning Point of
Central California
Mental health services including a full-
service partnership program
Contracted by
Fresno County
Department of
Behavioral Health
Countywide
Fresno County
Department of Social
Services Homeless
Assistance
Temporary housing, permanent housing, or
arrears payments for families eligible for
CalWorks once during a 12-month period
Fresno County
Department of
Social Services
Countywide
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-93 Service/Resource Description Operator Location
Catholic Charities
Clothing, shelter, diapers, a food pantry,
rent and mortgage assistance, DMV ID
vouchers, application assistance for
CalFresh and food stamps, application
assistance for PG&E discounts, assistance
with immigration services, and senior
companionship assistance. Also has a
Rural Outreach Program to serve residents
throughout the region and work with
migrant farmworkers.
Catholic Charities
Countywide
Physical location:
City of Fresno
Emergency Housing
Voucher
Assist persons experiencing, at-risk of
becoming, or recently homeless and those
fleeing domestic violence, dating violence,
sexual assault, stalking, or human
trafficking
Fresno Housing and
FMCoC Countywide
United Way
Emergency informational services to
connect persons in need with Homeless
Prevention Programs, food and shelter
assistance, help with landlord-tenant
issues, legal services referrals, and more
United Way Countywide
Groceries2Go Provides grocery boxes of shelf-stable food items through an appointment-based system.
Central California
Food Bank Countywide
CalFresh Enrollment
Assistance
Application assistance and assistance
navigating the CalFresh process.
Central California
Food Bank Countywide
Fresh Produce
Distribution
Mobile Pantry Program and Neighborhood
Markets operating out of self-contained
vehicles that travel to rural and remote
areas throughout the county. A schedule of
distribution locations is available online.
Central California
Food Bank Countywide
Senior Hunger
Program
Food boxes to senior-serving partners
tailored to the dietary needs of seniors.
Central California
Food Bank Countywide
Partner Feeding Sites
Provides food to over 220 sites including
churches, community centers, and other
organizations to feed hungry residents in
local neighborhoods
Central California
Food Bank Countywide
USDA Partnership Distribute food acquired by the USDA to 47 organizations in Fresno County.
Central California
Food Bank Countywide
Fresno County Food
Map
Online service mapping locations of
feeding sites, food banks, etc. Fresno County Countywide Projects for
Assistance in
Transition from
Homelessness
(PATH)
Street outreach for people experiencing or
at risk of homelessness and referrals to
housing resources, medical care, mental
health counseling, and social services.
Fresno County
Department of
Behavioral Health
(funding)/ Kings
View Corporation
(operation)
Countywide
City of Fresno
Mobile Shower and
Restroom
Mobile trailers with bathing and restroom
facilities for the unhoused. Facilities
include showers, toilets and sinks, with
ADA accessibility.
Contracted by City
of Fresno
Various locations:
City of Fresno
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-94 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Service/Resource Description Operator Location
Emergency Shelter
services
Providing critical intervention for
individuals and families experiencing
homelessness with short-term shelter
accommodations.
Elevate Location: City of
Fresno
Youth Emergency
Shelter services
Providing access to immediate help and
supportive resources for youth in crisis.
Also assisting with overnight shelter for
homeless youth ages 18-24.
Fresno Economic
Opportunities
Commission (EOC)
Location: City of
Fresno
Fresno Home Bridge
and Triage shelter
Providing temporary housing to homeless
individuals that are located throughout the
City of Fresno.
Mental Health
System (TURN)
Countywide.
Physical location:
City of Fresno
Emergency Shelters
Services
Providing short-term shelter
accommodation at multiple sites
throughout the City. Poverello provides
24-staffing, meals, case management to the
unhoused community.
Poverello House Citywide
Domestic Violence
Services
Marjaree Mason Center provides county
wide collaboration to provides services
that focus on services for victims of
Domestic Violence. MMC also provides
safe houses for survivors to ensure the
victims have a safe place to reside.
Marjaree Mason
Center
Countywide.
Physical location:
City of Fresno
Fresno Rescue
Mission
Providing 24-hour services for those in
need. Services range from Case
management, food services, counseling,
employment and temporary housing
Fresno Rescue
Mission
Physical Location:
City of Fresno
Source: City of Fresno, 2024
Emergency shelters also include Marjaree Mason Center, Fresno Rescue Mission, Evangel Home Inc., and Plaza Terrace. To address the needs of residents experiencing or at risk of homelessness, the Housing Element includes a program to connect vulnerable households with available resources and collaborate with County jurisdictions to increase the availability of homelessness resources.
Displacement Risk
The Urban Displacement Project, a joint research and action initiative of UC Berkeley and the University of Toronto, analyzes income patterns and housing availability to determine the level of displacement risk at the census tract level. Figure 1E-3.34 shows the communities in Fresno that are sensitive to displacement as of 2017, according to the Urban Displacement Project. Sensitive communities include areas where a high proportion of residents may be vulnerable to displacement due to rising housing cos ts and market-based displacement pressures present in and/or near the community. In total, 27 percent of census tracts in the state of California are identified as areas that are sensitive to displacement.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-95 Figure 1E-3.34: Communities Sensitive to Displacement, Fresno
Source: Data downloaded from the AFFH Data Viewer in 2021. Based on data from the Urban Displacement Project.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-96 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Displacement pressures are generally defined as a percent change in rent greater than the county median for rent increases or a difference between the tract median rent and median rents for surrounding tracts that are greater than the median for all tracts in the county. Communities were designated “sensitive” if they met the following criteria:
1) They currently have populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost. Vulnerability is defined as:
▪ Share of very low-income residents is above 20 percent in 2017; and, ▪ The tract meets two of the following criteria:
• Share of renters is above 40 percent in 2017
• Share of people of color is above 50 percent in 2017
• Share of very low-income households that are severely rent burdened households is above the county median in 2017
2) They, or areas in proximity, have been experiencing displacement pressures. Displacement pressure is defined as:
▪ A percent change in rent above the county median for rent increased between 2012 and 2017; or ▪ Local and nearby increases in rent were greater than the regional median between 2012 -2017 OR the 2017 rent gap is greater than the regional median rent gap.
As shown in Figure 1E-3.34, a substantial amount of the land area in the city is sensitive to displacement pressure. Tracts identified as sensitive to displacement correspond with concentrated areas of poverty and neighborhoods which generally have lower median incomes , greater populations of color , and larger proportion of renter households. While the Urban Displacement Project does not specify the conditions that led to the vulnerability determination for Fresno, it can be assumed that residents of Fresno experience heightened displacement risk compared to residents elsewhere in the county due to a combination of lower incomes and high housing prices. Notably, the West and north Woodward Park area neighborhoods, which are experiencing higher percentages of cost burden from housing costs but have lower percentages of renter- occupied households than central core neighborhoods, were not found to be sensitive to displacement (see Figure 1E-3.34).
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-97 Using 2015 to 2019 data, Urban Displacement Project released an Estimated Displacement Risk (EDR) model for California that identifies varying levels of displacement risk for low-income renter households in all census tracts in the state. The model includes three separate displacement layers: the “Overall Displacement” layer, the “50-80% AMI” layer which shows the level of displacement risk for low-income households specifically, and the “0-50% AMI” layer which shows the level of displacement risk for extremely low-income and very low-income households combined.
24F
25 These are shown for the City of Fresno below in Figures 1E-3.35 through 1E-3.37.
Tracts are assigned to one of the following categories, with darker red colors representing higher displacement risk and lighter orange colors representing less risk:
▪ Low Data Quality: the tract has less than 500 total households and/or the census margins of error were greater than 15 percent of the estimate (shaded gray). ▪ Lower Displacement Risk: the model estimates that the loss of low -income households is less than the gain in low-income households. However, some of these areas may have small pockets of displacement within their boundaries.
▪ At Risk of Displacement: the model estimates there is potential displacement or risk of displacement of the given population in these tracts.
▪ Elevated Displacement: the model estimates there is a small amount of displacement (e.g., 10 percent) of the given population.
▪ High Displacement: the model estimates there is a relatively high amount of displacement (e.g., 20 percent) of the given population.
▪ Extreme Displacement: the model estimates there is an extreme level of displacement (e.g., greater than 20 percent) of the given population.
In Fresno, v ery low -income and low-income households are experiencing elevated, high, or extreme displacement risk in downtown and in central core neighborhoods (displayed in the dark red tracts). Looking more closely at displacement risk by income group in Figure 1E-3.36 and Figure 1E-3.37, very low- and extremely low-income households (0-50 percent of AMI) are experiencing extreme levels of displacement risk California’s recent history has shown that environmental disasters such as wildfires, earthquakes , and floods can also be significant causes of displacement, and that climate change is accelerating the risk from such disaster events.
25 Urban Displacement Project modeled displacement risk as the net migration rate of renter households at varying income levels. Tracts that have a predicted net loss within these groups are considered to experience displacement.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-98 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.35: Estimated Displacement Risk - 2019
Source: Data downloaded from the AFFH Data Viewer in 2023. Based on data from the Urban Displacement Project and 2014-2019 5-year American Community Survey data.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-99 Figure 1E-3.36: Estimated Displacement Risk - 0% - 50% AMI (2019) Source: Data downloaded from the AFFH Data Viewer in 2023. Based on data from the Urban Displacement Project and 2014-2019 5-year American Community Survey data.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-100 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.37: Estimated Displacement Risk - 50% - 80% AMI (2019) Source: Data downloaded from the AFFH Data Viewer in 2023. Based on data from the Urban Displacement Project and 2014-2019 5-year American Community Survey data.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-101 Displacement Avoidance Efforts
The Fresno Transformative Climate Communities Collaborative (Collaborative) began with a participatory process to identify a series of projects to invest in that will result in significant environmental and economic benefits in Downtown, Chinatown, and Southwest Fresno. Anyone who lived, worked, or owned property in these areas was encouraged to participate. The purpose of the Collaborative was to promote and nurture creative project ideas, develop local criteria to define the type of catalytic and connecti ve impact projects should have, and provide the City of Fresno with direction on the proposal of integrated projects included in the application to the Strategic Growth Council (SGC) for funding.
The Collaborative met regularly in 2017 and resulted in an active, engaged, 164 member Community Steering Committee. During these meetings, participants were encouraged to propose projects, and eligible projects were then gathered into five packages that were presented for a community vote. At the final Community Steering Committee public meeting, voting members approved a project package designed by residents of Southwest Fresno and developed and submitted a proposal to SGC for $66.5 million from the Transformative Climate Communities Program (TCC).
These engagement efforts resulted in Transform Fresno, a community-driven initiative to transform the 4.9 square mile project area — comprised of Chinatown, Downtown and Southwest Fresno —through a suite of projects and plans that will reduce greenhouse gas (GHG) emissions while also providing local environmental, health, and economic and social equity benefits (see Figure 1E-3.38, Transform Fresno Project Area). In early 2018, SGC awarded Transform Fresno a TCC grant of $66.5 million to implement the projects identified through community-driven planning processes.
Transform Fresno is anticipated to bring a number of benefits to residents of the city; however, there are reasons to be concerned about the negative effect that increased investment and development might have on vulnerable populations as displacement can occur whether a neighborhood is experiencing disinvestment or reinvestment. Disinvestment-related displacement describes when the value of a property does not justify investing in its maintenance, leading to decay and abandonment. Reinvestment-related displacement refers to the process in which investments in a neighborhood result in increased rent to a point where it is profitable for landowners to sell or raise the rent and existing tenants are forced to leave.
The City of Fresno has taken actions to prevent displacement of residents and businesses in and around the Transform Fresno project area. Notably, TCC funded projects will not cause direct displacement, as all proposed housing units will be constructed on vacant lots and transportation activities will occur within the public right-of-way. However, indirect displacement from rising property values - as a result of large-scale investment in historically underserved TCC neighborhoods - remains a concern for residents and business owners. To address these concerns in a meaningful way, the City of Fresno established an Anti - Displacement Task Force (ADTF) in November of 2018.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-102 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.38: Transform Fresno Displacement Program Area
Source: City of Fresno
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-103 The TCC Program also requires policies and programs to avoid the displacement of existing residents and local businesses, to help ensure all members of the community benefit from the investment. The City of Fresno adopted a Displacement Avoidance Plan (DAP) in 2019 in efforts to reduce economic displacement risk within the Transform Fresno project area. The DAP outlines policies intended to understand the impact of TCC investments on existing households and businesses, while opening discussions about preventative measures and proactive solutions to displacement. To support this effort, Thrivance Group – a contracted local consultant selected to implement the D AP –gathered and analyzed data related to displacement vulnerability within the Transform Fresno project area, conducted educational and informational community workshops, and made 48 displacement avoidance policy recommendations in the 2021 “Here to Stay: A Policy-Based Blueprint for Displacement Avoidance in Fresno .” The City incorporated several recommendations from “Here to Stay” into the One Fresno Housing Strategy, which was the basis for several new implementation programs in this Housing Element.
Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned through seasonal or permanent agricultural labor. There are generally three types of farmworkers in the state:
▪ Permanent Residents: Permanent residents of the county in which they work who may require housing that accommodates families, including housing affordable to extremely low -income households for seasonal workers who do not work in the off-season. ▪ Migrant Farmworkers: Temporary residents who perform agricultural labor on a seasonal or temporary basis and typically need housing for individuals, such as single occupancy rooms, bunkhouses, or dormitory style living.
▪ H-2A Visa Workers: Temporary residents who enter the U.S. under a federal guest worker program for a limited term and require a sponsor employer who provides housing, meals, and transportation to the job site.
Farmworkers are essential to Fresno County’s and the city’s economies as well as to local and national food supplies. Across the state, housing for farmworkers has been recognized as an important and unique concern. Farmworkers are generally considered a special housing needs group due to their limited income and often-unstable nature of their employment. According to one of the more recent studies (2022) that touches on the housing needs of farmworkers , “Farmworker Health in California, Health in a Time of Contagion, Drought, and Climate Change,” published by the Community and Labor Center at UC Merced, over half of the state’s farmworker population lives in the San Joaquin Valley (61 percent). The study was based on interviews with a sampling of over 1,200 California farmworkers from five agricultural regions, including the San Joaquin Valley. Some key findings related to farmworker housing needs from the study included:
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-104 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 ▪ Only three percent of farmworkers primarily speak English at home, which indicates that language barriers could pose a challenge to securing housing.
▪ 92 percent of farmworkers rent their housing, indicating that there are barriers to accessing homeownership and that there may be a higher risk of displacement amongst farmworkers. ▪ Farmworkers face a range of housing problems, indicating a need for assistance with repairs to housing or assistance with finding more suitable housing. The housing problems included lack of access to water inside the home (10 percent), bad tasting water at home (24 percent very bad; 13 percent bad), challenges in keeping the home cool (39 percent) or warm (36 percent), and other poor housing conditions such as rotting wood (16 percent), mold (14 percen t), water damage (13 percent), water leaks (12 percent), cockroaches (24 percent), or rodents (17 percent). ▪ Survey respondents, “lived in large, overcrowded households with low incomes and several household problems.” Approximately 70 percent of the sample lived with children under the age of 18. The median household size was four, and one -fourth of farmworkers lived in households with six or more persons, indicating a need for larger family -sized housing units, while more than one-fourth reported sleeping in a room with three or more persons, indicating overcrowding. ▪ Along with large household sizes, the farmworkers reported a median annual household income of $25,000. Although the study acknowledged that this figure may have under-reported the income of the entire household, it likely still underscores the fact that housing affordability would be an acute need for a very large portion of farmworker households who would struggle to afford larger -sized homes on the relatively low wages associated with farm work. ▪ The accompanying data dashboard25F
26 indicates that of the 512 responses received from farmworkers in the San Joaquin Valley region, 70.1 percent of respondents occupy a single -family home; 16.8 percent live in an apartment; 4.1 percent live in a labor camp/boarding house/ or motel; 8.6 percent are sleeping in a car, RV, or garage; and about 0.4 percent of respondents are renting a room or did not specify their living arrangement.
Data collected as part of the USDA Census of Agriculture indicates that the composition of farmworker households has changed since 1996 to include more families and fewer individuals. As a result, farmworker housing needs have likely shifted from primarily seasonal housing for migrant workers (such as dormitory- style housing available during peak labor activity in May through October) towards more permanent affordable housing for low wage working families, although there remains a need for both housing types.
26 UC Merced, 2022. Farmworker Health Study Data Dashboard . https://clc.ucmerced.edu/farmworker-health- study/farmworker-health-study-data-dashboard. Accessed March 2024.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-105 As shown in Table 1E-3.12, the 2017 USDA Agricultural Census reported 2,540 farms and an estimated 37,819 farmworkers in Fresno County. Most farmworkers were seasonal (55.4 percent), working less than 150 days per year. Estimates from the 2020 ACS report that there were 36,163 people in Fresno County (8.8 percent of the overall workforce) employed in the Agriculture, Forestry, Fishing and Hunting, and Mining industries. In the city of Fresno, there were 9,414 people employed in this category (4.3 percent of the overall workforce). However, ACS data does not accurately capture the farmworker population as it includes employment in various non -agricultural industries and excludes farm labor contractors, which significantly underestimates the number of farmworkers. Moreover, the seasonal and often migrant nature of farm labor, and accounting for undocumented workers, suggest that this data likely underrepresents the actual farmworker population, because undocumented residents do not often participate in traditional d ata collection. As such, there is little data available on farmworkers in the city.
Table 1E-3.12: Hired Farm Labor (Countywide), 2017
Labor Term Number of Farm Operations Number of Workers
Year-Round Labor (150 days or
more) 1,557 16,876
Seasonal Labor (Less than 150
days) 1,753 20,943
Source: USDA Agricultural Census, Table 7, 2017.
Although census data indicates that there is a small population of farmworkers in the city relative to other jurisdictions in Fresno County, school enrollment data suggests that some of region’s farmworker population utilize services within Fresno. While these estimates are at the school district level (students can live in one city and attend a school located in a different city), the data shows there were approximately 5,902 migrant students enrolled in school districts throughout Fresno County with 2,975 migrant students enrolled in schools in the city of Fresno and 43 enrolled in Clovis Unified during the 2020 -2021 school year, as shown in Table 1E-3.13. Generally, migrant student enrollment has increased steadily throughout the county. Nearly half of the county’s migrant student population attend school in the city of Fresno. The greatest enrollment of migrant students is in Orange Center Elementary, located in the unincorporated county outside the southwestern fringe of the city.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-106 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Table 1E-3.13: Migrant Student Enrollment
School District 2016-2017 2017-2018 2018-2019 2019-2020 2020-2021 Clovis
Clovis Unified 51 51 49 44 43
City of Fresno
American Union - - - - -
Fresno County Office of Ed 32 22 39 32 33
Fresno Unified 725 867 850 713 918
Monroe Elementary 41 43 33 25 22
Orange Center Elementary 1,139 1,289 1,392 1,481 1,607
Pacific Union Elementary - - - - -
Washington Colony Elementary - - - - -
Washington Unified 155 175 189 203 218
Washington Union High - - - - -
West Fresno Elementary - - - - -
West Park Elementary 14 19 17 15 13
Central Unified 208 179 172 153 164
Total City of Fresno 2,314 2,594 2,692 2,622 2,975
Total Fresno County 4,780 5,061 5,185 5,445 5,902
Source: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020, 2020-2021) Farmworkers face unique challenges securing affordable housing due to a combination of limited English language skills, very low household incomes, and difficulty qualifying for rental units or home purchase loans. Based on farmworker employment figures collected by the California Employment Development Department (EDD) in 2022, the median wage for farmworkers statewide was $14.72 per hour or $30,625 annually. Farmworkers in the Fresno region had a slightly lower median wage of $14.52 per hour or $30,202 annually, which is considered a very low-income based on HCD’s household income limits for Fresno County. Seasonal farmworkers (employed in farm labor less than 150 days per year) who do not find supplemental income during the off-season are often considered extremely low income. Many farmworkers pay market -rate prices for housing, despite having incomes qualifying for housing assistance, due to a shortage of employer-provided housing and difficulty securing publicly-assisted housing.
Fresno Housing manages 194 units of seasonal farmworker housing for migrant farmworkers, none of which are within the city of Fresno. According to HCD’s Employee Housing Facilities database, there are 23 permanent employee housing facilities in the city of Fresno which can house 478 employees. Of these, 12 facilities are reserved for workers with H -2A visa which often are bunkhouses, dorms, or motel rooms which could accommodate 185 workers. These units are privately funded and provided by employers as a requirement of the H-2A visa program.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-107 Between September 2021 and January 2022, Fresno County conducted a Farmworker Survey and a Farmworker Employer Survey. A second round of each survey was conducted between February 2022 and July 2022. In total, County staff surveyed a total of 240 farmworkers and 170 farm employers. Twenty-five farm employers currently have some type of farm labor housing on site (not necessarily in use); five of those employers would consider retaining the farm labor housing. Staff surveyed 145 farm employers who do not have any farm labor housing on site; 28 of those surveyed would consider adding labor housing as single houses or cottages; one farm employer specified labor housing as apartments. Farmworkers expressed a preference for detached single -family housing and a very small percentage (0.02 percent) expressed farmworker housing as desirable future housing.
In summary, the surveys indicate that traditional farm labor/worker camp housing is not desired by the Fresno County farmworkers/laborers, and even though there was a small number of Fresno County farm employers that might be interested in providing housing, it would only be if the housing was subsidized.
Similar to other special needs groups, much of the housing need for farmworkers, especially farmworker households with families, is best met near services, schools, and other resources and amenities.
The following is a list of organizations that provide resources and support to Central Valley farmworkers that can be accessed by Fresno residents:
▪ Binational Central California: Provides services related to immigration, health care, and educational resources.
▪ California Farmworker Foundation: Provides services related to education, workforce development, health care, immigration, and community wellness. ▪ California Rural Legal Assistance: Provides legal counseling and representation in matters of housing advocacy, immigration law, removal defense, impact litigation, labor and employment, pesticide and work safety, sexual harassment prevention. ▪ Central California Legal Services: Provides legal counseling and support. ▪ Centro La Familia: Offers domestic violence assistance, sexual assault and human trafficking services, consumer and family advocacy, CalFresh outreach and education, telecommunications education and assistance in multiple languages, and immigration support services. ▪ Cultiva la Salud : Provides services to build leadership capacity and improve access to healthy food, beverages, and physical activity opportunities.
▪ Fair Housing Council of Central California: Provides fair housing advocacy and tenant support. ▪ Green Raiteros: Provides transportation assistance, workforce development, and small business support. ▪ Rural Mobile Health: Offers medical services and screenings at no cost. ▪ Self-Help Enterprises : Provides financial assistance, rental housing, housing rehabilitation, community development, and other support services to address housing and community development needs in rural and disadvantaged communities.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-108 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 ▪ United Farm Workers Foundation: Provides assistance related to immigration status filings, including Deferred Action for Childhood Arrivals, family-based petitions, naturalization/citizenship, representation before the Board of Immigration Appeals, legislative advocacy, and referrals to other support services.
In addition, the Housing Element includes Program 24 to address the housing needs of farmworkers.
Through Program 24, the City will identify development opportunities for farmworker housing and meet with farmworker housing developers and advocates on a biannual basis to discuss their needs and offer assistance in the form of letters of recommendation for grant applications and discuss incentives for constructing farmworker housing. The City will also offer incentives such as density bonuses, streamlined processing, and the minor deviation process to facilitate development of farmworker housing.
Other Relevant Factors and Local Knowledge
In addition to the indicators analyzed above, there are several other factors that can influence housing mobility and access to opportunity in a jurisdiction. Historic development patterns in Fresno have resulted in neighborhoods that are largely or exclusively made up of single-family homes and historic discrimination has influenced the city’s racial and ethnic composition. Further, given current market trends, newer market rate neighborhoods may not be financially accessible to low-, moderate-, and some above-moderate income households without overpayment or overcrowding. Other factors may include the distribution of public and private investments, local regulatory or economic development plans, and historic policies. Those factors that are considered relevant vary between jurisdictions and are described at the local level below.
Local History of Fresno
The San Joaquin Valley is the traditional homeland of the Yokuts people, who lived in the foothills, and Mono peoples, who occupied the upper reaches of Fresno County’s rivers.26F 27 Missionaries and trappers were the first non-
native people to roam the area, beginning in the late 1770s. Miners soon followed during the “Gold Rush” period.27F 28 By 1869, railroad investors were constructing a railroad through the valley and speculating on sites for new town development. Fresno was founded by the Central Pacific Railroad Company in 1872, and Leland J.
Stanford, a Director for the Railroad, is credited with selecting the site of the city. 28F 29 The new site was
formally named Fresno Station in 1874, and was later incorporated into the City of Fresno in 1885 .29F 30 By
the 1900s, the city of Fresno was the county ’s metropolis, “a true Victorian city ” with its horse-car lines, dirt streets, and wood sidewalks. 30F
31 27 Fresno County Historical Society. The People a nd Communities of the 19 th Century Central Valley - Native Americans. Accessed via: https://www.valleyhistory.org/native-americans 28 UCLA Luskin Center for Innovation, 2023. 2023 Progress Report on Implementation of the Transformative Climate Communities Program Grant, “ A Brief History of Fresno: The Legacy of Environmental Injustice ” Accessed via:
https://innovation.luskin.ucla.edu/wp-content/uploads/2023/06/Transform-Fresno-2023-Progress-Report.pdf 29 City of Fresno, n.d. Historic Preservation. Accessed via: https://www.fresno.gov/planning/historic-preservation/ 30 Calvarese, M., Osborne, B., Moulton, J. (2016). Downtown Land-Use Change: A Historical Geography of Fresno, California’s Central Business District, 1860 –2010. The California Geographer, Volume 55, p 19 -38. Accessed via:
https://scholarworks.csun.edu/handle/10211.3/170952?show=full 31 Fresno County Historical Society, Past and Present Journal Vol ume 42 No. 4 . Accessed via:
https://www.valleyhistory.org/history-of-fresno-county
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-109 After Fresno was established, it saw a boom in agriculture that demanded an expanded labor force. 31F 32 Throughout the 1850s and 1860s, Asian settlers were recruited as a major source of labor for the mining and railroad industries in the western U.S. Because of the railroad and its geographical location, the new city quickly attracted hundreds of settlers and became the county seat.
In the early 1880s, the U.S. Congress passed the Chinese Exclusion Act of 1882, which restricted Chinese immigration to the U.S. Other exclusionary laws aimed at Chinese immigrants were passed by Congress between 1888 and 1902, effectively reducing the number of Chinese peop le entering the U.S. Although Chinese immigrants helped build the Central Pacific Railroad, they were viewed as outsiders by local White residents and were forced to settle west of the tracks in what is now Chinatown. Nearly all Valley c ities including Lodi, Stockton, Modesto, Turlock, Merced, Madera, Fresno, Visalia, Tulare, and Delano developed strict land use policies to segregate and contain migrant immigrants, including Chinese settlers, to one “undesirable” side of town. In Fresno ( home to California’s second largest Chinatown), White residents convinced major landowners not to allow Chinese residents to own property east of the railroad tracks and local police criminalized any Non-Whites found on the east side of town. 11F32F 33 As the city grew,
Black or African American people and many immigrant groups – including Germans and Armenians – were relegated to the Southwest and Downtown. Today, Germantown and Armeniantown along with Chinatown are cherished as some of Fresno’s early ethnic neighborhoods.
In 1918, Fresno’s first City plan was created by Charles Henry Cheney, Architect and City Planner . It sought to establish a land use plan that limited industrial encroachment into residential areas and vice versa.
At that time, the industrial area of the city was established in the south, strategically located to utilize the railroads and take advantage of the prevailing winds, which were from the northwest. Residential neighborhoods were shown equally distributed to the west, north , and east upwind of the industrial area.
Building on development patterns that were already existing at the time, the plan designated areas for single family dwellings, flats, group housing and apartments, churches, schools and parks, businesses, and various types of industrial development. The development patterns in the plan are still reflected in the Downtown and surrounding neighborhoods as they stand today.
The population continued to grow in the San Joaquin Valley where most jurisdictions, including Fresno, built tract housing and new subdivisions in formerly agricultural areas. As more and more people came to the city, migration from central neighborhoods began to occur. Development away from the urban core, in combination with newly constructed freeways, Clovis Unified School District’s high performing schools, available riverfront property, and a healthcare sector along Herndon Avenue , attracted White and residents of other races and ethnicities to the affluent neighborhoods of north Fresno. These new, often larger homes, attracted a variety of middle- and upper-class residents away from the urban core of the city. As these suburbs grew, resources were not distributed evenly due to the financial burden to provide schools, transit, and infrastructure.
32Pacheco-Werner, T. L., Corona, K., Corona, G., Chan, S., Conley, A., & Dhillon, H. (2018). Fresno Building Healthy Communities (BHC) Timeline. Central Valley Health Policy Institute. California State University, Fresno. Accessed via: https://www.sutori.com/en/story/fresno-bhc-timeline--wGb27reQQeEt6ZoHv1qgPZfx 33 San Joaquin Valley Fair Housing and Equity Assessment. Ramon D. Chacon, “A Case Study of Ghettoization and Segregation: West Fresno’s Black and Chicano Community During the 1970s,” Standford Center for Chicano Research. Working Paper Series No. 12 (Jan 1986): 2,5, 7, Table 4.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-110 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 As a result of this outward expansion, the core of the city gradually became a severely concentrated area of poverty. Shaw Avenue, for example, is often described by local leaders as “an economic line of demarcation between the more affluent northern parts of Fresno and the modest-to-poorer neighborhoods in central and south Fresno.” 33F
34 Several stakeholders consulted during the Housing Element update process also provided local knowledge reiterating a trend of disinvestment in west and southwest Fresno due to urban sprawl. According to CSU Fresno researchers, “obsolete buildings, congested roads, difficult access, and increased crime rates coupled with lower land prices outside the city core, left [the city] less alluring than in previous decades. With less investment and fewer middle class residents, the quality of the community in terms of crime rates and school quality suffered.16F34F35 However, adoption of the General Plan in 2014 with its focus on downtown and infill investment, as well as the Transform Fresno program are current efforts to reverse these trends.
Redlining and Urban Renewal
Many of the racial and spatial divisions described in the assessment above originated through land use patterns that paved the way for rural and urban concentrated areas of poverty. The process of urban renewal, prevalent practices of redlining, and the construction of high density, low-income housing projects perpetuated the segregation of lower income communities of color on one side of town, and higher income communities on the other.
The Federal Housing Act of 1949 focused on eliminating substandard living conditions through the clearance of central-city slum areas and provided federal subsidies for cities attempting to remedy serious housing shortages.
The Act originally centered on improving the housing stock in “blighted” communities and stipulated that all redevelopment projects be predominantly residential. During this era, government officials saw the opportunity to capitalize on state and national urban renewal programs to assist in the construction of State Routes 99, 41, and 180 to form a freeway loop through Downtown, redirect traffic around the city’s core rather than through it.
The construction of the freeway loop had a devastating impact on Downtown and its surrounding neighborhoods.
The efforts resulted in the demolition of more than 20 blocks of residences in West Fresno and isolation of historic immigrant neighborhoods from the rest of the city. Formerly unified neighborhoods were cut in two by freeways without surface crossings. The new freeway cemented racial divides and led to the northern areas of the city becoming increasingly affluent and White, while the south became increasingly poor, Latino, Black or African American, and Asian. Facilitated by the freeways, the City continued to stretch onto inexpensive land to the north and east, aiding the migration of people and businesses away from the city.
34 Sheehan, T. 2019. “Fresno’s Tale of Two Cities: Which neighborhoods receive the most government aid?” Fresno Bee. Available via: https://www.fresnobee.com/news/local/article236821658.html 35 San Joaquin Valley Fair Housing and Equity Assessment, 2014. Available via:
https://academics.fresnostate.edu/oced/documents/SJV_Fair-Housing-and-Equity-Assessment_April-2014.pdf APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-111 Redlining refers to the process of delineating neighborhoods worthy or unwort hy of private investment.
Even before the Depression, private lenders chose to avoid certain areas, particularly those home to certain ethic groups including Black or African Americans, new immigrants, and neighborhoods with older cheaper housing.14F35F36 During the 1930s, the federal government established the Home Owner’s Loan Corporation (HOLC) and HOLC developed an evaluation method to rate neighborhoods based on their desirability .
Investors categorized neighborhoods as “red” or “yellow” if there was said to be an “infiltration of undesirable populations” or a “lack of homogeneity.” Once a neighborhood was “redlined,” banks refused to grant home mortgages and loans to residents in the area. Figure 1E-3.39 is an illustration of HOLC maps in Fresno. Red and yellow neighborhoods were prevalent. HOLC maps demonstrate the role that access to credit plays in the well-being of urban neighborhoods as most of the red and yellow neighborhoods remain low-income, low resource communities today.
36 Amy E. Hillier. "Redlining and the Homeowners' Loan Corporation." of Urban History, Volume 29, Issue 4, 2003, pages 394-420. Available via:
https://repository.upenn.edu/cgi/viewcontent.cgi?referer=https://www.google.com/&httpsredir=1&article=1002&co ntext=cplan_papers
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-112 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Figure 1E-3.39: HOLC Maps, Fresno, 1936
Source: Robert K. Nelson, LaDale Winling, Richard Marciano, Nathan Connolly, et al., “Mapping Inequality,” American Panorama, ed. Robert K. Nelson and Edward L. Ayers, accessed November 22 , 202 2, https://dsl.richmond.edu/panorama/redlining/#loc=13/36.751/-119.834&city=fresno-ca.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-113 Land Use and Zoning Patterns
Decisions regarding land use and zoning have a direct and profound impact on affordable housing and fair housing choice, shaping a community or region’s potential diversity, growth, and access to opportunity.
Zoning determines where housing can be built, t he type of housing that is allowed, and the amount and density of housing that can be provided. Zoning also can directly or indirectly affect the cost of developing housing, making it harder or easier to accommodate affordable housing.
In Fresno, the Development Code (Chapter 15 of the Code of Ordinances) divides the city into 29 primary zoning districts, including six single family dwelling districts, three multifamily dwelling districts, one mobile/manufactured home district, and six m ixed-use and Downtown residential districts, plus overlay zones (mostly related to historic and environmental resources protection). Figure 1E -3.40 displays the City’s Official Zoning Map. Through the adoption of the Fresno General Plan in 2014 and subsequent rezonings implemented through the new Development Code and Zoning Map in 2015, Fresno shifted from a preference for single-family detached housing to residential and mixed-use zones that allow more density and housing diversity. The Development Code and Zoning Map, however, still maintain single family detached only zoning districts (RE, RS-1, RS-2, and RS-3) – with no duplexes, townhomes, triplexes, row homes, garden homes, zero lot line dwellings, or the like. (Accessory/Secondary dwelling units are permitted, however, in all single-family districts.)
Affordable housing development typically requires high density zones to support construction and financing; therefore, zones limited to single dwelling units on each lot do not support affordable development. Although there are opportunities to expand the array of housing types in traditionally single -unit neighborhoods, multiplexes are not sufficient to accommodate housing needs for all economic segments of the community. The flexibility of multi-unit and mixed-use zoning increases opportunities for affordable housing.
As shown in Figure 1E-3.40, multi-family zones in Fresno are located along major corridors that span throughout the city. Rather than being concentrated in one area, the City has adopted amendments to the citywide development code to encourage higher density development along strategic infill corridors, referred to as Activity Centers in the Fresno General Plan. Some of these Activity Centers are generally located on land along the first phase of the BRT system, composed of corridors along Blackstone Avenue between Downtown and the major shopping centers from Herndon Avenue to Nees Avenue, and along Ventura Avenue-Kings Canyon Road from Downtown to Clovis Avenue.
Fresno has made significant policy changes to make it easier to build higher-density housing in Downtown and along Bus Rapid Transit (BRT) corridors, creating the first by-right zoning district in the city through the adoption of the Downtown Neighborhoods Community Plan in 2016 and lifting the caps off maximum dwelling units in mixed-use zone districts through the adoption of the mixed-use text amendment in 2022.
Despite the policy changes, it continues to be difficult to build any new affordable housing without significant public subsidy.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-114 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Also, through the adoption of the Fresno General Plan in 2014, Fresno prioritized locating roughly one-half of future development in infill areas (within the city limits as of December 31, 2012) and roughly one-half of future development in growth areas. Tracking residential development from July 2013 to July 2020 as shown in Table 1E-3.14 below, there were a total of 8,223 dwelling units built and the breakdown was as follows: 4,099 single family in city limits, 1,165 single family in Sphere of Influence (SOI), 2,787 multifamily in city limits, and 176 multifamily in SOI. A total of 6,886 dwelling units (84 percent) were built in the city limits and 1,341 dwelling units (16 percent) were built in the SOI.
Table 1E-3.14: Residential Development Built Between July 2013 and July 2020 Area
Type of Dwelling Unit Location of Development
Total Multifamily
and
Townhouse
Single
Family
Dwelling Units
in City Limits
(December
31,2012)
Dwelling Units in
Growth Areas (SOI)
Annexed after
December 31, 2012
Downtown Planning Area
and BRT Corridors 364 20 384 0 384
Established Neighborhoods
South of Shaw 272 2,304 2,563 13 2,576
Established Neighborhoods
North of Shaw 2,279 1,109 3,060 328 3,388
South Industrial 0 0 0 0 0
DA-1: North 7 834 658 183 841
DA-1: South 41 2 43 0 43
DA-2: North 0 279 0 279 279
DA-2: South 0 402 0 402 402
DA-3: Southeast 0 0 0 0 0
DA-4: East 0 116 0 116 116
DA-4: West 0 198 178 20 198
Sub Totals 2,963 5,264 6,886 1,341 8,227
Total Units 2013- 2020 8,227 8,227 8,227
Source: City of Fresno, Annual Progress Report submitted to The Governor’s Office of Planning and Research, April 1, 2021. Retrieved from: https://www.fresno.gov/darm/wp-content/uploads/sites/10/2022/07/6_2020-General-Plan- Annual-Progress-Report.pdf.
In most cases, the Development Code and other land use code sections are reasonably permissive and allow for flexibility as to the most common fair housing issues. The highest density zones, and the majority of mobile home park designations are sited next to or close to State Routes . M edium and high density residential mixed use zones are equally distributed over all TCAC/HCD resource opportunity designations.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-115 Figure 1E-3.40: Zoning Map, City of Fresno
Source: City of Fresno, 2022. Accessed January 2023.
SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-116 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 Public Investment Patterns
Public and private investment typically includes construction, maintenance, and improvements to public facilities, including infrastructure, acquisition of land, and major equipment. Investments are typically prioritized based on need and available funding . Public investments such as subsidized housing, roads, infrastructure, and economic development can significantly impact access to opp ortunities in any given neighborhood. While the city has experienced patterns of disinvestment in certain areas particula rly near the inner core of the city including such areas as Downtown, south, and southwest parts of the city, some of these patterns of disinvestment can be traced back to the variety of systemic factors that have influenced segregation nationwide including discriminatory lending practices, redlining, and urban renewal policies.
Specific areas of the city have historically been underserved and have faced a lack of economic opportunity and social mobility, including various challenges like high pove rty rates, limited job opportunities, and insufficient access to affordable housing or quality healthcare. This section will describe investments occurring in Fresno to improve quality of life throughout the city. In recent years, the City has focused on several key areas of investment, including:
▪ Parks and Recreation: The City recently adopted a Parks Transactions and Use Tax through ballot Measure P. Measure P was developed by Fresno for Parks, a diverse, non-partisan group of Fresno residents who believed that safer, cleaner parks for all Fresnans was important to the health, safety and overall quality of life of the community and placed the measure on the November 2018 ballot after gathering more than 35,000 signatures of local support. The citizen-led measure provides a guaranteed, local funding source for parks through a 3/8-cent sales tax in the city of Fresno. It generates an estimated $38 million per year to be used for clean and safe parks; new parks and recreation facilities; youth and senior recreation and after-school facilities and job training; improved walking and biking trails; the San Joaquin River Parkway; beautification of streets; and expanded access to arts and culture. ▪ Public Safety: Fresno has invested in public safety initiatives to reduce crime and improve community safety. These initiatives include the implementation of community policing programs and hiring more officers including the recently added Park Rangers to patrol city parks and addressing non-emergency calls for service while maintaining clean parks. ▪ Economic Development: To attract new businesses and create new job opportunities in the city, the City has invested in several economic development initiatives including business incubators, workforce training programs, and Downtown revitalization. ▪ Transportation: A multitude of transportation projects have been executed in the city to improve mobility and connectivity. Projects include the construction of new bike lanes, the expansion of the FAX bus system, and the development of the high-speed rail system. In September of 2013 the City of Fresno received a $15.9 million Transportation Investment Generating Economic Recovery (TIGER) grant from the U .S. Department of Transportation for the Fulton Mall Reconstruction Project which return ed the Fulton M all in Downtown to a complete street , reintroducing vehicle traffic to Downtown’s former main street. The restoration of Fulton Main Street occurred over 11 city blocks and include d bicycle and pedestrian accommodations , streetscape improvement elements, and integration of existing fountains and sculptures.
APPENDIX 1E: CITY OF FRESNO
FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 1E-3-117 ▪ Housing: The City also invests in housing initiatives to address housing needs in the city. The City utilizes Federal, State, and locally sourced funding to aid in the development of new housing, new affordable housing units, housing rehabilitation, displacement avoidance, emergency and supportive housing, and homebuyer assistance. In 2018, the City established its Rental Housing Registry Division of the Code Enforcement team. The purpose of the Rental Housing Division is to address the issue of substandard rental properties, promote greater compliance with health and safety standards and to preserve the quality of Fresno’s neighborhoods and available housing opportunities. The goal is to work with property owners to achieve compliance of health and safety code violations that are a threat to the occupant’s safety, structural integrity of the building, and have a negative impact on the surrounding neighborhoods. ▪ Infrastructure: In 2023, the City was awarded funding from HCD to finance key infrastructure improvements to water, sewer, streets, and parking to support a minimum of 862 Downtown housing units — of which 557 are marked for affordable housing. 36F 37 On top of the $250 million in
state funds for revitalizing Downtown over the next three years, the City is set to receive $43.7 million in state grants to build Downtown infrastructure for housing. The following estimates depict how the City intends to allocate this funding:
• $16.8 million for sewer improvements
• $14.3 million for water infrastructure improvements
• $11.7 million for a structured parking garage on Fulton Street • $913,000 for street improvements near the Tuolumne Street and Van Ness Avenue intersection High-Speed Rail Project
The California High Speed Rail project is a major infrastructure investment impacting multiple communities across the state. One line of the rail system is designed to connect San Francisco to Los Angeles, running through the San Joaquin Valley with a stop in Fresno. The Fresno Station will be located in Downtown between H and G Streets and Fresno and Tulare Streets . The California High Speed Rail Authority has been working closely with the City of Fresno to ensure that the project is completed successfully. The authority has conducted environmental studies, community outreach, and design work in Fresno to ensure that the project meets the needs of the community and is integrated into the existing transportation infrastructure. The City also dedicated staff to help relocate residents and businesses located in the proposed High Speed Rail right of way. Sometimes the City offered creative solutions to help incentivize the move such as offering publicly owned land at the convention center for the Cosmopolitan to build a new restaurant. The High Speed Rail is expected to be completed in several phases, with the first phase connecting San Francisco to Los Angeles by 2033.
37 Shaikh Rahsad,O. 2023. “Fresno mayor wants 10,000 people to live in the city’s downtown. Here’s the plan.” Fresnoland. Accessed via: https://fresnoland.org/2023/08/30/revitalizing-downtown-fresno/ SECTION 1E-3: LOCAL ASSESSMENT OF FAIR HOUSING
1E-3-118 FRESNO MULTI-JURISDICTIONAL HOUSING ELEMENT | DECEMBER 2024 The project is expected to create thousands of jobs in Fresno, providing employment opportunities and stimulating economic growth in Fresno. New businesses and new job opportunities in Fresno are likely to increase demand for housing. The improved transportation connectivity resulting from the High Speed Rail project could also increase mobility for commuter households that want to live in the city and commute elsewhere. Overall, the high-speed rail system is expected to promote transit-oriented development around the transit station in Fresno which could increase access to affordable housing for residents who rely on public transportation.