Chapter 4. Constraints
2016-2024 4-18 Kings County and Cities of
Draft Housing Element Avenal, Corcoran, Hanford and Lemoore Table 4-6
Residential Development Fees
Jurisdiction
Single Family Projects1 Multi-Family Projects2
Avenal Corcoran Hanford Lemoore County Avenal Corcoran Hanford Lemoore County Processing Fees
Building Plan Check & Permit 65% of Building
Permit Fee |Per
CBC Valuation
PC = 65% of
Building Permit Fee
single 33% for same
tract home design
65% of building
permit fee
(based on
valuation)
0.64 per sf + 65%
of building permit
fee
per CBC + $140 65% of Building
Permit Fee |Per
CBC Valuation
Impact Fee's per
unit
65% of building
permit fee (based on
valuation)
0.35 per sf + 33%
of building permit
fee
per CBC +
$140
Site Plan Review $1,295 – Full
Cost--
New Build $3,390
Existing $2,010
$1,100-$3,350 $1,600-$3,700 $3810 $1,295 – Full
Cost
New Build $3,390
Existing $2,010
$1,100-$3,350 $1,600-$3,700 $3810
CUP $1,595 – Full
Cost--
CUP Cost $2,870
Minor $1,340
$1,675-$3,900 $1,100-$3,600 $6,580 $1,595 – Full
Cost
CUP Cost $2,870
Minor $1,340
$1,675-$3,900 $1,100-$3,600 $6,580
CEQA Review3 CDFW Cost +10%--
Cost +10%-
5000+cost+10% Cost +10% $4,430
Impact Fees
Water N/A $937.65 for 1100-
2500 sqft
$937.65 for 1100-
2500 sqft
Wastewater N/A $1,167 for 1100-
2500 sqft
$1,167 for 1100-
2500 sqft
Parks $1,470.11 $1,204.67 for 1100-
2500 sqft
$1,177.57 $937.65 for 1100-
2500 sqft
Drainage N/A $300 minimum for
1100 sqft. Cost
changes per zone
$300 minimum for
1100 sqft. Cost
changes per zone
Public Protection (County) N/A $2,532 for 1100-
2500 sqft
1134 1,134.34 $1,134 N/A $2,532 per unit for
1100-2500 sqft
$1,134 $907.46 $907
Police (City) N/A - - - -
N/A - $161- $610
Refuse N/A
$306 -- N/A -- -- -- --
General govt. (City) $737 $753 for 1100-2500
sqft
- $664 - $590.08 $753 per unit for
1100-2500 sqft
-- $504 --
Schools5 $4.79 per sqft $4,488 for 1100 sqft
+ $4.08/sqft upto
2500 sqft
$4.79 per sqft $4.79/sqft –
residential
$0.78/sqft
commercial
$4.79 per sqft $0.78/sq.ft Determined by
school
$4.79/sqft $4.79/sqft
residential $0.78/
sqft commercial
/industria
$4.79 per
sqft
Notes:
1. Source: Kings County jurisdictions, 2023
A. Governmental Constraints
Kings County and Cities of 4-19 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
Developer impact fees are charged in some cases for certain improvements. In addition to paying impact fees, a developer may provide needed public facilities and services through the creation of a special assessment or infrastructure financing district, annexation to existing public utilities or community services district, or raising of private capital to co mplete the needed improvements. These costs are passed on to residents through prices or rents charged for new housing. In rural communities, new developments are required to be annexed into a city or community services district in order to obtain water and sewer services. b. Site Improvement Requirements
For new housing developments, all jurisdictions require installation of curbs, gutters, sidewalks, and street lighting. Developments must also provide connections to water and wastewater systems, or provide wells and septic tanks. Where roadways are not present, developers are required to construct all internal roadways for a subdivision, and provide connections to existing roadways. Table 4- 7 summarizes typical improvements.
Table 4-7
On-Site and Off-Site Improvements
Permit Type
Standard Improvements
Internal Streets
On-site Landscaping
and Open Space
Curb, Gutters, Sidewalk,
Utilities
Avenal ROW includes local street width of
36’ for streets, plus 4’ for sidewalk,
and none for landscaping. For
collectors, ROW 60’ with 5’
sidewalks on both sides
Front yard setback and lot coverage.
Park dedications are not required.
City requires two trees per
residential lot.
Requires curb, gutters,
sidewalks, and roads where they
do not exist. Also, must connect
to utilities and provide street
lights.
Corcoran ROW includes local street width of
60’, plus 4’ sidewalk on either side.
Requires 6’ landscaping. Collector
ROW is 68 feet with same
requirements
Front yard setback and lot coverage.
Park dedications are not required.
City requires two trees per
residential lot.
Requires curb, gutters,
sidewalks, and roads where they
do not exist. Also, must connect
to utilities and provide street
lights.
Hanford ROW includes street width of 40’
plus 5’ for sidewalk, and 5’ for
utility easement
Collector has 80’ ROW, with same
easements.
Front yard setback and lot coverage.
Yard must be landscaped with 4
trees per lot. Apartment complexes
must provide open space and/or
amenities per Community
Development Department approval
Must provide curb, gutters,
sidewalks, street lights, as well
as sewer and water hookups,
and fire hydrants
Lemoore 58’ ROW includes local street width
of 34’, 5’ sidewalks, 7’ landscaping
on each site. Street trees are placed
every 40 feet. Most collectors and
arterials have 74’-84’ ROWs,
respectively, and 6’ sidewalks
Front yard setback and lot coverage.
10,000 sq ft. of open space required
for multi-family projects (can
include recreation bldg.) if project
exceeds 25 units
Must provide curb, gutters,
sidewalks, street lights, as well
as sewer and water hookups,
fire hydrants, and
undergrounding of utilities up to
70 kv
Kings County For minor street, ROW is 50-56’.
For collector, ROW is 60’.
Standard lot coverage requirements
of 40% for single-family residences
and 50 to 83% for multi-family
residences. No standards for open
space required, just landscaping.
Curbs and gutters are required
for lot sizes less than 20,000
square feet. Street lights not
required. Sewer and water
hookups required for lot sizes
less than one acre.
ROW=right of way
Source: Cities of Avenal, Corcoran, Hanford, and Lemoore; Kings County
While site improvement requirements increase housing costs, they are typical for most jurisdictions.
Moreover, site improvements are necessary to maintain the quality of life desired by residents, and ensure the availability of needed public services and facilities. Jurisdictions can mitigate the cost of these improvement requirements by assisting affordable housing developers in obtaining state and federal financing for their projects, or providing regulatory and financial incentives.
Chapter 4. Constraints
2024-2032 4-20 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
c. Building and Construction Codes
All Kings County jurisdictions have adopted the 2022 California Building Standards (Building, Plumbing, Mechanical and National Electrical) Code. Approvals are required for new structures as well as installation or replacement of patios, storage buildings, carports, air conditioning replacements, re-roofing etc.
Code enforcement programs are implemented through each jurisdiction’s Building Department, Planning Department, Police Department or Public Works Department. Code enforcement staff investigates violations of building code and property maintenance standards as well as other complaints. When violations are identified, eligible property owners are referred to appropriate rehabilitation programs providing grants or low -interest loans for property and building improvements. Each jurisdiction is committed to incr easing public awareness of rehabilitation and home improvement programs and to coordinating these programs with code enforcement efforts. This commitment is reflected in Program 1 (Code Enforcement) of each jurisdiction’s Housing Plan. In addition, all Housing Plans for Kings County jurisdictions have a housing rehabilitation program.
B. Non-Governmental Constraints
Kings County and Cities of 4-21 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
B. Non -Governmental Constraints
1. Environmental and Infrastructure Constraints
Environmental and infrastructure issues affect the amount, location, and timing of new residential development. New housing opportunities create challenges regarding public infrastructure extensions and expansions, and encroachment into agricultural land. In addition, the availability of adequate water, public infrastructure such as wells and wastewater treatment facilities, and other public services and facilities can impact the feasibility of new residential development. This section analyzes the potentia l environmental and infrastructure constraints to housing development in Kings County. a. Agricultural Lands
The California Land Conservation Act, (commonly referred to as the “Williamson” Act) was adopted by the state
legislature in 1965 to protect agricultural, wetland, and scenic areas of the state from unnecessary or premature conversion to urban uses. The Williamson Act explicitly pronounces the State’s responsibility for protecting its agricultural industry from stagnation and recession. The agricultural industry is critical to the economy of Kings County, and its agricultural preserve program was first implemented in 1969.
To that end, Kings County has several mechanisms that serve to protect farmla nd from premature urbanization. Conservation or Farmland Security Zone Contracts provide that property may not be used by the owner, or their successors, for any purpose other than the production of agricultural products for commercial purposes. The minimum timeframe of a Land Conservation Contract cannot be less than 10 years. Farmland Security Zone contracts cannot be less than 20 years. Both contracts automatically renew one additional year and the automatic renewal continues indefinitely unless a notice of non-renewal is filed.
As discussed in Chapter 3, and Appendix B, Land Inventory, the sites identified for housing development are not encumbered with Williamson Act contracts, nor are any sites located w ithin Farmland Security Zones. Thus, all sites proposed for development are not constrained by agricultural land use conservation contracts.
b. Wastewater Infrastructure
Wastewater service for residential development in King County is provided by public sewers in the incorporated cities and the unincorporated community service districts (CSDs). In rural areas of the County, wastewater service is not provided and residential developments rely on individual septic systems. A n analysis of sewer capacity in Kings County jurisdictions and the capa city to accommodate growth commensurate with the RHNA for the 2016-2024 Housing Element planning period is provided below. • Avenal – The City of Avenal provides sewer service to its urbanized area s and the Avenal State Prison. The City’s sewage collection system includes two major trunk lines in Laneva Boulevard that extend from the urban area to the sewage treatment plant located in southeast Avenal. Based on projected population growth the City’s portion of treatment plant reserve capacity will not be fully utilized until the year 2024 under average flow conditions.
Chapter 4. Constraints
2024-2032 4-22 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
• Corcoran – Corcoran’s wastewater is collected and conveyed to the City’s treatment plant, located at the intersection of King Avenue and Pueblo Avenue, in the sou theastern portion of the City, and has a capacity of 2.0MGD. This facility provides secondary level treatment.
Corcoran State Prison, the biggest water user, has its own wastewater treatment facility. The City’s wastewater treatment plant underwent modifications in recent years to accommodate population growth as outlined in the General Plan. The city continues to plan for expansion of the wastewater treatment facility as part of its Capital Improvement Program and Wastewater Collection Master Plan as necessary. New development is responsible for construction of all sewer lines serving the development. Adequate treatment plant capacity is projected through the planning period.
• Hanford – Hanford’s wastewater treatment plant has a design capacity of 8 million gallons per day (8 MGD). The City’s Sewer System Master Plan (2017) reported a decrease in flow to the plant from 4.93 MGD in 2006 to 4.44 MGD in 2015. There is sufficient capacity at the plant to support city growth for the foreseeable future. The Master Plan also identifies capital improvement programs required for sewer network. To allow for growth east of the City’s boundaries, either a major new interceptor line will be installed to connect this area with the wastewater treatment plant or a satellite tertiary wastewater treatment plant must be built. These improvements will either be funded through impact fees or provided by developers to ensure adequate capa city to accommodate development. Thus, adequate capacity will be available to serve new residential development commensurate with the regional housing production goals.
• Lemoore – Lemoore requires all new developments to connect to the City ’s sewer system.
The wastewater treatment system has a capa city of 4.5MGD. Single-family homes on lots of at least one- acre, which were previously allowed to use private septic systems, are now required to connect to sewer systems to prevent groundwater contamination. Lemoore’s wastewater system has adequate capacity to serve the current demand and may need to be upgraded towards the end of the planning period. New trunk lines and collectors must be planned in areas of the city where growth is expected to occur. Such improvements will be funded through wastewater impact fees.
• Unincorporated County – Wastewater treatment capacity is more limited in unincorporated communities than in the cities. In most of the unincorporated areas, wastewater treatment services are not provided, and residential development relies on individual septic systems.
However, the Armona, Kettleman City and Stratford District areas are each served by that Districts wastewater treatment system. The Stratford Public Utility District is able to service only existing connections. The community districts of Arm ona, Home Garden, and Kettleman City have adequate wastewater treatment capabilities. Home Garden contracts with the City of Hanford for wastewater treatment.
c. Water Availability and Infrastructure
The availability of water to serve residential development is an important prerequisite for determining the ability of sites to accommodate housing commensurate with the regional housing needs production goals during the 2024-2032 planning period. From 2019 through 2022, California experienced the driest three years on record, putting strain on water resources and resulting in stringent water restrictions. The drought conditions have eased since; however the future situation is unpredictable and the analysis below is based on the projections by Kings County jurisdictions with regard to water availability and water demand. The availability of water to serve additional growth in each jurisdiction is discussed below. Pursuant to Government Code Sec. 65589.7, water and sewer providers are required to grant priority to developments
B. Non-Governmental Constraints
Kings County and Cities of 4-23 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
that include lower-income units, and jurisdictions are required to provide copies of their Housing Elements to water and sewer providers within their boundaries immediately upon adoption. • Avenal – The City of Avenal uses imported water supplied from the San Luis Canal as part of the federal Central Valley Project. On July 13, 2022, the City of Avenal had declared local emergency due to severe drought conditions, with water allocation reduced to 25% of historic use. A source water assessment conducted in April 2023 found the water sources have risk of exposure to contaminants from vehicular traffic, recreational activities, influent drainages and stormwater runoff. Based on the Avenal Water Master Plan prepared in 2017, the City is projected to have a sufficient supply of imported water to meet growth demands and regional housing needs through the planning period, although it is difficult to predict future water supplies with certainty due to the ongoing drought. • Corcoran – Corcoran relies upon five groundwater wells located in a well field northeast of the City to meet all domestic, commercial, and industrial water demands. To prevent aquifer over drafting, Corcoran participates in groundwater recharge activities, has adopted water conservation ordinances, and treats/reuses wastewater effluent f or irrigation at Corcoran State Prison . Based on the 2020 Urban Water Management Plan, t he City has sufficient existing and planned groundwater supply to serve the City ’s regional housing needs and maximum population projected at buildout of the General Plan without depletion of the aquifer. The City experienced prolonged drought conditions from 2019 which has eased in 2023. The City has a Water Conservation Plan dependent on the cause, severity and anticipated duration of the water shortage
• Hanford – Hanford and surrounding urban areas rely on local groundwater , with wells extracting water from the Tulare Lake Sub -basin of the San Joaquin Valley Groundwater Basin to meet all domestic, commercial , and industrial water demand. The City also maintains drainage basins to percolate storm water and excess domestic water year-round to recharge the aquifer. Approximately one-half the potable water consumed by urban users is for outdoor water use such as landscape irrigation. The other half is utilized by consumers for indoor use. Indoor wastewater is delivered to the City’s wastewater treatment plant where it is treated, disinfected, and delivered to the Lakeside Irrigation District (by agreement) for reuse as agricultural irrigation water. The City’s 2020 Urban Water Management Plan identifies adequate water through the planning period to serve regional housing needs and anticipated urban growth. The City also has Water Shortage Contingency Plan (2021) to address different drought conditions and have implemented permanent water use prohibitions.
• Lemoore – The City of Lemoore provides water service within its corporate limits from six active groundwater wells within City limits and two in a wellfield approximately 5 miles north of the City. According to the Urban Water Management Plan prepared in 2017, future water supplies are anticipated to far exceed normal year demand conditions through year 2040. The anticipated water supplies are also reported to be sufficient to meet all water demands through the year 2040 under multiple -dry year drought conditions. The City also has a Water Shortage Contingency Plan in place that addresses 3 levels of drought conditions.
As the City grows in accordance with General Plan projections, demand will eventually exceed the supply available from existing wells. At that ti me, the city may need to drill additional wells to serve new development. The city also encourages conservation measures to decrease demand. Because the City lies above a semi -confined aquifer, groundwater recharge is accomplished by up-basin stream recharge.
Unincorporated County – The Kettleman City Community Services District (KCCSD) provides water to the unincorporated community of Kettleman City from two groundwater wells. The
Chapter 4. Constraints
2024-2032 4-24 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
KCCSD had established a moratorium on new commercial and residential development until a new surface water treatment plant can be constructed which will treat water from the California Aqueduct. The water treatment plant was completed in 2020 to treat and distribute water from the California aqueduct , but the severe drought conditions resulted in limited water allocation from the State. The severity of the drought situation has now eased.
The Armona Community Services District (ACSD) provides water services in the unincorporated community from two groundwater wells. The ACSD has established a moratorium on new commercial and residential development until water system improvements or an imported water source is identified.
Neither the KCCSD nor the ACSD are restricted in the amount of groundwater wells that can be drilled. The KCCSD and ACSD Capital Facilities Plans include the provision of new wells and additional water storage capa city to accommodate buildout of the General Plan land use policies. As demand for water supply increases with population growth, these community service districts will drill new wells and construct additional water storage facilities in accordance with their Capital Facilities Plans.
Home Garden Community Service District (HGCSD) can support limited infill development and currently has undetermined capacity for future water connections.
Stratford Public Utility District (SPUD) has three existing wells , however only two are operational and one will be abandoned soon and can support limited infill development. The existing capacity will not support large -scale development within the community and new sources of potable water will be needed.
Kings County declared local drought emergency in March 2022. These restrictions have now eased and are not expected to preclude new residential development commensurate with regional housing needs in unincorporated areas during the 2024- 2032 planning period. As indicated in Appendix B, the unincorporated County’s potential lower -income sites are evenly distributed among the four Community Service District areas.
2. Land and Construction Costs
Land and construction costs contribute to the cost and
affordability of housing. However, these market factors are largely beyond the control of local jurisdictions.
While land costs are primarily controlled by regional location, cities and counties can influence per -unit land cost s through allowable densities. As discussed in the Governmental
Constraints section, all of the jurisdictions in Kings County allow residential development at sufficient densities to accommodate market demand.
Like land costs, construction costs are not significantly affected by local policies. The price of materials and labor are affected by regional, national and international forces. Construction costs depend on the type of home as well as amenities, materials used, and quality of construction. Jurisdictions have several means to reduce the cost of housing construction, improve housing affordability, and expand housing opportunities for more residents. Using prefabricated or manufactured housing is one way to reduce construction costs. All Kings County jurisdictions have policies to facilitate the use of manufactured housing.
C. Fair Housing
Kings County and Cities of 4-25 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
Local building code requirements could also affect the cost of new housing. All Kings County jurisdictions have adopted the California Building Code and no local amendments have been adopted that would significantly increase the cost of construction.
In some portions of Lemoore, mitigation is needed to comply with FEMA flood hazard regulations or to provide noise insulation in homes impacted by aircraft overflight from the Naval Air Station Lemoore.
While these measures will increase constructions costs, they are at least partially offset by creating additional areas for residential development, thereby increasing the potential supply of housing.
3. Cost and Availability of Financing
Kings County jurisdictions are similar to most other communities with regard to private sector home financing programs. The interest rates in the past several years have been at historic lows and in 2023, the interest rates have increased to more than 7%. This has resulted in a small drop in home prices but the demand remains high due to fewer homes on the market. The median listing home price in Kings County is around $355,000 (October 2023), a significant increase compared to the median listing price of around $280,000 in October 2020. Lower-income households have difficulty qualifying for home loans and the higher interest rates and home prices have made the situation more difficult.
C. Fair Housing
State law prohibits discrimination in the development process or in real property transactions, and it is each jurisdiction’s policy to uphold the law in this regard. In Kings County, fair housing complaints are referred to different agencies depending on the jurisdiction. The cities of Corcoran and Lemoore refer fair housing complaints to the HUD Fair Housing Enforcement Center i n San Francisco. The cities of Corcoran and Lemoore also refer housing complaints to Tulare/Kings County Legal Aid. Kings County, Avenal, Hanford and Lemoore refer fair housing complaints to the Human Rights/Fair Housing Commission office in Fresno.
Each jurisdiction’s efforts to support fair housing are described in the Housing Plan (Chapter 5).
Kings County and Cities of 5-1 2016-2024
Avenal, Corcoran, Hanford and Lemoore Housing Element
Chapter 5. Housing Plan
The earlier chapters of the Housing Element describe the housing needs, resources and constraints for the five jurisdictions in Kings County. This Housing Plan sets forth a comprehensive strategy and program of actions to address the housing issues identified within the cities of Avenal, Corcoran, Hanford, Lemoore, and the unincorporated areas of Kings County.
Section A highlights the major housing issues identified in Kings County and corresponding goals and policies to address those issues. Section B sets forth the specific programs to be implemented by the cities of Avenal, Corcoran, Hanford, Lemoore, and unincorporat ed Kings County to effectively implement the goals and policies.
A. Goals and Policies
1. Housing and Neighborhood Conservation and Rehabilitation Improving the condition of housing is a primary housing goal for many communities. Although the majority of homes in each community are in sound condition, there is a need for repair, improvement, and rehabilitation of many homes, particularly older “Farmers Home” units and mobile homes as well as older multi-family complexes. Thus a primary goal of the Housing Element is to continue to support policies and programs for improving housing and residential neighborhoods.
GOAL 1. Improve and maintain the quality of housing and residential neighborhoods.
Policy 1.1. Promote and improve the quality of residential properties by ensuring compliance with housing and property maintenance standards.
Policy 1.2. Assist in the repair, rehabilitation, and improvement of residential structures; demolish and replace structures which are dilapidated and beyond repair.
Policy 1.3. Invest in infrastructure and public facilities to ensure that adequate water, sewer, roads, parks, and other needed services are in place to serve existing and future residential developments.
Policy 1.4. Preserve assisted rental housing for long- term occupancy by low - and moderate-income households.
Policy 1.5. Cooperate with Federal agencies, State agencies and lending institutions to design and implement housing rehabilitation programs, and to acquire grant funding to finance rehabilitation programs to support low-income households.
Policy 1.6. Review and implement place -making strategies for conservation and preservation of neighborhoods including programs to improve safety for pedestrians and improve mobility by continuing to develop greenway facilities and new bike lanes
2. Housing Production
Like most other areas in the San Joaquin Valley, growth and development in Kings County is expected to continue in the foreseeable future. The Housing Element sets forth policies to encourage the production of
Chapter 5. Housing Plan
2024-2032 5-2 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
high quality housing that meets identified housing needs, further stimulates economic development, and improves residential neighborhoods.
GOAL 2. Facilitate and encourage the provision of a range of housing types and prices to meet the diverse needs of residents.
Policy 2.1. Provide adequate sites for housing through appropriate land use, zoning and development standards to accommodate the regional housing needs for the current planning period.
Policy 2.2. Work collaboratively with nonprofit and for-profit developers to seek state and federal grants to support the production of affordable housing.
Policy 2.3. Ensure the adequate provision of water, sewer, roads, public facilities, and other infrastructure necessary to serve new housing.
Policy 2.4. Support the construction of high quality single- and multi-family housing which is well designed and energy efficient.
Policy 2.5. Encourage the development of additional sales and rental housing units for extremely low-, low- and moderate-income households.
3. Housing Constraints
Market factors and government regulations can have a significant impact on the cost of new housing.
Although market factors are largely beyond the influence of local governments, Kings County jurisdictions can continue to implement responsive programs to m itigate the impact of market conditions and governmental regulations.
GOAL 3. Remove or mitigate, to the extent feasible and appropriate, potential governmental constraints to the production, maintenance, improvement and affordability of housing.
Policy 3.1. Offer regulatory and/or financial incentives, as available and appropriate, to encourage the construction of quality housing.
Policy 3.2. Periodically review local ordinances and building regulations to ensure that they do not unduly impede housing investment.
Policy 3.3. Utilize planned developments and other creative mechanisms to facilitate the construction of more creative, well-designed, housing projects.
Policy 3.4. Ensure that developments are processed efficiently to minimize holding costs and comply with the Permit Streamlining Act.
4. Housing Assistance
Certain groups may have greater difficulty in finding decent, affordable housin g due to unique circumstances. Persons with special needs include low - and moderate -income households, military personnel, seniors, persons with disabilities , large families, people who are homeless, single -parent households, and farmworkers. Kings County jurisdictions remain committed to assisting people of all walks of life in securing adequate housing.
A. Goals and Policies
Kings County and Cities of 5-3 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
GOAL 4. Provide housing assistance to extremely-low-, very-low-, low-, and moderate-income households and those with special housing needs.
Policy 4.1. Support the provision of rental assistance to provide affordable housing options for extremely-low-, very-low- and low-income households.
Policy 4.2. Participate in efforts to expand homeownership opportunities to lower - and moderate-income households through down payment assistance and other homeownership programs.
Policy 4.3. Support the provision of housing suitable for special needs groups, including seniors, people with disabilities, homeless people, military personnel, large households, single-parent families, and farmworkers.
Policy 4.4. Develop and maintain collaborative efforts among nonprofits, for -profit developers, and public agencies to encourage the development, maintenance, and improvement of housing.
5. Fair and Equal Housing Opportunities
Fair and equal housing opportunity is a continuing need in Kings County to ensure that all persons, regardless of their status, have the opportunity to find a suitable home. Mediating tenant/landlord disputes, investigating complaints of discrimination, providing education services, and improving public awareness are all part of a comprehensive fair housing program.
GOAL 5. Further equal housing opportunities for persons, regardless of status.
Policy 5.1. Support enforcement of fair housing laws prohibiting arbitrary discrimination in the development, financing, rental, or sale of housing.
Policy 5.2. Periodically review City ordinances and development regulations and modify, as necessary, to accommodate housing for disabled persons.
Policy 5.3. Improve access to fair housing information, including education and enforcement assistance for residents and persons in terested in renting or purchasing housing in Kings County and education for property owners, managers, and other housing providers regarding fair housing laws and their responsibilities to ensure fair access to housing opportunities.
Chapter 5. Housing Plan
2024-2032 5-4 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
B. Housing Programs
1. Avenal Housing Programs
Avenal has a long history dating back to the 1800s. Early American settlers arrived in the Kettleman Hills during the 1850s with the dream of raising cattle and farming. Oil, however, would bring fame, fortune, and people to Avenal. In 1929, Standard Oil surveyed the current site of Avenal to build a town. By 1940, Avenal was the second largest town in Kings County with a population of 3,000 – mostly oil workers – and was known for some of the best servi ces and schools in California. During the 1940s, howe ver, the decline of oil and gas production affected Avenal's economy, and many stores and houses were vacated.
Avenal’s transition began
when agricultural workers came to the area. During the 1970s, the completion of the California Aqueduct
provided needed water and completion of I-5 brought new business opportunities. Following incorporation in 1979, the city attracted a state prison in 1987, and later annexed the I -269/I-5 interchange and zoned the area for
commercial and industrial development.
Community development will play an impo rtant role in
Avenal’s future. New quality housing is needed to attract employees of Avenal State Prison, Coalinga State Mental Hospital, and other future employers. Rehabilitation and infrastructure programs are needed to improve the quality of neighborhoods and foster identity and pride. Assisting residents in securing affordable rental and ownership
housing remains a priority for Avenal. The Housing
Element plays an important role in Avenal by guiding
community development programs which will define and
shape the City’s future through 2024.
1.1 Code Enforcement
Code enforcement is an important means to preserve
public health and safety and ensure that the character and quality of neighborhoods and housing is maintained. To
that end, the City ’s Code Enforcement staff under the
Public Works department will work to enforce state and
local regulations. In conjunction with code enforcement activities, City staff will provide information to homeowners regarding the City’s Housing Rehabilitation Program (Program 1.2).
Objective: Continue to work with the community to address code violations. Refer property owners to the Housing Rehabilitation Program.
Responsible Agency: Code Enforcement Staff/Public Works Department
Avenal State Prison
El Palmar Apartments
B.1 Avenal Housing Programs
Kings County and Cities of 5-5 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
Funding: General Fund
Timeline: Ongoing
1.2 Housing Rehabilitation Program
In collaboration with a housing partner, the City will
continue providing rehabilitation loans to lower -
income households , including very- low- and
extremely-low-income persons. Initiated in 1988 with
CDBG funds, the Housing Rehabilitation Program
will provide loans for up to $190,430 for most types
of housing repairs, energy conservation
improvements, and handicapped accessibility devices.
Objective: Continue to provide
between 6 to 12
loans per year.
Continue to market
the program through brochures at the public counter and online.
Responsible Agency: Community Development Department and Self-Help Enterprises Funding: CDBG; HOME; CAL-HOME
Timeline: Ongoing
1.3 Preservation of At-Risk Affordable Housing and Mobile Home Parks The City will work with interested agencies and community organizations to preserve at -risk units by monitoring their status, providing technical and/or financial assistance in return for extended affordability controls, and ensuring proper tenant notification prior to project conversion. As noted in Chapter 2, Avenal has 317 units of affordable housing created through City, state, and federal programs, some of which serve very-low- and extremely-low-income persons. 1 location need to be monitored for risk of conversion during the next 10 years – Wien Manor (38 affordable units).
Annual monitoring of all affordable housing projects and at risk of conversion by contacting the owners or managers and identifying any units at‐risk of converting to market rate housing. To increase the likelihood that these affordable units are preserved, the city will develop a preservation strategy if affordability agreements are about to expire. The strategy may include contacting potential purchasers, working with organizations as appropriate in pursuing available funds, ensuring compliance with tenan t noticing requirements, conducting tenant education regarding their rights, and providing information on Section 8 rent subsidies and other affordable housing opportunities in the city. In addition, the city will maintain and annually update the inventory of at-risk projects and establish a database.
Objectives: Develop a preservation strategy for at risk projects and maintain and update an at-risk project inventory and actions taken. Continue to monitor at-risk units and preserve mobile home parks
Responsible Agency: Community Development Department
Funding: General Fund
Chapter 5. Housing Plan
2024-2032 5-6 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
Timeline: Develop at risk preservation strategy in 2025 and monitor at risk projects annually
1.4 Adequate Sites
The city will facilitate the production of new housing to accommodate demand commensurate with the City’s share of regional housing needs. To that end, the Housing Element identifies “adequate” sites to accommodate the City’s regional housing needs allocation identified as 277 units (24 extremely-low, 24 very-low, 37 low, 55 moderate, and 137 above moderate-income affordability) during the current planning period. Adequate sites are those with appropriate development and density standards, water and sewer services, and adequate infrastructure.
Objective: Maintain appropriate land use designations to provide adequate sites appropriate for new housing to meet Avenal’s housing needs allocation of 277 units.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Throughout the planning period
1.5 Infill Development
The city will continue to support infill development for homes and mobile homes in residential zones. Infill lots are being extensively used in Avenal for new development. The City works with developers to complete variances that allow more infill lots to be created and used. The City will provide an inventory at the public counter on the location of infill sites that are adequately served by infrastructure and suitable for residential development.
Objective: Facilitate infill development by providing the location and zoning of residential infill sites in the community and working with developers to expedite applications.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Ongoing
1.6 Density Bonus Program
Avenal will continue to provide density bonus and other incentives to encourage the development of affordable housing in accordance with state law. The city will continue to work with developers to facilitate the use of these options.
Objective: Continue to implement the density bonus ordinance to assist development of affordable housing.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Throughout the planning period
B.1 Avenal Housing Programs
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Avenal, Corcoran, Hanford and Lemoore Housing Element
1.7 Regulatory and Financial Assistance to Developers of Affordable Housing The City assists developers building affordable housing by reducing or deferring development fees , reducing processing times , and providing assistance with grant applications. The City will continue providing regulatory and financial assistance to facilitate the development of affordable housing to extremely-low-, very-low-, low-, and moderate-income households.
Objective: Continue to defer/reduce fees and expedite processing for affordable housing; Reduce parking standards for small multi-family units.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Throughout the planning period
1.8 First Time Homebuyer Program
In collaboration with a housing partner, Avenal will continue to provide home ownership opportunities to new low-income homebuyers through the First Time Homebuyer Program. Initiated in 2000, this program provides up to $130,000 in a deferred silent second loan to subsidize mortgage payments and closing costs.
Residents must provide a $1,000 down payment and qualify for a home loan. The City will continue to apply for CDBG funds to provide assistance to first-time homebuyers.
Objective: Assist 5 to 10 new first-time homebuyers annually.
Responsible Agency: Community Development Department and Self-Help Enterprises Funding: HOME
Timeline: Throughout the planning period
1.9 Section 8 Rental Assistance
Avenal will continue to participate in the Section 8 rental assistance program. The Section 8 program extends rental subsidies to extremely-low- and very-low-income households that spend more than 30% of their income on rent. The rent subsidy is the difference between 30 % of the monthly income and the allowable rent determined by the Section 8 program.
Objective: Assist Kings County Housing Authority in promoting the Section 8 program by posting information at City Hall.
Responsible Agency: Community Development Department, County Housing Authority Funding: Department of Housing and Urban Development
Timeline: Throughout the planning period
Chapter 5. Housing Plan
2024-2032 5-8 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
1.10 Affordable Housing Assistance
The city works with nonprofit groups, such as Self -Help Enterprises, to build and/or rehabilitate housing affordable to lower-income households. The City receives CDBG and HOME funds for these efforts. Affordable housing has been developed under existing zoning and development standards, without the need for density bonus, although in some cases the City provides financial assistance to projects in the form of fee waivers and regulatory incentives. To continue supporting affordable housing, especially units for ver y-low- and extremely- low- income persons, the City will undertake the following actions.
Objective: Seek applicable grants from
state and federal sources (e.g.,
CDBG, HOME, Proposition 1C, AHSC programs) including funding specifically targeted to ELI housing, provide an inventory of housing sites to interested developers, continue to implement the density bonus ordinance, and continue to pursue housing production and rehabilitation activities with nonprofits. The City shall promote the benefits of this program to the development community by posting information on its web page and creating a handout to be distributed with land development applications.
Responsible Agency: Community Development Department and interested affordable housing providers/developers
Funding: Local, state, and federal funds
Timeline: Ongoing; apply for grant funding on an annual basis as available.
1.11 Special Needs Housing for Seniors and Persons with Disabilities The city will assist in planning and locating affordable housing for special needs groups such as seniors and persons with disabilities, many of whom have very-low or extremely-low incomes. In the past, the City has expedited applications for senior housing apartments and assisted the developer with tax credit applications.
The City will continue to work with developers on senior or special needs projects, including assistance to persons with disabilities by expediting applications and assisting with grant applications.
Objective: Continue to work with developers on senior and special needs projects, including assistance to persons with disabilities by expediting applications and assisting with grant applications.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Annual assistance to affordable and special needs housing applications, if requested, throughout the planning period
1.12 Accessory Dwelling Units
Accessory Dwelling Units (ADUs) can provide additional housing opportunities for many special needs’ groups, including seniors, farmworkers and other persons with very-low or extremely-low incomes. ADUs are allowed by right in residentially zoned areas consistent with state law. The City will assist property owners with ADU applications by providing information and expediting their applications.
B.1 Avenal Housing Programs
Kings County and Cities of 5-9 2024-2032
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Objective: Assist property owners with ADU applications by providing information and expediting their applications.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Throughout the planning period
1.13 Emergency Shelters and Transitional/Supportive Housing Housing Element Law requires a ll jurisdictions to provide adequate sites for a variety of housing types, including emergency shelters and transitional/supportive housing, through appropriate zoning and development standards. These types of housing typically serve those with very -low or extremely -low incomes. The Zoning Code permits emergency shelters in the High-Density Multi-Family Residential (R- 3) zone by right subject to appropriate development standards. The R -3 zone is conveniently located adjacent to services needed by persons residing in a shelter. The Zoning Code also allows transitional and supportive housing as a residential use subject only to the same requirements and procedures as for other residential uses of the same type in the same zone, consistent with state law.
Objective: Continue to facilitate the provision of emergency shelters and transitional/supportive housing.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Throughout the planning period
1.14 Farmworker and Employee Housing
Farmworker housing is an important issue in the Central Valley. Since Avenal has some of the lowest housing
prices and apartment rents in California, the need for
farmworker housing is largely met by traditional
housing. The City of Avenal actively assists farmworker housing needs: the majority of homeownership loans are
made to farmworkers and a majority of units in assisted multi-family projects are occupied by farmworker s.
Many of the farmworkers served by these programs have
very-low or extremely-low incomes.
In addition, the Zoning Code complies with Health and
Safety Cod e §17021.5 and §17021.6 regarding
farmworker housing.
Objectives: 1. Continue to ensure that the Zoning Code conforms with §17021.5 and §17021.6 of the Health and Safety Code regarding farmworker housing;
2. Inventory suitable sites for farmworker housing with the update of the Land Use Element;
3. Continue to a ssist interested developers by identifying sites and supporting funding applications for affordable housing; and
Chapter 5. Housing Plan
2024-2032 5-10 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
4. Provide, to the extent feasible, financial and regulatory incentives for affordable and farmworker housing developments.
Responsible Agency: Community Development Department
Funding: General Fund and State (CDBG or other funds)
Timeline: Continue to facilitate the construction of farmworker housing on an annual basis, if requested, throughout the planning period.
1.15 Housing for Persons with Disabilities (Reasonable Accommodation) State law requires jurisdictions to analyze and remove potential constraints to housing for persons with disabilities, many of whom have very-low or extremely-low incomes. The City continue to ensure its zoning and land use requirements, permit processing procedures, and building codes to identify potential impediments, and City regulations and procedures are in conformance with state law.
Objective: Continue to facilitate reasonable accommodation in housing for persons with disabilities and expedite development applications for housing that serves persons with disabilities such as residential care facilities.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Throughout the planning period
1.16 Promote Equal Housing Opportunities
To help promote equal and fair housing opportunities, the city will take meaningful actions to affirmatively further fair housing and address impediments. The city will also continue to refer fair housing questions and complaints to the Department of Fair Employment and Housing office in Fresno and posts fair housing information in public offices and on the City website. The Housing Element also includes several programs to address fair housing issues.
FAIR HOUSING ISSUES CONTRIBUTING
FACTOR
MEANINGFUL ACTIONS
Access to Affordable
Housing
Segregation, poverty and
limited resources
Increase affordable housing
opportunities through grant
funding, incentives to
developers and programs to
support first home buyers,
preservation of existing
affordable housing and
rehabilitation
Discrimination in the private
market
Private discrimination Provide fair housing
outreach education through
Council staff and Self-Help
Enterprises. . Refer persons
experiencing discrimination
in housing to Department of
Fair Employment and
Housing office in Fresno and
posts fair housing
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Avenal, Corcoran, Hanford and Lemoore Housing Element
information in public offices
and on the City website.
Limited Outreach Capacity Limited media marketing Expand media marketing through social media, in
addition to providing AFFH
information through the city
website.
Disproportionate Housing
Needs
Rent increases, potential
displacement of residents
due to economic pressures,
need for variety (unit size
and bedrooms) of affordable
housing availability.
Expand affordable housing
opportunities across the
board, while recognizing
that the city has 317
affordable housing units that
need to be preserved.
Objective: Avenal will coordinate with Kings County to provide landlord/tenant mediation services and fair housing investigations. Continue to refer fair housing inquiries to the Department of Fair Employment and Housing office in Fresno and distribute fair housing information at City Hall, website, library, post office, and shopping areas.
Responsible Agency: Community Development Department
Funding: General Fund, CDBG, HOME, Other Funding
Timeline: Throughout the planning period. Apply for CDBG, HOME, and other funding for fair and affordable housing every year.
1.17 Energy Conservation
The City of Avenal works cooperatively with Pacific Gas & Electric to provide homeowners and renters with energy audits and to provide them with resources to obtain low energy products such as lights and insulation.
Objective: Reduce energy use in residential developments by providing information and low-energy products to residents.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Program implementation throughout the planning period
1.18 Update and Amend the General Plan and Zoning Ordinance in compliance with State Laws a. Amend General Plan and Zoning Code to permit a minimum of 4 and a maximum of 10 units per acre in the Low-Density Residential Designation.
Objective: Establish a minimum and maximum density of at least 4 and 10 respectively in the Low-Density Residential Designation.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD.
Chapter 5. Housing Plan
2024-2032 5-12 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
Time Frame: December 2025
b) Add a new Medium-Low Density Land Use and Zoning Classification Objective: Add a new Low-Moderate Density Classification allowing a minimum of 10 units and a maximum of 16 units/acre to bridge the gap between Low Density and Medium Density classifications and make concurrent changes in the Zoning Code.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
c) Amend General Plan and Zoning Code to permit a minimum of 16 and a maximum of 24 units in the Medium Density Residential Designation.
Objective: The current density range permitted is 10-15 units per acre. The changes will increase the potential to build additional housing on a per acre basis.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
d) Amend General Plan and Zoning Code to permit a minimum of 21 and a maximum of 30 units in the High-Density Residential Designation.
Objective: The current density range permitted is 15-29 units per acre. The changes will permit a minimum of 21-30 units per acre.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
e) Ministerial Approval of ADU Developments
Objective: Amend the Zoning Code permitting ministerial approval of ADUs, pre - approved design, and development standards.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
f) Adopt Objective Design Standards with Ministerial Approval.
Objective: Amend the Zoning Code incorporating Objective Design Standards to streamline and ministerially approve applications for design review of
B.1 Avenal Housing Programs
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residential projects that qualify under the provisions of Government Code 65913.4, including transitional and supportive housing, and mixed- use projects with at least 2/3 the square footage of the floor area designated for residential use, within 90 to 180 days of the determination of completeness.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
g) New Environmental Justice Element.
Objective: Amend the General Plan to add a new Environmental Justice Element Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
h) Density Bonus.
Objective: Amend the current density bonus ordinance to comply with the State Density Bonus Law. Further, the City shall amend the zoning code to permit transitional and supportive housing as a residential use subject only to those restrictions that apply to other residential uses of the same type in the same zone.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
i) Ministerial Approval of multi-family developments without CEQA review.
Objective: Amend Zoning Code provisioning for the Approval of multi-family developments, ministerially and exempt from CEQA review.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
j). Amend Zoning Code to permit, ministerially, as a use by right or right-of-zone permanent supportive housing (Government Code Section 65651), low barrier navigation centers (Government Code Section 65660), and amend the zoning code to address the provision for employee housing
Chapter 5. Housing Plan
2024-2032 5-14 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
Objective: Amend Zoning Code provisioning for the use by right or right of zone approval of permanent supportive housing, low barrier navigation centers and employee housing, ministerially
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
k). Amend the Subdivisions Code Permitting SB-9 Small Lot Subdivisions on Single-family Zoned Lots.
Objective: SB 9 has the potential to create more small-scale homeownership opportunities that are affordable to moderate-income buyers.
Agency: Community Development Department.
Financing: General Fund
Time Frame: December 2025
l) Ensure City’s procedures for reasonable accommodation requests complies with State Law.
Objective: Compliance with State law.
Agency: Community Development Department.
Financing: General Fund
Time Frame: December 2025
m) Emergency Shelters -
The City shall ensure compliance with Gov. Code §65583(a)(4) to plan to shelter people experiencing homelessness by adopting one of the following:
a. by revising the zoning code to specify an additional appropriate zone(s) to allow emergency shelters by right and/or with approval of a conditional use permit. b. Establish an Emergency Shelter (ES) development standards compliant with Gov. Code §65583(a)(4). (As described in more detail in the cit ed statute, a compliant location is usually vacant, sized to accommodate the need for emergency shelter identified in this housing program, including at least one year -round emergency shelter, located in a residential zone, or in a nonresidential zone that allows residential use near transportation, amenities, and homelessness services.
c. Ensuring the definition of emergency shelters to be consistent with Gov. Code 65583(a)(4)(C) and ensure appropriate parking requirements are limited to employees.
Objective: Compliance with Gov. Code §65583 regarding emergency shelters Agency: Community Development Department.
Financing: General Fund
Time Frame: December 2025
B.2 Corcoran Housing Programs
Kings County and Cities of 5-15 2024-2032
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1.19 Adequate Infrastructure for Affordable Housing
Chapter 727, Statutes of 2005 (SB1087) requires that water and sewer providers must grant priority for service allocations to proposed development that include housing units affordable to lower-income households.
Objective: Establish a policy to provide priority for water supply and sewerage services affordable housing projects.
Agency: City of Arvin, Community Development Department Financing: General Fund and SB-2 Funding from HCD.
Time Frame: Throughout the planning period
2. Corcoran Housing Programs
Corcoran’s history dates to the early 1900s. The town
site originally served as a junction for the San Francisco Railroad an d San Joaquin Valley Railroad. Later
developers found Corcoran’s climate and soil ideal for
farming, particularly cotton, and grazing. In subsequent years, Corcoran grew rapidly with the rise of the cotton industry – attracting workers to its booming agricultural industry. In 1914, the town of Corcoran incorporated
and continues to be known as the farming capital of
California.
During the 1960s, the mechanization of cotton planting
and harvesting caused a significant loss of jobs, residents, and economic vitality in Corcoran. Still the City remains a center of agriculture. J.G. Boswell Company, the
nation's largest cotton producer, operates major farming operations in Corcoran. In 1988 and 1997, the City
attracted two state prisons providing 3,200 jobs. In 2001, the City attracted Bioproducts, a world- leading
manufacturer of nutritional animal food product
supplements. The City also adopted a Downtown
Specific Plan to revitalize its historic town center.
Corcoran State Prison
Chapter 5. Housing Plan
2024-2032 5-16 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
In addition to ongoing economic programs,
community development also plays an ongoing
important role in defining Corcoran’s future. The
City has undertaken several rehabilitation
programs to improve older farmer housing,
revitalize neighborhoods, improve infrastructure,
and renovate the downtown. New quality housing
is also needed for employees of Corcoran State
Prison and to attract other employers. Providing
housing assistance programs like Housing
Rehabilitation, Emergency Repair Grants and First
Time Home Buyer Programs so that residents can
afford quality rental and ownership housing
continue as a priority.
Corcoran’s Housing Element plays an important role by setting forth community development programs that will define and shaping the City’s future through 2032.
2.1 Code Enforcement
Code enforcement is an important means to preserve public health and safety and ensure that the character and quality of residential neighborhoods and housing is maintained. The City’s Code Enforcement staff under the Community Development Department will work to enforce state and local regulations. In conjunction with code enforcement activities, City staff provides information to homeowners regarding the City’s Housing Rehabilitation Program.
Objective: Continue to work with the community to eliminate code violations. Refer property owners to the Housing Rehabilitation Program.
Responsible Agency: Code Enforcement Staff
Funding: General Fund
Timeline: Throughout the planning period
2.2 Paint Programs
The city offers assistance to low - and moderate-income homeowners for exterior or interior painting in three related programs. The City ’s Paint Program covers the cost of paint only. Under the Senior/Handicapped Paint Program, the city provides low- and moderate-income seniors and people with disabilities with paint, paint supplies, and supervision.
Objective: Dependent on funding levels
Responsible Agency: Community Development Department, Job Training Office, Kings County Planning Department, and Kings County Office of Education Funding: CDBG
Timeline: Throughout the planning period
2.3 Housing Rehabilitation Program
The city will continue providing rehabilitation loans to lower -income households through the Housing Rehabilitation Program. Initiated in 1981, the Housing Rehabilitation Program provides loans for up to the
B.2 Corcoran Housing Programs
Kings County and Cities of 5-17 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
maximum allowed by HCD for most housing repairs, demolition/reconstruction, energy conservation improvements, and handicapped accessibility devices. Health and safety grants of up to $7,500 are provided to correct minor repairs or improve handicap accessibility for very low- and low-income households.
Objective: Provide loans and grants as funding allows. Continue to market the program through brochures at the public counter. Conduct outreach to major employers (e.g., hospital, school district, and prisons) regarding the program.
Responsible Agency: Community Development Department
Funding: HOME; CDBG
Timeline: Throughout the planning period
2.4 Preservation of At-Risk Affordable Housing
The City continues to work with interested agencies and community organizations to preserve at -risk units by
monitoring their status, providing technical and/or
financial assistance in return for extended affordability controls, and ensuring proper tenant notification prior to project conversion. Corcoran has 593 units of affordable housing for very-low-, low -, and moderate -income
households created through various City, state, and
federal programs 3 of these housing projects could
potentially be at-risk for conversion to market rate during the next 10 years (138 units). Particular attention will be given to the 3 locations that are potentially at risk of conversion – Carolyn Apartments , Corcoran Garden
Apartments and Whitley Gardens.
Annual monitoring of all affordable housing projects , and more frequent monitoring of projects at risk of conversion by contacting the owners or managers and identifying any units at‐risk of converting to market rate housing. To increase the likelihood that these affordable units are preserved, the city will develop a preservation strategy if affordability agreements are about to expire. The strategy may include contacting potential purchasers, working with organizations as appropriate in pursuing available funds, ensuring compliance with tenant noticing requirements, conducting tenant education regarding their rights, and providing information on Section 8 rent subsidies and other affordable housing opportunities in the city. In addition, the city will maintain and update the inventory of at-risk projects and establish a database.
Objective: Develop a preservation strategy for at risk projects and maintain and update an at-risk project inventory and actions taken. Continue to monitor the status of publicly-assisted affordable units. The City will contact the property owners to determine their intentions, contact qualified nonprofits regarding potential opt-out projects, ensure that property owners comply with noticing requirements, support the acquisition of at-risk properties by nonprofits, and pursue grants to support the preservation of affordable at-risk housing.
Responsible Agency: Community Development Department
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2024-2032 5-18 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
Funding: General Fund
Timeline: Throughout the planning period. Preservation strategy completed and implemented from 2025.
2.5 Adequate Sites
The city will facilitate construction of new housing to accommodate projected employment and population growth and to meet the needs of existing residents. To that end, the Housing Element identifies adequate sites to accommodate the City’s share of the region’s housing needs allocation identified as 715 units (122 very low, 116 low, 118 moderate, and 359 above moderate) for the new planning period. Adequate sites are those with sufficient development and density standards, water and sewer services, and adequate infrastructure. In order to encourage development of smaller sites, the city will encourage lot consolidation through fee reductions and concurrent processing of lot mergers for multi-family projects that include units affordable to lower-income households.
Objective: Maintain appropriate land use designations to provide adequate sites appropriate for new housing to meet Corcoran’s housing needs allocation of 715 units. Work with downtown property owners to facilitate the conversion of underutilized commercial buildings for residential use.
Facilitate development of smaller sites through lot mergers.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Throughout the planning period
2.6 Density Bonus Program
Corcoran will continue to provide density bonus and other incentives to encourage the development of affordable housing in accordance with state law. The city will continue to work with developers to facilitate the use of these options.
Objective: Continue to implement the density bonus program to facilitate affordable housing in accordance with state law.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Throughout the planning period
2.7 Affordable Housing Development Assistance
The city facilitates the development of affordable housing through a number of tools including density bonuses, minimal fee requirements (no impact fees), and PUD development standards. The City will continue to provide regulatory and financial assistance to facilitate and encourage the development of housing affordable to extremely- low-, very-low-, low-, and moderate -income households commensurate with its fair share housing needs, as well as housing for persons with special needs such as developmental disabilities. SROs, transitional and supportive housing projects in particular can help to address the needs of extremely -low-income persons and those with disabilities . In addition, the City will facilitate the improvement and redevelopment of underutilized properties by encouraging consolidation of adjacent parcels through expedited processing, modified development standards and reduced development fees when such projects include affordable housing. To facilitate the development of affordable housing, the City will
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approve projects at or above the maximum allowable density pursuant to state density bonus law and continue to identify rezoning opportunities for additional High Density residential development.
Objective: Seek applicable grants from state and federal sources (e.g., CDBG, HOME, AHSC) including funding specifically targeted to ELI housing, provide an inventory of housing sites to interested developers, continue to implement the density bonus program, and continue to pursue housing production and rehabilitation activities with nonprofits. The City shall promote the benefits of this program to the development community by posting information on its web page and creating a handout to be distributed with land development applications. Continue to defer/reduce fees and expedite processing for affordable housing.
Responsible Agency: Community Development Department
Funding: General Fund, grant funds
Timeline: Continue to facilitate the construction of affordable housing and housing for persons with special needs on an annual basis, if requested, throughout the planning period.
2.8 First Time Homebuyer Program
The city provides housing assistance to new homebuyers through its First Time Homebuyer Program. Up to $30,000 in housing assistance in the form of a low interest second mortgage loans is provided to qualified lower-income homebuyers. While this program is currently funded by HOME, a revolving fund has been set up that utilizes repayments of prior Agency-assisted second mortgage loans to fund new loans.
Objective: Offer 10 to 12 loans per year. Conduct outreach to major employers (e.g., hospital, school district, and prisons) regarding the availability of the program.
Responsible Agency: Community Development Department
Funding: HOME and revolving loan fund
Timeline: Throughout the planning period
2.9 Purchase and Rehabilitation Homeownership Program
The purpose of the Purchase and Rehabilitation Homeownership Program is to improve the condition of housing for families that live in substandard or overcrowded conditions and assist very- low- and low - income families purchase quality homes. The city will provide a zero percent deferred loan to assist homebuyers purchase and rehabilitate a substandard home. Applicants must provide a $1,000 down payment and attend a home ownership education workshop. The city will advertise the program in local newspapers and create English and Spanish flyers advertising the program.
Objective: Conduct outreach to major employers (e.g., hospital, school district, and prisons) regarding the program; assist 4 households per year Responsible Agency: Community Development Department
Funding: CDBG funds
Timeline: Throughout the planning period
Chapter 5. Housing Plan
2024-2032 5-20 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
2.10 Section 8 Rental Vouchers
Corcoran will continue to participate in the Section 8 rental assistance program, which is administered by the Kings County Housing Authority. The Section 8 program provides rent subsidies to extremely-low- and very-low-income households that spend more than 30% of their income on rent. The rent subsidy is the difference between 30% of the household’s monthly income and the allowable rent determined by the federal government.
Objective: Assist the Housing Authority in
promoting the Section 8
program.
Responsible Agency: Community Development Department, County Housing Authority Funding: HUD
Timeline: Throughout the planning period
2.11 Emergency Shelters and Transitional/Supportive Housing State law requires jurisdictions to provide for a variety of housing types including emergency shelters and transitional/supportive housing. Emergency shelters are permitted by-right in the C-S (Service Commercial) zone, and transitional and supportive housing are permitted as residential uses subject only to the same standards and procedures as for other residential uses of the same type in the same zone. The City will continue work with providers to facilitate the establishment of these facilities.
Objective: Continue to work with providers to facilitate emergency shelters and transitional/supportive housing.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Throughout the planning period
2.12 Farmworker and Employee Housing
Farmworkers receive the majority of homeownership and
home rehabilitation loans each year and occupy a large share of assisted multi-family units in Corcoran. In addition, the Zoning Ordinance allows farmworker housing consistent
with §17021.5 and §17021.6 of the Health and Safety
Code. The City will continue to a ssist interested
farmworker housing developers by identifying sites ,
supporting funding applications, and providing regulatory and financial concessions to the extent feasible.
Objective: Continue to facilitate the
provision of farmworker housing.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Continue to facilitate the construction of farmworker housing on an annual basis, if requested, throughout the planning period
B.2 Corcoran Housing Programs
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Avenal, Corcoran, Hanford and Lemoore Housing Element
2.13 Housing for Persons with Disabilities
State law requires jurisdictions to analyze and remove potential constraints to housing for persons with disabilities. City will continue to analyz e its zoning and land use requirements, permit processing procedures, and building codes to identify potential impediments and ensure City regulations and procedures are in conformance with state law.
Objectives: Continue to facilitate reasonable accommodation in housing for persons with disabilities and expedite development applications for housing that serves persons with disabilities such as residential care facilities in accordance with state law.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Throughout the planning period
2.14 Promote Equal Housing Opportunities
Corcoran currently refers fair housing complaints to HUD and the Tulare/Kings County Legal Aid Foundation. However, other communities within Kings County refer fair housing complaints to different agencies. Therefore, it may be confusing to residents to know the appropriate agency to handle fair housing complaints or issues. The Housing Element also includes several programs to address fair housing issues.
FAIR HOUSING ISSUES CONTRIBUTING
FACTOR
MEANINGFUL ACTIONS
Access to Affordable
Housing
Poverty. segregation and
limited resources
Increase affordable housing
opportunities through grant
funding, incentives to
developers and programs to
support first home buyers,
preservation of existing
affordable housing and
rehabilitation
Discrimination in the private
market
Private discrimination Provide fair housing
outreach education through
Council staff and Self-Help
Enterprises. Refer persons
experiencing discrimination
in housing to Department of
Fair Employment and
Housing office in Fresno and
posts fair housing
information in public offices
and on the City website.
Limited Outreach Capacity Limited media marketing Expand media marketing through social media, in
addition to providing AFFH
information through the city
website.
Disproportionate Housing
Needs
Rent increases, potential
displacement of residents
Expand affordable housing
opportunities across the
Chapter 5. Housing Plan
2024-2032 5-22 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
due to economic pressures,
need for variety (unit size
and bedrooms) of affordable
housing availability.
board, while recognizing
that the city has 593
affordable housing units that
need to be preserved.
Objective: Corcoran will continue to coordinate with Kings County to provide landlord/tenant mediation services and fair housing investigations. The city will continue to have a fair housing brochure in Spanish and. To broadly disseminate information, the city will distribute the brochure at the City Hall, the City website, library, post office, and appropriate shopping areas.
Responsible Agency: Community Development Department
Funding: General Fund, CDBG, HOME and other available funding sources Timeline: Throughout the planning period. Apply for CDBG, HOME, and other funding for fair and affordable housing every year.
2.15 Weatherization and Energy-Efficient Home Improvements The purpose of this program is to reduce energy use by providing financial assistance to lower -income households for weatherization and energy-efficient heating (including solar photovoltaic water heaters) and cooling systems. The City will refer lower- income households to the Kings Community Action Organization and other community services agencies that provide financial assistance to qualifying households for these improvements.
Objective: Reduce residential energy use and carbon footprint by providing financial assistance to lower-income households for weatherization and energy-efficient heating and cooling systems.
Responsible Agency: Community Development Department
Funding: Nominal funding required
Timeline: Throughout the planning period
2.16 Update and Amend the General Plan and Zoning Ordinance in compliance with State Laws
a) Add a new Medium-Low Density Land Use and Zoning Classification Objective: Add a new Low-Moderate Density Classification allowing a minimum of 10 units and a maximum of 16 units/acre to bridge the gap between Low Density and Medium Density classifications and make concurrent changes in the Zoning Code.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
B.2 Corcoran Housing Programs
Kings County and Cities of 5-23 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
b) Amend General Plan and Zoning Code to permit a minimum of 16 and a maximum of 24 units in the Medium Density Residential Designation.
Objective: The current density range permitted is 10-15 units per acre. The changes will increase the potential to build additional housing on a per acre basis.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
c) Amend General Plan and Zoning Code to permit a minimum of 21 and a maximum of 30 units in the High-Density Residential Designation.
Objective: The current density range permitted is 15-29 units per acre. The changes will permit a minimum of 21-30 units per acre.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
d) Ministerial Approval of ADU Developments
Objective: Amend the Zoning Code permitting ministerial approval of ADUs, pre - approved design, and development standards.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
e) Adopt Objective Design Standards with Ministerial Approval.
Objective: Amend the Zoning Code incorporating Objective Design Standards to streamline and ministerially approve applications for design review of residential projects that qualify under the provisions of Government Code 65913.4, including transitional and supportive housing, and mixed- use projects with at least 2/3 the square footage of the floor area designated for residential use, within 90 to 180 days of the determination of completeness.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
Chapter 5. Housing Plan
2024-2032 5-24 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
f) New Environmental Justice Element.
Objective: Amend the General Plan to add a new Environmental Justice Element Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
g) Density Bonus.
Objective: Amend the current density bonus ordinance to comply with the State Density Bonus Law. Further, the City shall amend the zoning code to permit transitional and supportive housing as a residential use subject only to those restrictions that apply to other residential uses of the same type in the same zone.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
h) Ministerial Approval of multi-family developments without CEQA review.
Objective: Amend Zoning Code provisioning for the Approval of multi-family developments, ministerially and exempt from CEQA review.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
i). Amend Zoning Code to permit, ministerially, as a use by right or right-of-zone permanent supportive housing (Government Code Section 65651), low barrier navigation centers (Government Code Section 65660), and amend the zoning code to address the provision for employee housing
Objective: Amend Zoning Code provisioning for the use by right or right of zone approval of permanent supportive housing, low barrier navigation centers and employee housing, ministerially
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
B.2 Corcoran Housing Programs
Kings County and Cities of 5-25 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
j). Amend the Subdivisions Code Permitting SB-9 Small Lot Subdivisions on Single-family Zoned Lots.
Objective: SB 9 has the potential to create more small-scale homeownership opportunities that are affordable to moderate-income buyers.
Agency: Community Development Department.
Financing: General Fund
Time Frame: December 2025
k) Ensure City’s procedures for reasonable accommodation requests complies with State Law.
Objective: Compliance with State law.
Agency: Community Development Department.
Financing: General Fund
Time Frame: December 2025
l) Emergency Shelters -
The City shall ensure compliance with Gov. Code §65583(a)(4) to plan to shelter people experiencing homelessness by adopting one of the following:
a. By revising the zoning code to specify an additional appropriate zone(s) to allow emergency shelters by right and/or with approval of a conditional use permit. b. Establish an Emergency Shelter (ES) development standards compliant with Gov. Code §65583(a)(4). (As described in more detail in the cit ed statute, a compliant location is usually vacant, sized to accommodate the need for emergency shelter identified in this housing program, including at least one year -round emergency shelter, located in a residential zone, or in a nonresidential zone that allows residential use near transportation, amenities, and homelessness services.
c. Ensuring the definition of emergency shelters to be consistent with Gov. Code 65583(a)(4)(C) and ensure appropriate parking requirements are limited to employees.
Objective: Compliance with Gov. Code §65583 regarding emergency shelters Agency: Community Development Department.
Financing: General Fund
Time Frame: December 2025
2.17 Adequate Infrastructure for Affordable Housing
Chapter 727, Statutes of 2005 (SB1087) requires that water and sewer providers must grant priority for service allocations to proposed development that include housing units affordable to lower-income households.
Objective: Establish a policy to provide priority for water supply and sewerage services affordable housing projects.
Agency: City of Corcoran, Community Development Department Financing: General Fund and SB-2 Funding from HCD.
Time Frame: Throughout the planning period
Chapter 5. Housing Plan
2024-2032 5-26 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
3. Hanford Housing Programs
Hanford had its roots in the expansion of the Central and Southern Pacific Railroad system in the 1870s. Hanford was incorporated in 1891. As the County seat, Hanford has
developed into the residential, commercial, and industrial center of the County. Hanford is known to embrace growth and change, while preserving the integrity of its past.
Hanford’s progressive business community coupled with
the quaint, comfortable lifestyle continues to attract new people to Hanford, young or old.
Hanford’s location along Highway 198 and pro- business
climate contribute to the City’s success. Hanford is home to the County’s largest employers such as Kings County
Government Center, Del Monte, Hanford Elementary, Wal - Mart, Hanford Community Medical, Central Valley Hospital, Marquez Brothers, and others. West Hills College, Chapman University, College of the Sequoias, and Kings County
Workforce Investment Board provide educational
opportunities. The City’s Industrial Park offer incentives for new business.
The Housing Element plays a key role in shaping the City’s future. Continued development of housing is important to accommodate expected population and employment growth
within the city . Community development programs
strengthen neighborhoods by providing assistance to maintain and upgrade housing. Housing assistance programs ensure that residents of all income levels have the opportunity to live in the community. The Housing Element sets the framework for building upon the City’s past successes in providin g a diverse living environment.
3.1 Code Compliance
Code compliance is an important means to preserve public health and safety and ensure that the character and quality of neighborhoods and housing is maintained. To that end, the City ’s Code Compliance staff under the Community Development D epartment will work to enforc e state and local regulations. In conjunction with code compliance activities, City staff will provide information to homeowners regarding the City’s Housing Rehabilitation Program.
Objective: Continue to work with the community concerning code violations. Refer property owners to the Housing Rehabilitation Program.
Responsible Agency: Code Compliance staff
Funding: General Fund
Timeline: Throughout the planning period
Hanford Civic Auditorium
Downtown Hanford
B.3 Hanford Housing Programs
Kings County and Cities of 5-27 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
3.2 Housing Rehabilitation Program
The City will continue providing rehabilitation
loans to lower -income households. Initiated in
1985, the Housing Rehabilitation Program
provides loans for up to $90,000 for housing
repairs, energy conservation improvements, and
handicapped accessibility devices. In addition,
the City offers an Emergency Repair Program,
with grants up to $10,000. Hanford has
designated southwest and central Hanford as
“target areas” for this program. 10 properties
were rehabilitated in 2023 at a cost of $338,000
Objective: Assist 10 to 15 units per year if funds are available Responsible Agency: Community Development Department
Funding: CDBG Funds; CalHome
Timeline: Throughout the planning period
3.3 Preservation of At-Risk Affordable Housing
The City will continue to work with interested agencies and community organizations to preserve at -risk units by monitoring their status, providing technical and/or financial assistance in return for extended affordability controls, and ensuring proper tenant notification prior to project conversion. Hanford has approximately 766 units of affordable housing for low- and moderate-income households created through City, state, and federal programs6 projects are considered to be at risk of converting to market-rate housing during the next 10 years – Amberwood I, Amberwood II, Cedarbrook, Hanford Senior Villas, Kings View Hanford and View Road Apartments – totaling 328 dwelling units.
The City will continue to monitor the status of these projects at least annually by contacting the owners or managers and identifying any units at‐risk of converting to market rate housing. To increase the likelihood that these affordable units are preserved, the city will develop a preservation strategy if affordability agreements are about to expire. The strategy may include contacting potential purchasers, working with organizations as appropriate in pursuing available funds, ensuring compliance with tenant noticing requirements, conducting tenant education regarding their rights, and providing information on Section 8 rent subsidies and other affordable housing opportunities in the city. In addition, the city will maintain and update the inventory of at-risk projects and establish a database.
Objective: Develop a preservation strategy for at risk projects and maintain and update an at-risk project inventory and actions taken. Continue to monitor the status of publicly-assisted affordable units. The City will contact the property owners to determine their intentions, contact qualified nonprofits regarding potential opt-out projects, ensure that property owners comply with noticing requirements, support the acquisition of at-risk properties by nonprofits, and pursue grants to support the preservation of affordable at-risk housing.
Responsible Agency: Community Development Department and interested affordable housing providers/developers
I
Chapter 5. Housing Plan
2024-2032 5-28 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
Funding: General Fund, Grant Funds if available
Timeline: Throughout the planning period and at least annually for at risk projects
3.4 Adequate Sites Monitoring
The city will facilitate construction of new housing
to accommodate projected employment and
population growth to meet the needs of the City ’s
residents. To that end, the Housing Element
identifies “adequate” sites to accommodate the
City’s share of the regional housing needs allocation
identified as 5,547 units (684 extremely low, 685
very-low, 993 low, 1066 moderate, and 2119 above-
moderate) during the planning period. Adequate
sites are those with sufficient development and density standards, water and sewer ser vices, and other infrastructure. Staff will monitor development affordability and report annually on progress toward the City’s share of the regional housing need.
The city undertook a comprehensive General Plan update in 2017. In order to enhance opportunities for affordable housing development, maximum allowable densities were increased to 20 units/acre in the Medium Density Residential category and 29 units/acre in the High-Density Residential category.
The city will also encourage affordable housing development on small parcels by facilitating lot consolidation through expedited processing, density bonus and/or reduced processing fees.
Objective: Facilitate the construction of new housing through the provision of adequately zoned sites to meet Hanford’s housing needs allocation of 5,547 units.
Monitor Annually the availability of adequate sites.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Monitor adequate sites annually and throughout the planning period;
3.5 Density Bonus Program
In accordance with state law, Hanford adopt ed a local density bonus ordinance in 2008. The City will continue to implement this program to encourage and facilitate development of affordable housing through the provision of density bonuses or other incentives for qualifying projects in compliance with (Gov. Code §§65915 - 65918).
Objective: Continue to publicize and implement the density bonus program in accordance with state law to assist development of affordable housing.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Throughout the planning period
B.3 Hanford Housing Programs
Kings County and Cities of 5-29 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
3.6 Planned Unit Development
The Hanford General Plan includes a Planned Unit Development Zone process whereby a project proponent can propose a concept that may change or remove many of the conventional zoning restrictions. For example, housing units could be clustered around large open space areas or other development amenities resulting in a highest density through flexible design standards. The PUD option provides greater flexibility in the development process, which can lead to cost savings.
Objective: Continue to utilize the PUD process to encourage unique design and develop housing that addresses site constraints.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Throughout the planning period
3.7 First Time Homebuyer Programs
The City offers the Home Sweet Home First-Time Homebuyers Program that provides financing assistance to very-low-, low- and moderate-income first-time homebuyers. The program has been revised to increase the loan limit to $75,000, reduce the interest rate to 3% and extend the term to 30 years. Payment is deferred for the entire loan term.
In smaller communities, there may be a limited number of qualified HOME administrative subcontractors and non- profit affordable housing developers. In a situation where an organization acts as the Administrative Subcontractor to a State Recipient in the State HOME program for a first-time homebuyer (FTHB) assistance program, and also develops affordable housing in the same community, HCD restricts homebuyers participating in a development program (e.g., mutual self-help housing) from utilizing HOME FTHB funding to purchase their homes. This causes not only an impediment to the ability to develop new single-family affordable homeownership opportunities, but also impacts the State Recipients ability to spend FTHB funds in a community with limited affordable housing inventory. In order to mitigate this potential constraint, the City will support non-profit housing organizations in working with HCD to remove this impediment and/or allow for a streamlined process of requesting an exception pursuant to 24 CFR
92.356(d) for projects/programs that will serve to further the purposes of the HOME Investment Partnerships Program.
Objective: Assist 10 households for the First-Time Homebuyer Program and assist 20 households annually for the HOME Sweet Home Program
Support non-profit housing organizations in working with HCD to remove constraints on the use of HOME funds
Responsible Agency: Community Development Department
Funding: HOME and CDBG funds
Timeline: Throughout the planning period
3.8 Section 8 Rental Assistance Program
Administered by the Kings County Housing Authority, Hanford will continue to participate in the Section 8 rental assistance program. The Section 8 rental assistance program extends rental subsidies to extremely- low- and very-low-income households equal to the difference between 30% of the monthly income and the allowable rent determined by the program.
Chapter 5. Housing Plan
2024-2032 5-30 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
Objective: Assist Kings County Housing Authority in promoting the Section 8 program.
Responsible Agency: Community Development Department, County Housing Authority Funding: HUD funds
Timeline: Throughout the planning period
3.9 Affordable Housing Assistance
The City promotes affordable housing through various programs such as home ownership assistance, rehabilitation assistance, new construction/infill, and grant application programs. Hanford is an entitlement city and receives CDBG and HOME funds directly from HUD . Affordable housing is being developed under existing zoning and development standards with administrative and financial assistance from the City. To continue supporting affordable housing production, the City will undertake the following actions.
Objective: Seek applicable grants from state and federal sources including funding specifically targeted to ELI housing, provide an inventory of housing sites to interested developers, continue to provide a density bonus to qualifying projects, provide financial and regulatory assistance such as reduced fees and/or modified development standards, fee reductions and concurrent processing of lot mergers for multi-family projects that include units affordable to lower-income households, and continue to pursue housing production and rehabilitation with nonprofits including assistance in preparing grant applications. Housing for very-low- and extremely-low-income persons will be prioritized where feasible. In addition, the City’s affordable housing incentives will be promoted on the website and in handouts provided at the Planning counter.
Responsible Agency: Community Development Department and affordable housing developers Funding: Local, state, and federal funds
Timeline: Continue to facilitate the construction of affordable housing on an annual basis, if requested, throughout the planning period
3.10 Farmworker and Employee Housing
To address farmworker housing needs, the City permits farmworker housing in conformance with Health and Safety Code §17021.5 and §17021.6. In addition, the City will assist interested developers by providing incentives, identifying suitable sites, and assisting in preparation of funding applications.
Objectives: Assist interested developers in identifying sites and preparing funding applications;
Provide, to the extent feasible, regulatory incentives
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Continue to facilitate the construction of farmworker housing on an annual basis, if requested, throughout the planning period
B.3 Hanford Housing Programs
Kings County and Cities of 5-31 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
3.11 Emergency Shelters and Transitional/Supportive Housing State law requires jurisdictions to provide adequate sites for a variety of housing types including emergency shelters and transitional/supportive housing. Emergency shelters are permitted by-right in the OR zone, and transitional and supportive housing facilities are permitted subject only to the same regulations and procedures that apply to other residential uses of the same type in the same zone.
Objective: Continue to facilitate the establishment of emergency shelters and transitional/supportive housing in conformance with SB 2; continue to support efforts with surrounding Kings County jurisdictions to meet the needs of people who are homeless or transitioning to independence.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Facilitate establishment of emergency shelters and transitional/supportive housing throughout the planning period
3.12 Housing for Persons with Disabilities
State law requires jurisdictions to analyze and remove potential constraints to housing for persons with disabilities. As part of this Housing Element update the City conducted an analysis of its zoning and land use processes, permitting processing procedures, and building codes and no constraints were identified. The City will continue to monitor legal requirements and local conditions and will update local regulations and procedures as necessary to encourage and facilitate the development, maintenance, and improvement of housing for persons with disabilities.
Objective: Continue to monitor legal requirements and local conditions and update local regulations, if necessary, to remove any impediments to housing for persons with disabilities.
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: If required to ensure conformance with applicable law, Code amendment will be initiated to clarify the definition of family in 2016; continue to monitor potential constraints throughout the planning period
3.13 Promote Equal Housing Opportunities
Promoting fair housing includes both education and enforcement. The City of Hanford will continue to support both educ ation and enforcement efforts. The City has recently partnered with the Fair Housing Council of Central California (FHC-CC) for services related to fair housing.
The Housing Element also includes several programs to address fair housing issues.
Chapter 5. Housing Plan
2024-2032 5-32 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
FAIR HOUSING ISSUES CONTRIBUTING
FACTOR/S
MEANINGFUL ACTIONS
Access to Affordable
Housing
Poverty, segregation and
limited resources
Increase affordable housing
opportunities through grant
funding, incentives to
developers and programs to
support first home buyers,
preservation of existing
affordable housing and
rehabilitation
Discrimination in the private
market
Private discrimination Provide fair housing
outreach education through
Council staff and Self-Help
Enterprises. . Refer persons
experiencing discrimination
in housing to Department of
Fair Employment and
Housing office in Fresno and
posts fair housing
information in public offices
and on the City website.
Limited Outreach Capacity Limited media marketing Expand media marketing through social media, in
addition to providing AFFH
information through the city
website.
Disproportionate Housing
Needs
Rent increases, potential
displacement of residents
due to economic pressures,
need for variety (unit size
and bedrooms) of affordable
housing availability.
Expand affordable housing
opportunities across the
board, while recognizing
that the city has 766
affordable housing units that
need to be preserved.
Objective: Hanford will coordinate with Kings County to provide landlord/tenant mediation services and fair housing investigations. Hanford will continue to refer fair housing inquires to the Department of Fair Employment and Housing office in Fresno and distribute fair housing information at City Hall, on the City website, and at other public offices.
Responsible Agency: Planning Department
Funding: General Fund, CDBG, HOME and other funding sources Timeline: Throughout the planning period. Apply for grant funding annually.
3.14 Reduce Greenhouse Gas Emissions and promote affordable housing by facilitating mixed- use, higher density and infill development near transit stops, existing community centers, and downtown
Objective: The City of Hanford to support and facilitate mixed use and higher density developments in designated areas of the city
B.3 Hanford Housing Programs
Kings County and Cities of 5-33 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
Responsible Agency: Planning Department
Funding: General Fund
Timeline: Throughout the planning period
3.15 Update and Amend the General Plan and Zoning Ordinance in compliance with State Laws
a. Amend General Plan and Zoning Code to permit a minimum of 4 and a maximum of 10 units per acre in the Low-Density Residential Designation.
Objective: Establish a minimum and maximum density of at least 4 and 10 respectively in the Low-Density Residential Designation.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD.
Time Frame: December 2025
b) Add a new Medium-Low Density Land Use and Zoning Classification Objective: Add a new Low-Moderate Density Classification allowing a minimum of 10 units and a maximum of 16 units/acre to bridge the gap between Low Density and Medium Density classifications and make concurrent changes in the Zoning Code.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
c) Amend General Plan and Zoning Code to permit a minimum of 16 and a maximum of 24 units in the Medium Density Residential Designation.
Objective: The current density range permitted is 10-15 units per acre. The changes will increase the potential to build additional housing on a per acre basis.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
d) Amend General Plan and Zoning Code to permit a minimum of 21 and a maximum of 30 units in the High-Density Residential Designation.
Objective: The current density range permitted is 15-29 units per acre. The changes will permit a minimum of 21-30 units per acre.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
Chapter 5. Housing Plan
2024-2032 5-34 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
e) Adopt Objective Design Standards with Ministerial Approval.
Objective: Amend the Zoning Code incorporating Objective Design Standards to streamline and ministerially approve applications for design review of residential projects that qualify under the provisions of Government Code 65913.4, including transitional and supportive housing, and mixed- use projects with at least 2/3 the square footage of the floor area designated for residential use, within 90 to 180 days of the determination of completeness.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
f) New Environmental Justice Element.
Objective: Amend the General Plan to add a new Environmental Justice Element Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
g) Density Bonus.
Objective: Amend the current density bonus ordinance to comply with the State Density Bonus Law. Further, the City shall amend the zoning code to permit transitional and supportive housing as a residential use subject only to those restrictions that apply to other residential uses of the same type in the same zone.
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
h. Amend Zoning Code to permit, ministerially, as a use by right or right-of-zone permanent supportive housing (Government Code Section 65651), low barrier navigation centers (Government Code Section 65660), and amend the zoning code to address the provision for employee housing
Objective: Amend Zoning Code provisioning for the use by right or right of zone approval of permanent supportive housing, low barrier navigation centers and employee housing, ministerially
B.3 Hanford Housing Programs
Kings County and Cities of 5-35 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
Agency: Community Development Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
i). Amend the Subdivisions Code Permitting SB-9 Small Lot Subdivisions on Single-family Zoned Lots.
Objective: SB 9 has the potential to create more small-scale homeownership opportunities that are affordable to moderate-income buyers.
Agency: Community Development Department.
Financing: General Fund
Time Frame: December 2025
j) Ensure City’s procedures for reasonable accommodation requests complies with State Law.
Objective: Compliance with State law.
Agency: Community Development Department.
Financing: General Fund
Time Frame: December 2025
k) Emergency Shelters -
The City shall ensure compliance with Gov. Code §65583(a)(4) to plan to shelter people experiencing homelessness by adopting one of the following:
a. by revising the zoning code to specify an additional appropriate zone(s) to allow emergency shelters by right and/or with approval of a conditional use permit. b. Establish an Emergency Shelter (ES) development standards compliant with Gov. Code §65583(a)(4). (As described in more detail in the cit ed statute, a compliant location is usually vacant, sized to accommodate the need for emergency shelter identified in this housing program, including at least one year -round emergency shelter, located in a residential zone, or in a nonresidential zone that allows residential use near transportation, amenities, and homelessness services.
c. Ensuring the definition of emergency shelters to be consistent with Gov. Code 65583(a)(4)(C) and ensure appropriate parking requirements are limited to employees.
Objective: Compliance with Gov. Code §65583 regarding emergency shelters Agency: Community Development Department.
Financing: General Fund
Time Frame: December 2025
3.16 Adequate Infrastructure for Affordable Housing
Chapter 727, Statutes of 2005 (SB1087) requires that water and sewer providers must grant priority for service allocations to proposed development that include housing units affordable to lower-income households.
Chapter 5. Housing Plan
2024-2032 5-36 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
Objective: Establish a policy to provide priority for water supply and sewerage services affordable housing projects.
Agency: City of Hanford, Community Development Department Financing: General Fund and SB-2 Funding from HCD.
Time Frame: Throughout the planning period
3.17 Review and update Site Inventory to meet RHNA targets The City to review and update site inventory to meet the RHNA targets for all income levels.
Objective: Ensure site inventory is sufficient to meet RHNA targets Agency: City of Hanford, Community Development Department Financing: General Fund
Time Frame: December 2025
B.4 Lemoore Housing Programs
Kings County and Cities of 5-37 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
4. Lemoore Housing Program s
Lemoore is a city preparing for the future while preserving the best of its past. Incorporated in 1900, Lemoore has undergone significant changes over its 115-year history. Although the City’s major employers are still rooted in agriculture, economic development has paved the way for a more diversified
economy. Yet despite change, Lemoore retains the charm and beauty of a small rural town with its turn- of-the-century buildings, residences and casual environment.
Lemoore is
committed to a sustainable economy and quality of life. Lemoore Naval Air Station provides a significant component of the City’s economic base. West Hills College, Brandman University, College of the Sequoias, and Kings County Job Training Office all provide workforce training. With the elimination of redevelopment and the Enterprise Zone Program, there are no incentives to offer new businesses. A new interchange at SR 198 and 19th Avenue was constructed in 2014, and the City is working with Cal trans for an improved interchange at SR 41 and Bush Street. In 2014 the U.S. Navy announced that the new F-35C Joint Strike Fighter will be based at Lemoore beginning in 2016, with the first 4 aircrafts arriving at the Naval Air Station (NAS) in January 2017. This assures the long- term importance of NAS to Lemoore’s local economy.
The City’s downtown revitalization efforts focus on
mixed-use opportunities and converting historic
structures for housing. The recent Lacey Ranch Area
Master Plan project is an 825 unit residential community bounded by W Lacey Blvd to the north and 18
th Avenue
to the west on approximately 156 acres.
The 2024-2032 Housing Plan represents Lemoore’s
efforts to continue to build upon past successes by
facilitating development of additional housing to
accommodate employment growth, providing housing
assistance to residents in need, and maintaining the charm of Lemoore’s past.
4.1 Code Enforcement
The City will continue to provide code enforcement services and refer property owners to City rehabilitation programs. Code enforcement is an important means to ensure that the character and quality of neighborhoods and housing is maintained. The City’s Code Enforcement staff will work to enforce state and local regulations. In conjunction with code enforcement activities, City staff will provide information to homeowners regarding Lemoore’s Housing Rehabilitation Program.
Objective: Continue to work with the community on code violations. Refer property owners to City programs for rehabilitation assistance.
Chapter 5. Housing Plan
2024-2032 5-38 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
Responsible Agency: Code Enforcement coordinated with Police, Business License, Planning, Building and Fire Departments
Funding: General Fund and grant funds
Timeline: Throughout the planning period
4.2 Housing Rehabilitation Program
In the past, the City’s Housing Rehabilitation Program assisted lower-income households with substantial home repairs or reconstruction. L oans of up to $70,000 for rehabilitation and $116,000 for home reconstruction were provided to qualified applicants. All loans were deferred for 50 years with a zero percent interest rate as long as the residence remained the owner’s primary home. No funding is currently available to operate this program ; therefore, this program will only be implemented should HOME grant funds be awarded. The City will continue to monitor funding opportunities and apply for grant funds as they become available.
Objective: Assist lower-income households with rehabilitation based on available funding.
Responsible Agency: Planning Department
Funding Source: HOME funds
Timeline: Monitor the availability grant funding annually and submit applications as HOME funding is made available.
4.3 Zoning for Adequate Sites
The City will facilitate the construction of new housing to accommodate projected employment and population growth and to meet the needs of residents. To that end, the Housing Element identifies adequate sites to accommodate the City ’s share of the R egional Housing Needs Allocation of 2,329 units ( 292 extremely-low-, 293 very-low, 437 low, 408 moderate, and 898 above-moderate) during the planning period. Adequate sites are those with sufficient development and density standards, water and sewer services, and adequate infrastructure.
Mixed-use development represents one of the City’s key land use strategies not only for meeting its housing needs, but also for achieving other planning objectives such as economic development, walkable communities, and reductions in vehicular trips and greenhouse gas emissions . The Zoning Code include s regulations and incentives to implement the mixed-use policies contained in the Land Use Element of the General Plan, including incentives to encourage the inclusion of a residential component in projects located in mixed- use districts. Where necessary, the City will facilitate the subdivision of large parcels for development. The City will continue to monitor and report annually on its progress toward these objectives.
Objectives: Provide adequate sites to meet the housing needs allocation of 2,985 units.
Responsible Agency: Planning Department
Funding: General Fund
Timeline: Continue to accommodate the City’s housing needs through 2032
B.4 Lemoore Housing Programs
Kings County and Cities of 5-39 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
4.4 Downtown Revitalization
As part of the City ’s 1992 Downtown Revitalization Plan, the City has been encouraging and facilitating the development and redevelopment of its downtown core. An important component of these efforts has been mixed residential -commercial uses in the Downtown Mixed-Use zones. The City has converted two historic hotels in the downtown to provide low -income and senior housing above commercial uses. Such projects have assisted the City in meeting revitalization objectives, historic preservation, and the need for lower-income housing.
Objective: Facilitate additional mixed-use
projects in the downtown as opportunities arise.
Responsible Agency: Planning Department
Funding: CDBG and other grants
Timeline: Throughout the planning period
4.5 Planned Unit Development (PUD)
The City implements a PUD overlay zone to provide
flexibility in setback requirements and other regulations, increase residential densities in certain areas through techniques such as clustering, provide flexible site
requirements, and stimulate creative, flexible and more affordable development.
Objective: Continue to promote
the benefits of PUD
alternatives to
traditional development.
Responsible Agency: Planning Department
Funding Source: General Fund
Timeline: Throughout the planning period
4.6 First Time Homebuyer Programs
The City offers first-time home ownership assistance to very -low-income homebuyers through a HOME- funded First Time Homebuyer Program. The Program offers assistance as a deferred second mortgage loan of up to $65,000 for down payment and closing cost assistance. Assistance under this program may include foreclosed properties. Buyers must provide a $1,000 down payment, qualify with a primary lender and comply with their requirements.
Objective: Assist 5 households annually.
Responsible Agency: Planning Department and City Manager’s Office Funding: HOME funds
Timeline: Throughout the planning period
Lucerne Hotel
Chapter 5. Housing Plan
2024-2032 5-40 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
4.7 Section 8 Rental Assistance
Administered by the Kings County Housing Authority, Lemoore will continue to participate in the Section 8 rental assistance program. This program extends rental subsidies to extremely-low- and very-low-income households that spend more than 30% of their income on rent. The rent subsidy is the difference between 30% of monthly income and allowable rent determined by HUD.
Objective: Assist the Housing Authority in promoting the Section 8 program.
Responsible Agency: Kings County Housing Authority
Funding: HUD
Timeline: Throughout the planning period
4.8 Affordable Housing Project Assistance
The City provides financial and administrative
assistance to affordable housing projects whenever
feasible. Financial assistance is dependent on grant
funding and administrative assistance may include
support with the preparation of grant applications as
well as incentives such as density bonus and fast -
track permit processing.
Objective: Assist affordable
housing projects
on a case-by-case
basis, including
priority for extremely-low-income units where feasible.
Responsible Agency: Planning Department
Funding: Grant funds; General Fund
Timeline: Continue to facilitate the construction of affordable housing on an annual basis, if
requested,
throughout the
planning period
4.9 Senior and Special Needs Housing
The City supports development of affordable
housing for special needs households, including
elderly and disabled. The City has been supportive
of special needs housing including affordable
senior housing development, housing
rehabilitation programs, and development of
second units, all of which serve the needs of very-
low- and extremely -low-income households and
persons with disabilities. The City also supported the conversion of the Antlers Hotel into senior housing.
The City will continue to facilitate the development of senior housing, special needs housing, and/or a senior assisted living facility in the Lemoore Market Area through incentives and administrative assistance.
B.4 Lemoore Housing Programs
Kings County and Cities of 5-41 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
Objective: Continue to support the development of senior/disabled/assisted living housing.
Responsible Agency: Planning Department
Funding: CDBG, state and federal funds
Timeline: Continue to facilitate the construction of affordable senior and special needs housing on an annual basis, if requested, throughout the planning period
4.10 Emergency Shelters and Transitional/Supportive Housing State law requires jurisdictions to provide adequate sites for a variety of housing types including emergency
shelters and transitional/supportive housing. This type of housing is particularly important in addressing the needs of very- low- and extremely -low-income persons. The
Zoning Code allow s emergency shelters by-right in the
Community Facilities (CF) zone subject to objective
development standards. In addition, transitional and
supportive housing are considered residential uses and
are permitted in mo st zones subject only to the same
requirements as other residential uses of the same type in the same zone. Minor revisions to zoning regulations are needed to ensure conformance with state law.
Objectives: Continue to facilitate emergency shelters and transitional/supportive housing consistent with state law.
Responsible Agency: Planning Department
Funding: General Fund
Timeline: Throughout the planning period
4.11 Employee and Farmworker Housing
As the second most urbanized city in
Kings County, Lemoore has few resident
farmworkers. Although agricultural
operations are very limited, an
amendment to City zoning regulations
was processed to allow farmworker
housing in conformance with Health and
Safety Code §17021.5. Lemoore has
worked with Self -Help Enterprises to
create 36 affordable single- family units
by providing land and home ownership
assistance while families provided “sweat
equity” towards constructing their homes.
Occupants were primarily very-low-income farmworker families.
Objectives: 1.
Chapter 5. Housing Plan
2024-2032 5-42 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
1. Assist interested affordable housing developers by identifying sites and supporting funding applications for farmworker housing; and
2. Provide, to the extent feasible, regulatory incentives to encourage the construction of farmworker housing
Responsible Agency: Planning Department
Funding: General Fund
Timeline: Continue to facilitate the construction of farmworker housing on an annual basis, if requested, throughout the planning period
4.12 Housing for Persons with Disabilities and Special Needs State law requires jurisdictions to analyze and remove potential constraints to housing for persons with disabilities, who often have very- low or extremely-low incomes. As part of this Housing Element update the City conducted an analysis of its zoning and land use processes, permit processing procedures, and building codes and no constraints were identified.
Objectives: Continue to facilitate the production of housing for persons with disabilities and other special needs consistent with current law.
Responsible Agency: Planning Department
Funding: General Fund
Timeline: Throughout the planning period
4.13 Promote Equal Housing Opportunities
The City provides information on fair housing laws, landlord/tenant rights and responsibilities and refers complaints of housing discrimination to the Department of Fair Employment and Housing in Fresno.
Information on housing discrimination is available at City Hall and flyers on fair housing are distributed to participants in the City’s First Time Homebuyer Program.
In addition, the Zoning Ordinance includes reasonable accommodation procedures for reviewing and approving requests for modifications to zoning and building regulations by persons with disabilities. The Housing Element also includes several programs to address fair housing issues.
FAIR HOUSING ISSUES CONTRIBUTING
FACTOR/S
MEANINGFUL ACTIONS
Access to Affordable
Housing
Poverty, segretation and
limited resources
Increase affordable housing
opportunities through grant
funding, incentives to
developers and programs to
support first home buyers,
preservation of existing
affordable housing and
rehabilitation
Discrimination in the private
market
Private discrimination Provide fair housing
outreach education through
Council staff and Self-Help
B.4 Lemoore Housing Programs
Kings County and Cities of 5-43 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
Enterprises. . Refer persons
experiencing discrimination
in housing to Department of
Fair Employment and
Housing office in Fresno and
posts fair housing
information in public offices
and on the City website.
Limited Outreach Capacity Limited media marketing Expand media marketing through social media, in
addition to providing AFFH
information through the city
website.
Disproportionate Housing
Needs
Rent increases, potential
displacement of residents
due to economic pressures,
need for variety (unit size
and bedrooms) of affordable
housing availability.
Expand affordable housing
opportunities across the
board, while recognizing
that the city has 641
affordable housing units that
need to be preserved.
Objective: Lemoore will coordinate with Kings County to provide landlord/tenant mediation services and fair housing investigations.
Continue to provide fair housing information at City Hall, other public offices and on the City website.
Continue to process requests for reasonable accommodation by persons with disabilities or special needs
Responsible Agency: Planning Department
Funding: General Fund, CDBG, HOME and other funding sources Timeline: Throughout the planning period. Apply for grant funding annually.
4.14 Preservation of At-Risk Affordable Housing
The City will work with interested agencies and community organizations to preserve at -risk units by monitoring their status, providing technical and/or financial assistance in return for extended affordability controls, and ensuring proper tenant notification pri or to project conversion. Lemoore has 641 units of affordable housing for low - and moderate -income households created through City , state, and federal programs. 2 projects are considered to be at risk of converting to market -rate housing during the next 10 years – Lemoore Elderly (23 units) and Lemoore Villa (28 units).
The city will monitor the status of these projects at least annually by contacting the owners or managers and identifying any units at‐risk of converting to market rate housing. To increase the likelihood that these affordable units are preserved, the city will develop a preservation strategy if affordability agreements are about to expire. The strategy may include contacting potential purchasers, working with organizations as appropriate in pursuing available funds, ensuring compliance with tenant noticing requirements, conducting tenant education regarding their rights, and providing information on Section 8 rent subsidies and other affordable housing opportunities in the city. In addition, the city will maintain and update the inventory of at-risk projects and establish a database.
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2024-2032 5-44 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
Objective: Develop a preservation strategy for at risk projects and maintain and update an at risk project inventory and actions taken. Monitor the status of publicly-assisted affordable units at least annually. The City will contact the property owners to determine their intentions, contact qualified nonprofits regarding potential opt-out projects, ensure that property owners comply with noticing requirements, support the acquisition of at-risk properties by nonprofits, and pursue grants to support the preservation of affordable at-risk housing.
Responsible Agency: Planning Department and interested affordable housing providers/developers
4.15 Ensure the General Plan and Zoning Ordinance is in compliance with State Laws
a. Amend General Plan and Zoning Code to permit a minimum of 4 and a maximum of 10 units per acre in the Low-Density Residential Designation.
Objective: Establish a minimum and maximum density of at least 4 and 10 respectively in the Low-Density Residential Designation.
Agency: Planning Department
Financing: General Fund and SB-2 Funding from HCD.
Time Frame: December 2025
b) Amend General Plan and Zoning Code to permit a minimum of 10 and a maximum of 12 units per acres in the Low-Medium Density Residential Designation
Objective: Establish a minimum density of 10 units and a maximum of 16 units/acre in the Low- Medium Density Residential Designation . Current density permitted is 7-12 units per acre.
Agency: Planning Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
c) Amend General Plan and Zoning Code to permit a minimum of 16 and a maximum of 24 units in the Medium Density Residential Designation.
Objective: The current density range permitted is 12-17 units per acre. The changes will increase the potential to build additional housing on a per acre basis.
Agency: Planning Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
B.4 Lemoore Housing Programs
Kings County and Cities of 5-45 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
d) Amend General Plan and Zoning Code to permit a minimum of 21 and a maximum of 30 units in the High-Density Residential Designation.
Objective: The current density range permitted is 14-29 units per acre. The changes will permit 21-30 units per acre.
Agency: Planning Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
e) Adopt Objective Design Standards with Ministerial Approval.
Objective: Amend the Zoning Code incorporating Objective Design Standards to streamline and ministerially approve applications for design review of residential projects that qualify under the provisions of Government Code 65913.4, including transitional and supportive housing, and mixed- use projects with at least 2/3 the square footage of the floor area designated for residential use, within 90 to 180 days of the determination of completeness.
Agency: Planning Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
f) New Environmental Justice Element.
Objective: Amend the General Plan to add a new Environmental Justice Element Agency: Planning Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
g) Density Bonus.
Objective: Ensure the current density bonus ordinance comply with the State Density Bonus Law. Further, the City will ensure the zoning code permit transitional and supportive housing as a residential use subject only to those restrictions that apply to other residential uses of the same type in the same zone.
Agency: Planning Department
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
h) Emergency Shelters -
The City shall ensure compliance with Gov. Code §65583(a)(4) to plan to shelter people
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2024-2032 5-46 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
experiencing homelessness by adopting one of the following:
a. by revising the zoning code to specify an additional appropriate zone(s) to allow emergency shelters by right and/or with approval of a conditional use permit. b. Establish an Emergency Shelter (ES) development standards compliant with Gov. Code §65583(a)(4). (As described in more detail in the cit ed statute, a compliant location is usually vacant, sized to accommodate the need for emergency shelter identified in this housing program, including at least one year -round emergency shelter, located in a residential zone, or in a nonresidential zone that allows residential use near transportation, amenities, and homelessness services.
c. Ensuring the definition of emergency shelters to be consistent with Gov. Code 65583(a)(4)(C) and ensure appropriate parking requirements are limited to employees.
Objective: Compliance with Gov. Code §65583 regarding emergency shelters Agency: Planning Department
Financing: General Fund
Time Frame: December 2025
4.16 Adequate Infrastructure for Affordable Housing
Chapter 727, Statutes of 2005 (SB1087) requires that water and sewer providers must grant priority for service allocations to proposed development that include housing units affordable to lower-income households.
Objective: Establish a policy to provide priority for water supply and sewerage services affordable housing projects.
Agency: City of Lemoore, Planning Department
Financing: General Fund and SB-2 Funding from HCD.
Time Frame: Throughout the planning period
B.5 Kings County Housing Programs
Kings County and Cities of 5-47 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
5. Kings County Housing Programs
Kings County was formed in 1893 from the separation of the western portion of Tulare County and from an additional 100 square miles added from Fresno County in 1908. Located in the fertile agricultural valley floor along the Kings River, Kings County quickly began to establish itself as a prominent agricultural region. With the construction of the Southern Pacific Railroad’s Alcade branch in 1877, the community of Armona soon began to flourish as a central fruit packing and shipping point. G rowth of the sm aller rural communities diminished as Hanford grew rapidly and later developments in Lemoore prospered.
More than 100 years after its founding, Kings County
continues to remain strongly based in its agriculture roots. Today, Kings County is ranked as the 8th leading agricultural county in California (25th in the nation), and has risen to one of the top fifteen milk producing counties in the nation. Milk production remains the number one agricultural product in Kings County followed by Pistachio and Corn. With the County’s prominent agricultural resources and vast distribution network to move agricultural goods to national and international markets, the County has remained dedicated towards supporting agriculture while directing urban development to cities and community areas where services are more efficiently provided.
This Housing Plan reflect s the County’s historical
population trends and policies that direct urban development to existing cities or community service districts, while also providing opportunities for affordable housing development.
The Housing Plan sets forth policies to encourage the
production of housing where adequate infrastructure and services are available, preserve and rehabilitate residential structures, and provide housing assistance to l ow- and moderate-income households to meet their housing needs.
5.1 Code Enforcement
Code enforcement is an important means to ensure that the character and quality of neighborhoods and housing is maintained. The Kings County Building Inspection staff will continue to work to enforce state and local regulations regarding building and property maintenance. In conjunction with code enforcement activities, staff will provide information to homeowners regarding the County’s Housing Rehabilitation Program.
Objective: Continue to address code violations in the County unincorporated areas.
Refer property owners to rehabilitation assistance.
Responsible Agency: Building Inspection Division
Funding: General Fund
Timeline: Throughout the planning period
Chapter 5. Housing Plan
2024-2032 5-48 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
5.2 Housing Rehabilitation Program
Working through nonprofit organizations and
jurisdictions, the County offers housing rehabilitation assistance through the Housing Rehabilitation Program.
Kings County offers housing rehabilitation assistance
throughout County unincorporated areas, including the
Corcoran fringe, Hanford fringe, Lemoore fringe,
Armona, Home Gardens, Kettleman City, Stratford and
other small community areas. The County provides low-
or no-interest loans up to $57,000 to correct health and safety hazards and make more routine repairs. The loan
can be deferred until the owner sells the home, move s
out of the home, or is able to begin making payments.
Objective: Provide 5 to 10 loans per year.
Responsible Agency: Community Development Agency
Funding: HOME and CDBG
Timeline: Throughout the planning period
5.3 Preservation of At-Risk Affordable Housing
The County will continue to work with interested agencies and community organizations to preserve at-risk units by monitoring their status, providing technical and/or financial assistance in return for extended affordability controls, and ensuring proper tenant notification prior to project conversion. Unincorporated Kings County has four projects with approximately 197 units of affordable housing created through various County, state, and federal programs. One project is at risk of conversion in the next ten years – Kettleman City Apartments (40 units).
The city will monitor the status of this project at least annually by contacting the owners or managers and identifying any units at‐risk of converting to market rate housing. To increase the likelihood that these affordable units are preserved, the city will develop a preservation strategy if affordability agreements are about to expire. In addition, the city will maintain and update the inventory of at-risk projects and establish a database.
Objective: Develop a preservation strategy for at risk projects and maintain and update an at-risk project inventory and actions taken. Monitor the status of publicly-assisted affordable units at least annually. The City will contact the property owners to determine their intentions, contact qualified nonprofits regarding potential opt-out projects, ensure that property owners comply with noticing requirements, support the acquisition of at-risk properties by nonprofits, and pursue grants to support the preservation of affordable at-risk housing.
Responsible Agency: Community Development Agency
Funding: General Fund
Timeline: Throughout the planning period
B.5 Kings County Housing Programs
Kings County and Cities of 5-49 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
5.4 Adequate Sites
The County will ensure that an adequate supply of
residential land is designated in unincorporated areas to accommodate projected growth needs. Appendix B of the
Housing Element identifies adequate sites within
unincorporated areas to accommodate the County’s share
of the regional housing needs allocation, which is
identified as 561 units (66 extremely-low, 66 very-low, 89 low, 106 moderate, and 234 above-moderate) for the
new planning period. Adequate sites are those with
appropriate zoning and development standards and
adequate water and sewer services and other
infrastructure.
Objective: Designate adequate sites to meet Kings County’s housing needs of 561 units for the new planning period.
Responsible Agency: Community Development Agency
Funding: General Fund
Timeline: Throughout the planning period
5.5 First-Time Homebuyer Program
The County’s First -Time Homebuyer Program provides
qualified first-time homebuyers up to no more than 50% of purchase price towards a home purchase. The loan is
deferred for the life of the first loan or until the home owner sells the house. This program is available in all the
unincorporated areas of Kings County and is administered by Self-Help Enterprises.
Objective: Provide 10 to 15 loans per
year.
Responsible Agency: Community Development
Agency and Self-Help
Enterprises
Funding: HOME
Timeline: Throughout the planning period
5.6 Section 8 Rental Assistance
Administered by the Kings County Housing Authority, unincorporated communities will continue to participate in the Section 8 rental assistance program. The Section 8 program extends rental subsidies to extremely-low- and very-low-income households that spend more than 30% of their income on rent. The rent subsidy is the difference between 30% of monthly income and allowable rent determined by HUD.
Objective: Support the Housing Authority’s Section 8 program by promoting the program via the County website and brochures at County offices.
Responsible Agency: Kings County Housing Authority
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2024-2032 5-50 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
Funding: HUD
Timeline: Throughout the planning period
5.7 Foster Youth Transitional Program
The County supports the Housing Authority in the
provision of transitional homes for foster youth. Foster children are a top priority for Kings County. Working
with the Kings County Housing Authority, various
agencies and organizations have established two
transitional homes for aged -out foster children. The
homes each accommodate six residents. The Hanford
boys’ home was completed in 2001 by refurbishing a
dilapidated HUD home with the assistance of donations
of material and labor. The Lemoore girls’ home was
built in 2002 from a historical dwelling that was
refurbished.
Objective: Continue to support the Housing Authority in the provision of transitional homes for foster youth.
Responsible Agency: Community Development Agency and the Kings County Housing Authority
Funding: General Fund
Timeline: Throughout the planning period
5.8 Emergency Shelters and Transitional/Supportive Housing Housing Element l aw requires jurisdictions to provide adequate sites for a variety of housing including emergency shelters and transitional/supportive housing through appropriate zoning and development standards. The Kings County Development Code allows emergency shelters in the PF zone subject only to a ministerial Site Plan Review, consistent with SB 2, and also allows emergency shelters by CUP in the R- 1 and RM zones. The Development Code also allows transitional or supportive housing for up to 6 persons by-right in all residential zones. The Code will be amended to specify that transitional/supportive housing is a residential use subject only to the same requirements and procedures as for other residential uses of the same type in the same zone.
Objective: Ensure the Development Code permits transitional/supportive housing subject to the same requirements and procedures as for other residential uses of the same type in the same zone, as required by state law.
Continue to support the Kings/Tulare Continuum of Care Plan to develop transitional and emergency housing programs for homeless individuals and families.
Responsible Agency: Community Development Agency
Funding: General Fund
Timeline: Development Code amendment in 2016
B.5 Kings County Housing Programs
Kings County and Cities of 5-51 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
5.9 Mobile Home/Manufactured Housing
Mobile homes and manufactured housing can provide an important source of affordable housing in rural areas. Pursuant to s tate law, all jurisdictions must allow for the development of manufactured housing/mobile homes as a permitted use in all residential zones where single-family homes are permitted.
County codes are consistent with state law in this regard, and the County will continue to facilitate this type of housing to address the needs of low- and moderate-income households.
Objective: Continue to allow manufactured housing by right in all R zones which allow “one-family dwellings.”
Responsible Agency: Community Development Agency
Funding: General Fund
Timeline: Throughout the
planning period
5.10 Farmworker and Employee Housing
Kings County administratively permits mobile homes as
farm employee housing in the AL -10, AG-20, AG-40
and AX zones. Farmworker housing not exceeding 5
units per parcel is permitted in the AL -10, AG-20 and
AG-40 zones with larger facilities in the same zones
requiring a conditional use permit. Although no farm
labor camps currently are present in Kings County, the
County routinely permits mobile homes used as
employee housing and smaller farmworker housing
units. The County works with the Housing Authority and non- profit developers to develop rental and ownership housing for farmworkers. The County also facilitated renovation of a former motel into temporary and/or long- term, permanent agricultural employee housing for 24 farmworker families. To further assist in meeting housing needs, the County will:
Objective: Continue to support farmworker housing as follows:
1. Ensure the Development Code complies with cc §17021.5 and §17021.6 of the Health and Safety Code
2. Assist interested developers by identifying sites and supporting funding applications
3. Provide, to the extent feasible, regulatory incentives.
Responsible Agency: Community Development Agency, Kings County Housing Authority, and interested affordable housing providers/developers
Funding: General fund
Timeline: Continue to facilitate the construction of farmworker housing on an annual basis, if requested, throughout the planning period.
5.11 Housing for Persons with Disabilities
State law requires jurisdictions to analyze and remove potential constraints to housing for persons with disabilities. As part of this Housing Element update, the County conducted an analysis of its zoning and
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Housing Element Avenal, Corcoran, Hanford and Lemoore
land use processes, permit processing procedures, and building codes to identify impediments and no significant constraints were identified. In order to facilitate the provision of adequate housing for persons with disabilities, the County will continue to:
1. Permit small licensed community care facilities (6 or fewer persons) by-right in all residential zones and larger community care facilities serving more than 6 persons by CUP in all residential zones; and
2. Continue to i mplement the reasonable accommodation ordinance (Zoning Code Sec. 2208) establishing administrative procedures for reviewing and approving modifications to land use and building regulations that are reasonably necessary to ensure accessibility and use by persons with disabilities.
Objective: Continue to facilitate the provision of community care facilities and housing for persons with disabilities
Responsible Agency: Community Development Agency
Funding: General Fund
Timeline: Throughout the planning period
5.12 Promote Equal Housing Opportunities
Kings County currently refers fair housing complaints to the Human Rights/Fair Housing Commission at the Fresno office. The County will continue to publicize fair housing information at County offices and website, other public agencies and commercial centers. County staff will also coordinate with the cities of Avenal, Corcoran, Hanford and Lemoore regarding the most effective fair housing organizations to serve residents of Kings County. The Housing Element also includes several programs to address fair housing issues.
FAIR HOUSING ISSUES CONTRIBUTING
FACTOR/S
MEANINGFUL ACTIONS
Access to Affordable
Housing
Poverty, segregation and
limited resources
Increase affordable housing
opportunities through grant
funding, incentives to
developers and programs to
support first home buyers,
preservation of existing
affordable housing and
rehabilitation
Discrimination in the private
market
Private discrimination Provide fair housing
outreach education through
County staff and Self-Help
Enterprises. . Refer persons
experiencing discrimination
in housing to Department of
Fair Employment and
Housing office in Fresno and
posts fair housing
information in public offices
and on the website.
Coordinate fair housing
issues with other
B.5 Kings County Housing Programs
Kings County and Cities of 5-53 2024-2032
Avenal, Corcoran, Hanford and Lemoore Housing Element
jurisdictions in Kings
County.
Limited Outreach Capacity Limited media marketing Expand media marketing through social media, in
addition to providing AFFH
information through the
county website.
Disproportionate Housing
Needs
Rent increases, potential
displacement of residents
due to economic pressures,
need for variety (unit size
and bedrooms) of affordable
housing availability.
Expand affordable housing
opportunities across the
board, while recognizing
that the county has 197
affordable housing units that
need to be preserved.
Objective: Coordinate fair housing issues with other jurisdictions in the County and provide landlord/tenant mediation services and fair housing investigations.
Continue to facilitate the provision of fair housing information to residents of Kings County.
Responsible Agency: Community Development Agency
Funding: General Fund
Timeline: Throughout the planning period
5.13 Assist Affordable Housing Development
The County promotes the development of housing for extremely- low-, very- low-, low - and moderate - income persons through direct financial assistance such as CDBG and HOME, priority entitlement processing, regulatory incentives such as density bonus and modif ied development standards, administrative support to developers on grant applications. Programs 5.6 (Section 8 Rental Assistance), 5.8 (Emergency Shelters and Transitional/Supportive Housing), 5.9 (Mobile/Manufactured Housing), 5.10 (Farmworker and Employee Housing), 5.11 (Housing for Persons with Disabilities) and 5.16 (SRO Housing) are all intended to address the needs of extremely -low-income (ELI) households. In order to further assist in the development of ELI units, the County will apply for State and Federal funds for direct support of low-income housing construction and rehabilitation. Potential funding sources include CDBG and HOME. The County will also seek State and Federal funding specifically targeted for the development of housing affordable to ELI households, such as AHSC funds. The County will promote the benefits of this program to the development community by posting information on its web page and creating a handout to be distributed with land development applications.
Objective: Seek applicable grants for affordable housing, provide an inventory of housing sites to interested developers, and continue to pursue housing production and rehabilitation with nonprofit housing organizations.
Responsible Agency: Community Development Agency and affordable housing developers Funding: Local, state, and federal funds
Timeline: Throughout the planning period; apply for grant funding on an annual basis as available.
Chapter 5. Housing Plan
2024-2032 5-54 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
5.14 Energy Conservation and Greenhouse Gas/Particulate Matter Reduction The Community Development Agency offers expedited plan check and permit processing for residential projects designed to comply with the voluntary residential requirements of the California Green Building Standards Code. Expedited plan check/permit processing is also provided for photovoltaic systems that generate energy for residential uses.
Objective: Increase energy conservation and reduce greenhouse gases/particulate matter in Kings County by encouraging developers to comply with the California Green Building Standards Code. Developers receive expedited plan check/permit processing if their project meets or exceeds the California Green Building Standards Code or if the project incorporates a photovoltaic system that provides energy for residential uses. This program will be publicized through postings within the Community Development Agency office and on the Agency’s webpage.
Responsible Agency: Community Development Agency and housing developers Funding: No additional County funding required
Timeline: Throughout the planning period
5.15 Weatherization and Energy-Efficient Home Improvements The purpose of this program is to reduce energy use by providing financial assistance to lower -income households for weatherization and energy-efficient heating (including solar photovoltaic water heaters) and cooling systems. The County will refer lower -income households to the Kings Community Action Organization and other community services agencies that provide financial assistance to qualifying households for these improvements.
Objective: Reduce residential energy use and carbon footprint by providing financial assistance to lower-income households for weatherization and energy-efficient heating and cooling systems.
Responsible Agency: Community Development Agency
Funding: Nominal funding required
Timeline: Throughout the planning period
5.16 Single Room Occupancy (SRO) Housing
To facilitate additional housing opportunities for lower-income residents, the County will continue to encourage development of SRO housing.
Objective: Address the needs of extremely-low-income persons through SRO housing.
Responsible Agency: Community Development Agency
Funding: Nominal funding required
Timeline: Throughout the planning period
B.5 Kings County Housing Programs
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Avenal, Corcoran, Hanford and Lemoore Housing Element
5.17 Promote Fair and Balanced Fee Structures
Kings County promotes the development of affordable housing. However, such properties are often owned by non-profit organizations that are exempt from property taxes, which are necessary to provide funding for the public services and facilities required by residents. As a result, non-profit developments can have a negative fiscal impact on the County. In the event that affordable housing production by non- profit developers exceeds the level of need identified in the RHNA Plan for this planning period, the County will initiate a study to assess the fiscal impacts of additional non -profit affordable housing development, and consider appropriate mechanisms such as in-lieu fees to mitigate such impacts. Prior to implementation of such mitigation, the County shall conduct an evaluation of its effect on the cost and supply of housing, and process an amendment to the Housing Element.
Objective: The objective of this program is to balance the benefits of non -profit affordable housing tax benefits with the importance of maintaining local funding mechanisms for the continuance of essential County services.
Responsible Agency: Community Development Agency
Funding: No funding required at this time.
Timeline: To be determined
4.18 Preservation of At-Risk Affordable Housing
The County will work with interested agencies and community organizations to preserve at -risk units by monitoring their status, providing technical and/or financial assistance in return for extended affordability controls, and ensuring proper tenant notification prior to project conversion. The unincorporated county has 561 units of affordable housing for low- and moderate-income households created through City, state, and federal programs. 1 project is considered to be at risk of converting to market-rate housing during the next 10 years – Kettleman City Apartments (40 units).
The county will monitor the status of this project at least annually by contacting the owners or managers and identifying any units at‐risk of converting to market rate housing. To increase the likelihood that these affordable units are preserved, the county will develop a preservation strategy if affordability agreements are about to expire. The strategy may include contacting potential purchasers, working with organizations as appropriate in pursuing available funds, ensuring compliance with tenant notici ng requirements, conducting tenant education regarding their rights, and providing information on Section 8 rent subsidies and other affordable housing opportunities in the city . In addition, the city will maintain and update the inventory of at-risk projects and establish a database.
Objective: Develop a preservation strategy for at risk projects and maintain and update an at-risk project inventory and actions taken. Monitor the status of publicly-assisted affordable units at least annually. The City will contact the property owners to determine their intentions, contact qualified nonprofits regarding potential opt-out projects, ensure that property owners comply with noticing requirements, support the acquisition of at-risk properties by nonprofits, and pursue grants to support the preservation of affordable at-risk housing.
Responsible Agency: Community Development Agency and interested affordable housing providers/developers
Chapter 5. Housing Plan
2024-2032 5-56 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
4.15 Ensure the General Plan and Zoning Ordinance comply with State Laws
a. Amend General Plan and Zoning Code to permit a minimum of 4 and a maximum of 10 units per acre in the Low-Density Residential Designation.
Objective: Establish a minimum and maximum density of at least 4 and 10 respectively in the Low-Density Residential Designation.
Agency: Community Development Agency
Financing: General Fund and SB-2 Funding from HCD.
Time Frame: December 2025
b) Amend General Plan and Zoning Code to permit a minimum of 10 and a maximum of 12 units per acres in the Low-Medium Density Residential Designation
Objective: Establish a minimum density of 10 units and a maximum of 16 units/acre in the Low- Medium Density Residential Designation. Current density permitted is 7-12 units per acre.
Agency: Community Development Agency
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
c) Amend General Plan and Zoning Code to permit a minimum of 16 and a maximum of 24 units in the Medium High Density Residential Designation.
Objective: The current density range permitted is 12-17 units per acre. The changes will increase the potential to build additional housing on a per acre basis.
Agency: Community Development Agency
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
d) Amend General Plan and Zoning Code to permit a minimum of 21 and a maximum of 30 units in the High-Density Residential Designation.
Objective: The current density range permitted is 14-29 units per acre. The changes will permit 21-30 units per acre.
Agency: Community Development Agency
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
B.5 Kings County Housing Programs
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Avenal, Corcoran, Hanford and Lemoore Housing Element
e) Ministerial Approval of ADU Developments
Objective: Amend the Zoning Code permitting ministerial approval of ADUs, pre - approved design, and development standards.
Agency: Community Development Agency
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
f) Adopt Objective Design Standards with Ministerial Approval.
Objective: Amend the Zoning Code incorporating Objective Design Standards to streamline and ministerially approve applications for design review of residential projects that qualify under the provisions of Government Code 65913.4, including transitional and supportive housing, and mixed- use projects with at least 2/3 the square footage of the floor area designated for residential use, within 90 to 180 days of the determination of completeness.
Agency: Community Development Agency
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
g) New Environmental Justice Element.
Objective: Amend the General Plan to add a new Environmental Justice Element Agency: Community Development Agency
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
h) Density Bonus.
Objective: Ensure a density bonus ordinance that complies with the State Density Bonus Law. Further, the county will ensure the zoning code permit transitional and supportive housing as a residential use subject only to those restrictions that apply to other residential uses of the same type in the same zone.
Agency: Community Development Agency
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
i) Ministerial Approval of multi-family developments without CEQA review.
Chapter 5. Housing Plan
2024-2032 5-58 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
Objective: Amend Zoning Code provisioning for the Approval of multi-family developments, ministerially and exempt from CEQA review.
Agency: Community Development Agency
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
j). The County shall ensure the Zoning Code permits, ministerially, as a use by right or right-of-zone permanent supportive housing (Government Code Section 65651), low barrier navigation centers (Government Code Section 65660), and amend the zoning code to address the provision for employee housing
Objective: Amend Zoning Code provisioning for the use by right or right of zone approval of permanent supportive housing, low barrier navigation centers and employee housing, ministerially
Agency: Community Development Agency
Financing: General Fund and SB-2 Funding from HCD
Time Frame: December 2025
k). Amend the Subdivisions Code Permitting SB-9 Small Lot Subdivisions on Single-family Zoned Lots.
Objective: SB 9 has the potential to create more small-scale homeownership opportunities that are affordable to moderate-income buyers.
Agency: Community Development Agency
Financing: General Fund
Time Frame: December 2025
l) Ensure the County’s procedures for reasonable accommodation requests complies with State Law.
Objective: Compliance with State law.
Agency: Community Development Agency
Financing: General Fund
Time Frame: December 2025
m) Emergency Shelters -
The County shall ensure compliance with Gov. Code §65583(a)(4) to plan to shelter people experiencing homelessness by adopting one of the following:
a. by revising the zoning code to specify an additional appropriate zone(s) to allow emergency shelters by right and/or with approval of a conditional use permit. b. Establish an Emergency Shelter (ES) development standards compliant with Gov. Code §65583(a)(4). (As described in more detail in the cit ed statute, a compliant location is usually vacant, sized to accommodate the need for emergency shelter identified in this housing program, including at least one year -round emergency shelter, located in a residential zone, or in a nonresidential zone that allows residential use near transportation,
B.5 Kings County Housing Programs
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amenities, and homelessness services.
c. Ensuring the definition of emergency shelters to be consistent with Gov. Code 65583(a)(4)(C) and ensure appropriate parking requirements are limited to employees.
Objective: Compliance with Gov. Code §65583 regarding emergency shelters Agency: Community Development Agency
Financing: General Fund
Time Frame: December 2025
Chapter 5. Housing Plan
2024-2032 5-60 Kings County and Cities of
Housing Element Avenal, Corcoran, Hanford and Lemoore
C. Quantified Objectives
Table 5 -1 below summarizes the quantified objectives for housing construction, rehabilitation, and conservation for Kings County jurisdictions for the 2016-2024 planning period. Construction objectives do not reflect past building activity, but rather reflect housing needs based on demographic trends as determined by the California Department of Housing and Community Development (HCD).
Table 5-1
Quantified Objectives 2016-2024
Income Category Avenal Corcoran Hanford Lemoore
Unincorporated
Kings County
New Construction1
Extremely Low 24 61 684 293 66
Very Low 24 61 685 293 66
Low 37 116 993 437 89
Moderate 55 118 1066 408 106
Above-Moderate 137 359 2,119 898 234
Rehabilitation
Extremely Low 5 10 10 10 12
Very Low 5 20 40 10 13
Low 10 45 50 10 25
Moderate 0 0 0 10 0
Above-Moderate 0 0 0 0 0
Conservation2
Extremely Low
317 593 766 641 197 Very Low
Low
Moderate
Above-Moderate 0 0 0 0 0
1 Construction objectives are for 2014-2024 commensurate with the RHNA 2 Conservation objectives refer to existing units with affordability covenants (see 0) Source: KCAG, 2014 Kings County Regional Housing Needs Assessment Plan, January 28, 2015
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Chapter 6. Glossary of Terms
Acre: A unit of land measure equal to 43,560 square feet. Net acreage refers to the portion of a site exclusive of existing or planned public or private road rights-of-way.
Accessory Dwelling Unit: A dwelling unit accessory to a main single-family dwelling on a parcel of land and which meets the requirements of state law.
Affordability Covenant: A property title agreement which places resale or rental restrictions on a housing unit.
Affordable Housing: Under state and federal statutes, housing which costs no more than 30% of gross household income. Housing costs include rent or mortgage payments, utilities, taxes, insurance, homeowner association fees, and related costs.
Assisted Housing: Housing that has received subsidies (such as low interest loans, density bonuses, direct financial assistance) by federal, state, or local housing programs in exchange for restrictions requiring a certain number of housing units to be affordable to very– low-, low-, and moderate- income households.
Kings County Association of Governments (KCAG): The regional government agency authorized by the federal and s tate government to address regional transportation, housing, and other planning issues in Kings County.
At-Risk Housing: Assisted rental housing that is at risk of losing its status as housing affordable for very– low-, low -, and moderate -income residents due to the expiration of federal, state or local agreements.
California Department of Housing and Community Development ( HCD): The state department responsible for administering s tate-sponsored housing programs and for reviewing housing elements to determine compliance with state housing law.
Census: The official United States decennial enumeration of the population conducted by the federal government.
Community Development Block Grant (CDBG): A grant program administered by the U.S. Department of Housing and Urban Development (HUD). This grant allots money to cities and counties for housing rehabilitation and community development activities, including public facilities and economic development.
Condominium: A building or group of buildings in which units are owned individually, but the structure, common areas and facilities are owned by all owners on a proportional, undivided basis.
Density: The number of dwelling units per unit of land. Density usually is expressed “per acre,” e.g., a development with 100 units located on 20 acres has density of 5.0 units per acre.
Density Bonus: The allowance of additional residential units beyond the maximum for which the parcel is otherwise permitted usually in exchange for the provision or preservation of affordable housing units at the same site or at another location.
Development Impact Fees: A fee or charge imposed on developers to pay for a jurisdiction’s costs of providing services to a new development.
Development Right: The right granted to a land owner or other authorized party to improve a property.
Such right is usually expressed in terms of a use and intensity allowed under existing zoning regulation. For example, a development right may specify the maximum number of residential dwelling units permitted per acre of land.
Chapter 6. Glossary of Terms
Kings County and Cities of 6-2 2016-2024
Avenal, Corcoran, Hanford and Lemoore Housing Element
Dwelling Unit: One or more rooms, designed, occupied or intended for occupancy as separate living quarters, with cooking, sleeping and sanitary facilities provided within the unit for the exclusive use of a household.
Dwelling, Multi- family: A building containing two or more dwelling units for the use of individual households; e.g., an apartment or condominium building.
Dwelling, Single -family Attached: A one -family dwelling attached to one or more other one -family dwellings by a common vertical wall. Row houses and town homes are examples of this dwelling unit type.
Dwelling, Single-family Detached: A dwelling, not attached to any other dwelling, which is designed for and occupied by not more than one family and surrounded by open space or yards.
Elderly Household: Elderly households are one - or two- member (family or non -family) households in which the head or spouse is age 65 or older.
Emergency Shelter: An emergency shelter is a facility that provides shelter to homeless families and/or homeless individuals on a limited short-term basis.
Fair Market Rent (FMR): Fair Market Rents (FMRs) are freely set rental rates defined by HUD as the median gross rents charged for available standard units in a county or Standard Metropolitan Statistical Area (SMSA). Fair Market Rents are used for the Section 8 Rental Program and other HUD programs.
First-Time Home Buyer: Defined by HUD as an individual or family who has not owned a home during the three-year period preceding the HUD -assisted purchase of a home. Jurisdictions may adopt local definitions for first -time home buyer programs which differ from non- federally funded programs.
Floor Area Ratio (FAR): The gross floor area of all buildings on a lot divided by the lot area; usually expressed as a numerical value (e.g., a building having 10,000 square feet of gross floor area located on a lot of 5,000 square feet in area has a floor area ratio of 2:1).
General Plan: The General Plan is a legal document, adopted by the legislative body of a city or county, setting forth policies regarding long- term development. California law requires the preparation of seven elements or chapters in the General Plan: Land Use, Housing, Circulation, Conservation, Open Space, Noise, and Safety. Additional elements are p ermitted, such as Economic Development, Urban Design and similar local concerns.
Group Quarters: A facility that houses groups of unrelated persons not living in households (U.S. Census definition). Examples of group quarters include institutions, dormitories, shelters, military quarters, assisted living facilities and other quarters, including single -room occupancy (SRO) housing, where 10 or more unrelated individuals are housed.
Home Mortgage Disclosure Act (HMDA): The Home Mortgage Disclosure Act requires larger lending institutions making home mortgage loans to publicly disclose the location and disposition of home purchase, refinance and improvement loans. Institutions subject to HMDA must also disclose the gender, race, and income of loan applicants.
HOME Program: The HOME Investment Partnership Act, Title II of the National Affordable Housing Act of 1990. HOME is a Federal program administered by HUD which provides formula grants to states and localities to fund activities that build, buy, and/or rehabilitate affordable housing for rent or home ownership or provide direct rental assistance to low-income people.
Homeless: Unsheltered homeless are families and individuals whose primary nighttime residence is a public or private place not designed for, or ordinarily used as, regular sleeping accommodation for human beings (e.g., the street, sidewalks, cars, vacant and abandoned buildings). Sheltered
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Avenal, Corcoran, Hanford and Lemoore Housing Element
homeless are families and persons whose primary nighttime residence is a supervised publicly or privately-operated shelter (e.g., emergency, transitional, battered women, and homeless youth shelters; and commercial hotels or motels used to house the homeless).
Household: The US Census Bureau defines a household as all persons living in a housing unit whether or not they are related. A single person living in an apartment as well as a family living in a house is considered a household. Household does not include individuals living in dormitories, prisons, convalescent homes, or other group quarters.
Household Income: The total income of all the persons living in a household. Household income is commonly grouped into income categories based upon household size, and income, relative to the regional median family income. The following categories are used in the Housing Element:
Extremely Low: Households earning less than 30% of County median family income; Very low: Households earning less than 50% of County median family income; Low: Households earning 51% to 80% of the County median family income; Moderate: Households earning 81% to 120% of County median family income; Above Moderate: Households earning above 120% of County median family income Housing Problems: Defined by HUD as a household which: (1) occupies a unit with physical defects (lacks complete kitchen or bathroom); (2) meets the definition of overcrowded; or (3) spends more than 30% of income on housing cost.
Housing Subsidy: Housing subsidies refer to government assistance aimed at reducing housing sales or rent prices to more affordable levels. Two general types of housing subsidy exist : 1) where a housing subsidy is linked to a particular house or apartment, the housing subsidy is “project” or “unit” based; or 2) In Section 8 rental assistance programs the subsidy is provided to the family (called “tenant -based”) who can then use the assistance to find suitable housing in the accommodations of their choice.
Housing Unit: A room or group of rooms used by one or more individuals living separately from others in the structure, with direct access to the outside or to a public hall and containing separate toilet and kitchen facilities.
Inclusionary Unit. An ownership or rental dwelling unit which is required to meet affordability criteria established by local ordinance.
Large Household: A household with 5 or more members.
Manufactured Housing: Housing that is constructed of manufactured components, assembled partly at the site rather than totally at the site. Also referred to as modular housing.
Market-Rate Housing: Housing which is available on the open market without any subsidy. The price for housing is determined by the market forces of supply and demand and varies by location.
Median Income: The annual income (adjusted for household size) within a region for which half of the households have incomes above the median and half have incomes below the median. The “Areawide Median Income” (AMI) is established annually by HUD and HCD for each county as the basis for affordable housing programs.
Mobile Home: A structure, transportable in one or more sections, which is at least 8 feet in width and 32 feet in length, is built on a permanent chassis and designed to be used as a dwelling unit when connected to the required utilities, either with or without a permanent foundation.
Mortgage Revenue Bond (MRB): A state, county or city program providing financing for the development of housing through the sale of tax-exempt bonds.
Chapter 6. Glossary of Terms
Kings County and Cities of 6-4 2016-2024
Avenal, Corcoran, Hanford and Lemoore Housing Element
Overcrowding: As defined by the U.S. Census, a household with greater than 1.01 persons per room, excluding bathrooms, kitchens, hallways, and porches. Severe overcrowding is defined as households with greater than 1.51 persons per room.
Overpayment: The extent to which gross housing costs, including utility costs, exceed 30% of gross household income, based on data published by the U.S. Census Bureau. Severe overpayment, or cost burden, exists if gross housing costs exceed 50% of gross income.
Parcel: The basic unit of land entitlement. A designated area of land established by plat, subdivision, or otherwise legally defined and permitted to be used, or built upon.
Public Housing: A project-based low-rent housing program operated by independent local public housing authorities. A low-income family applies to the local public housing authority in the area in which they want to live.
Regional Housing Needs Plan (RHNP): The Regional Housing Needs Plan (RHNP) is based on State of California projections of population growth and housing unit demand and assigns a share of the region’s future housing need to each jurisdiction in Kings County. These housing needs numbers serve as a basis for the update of the Housing Element.
Rehabilitation: The upgrading of a building previously in a dilapidated or substandard condition for human habitation or use.
Section 8 Rental Voucher/Certificate Program: A tenant-based rental assistance program that subsidizes a family’s rent in a privately -owned house or apartment. The program is administered by local public housing authorities. Assistance payments are based on 30% of household annual income.
Households with incomes of 50% or below the area median income are eligible to participate in the program.
Senior: The Census Bureau defines a senior as a person who is 65 years or older. For persons of social security eligibility, a senior is defined as a person age 62 and older. Other age limits may be used for eligibility for housing assistance or retired communities.
Service Needs: The particular services required by special populations, typically including needs such as transportation, personal care, housekeeping, counseling, meals, case management, personal emergency response, and other services preventing premature institutionali zation and assisting individuals to continue living independently.
Small Household: Pursuant to HUD definition, a small household consists of two to four non- elderly persons.
Special Needs Groups: Those segments of the population which have a more difficult time finding decent affordable housing due to special circumstances. Under California Housing Element statutes, these special needs groups consist of the elderly, people with disabilities, large families with five or more members, single- parent families with children, farmworkers and the homeless. A jurisdiction may also choose to consider additional special needs groups in the Housing Element, such as students, military households, other groups present in their community.
Subdivision: The division of a lot, tract or parcel of land in accordance with the Subdivision Map Act (California Government Code §66410, et seq.).
Substandard Housing: Housing which does not meet the minimum standards in the California Housing Code. Jurisdictions may adopt more stringent local definitions of substandard housing.
Substandard units which are structurally sound and for which the cost of rehabilitation is economically warranted are considered suitable for rehabilitation. Su bstandard units which are structurally unsound and for which the cost of rehabilitation is considered infeasible are considered in need of replacement.
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Supportive Services: Services provided to residents of supportive housing for the purpose of facilitating the independence of residents. Some examples are case management, medical or psychological counseling and supervision, child care, transportation, and job training.
Tenant-Based Rental Assistance: A form of rental assistance in which the assisted tenant may move from a dwelling unit with a right to continued assistance. The assistance is provided for the tenant, not for the project.
Transitional Housing: Transitional housing is temporary (often six months to two years) housing for a homeless individual or family who is transitioning to permanent housing. Transitional housing often includes a supportive services component (e.g., job skills training, rehabilitation counseling) to allow individuals to gain necessary life skills in support of independent living.
U.S. Department of Housing and Urban Development (HUD): The cabinet level department of the federal government responsible for housing, housing assistance, and urban development at the national level. Housing programs administered through HUD include Community Development Block Grant (CDBG), HOME and Section 8, among others.
Zoning: A land use regulatory measure enacted by local government. Zoning district regulations governing lot size, building bulk, placement, and other development standards vary from district to district, but must be uniform within the same district. Each city and county adopts a zoning ordinance specifying these regulations.
Chapter 6. Glossary of Terms
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COUNTY OF KINGS
Multi-Jurisdictional Housing Element (2024 – 2032).
Draft - July 2024
APPENDIX A:
EVALUATION OF THE 2016-2023 HOUSING ELEMENT
Prepared By:
Realty Planners Group
Fallbrook, California
Kings County Lemoore Corcoran Hanford Avenal Kings (Unincorporated) • • • • •
APPENDIX A: EVALUATION OF THE PRIOR
HOUSING ELEMENT
TABLE OF CONTENTS
1. Kings County Housing Programs ....................................................................................... 3
2. City of Avenal Housing Programs .................................................................................... 12
3. City of Corcoran Housing Programs ................................................................................ 19
4. City of Hanford Housing Programs .................................................................................. 25
5. City of Lemoore Housing Programs ................................................................................. 32
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 3 Housing Element
APPENDIX A
EVALUATION OF THE PRIOR HOUSING ELEMENT
1. Kings County
Housing Programs
Responsible
Agency
Funding Source Program Objectives
and Timeline
Accomplishments Future Policies and Actions
1.1 Code Enforcement
County Building
Inspection
Division
General Fund Continue to address code
violations in the County
unincorporated areas.
(Timeline: throughout
the planning period)
A lack of funding eliminated the
code enforcement officer position.
The building staff handled code
enforcement and continued
working with property owners to
remedy issues.
Code Enforcement Cases by Year:
2015 – 2 cases
2016 – 4 cases
2017 – 11 cases
2018 – 4 cases
2019 – 14 cases
2020 – 11 cases
2021 – 2 cases
2022 – 7 cases
2023 – 10 cases
Kings County to continue Code
Enforcement Program to
improve the quality of housing
and ensure that the character and
quality of neighborhoods and
housing are maintained
1.2 Housing
Rehabilitation
Program
Community
Development
Agency
CDBG and HOME
funding
Provide between 5 to 10
loans. (Timeline:
throughout the planning
period)
Worked with nonprofit
organizations and jurisdictions to
provide housing rehabilitation
program.
Zero loans for $0 were provided.
The Housing Rehabilitation
program was discontinued in 2014
to lack of funding.
The Housing Rehabilitation
program was discontinued in
2014 due to lack of funding.
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 4 Housing Element
1. Kings County
Housing Programs
Responsible
Agency
Funding Source Program Objectives
and Timeline
Accomplishments Future Policies and Actions
1.3 Preservation of At-
Risk Affordable
Housing and
Mobile Home Parks
Community
Development
Agency
General Fund County to work with
interested agencies and
community organizations
to preserve at risk units
by monitoring them.
(Timeline: throughout
the planning period)
Ongoing monitoring of the 197
affordable units in Unincorporated
Kings County. Kettleman City
Apartments expire in 2032.
County to continue the program
and further review at risk
affordable units to ensure
preservation.
1.4 Adequate Sites Community
Development
Agency
General Fund Designate adequate sites
to meet Kings County’s
housing needs of 818
units for the new
planning period.
Timeline – throughout
the planning cycle
The County achieved 711 units out
of the RHNA allocation of 818
units in the last planning period.
2015 – 29 units
2016 – 4 units
2017 – 17 units
2018 – 23 units
2019 – 59 units
2020 – 88 units
2021 – 144 units
2022 – 227 units
2023 – 120 units
Housing element to identify
adequate sites in the
Unincorporated Kings County to
meet the regional housing needs
allocation of 561 units (66
extremely low, 66 very low, 89
low, 106 moderate and 234
above moderate-income
affordability)
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 5 Housing Element
1. Kings County
Housing Programs
Responsible
Agency
Funding Source Program Objectives
and Timeline
Accomplishments Future Policies and Actions
1.5 First Time
Homebuyer
Program
Community
Development
Agency and Self-
Help Enterprises
HOME, CDBG,
CalHOME &
BEGIN
Provide 10 to 15 loans
annually. Timeline –
throughout the planning
period
The County provided 55 loans for a
total of $3,304,763 to 38 Kings
County residents from 2015 – 2023.
Loan Amounts by Program –
CDBG - $1,684,912
CalHOME - $524,742
HOME - $592,603
BEGIN - $347,990
Other - $154,516
The County to apply for CDBG
and HOME funds to provide
assistance to first-time
homebuyers.
1.6 Section 8 Rental
Assistance Program
Kings County
Housing Authority
Department of
Housing and Urban
Development
Support the Housing
Authority’s Section 8
program by promoting
the program via the
County website and
brochures at County
offices. Timeline –
throughout the planning
period
The Kings County Housing
Authority continued to provide
Section 8 Rental Assistance
Program assistance for extremely-
low and very-low income
households that spend more than
30% of income on rent. The Kings
County Housing Authority stated
the information is month to month
because they use an automated
system and do not retain
information from previous years.
They could not provide quantitative
data.
Continue to participate in the
Section 8 Rental Assistance
Program to provide rental
subsidies to extremely-low and
very-low income households that
spend more than 30% of their
income on rent.
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 6 Housing Element
1. Kings County
Housing Programs
Responsible
Agency
Funding Source Program Objectives
and Timeline
Accomplishments Future Policies and Actions
1.7 Foster Youth
Transitional
Program
Community
Development
Agency and Kings
County Housing
Authority
General Fund Continue to support the
Housing Authority in the
provision of transitional
homes for foster youth.
Timeline – throughout
the planning period
The Hanford Boys’ Home no longer
exists, but the County continued to
support the Lemoore Girls’ Home
for aged-out foster care.
Continue the program and
review the need for program
enhancement
1.8 Emergency Shelters
and Transitional/
Supportive Housing
Community
Development
Department
General Fund Amend the Development
Code to permit
transitional/supportive
housing subject to the
same requirements and
procedures as for other
residential uses of the
same type in the same
zone, as required by state
law.
Continue to support the
Kings/Tulare Continuum
of Care Plan to develop
transitional and
emergency housing
programs for homeless
individuals and families.
Timeline – throughout
the planning period
The Development Code permits
emergency shelters in the PF zone
subject only to a ministerial Site
Plan review, consistent with SB2.
Also allows emergency shelters by
CUP in the R-1 and RM zones.
Development Code allows
transitional or supportive housing
for up to 6 persons by right in all
residential zones.
On December 21, 2021, the Kings
County Community Development
Agency approved Site Plan Review
No. 21-20 to convert an existing
22-unit motel to SRO/apartments
for transitional/supportive housing
for homeless.
The County will continue
support the Kings/Tulare
Continuum of Care Plan to
develop transitional and
emergency housing programs for
homeless individuals and
families.
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 7 Housing Element
1. Kings County
Housing Programs
Responsible
Agency
Funding Source Program Objectives
and Timeline
Accomplishments Future Policies and Actions
1.9 Density Bonus
Program
Community
Development
Agency
General Fund Continue to implement
the density bonus
ordinance to assist
development of
affordable housing.
Timeline – throughout
the planning cycle
Local ordinance that provides
density bonus and other incentives
to encourage the development of
affordable housing.
Density Bonus by Year:
2023 – 5 units
2022 – 11 units
2021 – 1 unit
2020 – 1 unit
2019 – 0 units
2018 – 0 units
2017 – 3 units
2016 – 0 units
2015 – 0 units
Total: 21 units
The County will continue to
work with developers to
facilitate the use of density
bonus in line with State
requirements.
1.10 Farmworker
and Employee
Housing
Community
Development
Agency, Kings
County Housing
Authority, and
interested
affordable housing
providers/
developers
General Fund Continue to support
farmworker housing as
follows:
1. Amend the
Development Code to
incorporate §17021.5
and §17021.6 of the
Health and Safety
Code
2. Assist interested
developers by
identifying sites and
supporting funding
applications.
The County also facilitated
renovation of a former motel into
temporary and/or long-term,
permanent agricultural employee
housing for 24 farmworker
families. Conditional Use Permit
No. 02-13 was approved by the
Kings County Planning
Commission on April 7, 2003, but
the project was not developed and
the permit has since expired.
The County has a 40-unit farm
labor complex in Kettleman City
that houses 70-100 farm laborers.
The County to continue to
facilitate the construction of
farmworker housing on an
annual basis
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 8 Housing Element
1. Kings County
Housing Programs
Responsible
Agency
Funding Source Program Objectives
and Timeline
Accomplishments Future Policies and Actions
3. Provide, to the extent
feasible, regulatory
incentives.
Timeline – annual and
throughout the planning
period
1.11 Housing for
Persons with
Disabilities
Community
Development
Agency
General Fund Continue to facilitate the
provision of community
care facilities and
housing for persons with
disabilities.
Timeline –throughout the
planning period
County ensured that there are no
significant constraints with its
zoning code, permit processing and
building codes to support provision
of housing for persons with
disabilities
The County will continue to:
1. Permit small licensed
community care facilities
(6 or fewer persons) by -
right in all residential zones
and larger community care
facilities serving more than
6 persons by CUP in all
residential zones; and
2. Implement the reasonable
accommodation ordinance
(Zoning Code Sec. 2208).
.
1.12 Promote Equal
Housing
Opportunities
Community
Development
Agency
General Fund Continue to facilitate the
provision of fair housing
information to residents
of Kings County.
Timeline –throughout the
planning period
The County referred fair housing
questions and complaints to the
Human Rights/Fair Housing
Commission in Fresno. Information
on fair housing was posted in
public offices and on the County
website.
The County will continue to
refer fair housing questions and
complaints to the Human
Rights/Fair Housing
Commission in Fresno and post
fair housing information in
public offices and on the
website.
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 9 Housing Element
1. Kings County
Housing Programs
Responsible
Agency
Funding Source Program Objectives
and Timeline
Accomplishments Future Policies and Actions
1.13 Assist
Affordable Housing
Development
Community
Development
Agency and
affordable housing
providers/
developers
Local, state and
federal funds
Seek applicable grants
for affordable housing,
provide an inventory of
housing sites to
interested developers,
and continue to pursue
housing production and
rehabilitation with
nonprofit housing
organizations. Timeline –
apply for funding
annually and implement
throughout the planning
period
The County promoted the
development of housing for
extremely-low-, very-low-, low-
and moderate-income persons
through direct financial assistance
such as CDBG and HOME, priority
entitlement processing, regulatory
incentives such as density bonus
and modified development
standards, administrative support to
developers on grant applications.
The County will continue
supporting affordable housing,
units, especially for very-low-
and extremely-low-income
household units., by seeking
applicable grants and facilitating
such developments with
developers
1.14 Energy
Conservation and
Greenhouse
Gas/Particulate
Matter Reduction
Community
Development
Agency and
housing
developers
General Fund Increase energy
conservation and reduce
greenhouse
gases/particulate matter
in Kings County by
encouraging developers
to comply with the
California Green
Building Standards
Code. Developers
receive expedited plan
check/permit processing
if their project meets or
exceeds the California
Green Building
Standards Code or if the
project incorporates a
The Community Development
Agency offers expedited plan check
and permit processing for
residential projects designed to
comply with the voluntary
residential requirements of the
California Green Building
Standards Code
The County to continue to
incentivise energy conservation
and reduction of greenhouse
gases and particulate matters by
facilitating compliance with
California Green Building
Standards Code through
expedited plan check/permit
processing
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 10 Housing Element
1. Kings County
Housing Programs
Responsible
Agency
Funding Source Program Objectives
and Timeline
Accomplishments Future Policies and Actions
photovoltaic system that
provides energy for
residential uses. This
program will be
publicized through
postings within the
Community
Development Agency
office and on the
Agency’s webpage.
Timeline – throughout
the planning period
1.15 Weatherization
and Energy
Efficient Home
Improvements
Community
Development
Agency
General Fund Reduce residential
energy use and carbon
footprint by providing
financial assistance to
lower-income
households for
weatherization and
energy-efficient heating
and cooling systems.
Timeline – throughout
the planning period
The County refers lower-income
households to the Kings
Community Action Organization
and other community services
agencies that provide financial
assistance to qualifying households
for weatherization and energy
efficiency improvements.
The County will continue to
facilitate provision of financial
assistance to qualifying
households for weatherization
and energy efficiency
improvements.
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 11 Housing Element
1. Kings County
Housing Programs
Responsible
Agency
Funding Source Program Objectives
and Timeline
Accomplishments Future Policies and Actions
1.16 Single Room
Occupancy (SRO)
Housing
Community
Development
Agency
General Fund Address the needs of
extremely-low-income
persons through SRO
housing.
On December 21, 2021, the Kings
County Community Development
Agency approved Site Plan Review
No. 21-20 to convert an existing
22-unit motel to SRO/apartments
for transitional/supportive housing
for homeless.
The Kings County Development
Code has been updated to comply
with ADU law and to encourage the
construction of Accessory Dwelling
Units.
The County will continue to
encourage development of SRO
housing and will also encourage
Accessory Dwelling Units
.
1.17 Promote Fair
and Balanced Fee
Structures
Community
Development
Agency
No funding required Balance the benefits of
non-profit affordable
housing tax benefits with
the importance of
maintaining local
funding mechanisms for
the continuance of
essential County
services. Timeline –
throughout the planning
period and reviewed
periodically
The County is in the process of
updating the public facility impact
fees.
The County will continue to
balance the benefits of non-
profit affordable housing tax
benefits with the importance of
maintaining local funding
mechanisms for the continuance
of essential County services.
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 12 Housing Element
Community
Development
Agency
Homes built towards
RHNA Allocation for
5 th Cycle
2.1 Code Enforcement
The City’s
Code Enforcement staff
will work to enforce
state and local
regulations. In
conjunction with code
enforcement activities,
Code
Enforcement
Staff/ Public
Works
Department
General Fund Continue to work with
the community to
address code violations.
Refer property owners
to the Housing
Rehabilitation Program.
(Timeline: Ongoing)
Code enforcement staff
continued working with
property owners to remedy
issues. Information regarding
rehab programs has been
provided to property owners.
City to continue Code
Enforcement Program to
improve the quality of
housing and ensure that the
character and quality of
neighborhoods and housing
are maintained
2.2 Housing Rehabilitation
Program
City will provide
housing repairs and
rehabilitation loans to
lower-income
households, including
very-low- and
extremely-low-income
persons.
Community
Development
Department and
Self-Help
Enterprises
CDBG; HOME;
CAL-HOME
Continue to provide
between 6 to 12 loans
to lower income
households per year.
Continue to market the
program through
brochures at the public
counter. (Timeline:
ongoing)
Promoted property owner
awareness and interest in
available residential
rehabilitation programs
through the city website and
print media in public
buildings.
Total Number of Loans – 3
Total Value (total amount of
assistance provided-total
amount of loans) $668,000.00
City to continue Housing
Rehabilitation Program with
loans for housing repairs and
rehabilitation loans to lower
income households,
including very low and
extremely low-income
persons.
2. City of Avenal
Housing
Programs
Responsible
Agency
Funding Source Program Objectives
and Timeline
Accomplishments Future Policies and Action
~ ~
I I I
l
I
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 13 Housing Element
2.3 Preservation of At-Risk
Affordable Housing
and Mobile Home
Parks
Community
Development
Department
General Fund City to work with
interested agencies and
community
organisations to
preserve at risk units by
monitoring their status
and ensuring property
tenant notification prior
to project conversion.
Timeline- ongoing
General Plan and Zoning
Ordinance updated to
redesignate mobile home
parks from R-1 to MHP to
ensure that manufactured and
factory-built housing on
permanent foundations are
permitted subject to the same
standards as apply to
conventional housing.
Ongoing monitoring of the
317 affordable units in
Avenal. Wien Manor expires
in 2027.
City to continue the program
and further review General
Plan and Zoning Ordinance
to ensure preservation of at-
Risk Affordable Housing and
Mobile Home Parks.
2.4 Adequate Sites Community
Development
Department
General Fund Maintain appropriate
land use designations to
provide adequate sites
appropriate for new
housing to meet
Avenal’s housing needs
allocation. Timeline –
throughout the planning
cycle
The City achieved 134 units
out of the RHNA allocation of
639 units in the last planning
period.
2016 – 2
2017 – 2
2018 – 5
2019 – 15
2020 – 6
2021 – 35
2022 – 20
2023 – 49
Total: 134
Housing element to identify
adequate sites in the City to
meet the regional housing
needs allocation of 277 units
(24 extremely low, 24 very
low, 37 low, 55 moderate
and 137 above moderate-
income affordability)
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 14 Housing Element
2.5 Infill Development Community
Development
Department
General Fund Facilitate infill
development by
providing the location
and zoning of
residential infill sites in
the community and
working with
developers to expedite
applications. Timeline -
ongoing
The city provided inventory at
the public counter on the
location of infill sites that are
adequately served by
infrastructure and suitable for
residential development
City to continue the Infill
Development Program
2.6 Density Bonus Program Community
Development
Department
General Fund Continue to implement
the density bonus
ordinance to assist
development of
affordable housing.
Timeline – throughout
the planning cycle
Local ordinance that provides
density bonus and other
incentives to encourage the
development of affordable
housing
The city will continue to
work with developers to
facilitate the use of density
bonus in line with State
requirements.
2.7 Regulatory and
Financial Assistance
Community
Development
Department
General Fund Continue to
defer/reduce fees and
expedite processing for
affordable housing;
Reduce parking
standards for small
multi-family units.
The City continued to offer
developers assistance to build
affordable housing by
offering reduction or
deferment of development
fees, reduced processing
times, and assistance with
grant applications
The City will continue
providing regulatory and
financial assistance to
facilitate the development of
affordable housing to
extremely-low-, very-low-,
low-, and moderate-income
households.
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 15 Housing Element
2.8 First Time Homebuyer
Program
Community
Development
Department and
Self-Help
Enterprises
HOME Assist 5 to 10 new first-
time homebuyers
annually. Timeline –
throughout the planning
period
The City will continue to
apply for CDBG funds to
provide assistance to first-
time homebuyers. The City
to also explore other funding
opportunities to assist first
time homebuyers
.
2.9 Section 8 Rental
Assistance Program
Community
Development
Department and
Kings County
Housing
Authority
Department of
Housing and
Urban
Development
Assist Kings County
Housing Authority in
promoting the Section
8 program. Timeline –
throughout the planning
period
The City will continue to
participate in the Section 8
Rental Assistance Program
to provide rental subsidies to
extremely-low and very-low
income households that
spend more than 30% of
their income on rent.
2.10 Affordable Housing
Assistance
Community
Development
Department and
interested
affordable
housing
providers/
developers
Local, state and
federal funds
Seek applicable grants
from state and federal
sources (e.g., CDBG,
HOME, Proposition
1C, AHSC) including
funding specifically
targeted to ELI
housing, provide an
inventory of housing
sites to interested
developers, continue to
implement the density
bonus ordinance, and
continue to pursue
housing production and
rehabilitation activities
with non-profits.
Timeline – ongoing
The City promoted the
benefits of this program to the
development community by
posting information on its
web page and creating a
handout to be distributed with
land development
applications
The City will continue
supporting affordable
housing, especially units for
very-low- and extremely-
low-income persons.
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 16 Housing Element
2.11 Special Needs
Housing for Seniors
and Persons with
Disabilities
Community
Development
Department
General Fund Continue to work with
developers on senior
and special needs
projects, including
assistance to persons
with disabilities by
expediting applications
and assisting with grant
applications. Timeline
– annual assistance to
affordable and special
Emergency Shelters
and
Transitional/Supportive
Housing needs housing
applications, if
requested, throughout
the planning period
In the past, the City has
expedited applications for
senior housing apartments
and assisted the developer
with tax credit applications.
The City will continue to
apply for CDBG funds to
provide assistance to first-
time homebuyers. The City
to also explore other funding
opportunities to assist first
time homebuyers
.
2.12 Second Units Community
Development
Department
HOME Continue to assist
property owners with
second unit
applications by
providing information
and expediting their
applications. Timeline
– throughout the
planning period
The City will continue to
assist property owners with
second unit applications by
providing information and
expediting their applications.
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 17 Housing Element
2.13 Emergency Shelters
and
Transitional/Supportive
Housing
Community
Development
Department
General Fund Continue to facilitate
the provision of
emergency shelters and
transitional/supportive
housing. Timeline –
throughout the planning
period
The Zoning Code permits
emergency shelters in the
High-Density Multi-Family
Residential (R-3) zone by
right subject to appropriate
development standards. The
R-3 zone is conveniently
located adjacent to services
needed by persons residing in
a shelter. The Zoning Code
also allows transitional and
supportive housing as a
residential use subject only to
the same requirements and
procedures as for other
residential uses of the same
type in the same zone,
consistent with state law.
The City will continue to
facilitate emergency shelters
and transitional/supportive
housing.
2.14 Farmworker and
Employee Housing
Community
Development
Department
General Fund 1. Continue to
ensure that the Zoning
Code conforms with
§17021.5 and §17021.6
of the Health and
Safety Code regarding
farmworker housing;
2. Inventory
suitable sites for
farmworker housing
with the update of the
Land Use Element;
3. Continue to
assist interested
developers by
identifying sites and
supporting funding
applications for
affordable housing; and
The City of Avenal actively
assists farmworker housing
needs: the majority of
homeownership loans are
made to farmworkers and a
majority of units in assisted
multi-family projects are
occupied by farmworkers.
Many of the farmworkers
served by these programs
have very-low or extremely-
low incomes.
The City to continue to
facilitate the construction of
farmworker housing on an
annual basis
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 18 Housing Element
4. Provide, to the
extent feasible,
financial and regulatory
incentives for
affordable and
farmworker housing
developments.
Timeline – annual and
throughout the planning
period
2.15 Housing for
Persons with
Disabilities
Community
Development
Department
General Fund Continue to facilitate
reasonable housing
accommodation for
persons with
disabilities and
expedite development
applications for
housing that serves
persons with
disabilities such as
residential care
facilities. Timeline –
throughout the planning
period
City regulations and
procedures are in
conformance with State Law
The City will continue to
analyze and remove potential
constraints to housing for
persons with disabilities.
2.16 Promote Equal
Housing Opportunities
Community
Development
Department
General Fund Continue to refer fair
housing inquiries to the
Department of Fair
Employment and
Housing office in
Fresno and distribute
fair housing
information at City
Hall, website, library,
post office, and
shopping areas.
Supported fair housing
enquiries
The City will continue to
refer fair housing questions
and complaints to the
Department of Fair
Employment and Housing
office in Fresno and post fair
housing information in
public offices and on the
City website.
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 19 Housing Element Timeline – throughout
the planning period
2.17 Energy
Conservation
Community
Development
Department
General Fund Reduce energy use in
residential
developments by
providing information
and low-energy
products to residents.
Timeline – throughout
the planning period
Worked cooperatively with
Pacific Gas & Electric to
provide homeowners and
renters with energy audits and
to provide them with
resources to obtain low
energy products such as lights
and insulation.
The City to continue to work
with stakeholder/s in
providing homeowners and
renters support and
information about energy
conservation.
.
3.1 Code Enforcement
The City’s
Code Enforcement
staff will work to
enforce state and local
regulations. In
conjunction with code
enforcement activities,
Code
Enforcement
Staff
General Fund Continue to work with
the community to
eliminate code
violations. Refer
property owners to the
Housing Rehabilitation
Program. (Timeline:
Ongoing)
Code enforcement staff
continued working with
property owners to remedy
issues. Information regarding
rehab programs has been
provided to property owners.
City to continue Code
Enforcement Program to
improve the quality of
housing and ensure that the
character and quality of
neighborhoods and housing
are maintained
3.2 Paint Program Community
Development
Department,
Job Training
Office, Kings
County
Planning
Department,
and Kings
County Office
of Education
CDBG Offer assistance to low-
and moderate-income
homeowners for exterior
or interior painting in
three related programs
including
Senior/Handicapped
Paint Program Timeline
– throughout the
planning period
City to continue assistance to
low- and moderate-income
homeowners for exterior or
interior painting, subject to
availability of funding
3. City of Corcoran
Housing Programs
Responsible
Agency
Funding Source Program Objectives
and Timeline
Accomplishments Future Policies and Action
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 20 Housing Element
3.3 Housing
Rehabilitation
Program
City will provide housing
rehabilitation loans to
lower-income households,
including very-low- and
extremely-low-income
households.
Community
Development
Department
CDBG; HOME Continue to provide
loans to lower income
households. Continue to
market the program
through brochures at the
public counter.
(Timeline: ongoing)
Promoted property owner
awareness and interest in
available residential
rehabilitation programs
through the city website and
print media in public
buildings. Provided outreach
to major employers –
hospital, school district,
prisons.
Number of Loans - 8
Number of Grants (if any)
Total Value (total amount of
assistance provided-total
amount of loans) -
$873,500.00
City to continue Housing
Rehabilitation Program with
loans for housing repairs and
rehabilitation loans to lower
income households,
including very low and
extremely low-income
households.
3.4 Preservation of At-
Risk Affordable
Housing and Mobile
Home Parks
Community
Development
Department
General Fund Continue to monitor the
status of publicly-
assisted affordable units.
The City will contact the
property owners to
determine their
intentions, contact
qualified non-profits
regarding potential opt-
out projects, ensure that
property owners comply
with noticing
requirements, support
the acquisition of at-risk
properties by non-
profits, and pursue
grants to support the
preservation of
affordable at-risk
City continued to work with
interested agencies and
community organizations to
preserve at-risk units by
monitoring their status,
providing technical and/or
financial assistance in return
for extended affordability
controls, and ensuring proper
tenant notification prior to
project conversion.
Ongoing monitoring of the
593 affordable units in
Corcoran. Whitley Gardens I
expire in 2029, Carolyn
Apartments in 2032 and
Corcoran Garden Apartments
in 2032.
City to continue the
program, work with
interested agencies and
community organizations,
and review General Plan and
Zoning Ordinance to ensure
preservation of at-Risk
Affordable Housing and
Mobile Home Parks.
Table A-1
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Avenal, Corcoran, Hanford and Lemoore Appendix A - 21 Housing Element housing. Timeline-
ongoing
3.5 Adequate Sites Community
Development
Department
General Fund Maintain appropriate
land use designations to
provide adequate sites
appropriate for new
housing to meet
Corcoran’s housing
needs allocation of 715
units. Timeline –
throughout the planning
period
The City achieved ______
units out of the RHNA
allocation of 945 units in the
last planning period.
Housing element to identify
adequate sites in the City to
meet the regional housing
needs allocation of 715 units
(61 extremely low, 61 very
low, 116 low, 118 moderate
and 359 above moderate-
income affordability)
3.6 Density Bonus
Program
Community
Development
Department
General Fund Continue to implement
the density bonus
ordinance to assist
development of
affordable housing.
Timeline – throughout
the planning period
Local ordinance that
provides density bonus and
other incentives to encourage
the development of
affordable housing
The city will continue to
work with developers to
facilitate the use of density
bonus options in line with
State requirements.
3.7 Affordable Housing
Development Assistance
Community
Development
Department
General Fund,
Grant Funds
from state, and
federal sources
Seek applicable grants
from state and federal
sources (e.g., CDBG,
HOME, AHSC)
including funding
specifically targeted to
ELI housing, provide an
inventory of housing
sites to interested
developers, continue to
implement the density
bonus ordinance, and
continue to pursue
housing production and
rehabilitation activities
with non-profits.
Timeline – ongoing
The City promoted the
benefits of this program to
the development community
by posting information on its
web page and creating a
handout to be distributed
with land development
applications
The City will continue to
facilitate the construction of
affordable housing and
housing for persons with
special needs on an annual
basis, subject to availability
of funds.
Table A-1
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2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 22 Housing Element
3.8 First Time
Homebuyer Program
Community
Development
Department
HOME Offer 10 to 12 loans per
year. Conduct outreach
to major employers
(e.g., hospital, school
district, and prisons)
regarding the
availability of the
program. Timeline –
throughout the planning
period
A revolving fund has been
set up that utilizes
repayments of prior Agency-
assisted second mortgage
loans to fund new loans.
The City will continue to
apply for CDBG funds to
provide assistance to first-
time homebuyers. The City
to also explore other funding
opportunities to assist first
time homebuyers
.
3.9 Purchase and
Rehabilitation Home
Ownership Program
Community
Development
Department
CDBG Funds Conduct outreach to
major employers (e.g.,
hospital, school district,
and prisons) regarding
the program; assist 4
households per year
Timeline – throughout
the planning period
The City continued to offer
the program to improve the
condition of housing for
families that live in
substandard or overcrowded
conditions and assist very
low- and low-income
families purchase quality
homes
The City will continue
providing Purchase and
Rehabilitation Home
Ownership program to
extremely low income, very
low income and low-income
families who live in
substandard or overcrowded
conditions
3.10 Section 8 Rental
Assistance Program
Community
Development
Department
and Kings
County
Housing
Authority
Department of
Housing and
Urban
Development
(HUD)
Assist Kings County
Housing Authority in
promoting the Section 8
program. Timeline –
throughout the planning
period
The City continued to
participate in the Section 8
rental assistance program.
The City will continue to
participate in the Section 8
Rental Assistance Program
to provide rental subsidies to
extremely-low and very-low
income households that
spend more than 30% of
their income on rent.
3.11 Emergency Shelters
and Transitional/
Supportive Housing
Community
Development
Department
and interested
affordable
housing
providers/
developers
General Fund,
Local, state, and
federal funds
Continue to work with
providers to facilitate
emergency shelters and
transitional/supportive
housing. Timeline –
ongoing
Emergency shelters are
permitted by-right in the C-S
(Service Commercial) zone,
and transitional and
supportive housing are
permitted as residential uses
subject only to the same
standards and procedures as
for other residential uses of
The City will continue to
work with providers to
facilitate emergency shelters
and transitional/supportive
housing.
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 23 Housing Element the same type in the same
zone.
3.12 Farmworker and
Employee Housing
Community
Development
Department
General Fund Continue to facilitate the
provision of farmworker
housing.
Timeline – annual and
throughout the planning
period
The majority of
homeownership loans in
Corcoran are made to
farmworkers and a majority
of units in assisted multi-
family projects are occupied
by farmworkers. The City’s
Zoning Ordinance allows
farmworker housing
consistent with §17021.5 and
§17021.6 of the Health and
Safety Code.
The City to continue to
facilitate the construction of
farmworker housing on an
annual basis
3.13 Housing for Persons
with Disabilities
Community
Development
Department
General Fund Continue to facilitate
reasonable
accommodation in
housing for persons with
disabilities and expedite
development
applications for housing
that serves persons with
disabilities such as
residential care facilities.
Timeline – throughout
the planning period
The City conducted an
analysis of its zoning and
land use requirements, permit
processing procedures, and
building codes to identify
potential impediments and
City regulations and
procedures are in
conformance with state law.
In the past, the City has
expedited applications for
senior housing apartments
and assisted the developer
with tax credit applications.
The City will continue to
facilitate reasonable
accommodation in housing
for persons with disabilities.
City to further review its
zoning, land use
requirements, permit
processing procedures and
building codes to remove
any constraints for
development of housing for
people with special needs.
3.14 Promote Equal
Housing Opportunities
Community
Development
Department
General Fund Corcoran will coordinate
with Kings County to
select a local fair
housing agency to
provide landlord/tenant
mediation services and
fair housing
investigations. The City
will develop a fair
The City to refer fair housing
questions and complaints to
the Department of Fair
Employment and Housing
office in Fresno and post fair
housing information in
public offices and on the
City website.
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 24 Housing Element housing brochure in
Spanish and English or
acquire one from a local
fair housing provider. To
broadly disseminate
information, the City
will distribute the
brochure at the City
Hall, the City website,
library, post office, and
appropriate shopping
areas. Timeline – select
a provider by 2016
3.15 Weatherization and
Energy Efficient Home
Improvements
Community
Development
Department
General Fund Reduce residential
energy use and carbon
footprint by providing
financial assistance to
lower-income
households for
weatherization and
energy-efficient heating
and cooling systems.
Timeline – throughout
the planning period
City referred homeowners
and renters to relevant
providers of energy audits
and resources to obtain low
energy products such as
lights and insulation.
The City to continue to refer
lower-income households to
the Kings Community
Action Organization and
other community services
agencies that provide
financial assistance to
qualifying households for
these improvements.
4.1 Code Compliance
Code Compliance
Staff/ Community
Development
Department
General Fund Continue to work with
the community to
address code violations
under state and local
regulations. Refer
property owners to the
Housing Rehabilitation
Program. (Timeline:
Throughout the planning
period)
Code enforcement staff continued
working with property owners to
ensure code compliance.
Information regarding
rehabilitation programs has been
provided to property owners.
City to continue Code
Enforcement Program to improve
the quality of housing and ensure
that the character and quality of
neighbourhoods and housing are
maintained
4.2 Housing
Rehabilitation
Program
Community
Development
Department
CDBG Funds;
CAL-HOME
Continue to provide
between 10 to 15 loans
to lower income
households per year
subject to availability of
funds. (Timeline:
ongoing)
Promoted property owner
awareness and interest in available
residential rehabilitation programs
through the city website and print
media. The City of Hanford
Emergency Repair Program is
designed to assist low to moderate
income people make
emergency/minor repairs and/or
disability accessibility
modifications to their home.
Emergency repairs are those
repairs which are necessary to
City to continue Housing
Rehabilitation Program with
loans/grants for housing repairs
and rehabilitation loans to lower
income.
4. City of Hanford
Housing Programs
Responsible
Agency
Funding Source Program Objectives
and Timeline
Accomplishments Future Policies and Actions
Table A-1
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2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 26 Housing Element safeguard against imminent danger
to human life, health, or safety, or
to protect property from further
structural damage.
Provided 135 grants/loans to the
value of $1,339, 205.
4.3 Preservation of At-
Risk Affordable
Housing
Community
Development
Department and
interested
affordable housing
providers/
developers
General Fund Continue to monitor the
status of publicly-
assisted affordable units.
The City will contact the
property owners to
determine their
intentions, contact
qualified nonprofits
regarding potential opt-
out projects, ensure that
property owners comply
with noticing
requirements, support the
acquisition of at-risk
properties by nonprofits,
and pursue grants to
support the preservation
of affordable at-risk
housing. Timeline-
ongoing
Ongoing monitoring of the 766
affordable units in Hanford.
Amberwood I apartments and
Cedarbrook apartments expire in
2030; Amberwood II apartments,
Kings View Hanford, and View
Road Apartments expire in 2031;
and Hanford Senior Villas expire
in 2032.
City to continue the program,
monitor existing affordable
housing units and review Zoning
Ordinance to ensure preservation
of at-Risk Affordable Housing
Table A-1
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Avenal, Corcoran, Hanford and Lemoore Appendix A - 27 Housing Element
4.4 Adequate Sites Community
Development
Department
General Fund Facilitate the
construction of new
housing through the
provision of adequately
zoned sites to meet
Hanford’s housing needs
allocation of 4,832 units.
Increase allowable
densities for multi-family
development as part of
the comprehensive
General Plan update.
Timeline – throughout
the planning cycle
The City achieved 1,709 units out
of the RHNA allocation of 4832
units in the last planning period.
Housing element to identify
adequate sites in the City to meet
the regional housing needs
allocation of 5547 units (684
extremely low, 685 very low, 993
low, 1066 moderate and 2119
above moderate-income
affordability).
4.5 Density Bonus
Program
Community
Development
Department
General Fund Continue to publicize
and implement the
density bonus ordinance
to assist development of
affordable housing.
Timeline – throughout
the planning cycle
Local ordinance provides density
bonus and other incentives to
encourage the development of
affordable housing
The city will continue to work
with developers by encouraging
and facilitating the use of density
bonus in new developments
Table A-1
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Avenal, Corcoran, Hanford and Lemoore Appendix A - 28 Housing Element
4.6 Planned Unit
Development
Community
Development
Department
General Fund Continue to utilize the
PUD process to
encourage unique design
and develop housing that
addresses site
constraints. Timeline-
throughout the planning
period
The Hanford General Plan
includes a Planned Unit
Development Zone process to
allow project proponents to
propose changes to or removal of
zoning restrictions
City to continue the Planned Unit
Development Program to allow
higher localised ‘net’ density
developments near key amenities
4.7 First Time
Homebuyer Program
and HOME Sweet
Home Program
Community
Development
Department
HOME and CDBG
Funds
Assist 10 households
annually for the First
Time Homebuyer
Program and 20
households annually for
the HOME Sweet Home
Program
Support non-profit
housing organizations in
working with HCD to
remove constraints on
the use of HOME funds.
Timeline – throughout
the planning period
City supported non-profit housing
organizations in working with
HCD to remove HOME program
impediments and/or allow for a
streamlined process of requesting
an exception pursuant to 24 CFR
92.356(d) for projects/programs
that will serve to further the
purposes of the HOME Investment
Partnerships Program. The City
currently has $1.5 M to assist
homebuyers with assistance.
The City will continue to apply
for HOME funds to provide
assistance to first-time
homebuyers. The City will also
continue to support non-profit
housing organizations to work
with HCD on the HOME
Investment Partnership Program.
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
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2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 29 Housing Element
4.8 Section 8 Rental
Assistance Program
Community
Development
Department and
Kings County
Housing Authority
Department of
Housing and Urban
Development
Assist Kings County
Housing Authority in
promoting the Section 8
program. Timeline –
throughout the planning
period
The City will continue to assist
Kings County Housing Authority
in promoting the Section 8
program. Timeline – throughout
the planning period.
The city will continue to refer
potential participants to Section 8
Housing Choice V oucher Rental
Assistance Program to provide
rental subsidies to extremely-low
and very-low income households
that spend more than 30% of their
income on rent.
4.9 Affordable Housing
Assistance
Community
Development
Department and
interested
affordable housing
providers/
developers
Local, state and
federal funds
Seek applicable grants
from state and federal
sources including
funding specifically
targeted to ELI housing,
provide an inventory of
housing sites to
interested developers,
continue to provide a
density bonus to
qualifying projects,
provide financial and
regulatory assistance
such as reduced fees
and/or modified
development standards,
fee reductions and
concurrent processing of
lot mergers for multi-
family projects that
include units affordable
to lower-income
City promoted affordable housing
through various programs such as
home ownership assistance,
rehabilitation assistance, new
construction/infill, and grant
application programs.
The City assisted with the
conversion of Stardust Motel to 22
single units.
The 62-unit project is funded by
4% Low-Income Housing Tax
Credits, soft funding from the
Department of Housing and
Community Development through
competitive No Place Like Home
funds, City of Hanford PLHA
funds, Kin The project is funded
through 4% Low-Income Housing
Tax Credits, soft funding from the
Department of Housing and
Community Development through
The City will continue supporting
affordable housing programs such
as home ownership assistance,
rehabilitation assistance, new
construction/infill, and grant
application programs. Housing
for very-low- and extremely-low-
income persons will be
prioritized where feasible. In
addition, the City’s affordable
housing incentives will be
promoted on the website and in
handouts provided at the
Planning counter.
Table A-1
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Avenal, Corcoran, Hanford and Lemoore Appendix A - 30 Housing Element households, and continue
to pursue housing
production and
rehabilitation with
nonprofits including
assistance in preparing
grant applications.
Timeline – ongoing
competitive No Place Like Home
funds, City of
Hanford PLHA funds, Kings
County Whole Person Care pilot,
King County Human Services
Agency’s HHAP funds, private
investment, and private financing.
Unit Mix:
• 1 bedroom - 33
• 2 bedroom - 21
• 3 bedroom - 18
4.10 Farmworker and
Employee Housing
Community
Development
Department
General Fund Assist interested
developers in identifying
sites and preparing
funding applications;
Provide, to the extent
feasible, regulatory
incentives.
Timeline – annual and
throughout the planning
period
City of Hanford permitted
farmworker housing in
conformance with Health and
Safety Code §17021.5 and
§17021.6.
The Housing Authority of Kings
County will to continue to
facilitate the administer existing
housing farmworker housing.
Hanford – Farmworker housing
is permitted in conformance with
Employee Housing Act
requirements. As the most
urbanized city in Kings County,
Hanford has only a very small
amount of agricultural land.
4.11 Emergency
Shelters and
Transitional/
Supportive Housing
Community
Development
Department
General Fund Continue to facilitate the
establishment of
emergency shelters and
transitional/supportive
housing in conformance
The Zoning Code permits
emergency shelters by-right in the
OR zone, and transitional and
supportive housing facilities are
permitted subject only to the same
The City will continue to support
emergency shelters and
transitional/supportive housing.
The City continues to support
Kings County jurisdictions to
Table A-1
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2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 31 Housing Element with SB 2; continue to
support efforts with
surrounding Kings
County jurisdictions to
meet the needs of people
who are homeless or
transitioning to
independence. Timeline
– throughout the
planning period
regulations and procedures that
apply to other residential uses of
the same type in the same zone.
meet the needs of the people who
are homeless or transforming to
independence.
4.12 Housing for
Persons with
Disabilities
Community
Development
Department
General Fund Continue to monitor
legal requirements and
local conditions and
update local regulations,
if necessary, to remove
any impediments to
housing for persons with
disabilities. Timeline -
throughout the planning
period
Code amended to clarify the
definition of ‘family’.
The City will continue to ensure
zoning and land use processes
offer no constraints for the
development, maintenance, and
improvement of housing for
persons with disabilities.
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
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2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 32 Housing Element
4.13 Promote Equal
Housing
Opportunities
Community
Development
Department
General Fund Continue to refer fair
housing inquiries to the
Department of Fair
Employment and
Housing office in Fresno
and distribute fair
housing information at
City Hall, website,
library, post office, and
shopping areas. Timeline
– throughout the
planning period
Supported fair housing enquiries.
The City partnered with the Fair
Housing Council of Central
California (FHC-CC) for services
related to fair housing.
The City will continue to refer
fair housing questions and
complaints to the Department of
Fair Employment and Housing
office in Fresno and post fair
housing information in public
offices, at the City Hall and on
the City website.
5.1 Code Enforcement
Code Enforcement
Staff are s.
General Fund Continue to work with
the community to
address code violations.
(Timeline: throughout
the planning period)
Code enforcement staff continued
working with property owners to
remedy issues and assist Business
License, Planning, Building and
Fire Departments to enforce state
and local regulation
City to continue Code
Enforcement Program to improve
the quality of housing and ensure
that the character and quality of
neighbourhoods and housing are
maintained.
5. City of Lemoore
Housing Programs
Responsible
Agency
Funding Source Program Objectives
and Timeline
Accomplishments Future Policies and Actions
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
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2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 33 Housing Element
5.2 Housing
Rehabilitation
Program
Planning
Department
HOME funds Assist lower-income
households with
rehabilitation based on
available funding.
(Timeline: monitor
availability of grant
funding annually and
submit applications)
The City did not have a Housing
Specialist from 2016-2023 and
was unable to apply for grant
funding.
City to apply for grant funding to
continue to assist low income
households with home
rehabilitation based on available
funding.
5.3 Zoning for Adequate
Sites
Planning
Department
General Fund
SB2 Grant
LEAP Grant
Provide adequate sites to
meet the housing needs
allocation of 2,985 units.
Timeline: throughout the
planning period
City’s planning objectives include
economic development, walkable
communities, and reductions in
vehicle trips and greenhouse gas
emissions. Zoning Code includes
regulations and incentives to
implement mixed use
developments
City rezoned Mixed Use zones to
increase housing availability.
Subdivision Ordinance Text
Amendment, and Zoning Text
Amendment to streamline
processes thereby making it easier
to develop housing. Adopted
VMT Thresholds and implemented
guidelines for use in preparing
CEQA documents. Updated
internal policies and processes and
created templates to assist staff
and the public in submittal
City to continue identify adequate
sites in the housing element with
sufficient development and
density standards, water and
sewer services, and adequate
infrastructure to accommodate
the Regional Housing Needs
Allocation of 2329 sites (293
extremely low, 293 very low, 437
low, 408 moderate and 898 above
moderate-income housing units).
Table A-1
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2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 34 Housing Element processes to expedite housing
development.
5.4 Downtown
Revitalization
Planning
Department
CDBG and other
grants
Facilitate additional
mixed-use projects in the
downtown as
opportunities arise.
Timeline: throughout the
planning period.
The City did not apply for funding.
There were no projects.
City will continue this program
and facilitate additional mixed-
use commercial and residential
projects in the downtown area as
opportunities arise.
5.5 Planned Unit
Developments
Planning
Department
General Fund City to continue to
promote the benefits of
PUD alternatives to
traditional development.
Timeline- ongoing
PUD overlay zone to provide
flexibility in zoning requirements
like setbacks, other regulations,
and to increase residential
densities through clustering,
flexible site requirements and
promoting affordable housing
City to continue the program and
further review General Plan and
Zoning Ordinance to ensure PUD
program is attractive to the
development industry.
5.6 First Time
Homebuyer Program
Planning
Department and
City Manager’s
Office
HOME funds Assist 5 households
annually. Timeline –
throughout the planning
period
The City offered first-time home
ownership assistance to very-low-
income homebuyers through
HOME funding.
The City has been without a
Housing Specialist to administer
the program. The City did not
apply for funding.
The City will continue to apply
for HOME funds to provide
assistance to first-time
homebuyers. The City to also
explore other funding
opportunities to assist first time
homebuyers.
.
Table A-1
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Avenal, Corcoran, Hanford and Lemoore Appendix A - 35 Housing Element
5.7 Section 8 Rental
Assistance Program
Kings County
Housing Authority
Department of
Housing and Urban
Development
Assist Kings County
Housing Authority in
promoting the Section 8
program. Timeline –
throughout the planning
period
Continued to assist Kings County
Housing Authority in promoting
the Section 8 program.
The City will continue to
participate in the Section 8 Rental
Assistance Program to provide
rental subsidies to extremely-low
and very-low income households
that spend more than 30% of their
income on rent.
5.8 Affordable Housing
Assistance
Planning
Department
General Fund, Grant
Funds from
State/Federal levels
Assist affordable housing
projects on a case-by-
case basis, including
priority for extremely-
low-income units where
feasible. Timeline –
annual basis and
throughout the planning
period
The City followed the surplus land
act process and sold 4+ acres for a
108-unit affordable housing
project. The City was also a co-
applicant with the developer and
Kings Area Rural Transit in
applying for AHSC funds to
improve infrastructure including
sidewalks and bike lanes, and EV
bus transportation.
The City has been without a
Housing Specialist to administer
the program. The City did not
apply for funding.
The City to continue supporting
affordable housing assistance
program, especially units for
very-low- and extremely-low-
income households.
Table A-1
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Avenal, Corcoran, Hanford and Lemoore Appendix A - 36 Housing Element
5.9 Senior and Special
Needs Housing
Planning
Department
CDBG, state and
federal funds
Continue to support the
development of
senior/disabled/assisted
living Timeline – annual
basis and throughout the
planning period
The City has been supportive of
special needs housing including
affordable senior housing,
housing, rehabilitation of units and
development of second units to
support special housing needs.
The City supported the
development of the Cinnamon
Villas II Senior Housing project
consisting of 28 units.
The City will continue to apply
for CDBG funds and other
federal/state funds to provide
assistance to the housing needs of
seniors and persons with special
needs.
5.10 Emergency
Shelters and
Transitional/Supporti
ve Housing
Planning
Department
General Fund Continue to facilitate the
provision of emergency
shelters and
transitional/supportive
housing. Amend the
zoning code to revise
regulations.
Timeline – throughout
the planning period
The Zoning Code was amended
and follows state law. Transitional
and supportive housing are
considered residential uses and are
permitted in most zones subject to
the same requirements as other
residential uses in that zone.
Emergency shelters are allowed by
right in the Community Facilities
zone subject to development
standards.
The City will continue to
facilitate emergency shelters and
transitional/supportive housing.
5.11 Employee and
Farmworker Housing
Planning
Department
General Fund 1. Process a Zoning
Code amendment to
allow employee
housing in
conformance with
Health and Safety
Code §17021.5;
The City completed the objectives. The City to continue to facilitate the construction of farmworker
housing on an annual basis
1. Continue to ensure that the
Zoning Code conforms with
§17021.5 and §17021.6 of
the Health and Safety Code
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 37 Housing Element
2. Assist interested
affordable housing
developers by
identifying sites and
supporting funding
applications for
farmworker housing;
and
3. Provide, to the extent
feasible, regulatory
incentives to
encourage the
construction of
farmworker
housing1.
Timeline – annual and
throughout the planning
period
regarding farmworker
housing;
2. Inventory suitable sites for
farmworker housing with
the update of the Land Use
Element;
3. Continue to assist interested
developers by identifying
sites and supporting funding
applications for affordable
housing; and
4. Provide, to the extent
feasible, financial and
regulatory incentives for
affordable and farmworker
housing developments.
5.12 Remove
Constraints on
Housing for Persons
with Disabilities and
Special Needs
Planning
Department
General Fund Continue to facilitate the
production of housing
for persons with
disabilities and other
special needs consistent
with current law.
Timeline – annual and
throughout the planning
period
The City conducted an analysis of
its zoning and land use processes,
permit processing procedures, and
building codes to ensure
compliance with state law.
Will be merged into the Senior
and Special Needs housing
program.
Table A-1
REVIEW OF THE 2016-2023 HOUSING ELEMENT ACCOMPLISHMENTS
Kings County and Ci�es of
2024-2032
Avenal, Corcoran, Hanford and Lemoore Appendix A - 38 Housing Element
5.13 Promote Equal
Housing Opportuni�es
Planning
Department
General Fund Continue to provide fair
housing information at
City Hall, other public
offices and on the City
website.
Continue to process
requests for reasonable
accommodation by
persons with disabilities.
Timeline –throughout the
planning period
The City referred fair housing
ques�ons and complaints to the
Department of Fair Employment
and Housing office in Fresno.
Informa�on on fair housing was
posted in public offices and on the
City website.
The City will continue to refer
fair housing questions and
complaints to the Department of
Fair Employment and Housing
office in Fresno and post fair
housing information in public
offices and on the City website.
KINGS MULTI-JURISDICTIONAL FAIR HOUSING ANALYSIS | July 2024 | DRAFT
APPENDIX B:
LAND INVENTORY TABLES
COUNTY OF KINGS
MULTI- JURISDICTIONAL HOUSING ELEMENT (2024 -
2032)
Draft - July 2024
Prepared By:
Realty Planners Group
Fallbrook, California
KINGS MULTI-JURISDICTIONAL FAIR HOUSING ANALYSIS | July 2024 | DRAFT
Kings County Lemoore Corcoran Hanford Avenal Kings (Unincorporated) • • • • •
KINGS MULTI-JURISDICTIONAL FAIR HOUSING ANALYSIS | July 2024 | DRAFT
APPENDIX B: LAND INVENTORY
APPENDIX B: Land Inventory
TABLE OF CONTENTS
Table B1: City of Avenal Land Inventory
Table B2: City of Corcoran Land Inventory
Table B3: City of Hanford Land Inventory
Table B4.1: City of Lemoore Land Inventory
Table B4.2: City of Lemoore Underutilized Sites
Table B5: County of Kings Land Inventory
KINGS MULTI-JURISDICTIONAL FAIR HOUSING ANALYSIS | July 2024 | DRAFT
APPENDIX B - TABLE B1: CITY OF AVENAL LAND INVENTORY
Assessor
Parcel Number
General Plan
Designation
(Current)
Zoning
Designation
(Current)
Minimum
Density
Allowed
(units/acre)
Maximum
Density
Allowed
(units/acre)
Parcel
Size
(Acres)
Existing Use/Vacancy Infrastructure Publicly-
Owned
Identified in
Last/Last
Two
Planning
Cycle(s)
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacity
038-260-039-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 16.4 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 32 32
038-260-038-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 19.4 Agricultural/open space YES - Current NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 38 38
038-260-037-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 20.46 Agricultural/open space YES - Current NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 40 40
038-260-036-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 20.46 Agricultural/open space YES - Current NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 40 40
038-260-057-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 32.55 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 65 65
038-260-048-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 13.8 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 27 27
038-260-060-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 186.1 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 372 372
038-400-003-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 5.25 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing 10 10
KINGS MULTI-JURISDICTIONAL FAIR HOUSING ANALYSIS | July 2024 | DRAFT
Elements -
Vacant
038-400-006-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 6.09 Parking YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 12 12
038-411-001-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 3.18 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 6 6
038-441-001-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 3.07 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 6 6
040-280-021-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 1 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 2 2
040-280-040-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 10.65 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 21 21
040-280-033-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 7.5 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 15 15
040-280-039-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 12.87 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 25 25
040-291-002-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.74 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
040-291-006-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 25.49 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 50 50
KINGS MULTI-JURISDICTIONAL FAIR HOUSING ANALYSIS | July 2024 | DRAFT
040-291-007-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 37.84 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 75 75
038-260-029-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 7.85 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 15 15
038-260-057-
000
MEDIUM
DENSITY
RESIDENTIAL R2 10 15 3.42 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 17 17 34
038-260-056-
000
MEDIUM
DENSITY
RESIDENTIAL R2 10 15 6.52 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 33 32 65
038-260-056-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 13.03 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 26 26
038-270-066-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 24.66 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 49 49
038-470-001-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.16 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-470-002-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-470-005-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-470-007-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.16 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-470-008-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.23 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-470-009-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.19 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior 1 1
KINGS MULTI-JURISDICTIONAL FAIR HOUSING ANALYSIS | July 2024 | DRAFT
Housing
Element
038-470-016-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-470-020-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.22 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-470-023-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.18 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-470-024-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.28 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-470-026-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.16 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-470-029-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-470-030-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-470-031-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-470-032-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-470-033-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
040-291-008-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 5.38 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 10 10
040-291-009-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 5.38 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 10 10
KINGS MULTI-JURISDICTIONAL FAIR HOUSING ANALYSIS | July 2024 | DRAFT
040-330-031-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.35 Residential YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-001-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.16 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-002-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-003-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-004-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-005-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-006-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-007-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-008-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-009-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior 1 1
KINGS MULTI-JURISDICTIONAL FAIR HOUSING ANALYSIS | July 2024 | DRAFT
Housing
Elements -
Vacant
038-460-010-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-011-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-012-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-013-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.16 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-014-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.18 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-015-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.18 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-016-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.16 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-017-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.16 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-018-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.17 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
KINGS MULTI-JURISDICTIONAL FAIR HOUSING ANALYSIS | July 2024 | DRAFT
038-460-019-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.17 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-020-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-021-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-022-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.18 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-023-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.2 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-024-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.2 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-025-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.18 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-026-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.18 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-027-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-028-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior 1 1
KINGS MULTI-JURISDICTIONAL FAIR HOUSING ANALYSIS | July 2024 | DRAFT
Housing
Elements -
Vacant
038-460-029-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-030-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-031-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-032-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-033-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-034-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-035-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-036-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-037-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.17 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
KINGS MULTI-JURISDICTIONAL FAIR HOUSING ANALYSIS | July 2024 | DRAFT
038-460-054-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-055-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-056-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-053-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-052-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-051-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-050-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-049-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-048-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-047-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior 1 1
KINGS MULTI-JURISDICTIONAL FAIR HOUSING ANALYSIS | July 2024 | DRAFT
Housing
Elements -
Vacant
038-460-046-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-045-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-057-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-058-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-059-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-060-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-061-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-062-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-063-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.16 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
KINGS MULTI-JURISDICTIONAL FAIR HOUSING ANALYSIS | July 2024 | DRAFT
038-460-064-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.22 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-065-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-066-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-067-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.16 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-068-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.17 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-038-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-039-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-040-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-041-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-042-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior 1 1
KINGS MULTI-JURISDICTIONAL FAIR HOUSING ANALYSIS | July 2024 | DRAFT
Housing
Elements -
Vacant
038-460-043-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-044-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.19 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-082-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.16 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-069-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.17 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-081-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-070-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.16 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-080-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-071-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.16 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-079-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
KINGS MULTI-JURISDICTIONAL FAIR HOUSING ANALYSIS | July 2024 | DRAFT
038-460-072-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.16 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-078-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-073-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.16 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-077-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.15 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-076-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.17 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-074-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.16 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-460-075-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.19 Vacant YES - Current
NO -
Privately-
Owned
Used in Two
Consecutive
Prior
Housing
Elements -
Vacant 1 1
038-481-001-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-002-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-003-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-004-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior 1 1
KINGS MULTI-JURISDICTIONAL FAIR HOUSING ANALYSIS | July 2024 | DRAFT
Housing
Element
038-481-005-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-006-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-007-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-008-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-009-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-010-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-011-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-012-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-013-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-014-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-015-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-016-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-017-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
KINGS MULTI-JURISDICTIONAL FAIR HOUSING ANALYSIS | July 2024 | DRAFT
038-481-018-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-019-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-020-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-021-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.11 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-022-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.14 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-023-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.12 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-024-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.12 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-025-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.12 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-026-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.12 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-027-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.12 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-028-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.12 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-029-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.12 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-030-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.12 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1
038-481-031-
000
LOW
DENSITY
RESIDENTIAL R1 2 10 0.12 Vacant YES - Current
NO -
Privately-
Owned
Not Used in
Prior
Housing
Element 1 1