Hanford City Council
May 19, 2026

CHAPTER 2: HOUSING NEEDS ASSESSMENT E. Special Needs Groups 46 improve living conditions and increase the availability of affordable farmworker housing in California.

6. Persons with Disabilities
Because of the multitude of possible functional limitations that may present as disabilities, and in the absence of information on external factors that influence disability, surveys like the Census Bureau’s ACS are limited to capturing difficulty with only selected activities. As such, people identified by the ACS as having a disability are, in fact, those who exhibit difficulty with specific functions and may, in the absence of accommodation, have a disability. In an attempt to capture a variety of characteristics that encompass the definition of disability, the ACS identifies serious difficulty with four basic areas of functioning – hearing, vision, cognition, and ambulation.5 As presented in Table 2-28, the largest number of Kings County residents with disabilities was in the 18 to 64 years age group or the working age population with 8,357 individuals, which represented 11% of the total age group. However, disabilities were most common among senior citizens (65 years and over). Approximately 41% of total seniors reported one or more types of disability. At the local level, the proportion of seniors reporting some type of physical disability ranged from 37% in the unincorporated area to as high as 63% in the City of Avenal. The most common type of disability among senior was having ambulatory difficulty. For example, 44% of Avenal seniors and 25% of countywide seniors reported having ambulatory difficulty. 5 Source: American Community Survey 2013 Subject Definitions.

Beginning in 2008, questions on disability represent a conceptual and empirical break from earlier years of the ACS. Hence, the Census Bureau does not recommend any comparisons of current disability data to 2007 and earlier ACS disability data, or to disability estimates from the 2000 Census.)

47 Table 2-28 Disabilities by Age
Disability Type by Age
Avenal Corcoran Hanford Unincorporated Kings County
Persons % Persons % Persons % Persons % Persons %
Population under 18 years w/disability 61 1.5% 103 2.3% 914 5.6% 223 2.3% 1,498 3.7% With a hearing difficulty 0 0.0% - 0.0% 92 0.6% 58 0.6% 193 0.5% With a vision difficulty 0 0.0% 53 1.2% 336 2.1% 30 0.3% 480 1.2% With a cognitive difficulty 61 1.5% 38 0.9% 520 3.2% 163 1.7% 890 2.2% With an ambulatory difficulty 0 0.0% 17 0.4% 58 0.4% 12 0.1% 127 0.3% With a self-care difficulty 0 0.0% 11 0.2% 115 0.7% 28 0.3% 219 0.5% Population 18 to 64 years w/disability 419 7.4% 874 12.5% 3,698 11.1% 1,927 11.4% 8,357 10.7% With a hearing difficulty 142 2.5% 170 2.4% 542 1.6% 528 3.1% 1,632 2.1% With a vision difficulty 84 1.5% 187 2.7% 576 1.7% 310 1.8% 1,354 1.7% With a cognitive difficulty 22 0.4% 252 3.6% 1,602 4.8% 504 3.0% 3,009 3.8% With an ambulatory difficulty 171 3.0% 577 8.3% 1,858 5.6% 993 5.9% 4,087 5.2% With a self-care difficulty 0 0.0% 253 3.6% 681 2.0% 310 1.8% 1,424 1.8% With an independent living difficulty 22 0.4% 421 6.0% 1,693 5.1% 628 3.7% 3,094 4.0% Population 65 years and over w/disability
392 62.6% 794 45.6% 2,693 39.4% 1,126 36.5% 6,179 40.8% With a hearing difficulty 94 15.0% 189 10.8% 1,320 19.3% 596 19.3% 2,657 17.6% With a vision difficulty 115 18.4% 188 10.8% 565 8.3% 190 6.2% 1,265 8.4% With a cognitive difficulty 86 13.7% 278 16.0% 576 8.4% 300 9.7% 1,458 9.6% With an ambulatory difficulty 278 44.4% 590 33.9% 1,530 22.4% 605 19.6% 3,807 25.1% With a self-care difficulty 51 8.1% 256 14.7% 857 12.5% 185 6.0% 1,500 9.9% With an independent living difficulty 109 17.4% 489 28.1% 1,303 19.1% 411 13.3% 2,659 17.6% Note: Numbers represent persons, not disabilities. Persons may report more than one type of disability Source: Census ACS 2016-2020, Table S1810 and C18108

CHAPTER 2: HOUSING NEEDS ASSESSMENT E. Special Needs Groups 48 Developmental Disabilities
As defined by federal law, “developmental disability” means a severe, chronic disability of an individual that:
• Is attributable to a mental or physical impairment or combination of mental and physical impairments;
• Is manifested before the individual attains age 18;
• Is likely to continue indefinitely;
• Results in substantial functional limitations in three or more of the following areas of major life activity:
a. self-care;
b. receptive and expressive language;
c. learning;
d. mobility;
e. self-direction;
f. capacity for independent living; or
g. economic self-sufficiency;
• Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.

The Census Bureau does not record developmental disabilities. According to the U.S. Administration on Developmental Disabilities, an accepted estimate of the percentage of the population that can be defined as developmentally disabled is 1.5 percent. Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

The State Department of Developmental Services (DDS) currently provides community-based services to approximately 243,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two communitybased facilities. Kings County is served by the Central Valley Regional Center6 (CVRC) which is based in Fresno. During 2014, CVRC served approximately 16,200 clients, of which about 900 to 1,000 lived in Kings County. CVRC provides diagnosis, evaluation, and case management services. The Center also operates approximately 20 small group homes for mentally disabled clients and placement 6 www.cvrc.org

CHAPTER 2: HOUSING NEEDS ASSESSMENT E. Special Needs Groups 49 services to help clients find affordable, independent housing (typically Section 8 units). The Kings County Rehabilitation Center in Hanford also offers rehabilitation, vocational and life training, and operates four group homes for mentally and physically handicapped individuals.

Table 2-29 Persons with Developmental Disabilities Receiving Services by Residential Type 2021
City/
Community
(Zip Code)
Homeof
Parent
/Family
/Guardian
Independent
/Supported
Living
Community
Care Facility
Intermediate
Care Facility
Foster
/Family
Home Other Total Res
Avenal
(93204) 88 <11 0 0 0 <11 >88
Corcoran
(93212) 127 12 <11 0 <11 0 >139
Hanford
(93230) 648 60 18 0 15 <11 >741
Armona
(Uninc.)
(93202)
52 <11 0 0 <11 0 >52
Kettleman
(Uninc.)
(93239)
14 <11 0 0 0 0 >14
Lemoore
Station
(Uninc.)
(93246)
<11 0 0 0 0 0 >0
Stratford
(Uninc.)
(93266)
<11 <11 0 0 0 0 >0
Source: CA Dept. of Developmental Services, 2021
State and federal laws mandate minimum accessibility standards for housing. For example, local governments that use federal housing funds must meet federal accessibility guidelines for new construction and substantial rehabilitation. At least 5% of the units must be accessible to persons with mobility impairments, and an additional 2% must be accessible to persons with sensory impairments. New multi-family housing must be built so that: 1) the public and common use portions of such units are readily accessible to and usable by disabled persons; 2) the doors allowing passage into and within such units can accommodate wheelchairs; and 3) all units contain adaptive design features. In addition, state law requires all jurisdictions to provide reasonable accommodation in the application of housing policies and regulations.

7. Homeless
Homelessness is often the result of multiple factors that converge in a person’s life. The combination of loss of employment, inability to find a job because of the need for retraining, and high housing costs lead to some individuals and families losing their housing. For others, the loss of housing is due to chronic health problems, physical disabilities, mental health disabilities or drug and alcohol addictions along with an inability to access the services and long-term support needed to address

CHAPTER 2: HOUSING NEEDS ASSESSMENT E. Special Needs Groups 50 these conditions.

Table 2-30 Homeless Persons
Jurisdiction Estimated Homeless
Avenal 4
Corcoran 17
Hanford 260
Lemoore 8
Unincorporated area 24
Kings County totals 313
Source: Kings/Tulare Homeless Alliance Point-in-Time Survey, 2022 Obtaining an accurate assessment of the magnitude of the homeless population is difficult because many individuals are not visibly homeless but rather live with relatives or friends, in hotels/motels or shelters, and other temporary accommodations. In an attempt to address the needs of homeless people in Kings County, the Kings/Tulare Homeless Alliance (KTHA) conducted a Point-in-Time (“PIT”) survey of homeless people in these two counties in January 2022. The study used HUD’s definition of homelessness, which is defined as people who reside in emergency shelters, transitional housing, or places not meant for human habitation such as cars, parks, sidewalks, and abandoned buildings.

Based on the 2022 PIT survey, 313 homeless individuals were counted in Kings County, as a whole, including cities within Kings County. Other characteristics identified were as follows:
• 22% chronically homeless
• 39% persons with disability
• 20% suffer from mental disability
• 12% suffer from substance abuse problems
• 11% victims of domestic violence
• 6% veterans
• 2% unaccompanied children
• 12% young adults under age 25
In 2022, 39% of the homeless population was housed in temporary living arrangements (31% in emergency shelter and 8% in transitional housing). Over half (61%) were unsheltered and living on the streets or in a car.

Table 2-30 presents the 2022 PIT homeless counts for all cities and unincorporated areas of the County. The table shows that the City of Hanford had the highest counted with 260 homeless individuals or 83% of the countywide total. This was followed by the unincorporated area with 24 homeless individuals. Avenal had the lowest count with four homeless individuals.

CHAPTER 2: HOUSING NEEDS ASSESSMENT E. Special Needs Groups 51 Table 2-31 Shelter Facilities in Kings County
Total
Project Name & Organization
PIT
Beds Use Count Use Rate

EMERGENCY SHELTER
Barbara Saville Shelter - DV 15 4 27%
Barbara Saville Woman's Shelter 23 6 26%
EHA Kings 7 7 100%
PRK Holiday Lodge 57 57 100%
PRK Stardust Hotel 17 17 100%
Temporary Housing Program 7 7 100%
Total 126 98 78%

TRANSITIONAL HOUSING
KGM Men's Transitional 15 15 100%
KGM Women's Transitional 6 6 100%
New Song Academy 6 3 50%
Total 27 24 89%

PERMANENT SUPPORTIVE HOUSING
Anchors II 6 4 67%
Anchors IV 6 5 83%
Grace Homes 13 13 100%
Hope Survives 6 6 100%
Kings County Act 28 28 100%
Kings VASH 5 1 20%
Total 64 57 89%

OTHER PERMANENT HOUSING
HAKC Emergency Housing Voucher 15 14 93%
Total 15 14 93%

RAPID REHOUSING
Bringing Families Home 16 16 100%
HANA 4 4 100%
Housing Support Program 76 76 100%
Kings Rapid Rehousing 1 1 100%
RRH4 Kings 6 6 100%
Total 103 103 100%
Source: Kings Tulare Homeless Alliance, 2023

CHAPTER 2: HOUSING NEEDS ASSESSMENT E. Special Needs Groups 52 Table 2-31 lists the shelter facilities in Kings County that served the homeless. It identifies an inventory of 126 emergency shelter beds (78% use rate), 27 transitional housing beds (89% use rate), 64 permanent supportive housing beds (89% use rate), 15 other permanent housing beds (93% use rate), and 103 rapid rehousing beds (100% use rate) in Kings County.

Additional emergency assistance is provided by the Salvation Army in Hanford, which provides shortterm assistance in the form of food, financial assistance for rent and utility bills, motel vouchers and bus or plane tickets. Corcoran Christian Aid provides food, vouchers and other types of emergency financial assistance within Corcoran.

Despite these services, a significant shortage in emergency shelters and transitional housing remains. In 2007 the State Legislature passed Senate Bill (SB) 2, which strengthened the planning and zoning requirements for emergency shelters and transitional/supportive housing. SB2 requires that all jurisdictions adopt zoning regulations that allow emergency shelters by-right in at least one zone, subject to objective development standards, or as an alternative, the jurisdiction may meet the need through a multi-jurisdictional agreement with up to three adjacent jurisdictions. As noted in the Constraints section, all of the jurisdictions in Kings County have adopted zoning regulations for emergency shelters and transitional/supportive housing in response to SB 2.

Detailed Assessment for Special Needs Groups:

The following provides a comprehensive assessment of housing needs for special population groups within Kings County, addressing feedback from the California Department of Housing and Community Development (HCD).

Elderly Population
Kings County houses a significant elderly population. Approximately 9.2% of the County’s total population consists of residents aged 65 and older. Hanford has the largest elderly demographic at 12%. Elderly residents often face affordability issues and require accessible housing with proximity to healthcare and supportive services. There is a pressing need for senior housing units with supportive services to accommodate this growing segment.

Persons with Disabilities
According to recent census data, persons with disabilities represent a significant proportion of the population, notably impacting their housing needs. Mobility, accessibility, and affordability are primary concerns. Accessibility modifications in existing housing stock and increased construction of accessible new housing are critical. Housing policies must prioritize ADA compliance to enhance independent living.

Large Households
Kings County features a high average household size (3.14 persons per household), notably higher in Avenal (3.74) and Corcoran (3.42). Large households face challenges such as overcrowding and affordability. The provision of affordable larger units (3+ bedrooms) is essential to accommodate this demographic adequately and alleviate overcrowding.

CHAPTER 2: HOUSING NEEDS ASSESSMENT E. Special Needs Groups 53 Farmworkers
Farmworkers constitute a substantial portion of Kings County’s workforce. They often experience housing instability, substandard living conditions, and affordability issues. Enhanced farmworker housing developments, seasonal housing options, and permanent affordable units are needed.

Policies should prioritize collaborations with agricultural employers and housing developers to increase suitable accommodations.

Female-Headed Households
Female-headed households make up approximately 22.6% of total households countywide, with the highest concentration in Corcoran (29.2%). These households often have lower incomes and face higher risks of housing insecurity. Targeted housing assistance programs, supportive services, and affordable childcare facilities near residential areas could significantly mitigate these challenges.

Homeless Persons
As of the most recent point-in-time survey, Kings County had 313 homeless individuals. Existing shelters provide limited capacity, thus necessitating an increase in emergency shelters and permanent supportive housing options. Policies must also enhance transitional programs offering comprehensive services, including mental health, job training, and substance abuse counseling.

Table 2-32 Quantitative Impact Summary
Special
Needs Group
Population
Percentage Identified Needs Recommended Actions
Elderly 9.2% Affordable senior housing,
accessibility
Construct additional seniorspecific housing, enhance
supportive services
Persons with
Disabilities Significant Accessible housing, affordability Increase ADA-compliant
housing, retrofit existing
units
Large
Households
High household
size
Affordable large units, reduce
overcrowding
Develop larger affordable
units (3+ bedrooms)
Farmworkers Substantial Affordable housing, seasonal
options
Expand farmworker housing
programs, encourage
employer collaboration
FemaleHeaded
Households

22.6% Housing affordability,
support services
Increase targeted subsidies,
supportive services,
childcare facilities
Homeless
Individuals 313 persons Shelter capacity, transitional housing Expand emergency and
transitional housing
facilities, enhance
supportive programs
This detailed assessment addresses key housing requirements and recommended strategies

CHAPTER 2: HOUSING NEEDS ASSESSMENT E. Special Needs Groups 54 tailored for special needs groups, meeting state compliance and local community needs effectively.

Detailed Assessment and Recommendations for Special Needs Groups - Avenal During the 2016–2023 planning cycle, the City of Avenal implemented various programs aimed at addressing the housing needs of special needs populations, including seniors, persons with disabilities, farmworkers, large households, female-headed households, and persons experiencing homelessness.

Program 2.11 (Special Needs Housing for Seniors and Persons with Disabilities) focused on expediting applications and supporting developers with funding assistance for senior and disabilitytargeted housing. Although the City expedited certain applications and assisted with tax credit proposals, the absence of measurable outcomes (such as number of units built or persons housed) limited the evaluation of its impact.

Program 2.2 (Housing Rehabilitation Program) supported very-low- and extremely-low-income households, many of whom are elderly or disabled. Only 3 loans were disbursed totaling $668,000, suggesting the program had a limited reach, possibly due to funding constraints.

For homeless populations, Program 2.13 facilitated the provision of emergency shelters and supportive housing. Zoning updates were completed to allow emergency shelters by right in the R-3 zone and transitional housing as a residential use. While compliant with SB2, no performance data (e.g., beds created or persons sheltered) was provided to measure real impact. This is primarily due to the extremely low number of individuals experiencing homelessness in Avenal.

Program 2.14 targeted farmworker housing by ensuring zoning conformity with Health and Safety Codes and assisting developers in site identification and funding applications. Most homeownership loans and assisted multifamily housing units benefited farmworker families, highlighting this program’s relative success, albeit lacking exact counts of households served.

Programs such as Program 2.8 (First-Time Homebuyer) and Program 2.10 (Affordable Housing Assistance) indirectly benefited large households and female-headed families by improving housing affordability. However, these programs did not track beneficiary demographics, limiting the ability to evaluate how effectively these groups were served.

Broader programs including Program 2.9 (Section 8 Rental Assistance) and Program 2.1 (Code Enforcement) helped improve housing quality and affordability for vulnerable groups, though again, specific data on special needs beneficiaries was not reported.

To improve future outcomes, the City of Avenal should revise these programs to include clear, quantifiable targets, conduct beneficiary-level tracking, and prioritize underserved populations through tailored outreach and services.

Detailed Assessment and Recommendations for Special Needs Groups – Kings County Unincorporated
During the 2016-2023 planning period, Kings County implemented various programs aimed at addressing the housing needs of special needs populations, including seniors, persons with

CHAPTER 2: HOUSING NEEDS ASSESSMENT E. Special Needs Groups 55 disabilities, farmworkers, large households, female-headed households, and persons experiencing homelessness.

Program 1.11 Housing for Persons with Disabilities focused on expediting applications and supporting developers with for housing for persons with disabilities. Although the County expedited certain applications and worked to remove governmental constraints, the absence of measurable outcomes, such as number of units built or persons housed, limited the evaluation of its impact.

Program 1.2 Housing Rehabilitation Program supported very low and extremely low income households, many of that are special needs populations. Although the County continued to work with nonprofits to provide housing rehabilitation, zero loans were provided, and the program was discontinued in 2014 due to lack of funding.

Program 1.8 Emergency Shelters and Transitional/Supportive Housing facilitated the provision of emergency shelters and supportive housing. Zoning updates were completed to allow emergency shelters by right in the PF zone subject to administrative approval. No performance data, such as beds created or persons sheltered, was provided to measure a true impact.

Program 1.10 Farmworker and Employee Housing targeted farmworker housing by ensuring zoning conformity with Health and Safety Codes and assisting developers with site identification and applications. Exact numbers of households served were absent limiting the evaluation of the program’s impact.

Program 1.5 First Time Home Buyer Program and Program 1.13 Assist Affordable Housing Development indirectly benefited large households and female-headed households by improving housing affordability. However, the programs did not track beneficiary demographics, limiting the ability to evaluate how effectively these populations were served.

Program 1.6 Section 8 Rental Assistance Program and Program 2.1 Code Enforcement helped improve housing quality and affordability for vulnerable groups though specific data on special needs beneficiaries was not reported.

To improve future outcomes, Kings County should revise these programs to include clear, quantifiable targets, conduct beneficiary-level tracking, and prioritize underserved populations through tailored outreach and services.

Detailed Assessment and Recommendations for Special Needs Groups - Corcoran
During the 2016–2023 planning cycle, the City of Corcoran implemented various programs aimed at addressing the housing needs of special needs populations, including seniors, persons with disabilities, farmworkers, large households, female-headed households, and persons experiencing homelessness.

Program 3.1 (Code Enforcement) served to maintain and improve neighborhood preservation and housing quality by addressing deteriorated property conditions and provided the avenue of community outreach to connect households to assistance programs and housing rehabilitation loans. A yearly mass mailer is sent to property owners within the City to provide general information

CHAPTER 2: HOUSING NEEDS ASSESSMENT E. Special Needs Groups 56 on code enforcement regulations. In addition, the mailer also serves as outreach to inform residents of housing loan programs available through the City for Housing Rehabilitation and the First Time Home Buyer program. When residential property code compliance cases occur, the City’s Code Enforcement Officer provides guidance to property owners on making them aware of the City’s assistance programs. No specific referral data is collected, as the property owner must take the initiative to seek assistance and/or apply for a program loan. This service helps to directly support low income households and special needs groups.

Program 3.3 (Housing Rehabilitation Program) supported very-low- and extremely-low-income households, many of whom are elderly, and also supported female head of household. During the past cycle, the City issued 30 housing rehabilitation loans totaling $1,860,558.00 and remains a prioritized program supporting affordable housing maintenance.

Program 3.8 (First-Time Homebuyer) supported very-low- and extremely-low-income households, available to all special needs groups, many of the loans were issued to elderly, female head of household, large families, and agricultural worker families. During the past cycle, the City issued 31 first Time homebuyer loans total $ 1,533,153.00 and remains a prioritized program supporting affordable housing purchase.

Program 3.10 (Affordable Housing Rental Assistance) benefited elderly, female-headed families, large households, and agricultural worker families through various funding source assistance. The City assisted special needs applicants by directing them to Self Help Enterprises that manage City grant funded assistance programs and also directed them to Kings Community Action Organization and the Kings County Housing Authority. The City also made available Covid funding and other State and Federal grant funded assistance to support utility charges and reduce indirect housing costs.

These programs across many platforms were not tracked, but all aimed to assist low income families and households.

Program 3.11 aimed to amend zoning to support and facilitate emergency shelters and supportive housing. Zoning updates were completed to allow Transitional Housing by Administrative Approval in the R-1, R-A and RM zones and Emergency Shelters with Administrative Approval in Residential zones. While compliant with SB2, no performance data (e.g., beds created or persons sheltered) was provided to measure significant impact. This is primarily due to the low number of individuals experiencing homelessness or a significant need for transitional housing in Corcoran.

Program 3.12 aimed to ensure zoning allowance and conformity with Health and Safety Codes to facilitate farmworker housing. As the majority of long term employment farmworker housing has benefited through the City’s homeownership loans and multifamily housing developments. Exact farmworker households served is not currently tracked.

Program 3.13 (Special Needs Housing for Seniors and Persons with Disabilities) aimed to expedite applications and provide technical assistance for senior and disability-targeted housing. The demand for housing assistance and/or permits has been extremely low on an annual basis. When interest arises, individuals are directed to Self Help Enterprises for possible grant funding and the city works with their contractor and/or developer to expedite applications.

CHAPTER 2: HOUSING NEEDS ASSESSMENT E. Special Needs Groups 57 Program 3.15 (Weatherization and Energy Efficient Improvements) served to maintain and improve neighborhood preservation and housing quality by addressing insulation, energy efficient improvements, and energy savings. During the 5th cycle Housing Element 16 permits were issued for insulation or stucco with a valuation of over $50,000. Window replacement is not tracked because permits are not required unless the size is changed. Specific data is not currently tracked regarding the HERO and Pace programs which are assistance programs managed separately from the City. Information is provided to residents on these programs as they support housing maintenance and cost, as well as supports low income households and special needs groups.

To improve future outcomes, Corcoran will continue to prioritize and monitor these programs to seek additional funding sources, performance data capture, and evaluate gaps and opportunities for enhancement of programs that assist and support underserved populations that include special needs groups.

CHAPTER 2: HOUSING NEEDS ASSESSMENT Analysis of At-Risk Housing 58 F. Analysis of At-Risk
Housing
State law requires that housing elements include an
analysis of assisted housing projects that are eligible to change from low-income housing to market rate
housing during the next ten years due to termination of subsidy contracts, mortgage prepayment, or expiration
of affordability restrictions. Assisted housing
developments include multi-family rental housing that
receives assistance under certain federal and state
programs, as well as local programs (e.g., in-lieu fees, inclusionary and/or density bonus programs).

Kings County and its four incorporated cities have 45 projects providing over 2,500 affordable rental units subsidized through local, state, and federal programs.

Covenants and deed restrictions are used to maintain the affordability of publicly assisted housing as affordable to low- and moderate-income households. Over time, however, these covenants and use restrictions expire and must be renewed or renegotiated to ensure continued affordability of housing. Table 2-32 shows the assisted rental projects in Kings County for which affordability controls are currently in place. Of the 45 housing projects, there are 13 projects (highlighted in the table) that have affordability covenants expiring in the year 2032 or earlier, and therefore, are at risk of conversion to market rate. In addition, the California Housing Partnership’s 2023 Affordable Homes At-Risk report indicated that 446 homes were at risk of conversion, with 248 at very high risk, 137 at high risk, and 61 at moderate risk of conversion.

The list of at-risk assisted housing projects identified in Table 2-31 include:
• Wien Manor (City of Avenal) - expires 2027
• Corcoran Garden Apartments (City of Corcoran) - expires 2032 • Corcoran Station Senior Apartments (City of Corcoran) – expires 2027 • Westgate Manor (City of Corcoran) – expires 2005
• Cameron Commons (City of Hanford) - Expires 2014
• Amberwood I (City of Hanford) - expires 2030
• Amberwood II (City of Hanford) - expires 2030
• Cedarbrook (City of Hanford) - expires 2030
• Hanford Senior Villas (City of Hanford) - expires 2032

CHAPTER 2: HOUSING NEEDS ASSESSMENT Analysis of At-Risk Housing 59 • Kings View Hanford (City of Hanford) - expires 2031 • Lincoln Plaza (City of Hanford) - expires 2037
• Northstar Courts (City of Hanford) - expires 2054
• Tierra Vista (City of Hanford) - expires 2065
• View Road Apartments (City of Hanford) - expires 2001 • Lemoore Elderly (City of Lemoore) - expires 2032
• Lemoore Villa (City of Lemoore) - expires 2032
• Kettleman City Apartments (Unincorporated) - expires 2032

1. Preservation Options for At-Risk Properties
State law requires that housing elements include a comparison of the costs to replace the at-risk units through new construction or to preserve the at-risk units. Preserving at-risk units can be accomplished by facilitating a transfer of ownership to a qualified affordable housing organization, purchasing affordability covenants, and/or providing rental assistance to tenants. In general acquisition and rehabilitation is the most cost-effective way to preserve at-risk units, as follows:

Acquisition and Rehabilitation
One method of ensuring long-term affordability of low-income units is to transfer ownership to a qualified nonprofit or for-profit affordable housing organization. This transfer would make the project eligible for re-financing using affordable housing financing programs, such as low-income housing tax credits and tax-exempt mortgage revenue bonds. These financing programs would ensure affordability for at least 55 years. Generally, rehabilitation accompanies a transfer of ownership.

Actual acquisition costs depend on several variables such as condition, size, location, existing financing, and availability of financing (government and market). A recently acquired 81-unit affordable housing development in Coalinga (Tara Glenn) cost a total of $9,495,277 to acquire and rehabilitate. The hard cost of the rehabilitation was an estimated $35,000 per unit. This equals roughly $117,225 per unit.

Replacement (New Construction)
Another strategy is to replace the units by constructing new affordable units. This includes purchasing land and then constructing affordable units. This is generally the most expensive option.

A recently built 81-unit multifamily development in Coalinga cost about $13.8 million, or $170,370 per unit.

Rent Subsidy
Rent subsidies can also be used to preserve affordability of housing, although there are limited funding sources to subsidize rents. The amount of a rent subsidy would be equal to the difference between the HUD defined fair market rent (FMR) for a unit and the cost that would be affordable to a lower-income household based on HUD income limits. The exact amount is difficult to estimate

CHAPTER 2: HOUSING NEEDS ASSESSMENT Analysis of At-Risk Housing 60 because the rents are based on a tenant’s income and, therefore, would depend on the size and income level of the household.

Following are some general examples of expected subsidies: A lower-income family of four could afford up to $869 per month, and the fair market rent for a three-bedroom unit is $1,162. The subsidy needed to preserve a unit at an affordable rent for lower-income households would be an estimated $293 per month, or $3,516 per year. For 55 years, the subsidy would be about $193,280 for one household.

Qualified Entities
California Government Code Section 65863.10 requires that owners of Federally-assisted properties provide notice of intent to convert their properties to market rate at one year prior to, and again at six months prior to the expiration of their contract, opt-outs, or prepayment. Owners must provide notices of intent to public agencies, including HCD, the local public housing authority, and to all impacted tenant households. The six-month notice must include specific information on the owner’s plans, timetables, and reasons for termination.

Under Government Code Section 65863.11, owners of Federally-assisted projects must provide a Notice of Opportunity to Submit an Offer to Purchase to Qualified Entities, non-profit or for-profit organizations that agree to preserve the long-term affordability if they should acquire at-risk projects, at least one year before the sale or expiration of use restrictions. Qualified entities have first right of refusal for acquiring at-risk units. Qualified entities are non-profit or for-profit organizations with the legal and managerial capacity to acquire and manage at-risk properties that agree to maintain the long-term affordability of projects. Qualified entities for Kings County include:

1. Fresno County Economic Opportunities Commission: 1920 Mariposa Street #330, Fresno, CA 93271

2. Self-Help Enterprises: 8445 W. Elowin Court, Visalia, CA 93291 Table 2-33 Assisted Housing Units
Project/Jurisdiction
Year
Built
Total
Units
Low
Income
Units Assistance Program
Covenant
Expires
Avenal
El Palmar Apartments 2004 81 80 TCAC, RDA, CCRC (Large
Family) 2059
Hearthstone Village 2005 81 80 TCAC (Large Family) 2060 Pleasant Valley Manor
Apts. 1986 40 39 USDA Rural Dev, Section 515(Family) 2036 Villa Esperanza 2008 81 80 TCAC (Large Family) 2063
Wien Manor 1983 40 38 HUD, Section 515 (Family) 2027
Totals - Avenal 323 317

CHAPTER 2: HOUSING NEEDS ASSESSMENT Analysis of At-Risk Housing 61 Corcoran
Avalon Family
Apartments N/A 56 55 TCAC (Large Family) 2062
Carolyn Apartments 1983 40 38 HUD, Section 515 (Family) 2067 Corcoran Family
Apartments 2009 69 68 TCAC (Large Family) 2067
Corcoran Garden
Apartments 2002 38 38 TCAC, Section 515 (LargeFamily) 2032 Corcoran Station Senior
Apt 1997 44 44 CHRPR, RDA, HOME (Elderly) 2027
Kings Manor 2004 81 80 TCAC, Bonds (Large Family) 2061
Saltair Place 2004 42 40 TCAC (Large Family) 2058
Valley View Village 1966 100 100 HUD N/A
Westgate Manor 1985 45 44 Section 515 (Elderly, Disabled) 2005 Whitley Gardens I 1979 63 62 USDA Section 515 2060
Whitley Gardens II 1984 24 24 USDA Section 515) 2060
Totals - Corcoran 602 593
Hanford
Amberwood I 1996 48 42 USDA Rural Dev, Sec. 515
(Family) 2069
Amberwood II 1981 40 39 USDA RD and HUD, Sec 515
(Family) 2069
Anchor 10 10 MHSA 2068
Cameron Commons 1982 32 32 RHCP 2014
Casa Del Sol Apartments 1997 80 79 TCAC (Large Family) 2053 Cedarbrook 1999 70 70 TCAC (Large Family) 2052
Hanford Senior Villas 1982 48 47 USDA Section 515 2059
Heritage Park at Hanford 1997 81 80 TCAC (Senior) 2051
Kings View Apartments
Inc N/A N/A 10 N/A N/A
Kings View Hanford N/A 10 10 HUD 2031
Lincoln Plaza 2006 40 39 TCAC (Large Family) 2061
Northstar Courts 2022 72 71 HOME, PLHA, Kings County
Whole Person Care, HHAP 2054
Sunnyside Village 1969 150 150 HUD perpetuity

CHAPTER 2: HOUSING NEEDS ASSESSMENT Analysis of At-Risk Housing 62 Tierra Vista Apartments 2010 48 48 TCAC/HOME 2064
View Road Apartments 1983 121 120 USDA Rural Development (Elderly) 2001
Totals - Hanford 768 766
Lemoore
Alderwood 1996 80 79 TCAC (Large Family) 2051
Antlers Hotel 2003 10 10 CDBG/RDA 2058
Brookfair Manor 1968 72 72 FDIC Affordable Housing Prog (Family) 2052
Cinnamon Villas 2013 80 79 USDA RUC/LIHTC RUC
Kings River Apartments 1986 44 43 USDA, Section 515 2034 Lemoore Elderly 1987 23 23 USDA, Section 515 2032
Lemoore Villa 1979 28 28 USDA, Section 515 2032
Montclair Apartments 1999 80 79 TCAC (Large Family) 2054 MontgomeryCrossing 2009 57 56 USDA Section 515 2064
Mountain View
Apartments 1988 39 38 HUD, Section 515 2037
Villa San Joaquin 1975 36 35 TCAC, Section 515 (NonTargeted) 2059 Westberry Square
Apartments 1998 100 99 TCAC (Large Family) 2053
Totals - Lemoore 649 641
Unincorporated Area
Armona Village 1986 33 32 USDA Rural Development,
Section 515 2033
Kettleman City
Apartments 1983 40 40 USDA Rural Development, Sec514/516 2032 Single Family Homes
(various) 1980s 7 7 Public Housing perpetuity
SycamoreCourt 1966 118 118 HUD perpetuity
Totals – Unincorporated
Area 198 197
Grand Total – Kings
County 2,540 2,514

CHAPTER 2: HOUSING NEEDS ASSESSMENT G. Housing Growth Needs 63 G. Housing Growth Needs

1. Overview of the Regional Housing Needs Assessment
The Regional Housing Needs Assessment (RHNA) is a key tool for local governments to plan for anticipated growth. The RHNA quantifies the anticipated need for housing within each jurisdiction for the 8-year period from January 31, 2024 through January 31, 2032. Communities then determine how they will address this need through the process of updating the Housing Elements of their General Plans.

In determining the housing allocation for the five jurisdictions within Kings County, the Kings County Association of Governments (KCAG) developed an allocation methodology with the assistance of the RHNA Technical Advisory Committee. This methodology considers local growth assumptions and considers certain criteria as specified in Government Code §65584(a). The criteria used in this methodology include an analysis of available data on local housing, population, economic, and other growth factors. One growth assumption deemed relevant to housing growth and demand within Kings County is the housing needs of Naval Air Station Lemoore personnel. Although the housing unit allocations in the RHNA are not required to consider the military base, the Indian reservation, or prison populations, the Naval Air Station Lemoore is identified as a relevant factor.

Using the assumptions and methodology detailed within the RHNA plan, KCAG in coordination with the RHNA Technical Advisory Committee derived the distribution of each jurisdiction’s share of the regional housing need and allocated the units according to the four income categories for housing affordability.

Additionally, State law requires that planning for housing be coordinated and integrated with the Regional Transportation Plan (RTP). To achieve this requirement, the RHNA plan must allocate housing units within the region consistent with the development pattern included in the Sustainable Communities Strategy (SCS). In September 2022, KCAG adopted the 2022 RTP/SCS update, which incorporates assumptions for housing and employment growth that affect future transportation needs. To achieve the RHNA consistency requirement, this RHNA used the same RTP assumptions for future housing development from the present (2022) to the RTP/SCS 2050 horizon year The goal of the RHNA Plan is to promote a fair distribution of attainable housing among the four cities and the unincorporated County in a way that also helps meet the state’s housing goals. Attainable housing is defined as housing that is both sufficient in supply and affordably priced. The total housing units specified in the RHNA plan for each jurisdiction are not to be construed as quotas for development. The RHNA Plan only determines the number and affordability of housing units that jurisdictions need to plan for through land use policies, regulations, infrastructure plans, and other housing assistance programs. Construction and development of these allocations is not a requirement of the RHNA plan.

CHAPTER 2: HOUSING NEEDS ASSESSMENT G. Housing Growth Needs 64 Table 2-33 shows the regional housing needs allocations for Kings County jurisdictions for the 2024- 2032 period. All new units built or preserved after January 31, 2024 are credited in the new RHNA period. A discussion of how each jurisdiction’s land inventory accommodates this growth need is provided in Chapter 3.

Table 2-34 Regional Housing Needs, 2024-2032
Jurisdiction Extremely
Low* Very Low* Low Moderate Above Mod Total
Avenal 24 24 37 55 137 277
Corcoran 61 61 116 118 359 715
Hanford 684 685 993 1,066 2,119 5,547
Lemoore 293 293 437 408 898 2,329
Unincorporated 66 66 89 106 234 561
Kings County
total 1,128 1,129 1,672 1,753 3,747 9,429
* 50% of VL units are assumed to be extremely-low per state law Source: KCAG 2015

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
65 CHAPTER 3: RESOURCES AND

OPPORTUNITIES
This chapter analyzes the resources available for the development, rehabilitation, and preservation of housing in Kings County and the cities of Avenal, Corcoran, and Hanford. This includes an evaluation of the extent to which vacant or underutilized land compares to the regional housing needs allocation, and the financial and administrative resources available to support housing activities and implement the housing programs described in Chapter 5.

A. Land Resources
California law (Government Code §65584) requires that each city and county, when preparing its state-mandated housing element, develop local housing programs designed to address housing needs for all income groups in their community. This concept seeks to ensure that each jurisdiction, to the extent feasible and appropriate, plans for a variety of housing for population growth expected in the region as well as people who might reasonably be expected to reside within the jurisdiction if a variety of housing accommodations appropriate to their needs were available. This section analyzes the capacity for residential development in each jurisdiction and how that capacity compares to the regional housing needs allocation (RHNA) identified in the previous chapter.

The current RHNA covers the period January 1, 2024- January 31, 2032. Jurisdictions must demonstrate that there is adequate capacity to achieve the RHNA targets for all income categories during the planning period based on an analysis of realistic development potential on vacant or underutilized sites.

It is important to recognize that the RHNA is a planning target, not a construction mandate. Since local governments do not build housing, their responsibilities are to create opportunities for residential development for all income levels through appropriate land use plans and regulations, and through implementation of programs designed to facilitate housing development including fair and affordable housing. The focus of these responsibilities is on the provision of housing for lowerincome households and persons with special needs since these groups have the greatest difficulty in obtaining adequate and affordable housing.

To fully address RHNA requirements, jurisdictions must demonstrate that there are adequate sites with appropriate zoning and development standards to accommodate their remaining housing need at all affordability levels. To that end, a parcel-specific inventory was prepared by each jurisdiction.

The resulting inventory consists of vacant sites or underutilized sites with potential for additional development or redevelopment. Chapter 4 provides an analysis of the appropriateness of zoning regulations and development standards for each jurisdiction to facilitate housing development at all income levels. The land inventory analyses for each jurisdiction with detailed parcel listings and identification of potential development constraints are provided in Appendix B. Sites with Farmland Security Zone or Williamson Act contracts were eliminated from the analysis.

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
66 Vacant sites 6,000 square feet of greater for each of the four jurisdictions and unincorporated areas of Kings County (Home Garden, Kettleman City and Stratford) are shown in figures 3-1 to 3-7.

1. Nonvacant Sites: Lease Dynamics, Market Trends, and
Developer Interest
The housing element must analyze the extent to which existing uses may impede additional residential development, and the likelihood uses will discontinue or redevelopment can occur with the existing uses continuing. Generally, Kings County jurisdictions mainly rely on vacant sites and do not significantly rely on nonvacant sites to accommodate the RHNA.

Nonvacant sites selected for inclusion in the inventory were chosen because they represent the highest potential for becoming available for residential development and add significant quantities of units to the City’s housing stock. The current uses of these sites have a high likelihood of being converted to a higher value use, such as older commercial and retail uses, excess surface parking, and single-story office and professional buildings that could support high-density residential or mixed-use projects. To avoid displacement, no sites with existing residential uses were identified.

Nonvacant sites being used toward the RHNA generally fall in four categories: (1) Low Improvement Value; (2) largely vacant sites with an existing residential; (3) agricultural uses, (4) commercial and (5) other. These sites generally are largely vacant, allow a number of units that far exceed the number of existing units, are similar to recent trends and there are no known conditions that preclude additional development in the planning period, as follows:

Low Improvement Value
Existing structures are minimal with very little improvement value such as a shed with no recent investment. These sites are essentially vacant and uses will likely discontinue in the planning period.

These sites present negligible impediments to redevelopment with residential uses.

Figure 3-1: Vacant Site Avenal 1
Avenal (APN: 038-260-048-000) Acreage: 13.8
Zoning: R1
Assumed Number of Units:
27 Use: Several Metal Sheds
Other Indicators of
Redevelopment Potential:

Primarily vacant and near
residential development
Impediments to
Redevelopment: None

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
67 Figure 3-2: Vacant Site Corcoran 1
Corcoran (APN: 030-261-008-000) Acreage: 0.14
Zoning: R-1-6
Assumed Number of Units: 4
Use: Two Small Structures
Other Indicators of
Redevelopment Potential:

Significant available land in front
portion of lot that could be split or
totally redeveloped given small
unimproved structures and could
be combined with adjacent lot
Impediments to Redevelopment:

None
Figure 3-3: Vacant Site Hanford 1
Hanford (APN: 008-410-054-000) Acreage: 3.53
Zoning: R-H
Assumed Number of
Units: 56
Use: Small Shed Structure
Other Indicators of
Redevelopment Potential:

The site was formerly
owned by the YCMA. The
closure of the YMCA in
2014 and the sale of the
site to a church reduced
the use of the site to the
southern parcel,
occupied by the former
gymnasium and tennis
courts, which are now
used by a pickleball
group. The northern
portion is mostly vacant,
except for two small shed
structures.

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
68 Impediments to
Redevelopment: None
Figure 3-4: Vacant Site Kings County 1
Kings County (APN: 016-182-014-000) Acreage: 0.33
Zoning: R-1-12
Assumed Number of
Units: 1
Use: Storage Shed
Other Indicators of
Redevelopment
Potential: Primarily
vacant
Impediments to
Redevelopment:

None

Figure 3-5: Vacant Site Kings County 2
Kings County (APN 034-160-017-000) Acreage: 0.89
Zoning: RR
Assumed Number of
Units: 1
Use: Storage Shed,
Vehicle Parking
Other Indicators of
Redevelopment Potential:

Primarily vacant with
minimal improvements
and opportunity for
replacement parking if
necessary
Impediments to
Redevelopment: None

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
69 Largely Vacant Sites with an Existing Residential Use Based on recent trends, the ratio of the existing number of units to built units generally ranges from 1 to 70 to 1 to 5 with a typical ratio of 1 to 25. Most identified sites far exceed the lower end of the range (1 to 5) and are consistent with the typical ratio. In addition, the County has been experiencing recent trends and developer interest in increasing density through infill and second dwelling units, especially in areas that are already connected to services. For instance, in 2022, a 0.43-acre underutilized site designated as moderate-income in Home Garden Community had one existing mobile home residence. The developer divided the site, established a new mobile home and ADU on the new site and added an ADU to the site with the existing residence, increasing the housing units from 1 to 4 for this site. Another representative site in Hanford site contains a large-lot single family residence on a 2.8-acre in an area formerly within Kings County’s Jurisdiction. There is potential to divide the property into additional sites, while maintaining street frontage requirements and a 12,000 sq. ft. minimum lot size. Based on the neighboring sites, which are generally 20,000 sq. ft., approximately 3 additional sites could be accommodated (one north of the residence and 2 to the south).

Figure 3-6: Largely Vacant – Existing Residential Use Avenal Avenal (APN: 038-260-039-000) Acreage: 16.4
Zoning: R1
Assumed Number of
Units: 32
Ratio: 32:1
Use: One Single Family
Structure
Other Indicators of
Redevelopment Potential:

Primarily vacant; existing
single family structure
could continue and easily
accommodate the
assumed number of units
on the vacant portion
Impediments to
Redevelopment: None
Figure 3-7: Largely Vacant – Existing Residential Use Corcoran Corcoran (APN: 034-120-046-000) Acreage: 1.92
Zoning: R-1-6

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
70 Assumed Number of
Units: 5
Ratio: 5:1
Use: Underutilized single
family residence
Other Indicators of
Redevelopment
Potential: Existing uses
could be razed or
continue with sufficient
space for assumed
number of units
Impediments to
Redevelopment: None
Figure 3-8: Largely Vacant – Existing Residential Use Hanford Hanford (APN: 007-070-003-000) Acreage: 2.41
Zoning: R-L-12
Assumed Number
of Units: 4
Ratio: 4:1
Use: Single Family
Structure
Other Indicators of
Redevelopment
Potential: Primarily
vacant and could be
subdivided with
additional units.

Impediments to
Redevelopment:

None

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
71 Figure 3-9: Largely Vacant – Existing Residential Use Hanford 2 Hanford (APN: 011-420-035-000) Acreage: 5.0
Zoning: R-L-5
Assumed Number of
Units: 15
Ratio: 15:1
Use: Single Family
Structure
Other Indicators of
Redevelopment
Potential: Primarily
vacant and could be
subdivided with
additional units.

Impediments to
Redevelopment: None
Figure 3-10 Largely Vacant – Existing Residential Use Hanford 3 Hanford (APN: 011-420-039-000) Acreage: 2.5
Zoning: R-L-5
Assumed Number of Units: 7
Ratio: 7:1
Use: Abandoned Dilapidated Single
Family Structure
Other Indicators of Redevelopment
Potential: Primarily vacant and
could be subdivided with additional
units.

Impediments to Redevelopment:

None

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
72 Figure 3-11 Largely Vacant – Existing Residential Use Kings County Kings County (APN 011-440-010-000) Acreage: 3.67
Zoning: RM-1.5
Assumed Number of
Units: 88
Ratio: 22:1
Use: 4 Single Family
Structures
Other Indicators of
Redevelopment Potential:

Primarily vacant; existing
single family structure
could continue and easily
accommodate the
assumed number of units
on the vacant portion
Impediments to
Redevelopment: None
Figure 3-12 Largely Vacant – Existing Residential Use Kings County 2 Kings County (APN: 016-140-065-000) Acreage: 1.41
Zoning: RM-2
Assumed Number of Units:
15 Ratio: 15:1
Use: Underutilized Single
Family Structure
Other Indicators of
Redevelopment Potential:

Existing use could continue
with sufficient vacant space
to accommodate the
assumed number of units
Impediments to
Redevelopment: None

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
73 Agricultural Uses
The San Joaquin Valley region has primarily experienced redevelopment of previously vacant sites and on parcels that have required the conversion of agricultural uses to residential development.

Examples of recent projects in the region that converted sites from operational agricultural uses to residential uses are listed on Table3-1 There are 10 sites with agricultural uses in Kings County, Avenal and Corcoran. These sites are not under Williamson Act contract and there are no conditions that would impede residential development. Existing uses can be easily ceased, and it is easy to clear the land and repurpose it for development. Unlike agricultural processing or dairy uses, existing operations do not typically require extensive infrastructure or investment. These sites are located in a prime location for residential development and are adjacent to existing residential uses. These sites are similar to existing operations on recently developed agricultural uses and do not impede additional development. In addition, the Summers Pointe housing development in Armona annexed into the Armona Community Services District prior to recording the tract map. The developer converted a nonvacant 20-acre property in agricultural use with an existing residence into 109 singlefamily moderate income housing units. A density bonus agreement was entered into to provide for 10% of the total units to be designated for lower income housing and allow for a reduction in the minimum site area, site width, site frontage, and would exempt the project from site coverage requirements.

Table 3-1 Redevelopment Trends on Sites with Agricultural Uses Jurisdiction Project Name Parcel Size Total Units
Tulare County
Woodlake Hillside Estates 28.5 75
Visalia Village at Shannon Parkway Apartments 9.24 216
Merced County
Dos Palos Stockling Street 9.83 44
Livingston Manzanita 51.3 213
Livingston Sundance Village 21.6 97
Los Banos The Villas 21.6 97
Los Banos Westbrook 37.8 162
Kings County
Armona Summers Pointe 109

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
74 Figure 3-13 Agricultural Use - Avenal
Avenal (038-260-038-000) Acreage: 19.4
Zoning: R1
Assumed
Number of Units:
38 Use: Four
Agricultural
Structure
Other Indicators
of
Redevelopment
Potential:

Primarily vacant
and agricultural
uses generally
fallow with no
recent
investment
Impediments to
Redevelopment:

None
Figure 3-14 Agricultural Use -Corcoran
Corcoran (APN: 034-210-001-000) Acreage: 8.0
Zoning: R-1-6
Assumed Number
of Units: 42
Use: Underutilized
Agricultural Crops
Other Indicators of
Redevelopment
Potential: Within
existing residential
pattern with

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
75 minimal new
investment in
current use
Impediments to
Redevelopment:

None
Figure 3-15 Agricultural Use – Kings County 1
Kings County (APN: 023-040-050-000) Acreage: 10.7
Zoning: R-1-20
Assumed Number of
Units: 10
Use: Agricultural
Crops
Other Indicators of
Redevelopment
Potential: No land
conservation
contracts/easement
s; Lemoore Sphere of
Influence
Impediments to
Redevelopment:

None
Figure 3-16 Agricultural Use – Kings County 2
Kings County (APN: 007-030-008-000) Acreage: 10.0
Zoning: RR
Assumed Number of
Units: 10
Use: Agricultural Crops
Other Indicators of
Redevelopment Potential:

No land conservation

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
76 contracts/easements,
City of Hanford Sphere of
Influence
Impediments to
Redevelopment: None
Figure 3-17 Agricultural Use – Kings County 3
Kings County (APN: 024-063-030-000) Acreage: 8.43
Zoning: RR
Assumed Number
of Units: 8
Use: Animal shade
structures & corrals
Other Indicators of
Redevelopment
Potential: No land
conservation
contracts/easemen
ts, City of Lemoore
sphere of influence
Impediments to
Redevelopment:

None
Commercial Uses
Residential redevelopment of existing commercial uses usually involves 1) demolishing existing structures and building new residences, 2) expanding into vacant areas of the sites by adding housing units, or 3) remodeling or converting existing structures to develop housing units. Existing commercial structures are generally older with minimal recent investment and allowable intensity far exceeds existing intensity. Sites are primarily vacant and existing structures are generally only one story or can easily be replaced or relocated with no known conditions that impede additional development. For example, a site in Hanford is considered underutilized with improvements on site

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
77 exceeding 50 years in age. The parcel is largely surrounded by residential development. With access to the major arterial, 10th Avenue, there is potential of the site to be developed for multi-family at a medium- to high-density. An estimated 10 units is assumed, based on a realistic density of 16 units per acre, with approximately 28,000 sq. ft. available for development.

Figure 3-18 Commercial Use - Avenal
Avenal (APN: 038-432-010-000) Acreage: 1.14
Zoning: R3
Assumed
Number of
Units: 17
Use:

Underutilized
Commercial
Structure
Other Indicators
of
Redevelopment
Potential:

Existing
commercial
structure has
minimal recent
investment and
allowable
intensity far
exceeds existing
intensity;
commercial
structure could
continue or be
razed to
accommodate
the assumed
number of units
Impediments to
Redevelopment
: None
Figure 3-19: Commercial Use - Hanford
Hanford (APN: 010-121-050-000) Acreage: 0.91
Zoning: MX-C
Assumed Number of
Units: 10

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
78 Use: Aged Single Story
Commercial Structure
Other Indicators of
Redevelopment Potential:

Primarily vacant and use
could discontinue or
continue with minimal
need for replacement
parking
Impediments to
Redevelopment: None
Figure 3-20: Commercial Use -Kings County
Kings County (APN: 016-043-044-000) Acreage: 1.42
Zoning: RR
Assumed Number of
Units: 1
Use: Contractor storage
yard (vehicles,
machinery, storage
buildings)
Other Indicators of
Redevelopment
Potential: Minimal recent
investment and nearby
residential uses
Impediments to
Redevelopment: None
Other
Sites with other uses generally consist of parking lots, public facilities and institutional uses such as churches. Kings County jurisdictions minimally rely on these sites to accommodate the RHNA.

These sites are primarily vacant and can accommodate the assumed number of units while uses

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
79 continue or can be replaced or relocated to be available for development in the planning period.

Figure 3-21: Other - Avenal
Avenal (APN: 038-280-043-000) Acreage: 4.8
Zoning: R2
Assumed Number of
Units: 48
Use: Underutilized
Church Parking Lot
Other Indicators of
Redevelopment Potential:

Access to utility
infrastructure
Impediments to
Redevelopment: None
Figure 3-22: Other – Avenal 2
Avenal (APN: 038-400-006-000) Acreage: 6.09
Zoning: R1
Assumed Number of
Units: 12
Use: Underutilized
Parking Lot
Other Indicators of
Redevelopment
Potential: Parking lot
is not frequently
used and parking
could be replaced
with new
development
Impediments to
Redevelopment:

None

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
80 Figure 3-23: Other - Hanford
Hanford (APN: 014-181-012-000) Acreage: 0.18
Zoning: MX-C
Assumed Number of Units: 1
Use: Underutilized Parking
Other Indicators of
Redevelopment Potential:
minimal need for replacement
parking
Impediments to
Redevelopment: None

Figure 3-24: Other – Kings County 1
Kings County (APN: 005-030-013-000) Acreage: 50.15
Zoning: RR
Assumed Number of
Units: 50
Use: Canal
Other Indicators of
Redevelopment
Potential: Developer
Interest; surrounded by
residential; Primarily
Vacant
Impediments to
Redevelopment: Canal
that can be addressed
through site planning or
undergrounding

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
81 Figure 3-25: Other – Kings County 2
Kings County (APN: 026-120-061-000) Acreage: 0.42
Zoning: R-1-6
Assumed Number of
Units: 1
Use: Utility Shed
Other Indicators of
Redevelopment
Potential: Minimal
recent investment and
negligible improvement
value
Impediments to
Redevelopment: None
Lease Dynamics
Nonvacant sites in Kings County often involve existing leases that can impact redevelopment potential. Short-term leases or those nearing expiration may present opportunities for redevelopment, while long-term leases can pose challenges. Understanding the duration and terms of these leases is crucial for assessing the feasibility of converting nonvacant sites into housing developments.

Market Trends
According to the U.S. Census Bureau, as of July 1, 2023, Kings County had 47,425 housing units, with an owner-occupied housing unit rate of 54.8%. The median value of owner-occupied housing units was $254,900, and the median gross rent was $1,132. These figures indicate a relatively affordable housing market compared to other regions in California. Census.gov Recent real estate market reports suggest that Kings County's housing market exhibits characteristics of a buyer's market. The median home price was $363,450, reflecting a 1.3% increase from the previous year, with a median price per square foot at $225. Homes are spending an average of 39 days on the market, indicating a slower pace compared to previous periods. These trends suggest a more favorable environment for buyers, which could influence developers' decisions regarding the timing and pricing of new housing projects.

Developer Interest
Despite the current market conditions, there is ongoing interest from developers in Kings County, particularly in areas with supportive zoning and infrastructure. The presence of nonvacant sites with expiring leases or underutilized structures offers potential for redevelopment into housing projects.

Developers are also considering factors such as proximity to amenities, transportation access, and community support when evaluating these sites.

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
82 • Kings County Unincorporated: For nonvacant sites with underutilized residential uses, most developer interest is to increase density through infill and second dwelling units, especially in areas that are already connected to services. For instance, in 2022, a 0.43-acre underutilized site designated as moderate-income in Home Garden Community had one existing mobile home residence. The developer divided the site, established a new mobile home and ADU on the new site and added an ADU to the site with the existing residence, increasing the housing units from 1 to 4 for this site. Nonvacant sites with agricultural/open space uses need to be connected to services or annexed into a City for services prior to redevelopment. The Summers Pointe housing development in Armona annexed into the Armona Community Services District prior to recording the tract map. The developer converted a nonvacant 20-acre property in agricultural use with an existing residence into 109 single-family moderate income housing units with 3 outlots. A density bonus agreement was entered into to provide for 10% of the total units to be designated for lower income housing and allow for a reduction in the minimum site area, site width, site frontage, and would exempt the project from site coverage requirements. Residential redevelopment of existing commercial uses usually involves 1) demolishing existing structures and building new residences, 2) expanding into vacant areas of the sites by adding housing units, or 3) remodeling or converting existing structures to develop housing units. Commercial uses on sites zoned as residential are not a common occurrence in the county unincorporated area, so there is not a history of past redevelopment.
• Corcoran: Very limited non-vacant sites within Corcoran have proven to be challenging and costly to redevelop and renovate. The primary cost efficiency with vacant developable land within the City and dispersed throughout the community focuses market demand by developers on vacant properties. The City’s downtown commercial buildings provide an opportunity to renovate the second story of structures for housing. However, the significant costs associated with structural reinforcement, replacement of lead pipes and unsafe wiring significantly increase the costs for modernization to current building standards. The downtown core has some vacant sites, and these have shown that development demand is seeking these properties to align with secured financing. The Corcoran Unified School District recently purchased a church structure and office buildings centrally located in downtown to remodel and reuse the site but is discovering the remediation of pre-1970’s structures with asbestos is nearing $1 million just for removal and has hindered the financial feasibility for the project..

2. Strengthening Analysis of Small and Nonvacant Sites Small Sites (<0.5 Acres)
Small Sites
HCD considers parcels smaller than 0.5 acres inadequate for accommodating lower-income housing unless substantial evidence demonstrates feasibility. To justify these sites:

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
83 • Historical Development Patterns: Provide examples of similar-sized parcels in Kings County or comparable jurisdictions that have been successfully developed for lower-income housing.
• Consolidation Potential: Analyze the feasibility of lot consolidation, considering factors like common ownership, existing zoning, and developer interest. • Incentives for Development: Outline any incentives or programs that facilitate development on small sites, such as density bonuses or reduced parking requirements.

Nonvacant Sites
When relying on nonvacant sites, especially if they constitute more than 50% of the RHNA for lowerincome households, HCD presumes existing uses impede development unless proven otherwise.

To address this:
• Evidence of Redevelopment Potential: Document instances where similar nonvacant sites have been redeveloped for housing, indicating a trend or feasibility. • Assessment of Existing Uses: Evaluate the current use of each site, considering factors like lease terms, building age, and market demand, to determine the likelihood of redevelopment.
• Developer Interest: Include letters of intent or expressions of interest from developers willing to undertake housing projects on these sites.

Small Sites (<0.5 Acres): Ownership Patterns and Consolidation Strategies Small parcels under 0.5 acres are prevalent in Kings County, particularly in urban centers like Hanford, Corcoran, and Avenal. These sites often present challenges for standalone development due to size constraints, but they offer significant opportunities for infill housing when strategically consolidated.

Ownership Patterns
According to the U.S. Census Bureau, Kings County has approximately 47,425 housing units, with an owner-occupied rate of 54.8%. This suggests a substantial number of properties are owneroccupied, which can influence the feasibility of site consolidation. However, detailed parcel-level ownership data, including the distribution of small parcels and their ownership status, would require access to local land records or GIS data.

Examples of Small Sites
• Avenal: The city is not relying on small sites in its sites inventory analysis to accommodate its very low, low, and moderate income RHNA allocations. • Hanford: The city has several small parcels in its downtown area that are underutilized and could benefit from consolidation for higher-density housing.

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
84 • Corcoran: The city is predominantly developed with compact neighborhoods throughout most the city. Where small sites exist, they tend to be better suited as infill sites suitable for single affordable housing unit development. The city has identified some small sites in the former County Island territories that were annexed in 2006, which tend to be narrow elongated parcels and suitable for consolidation.

Incentives for Consolidation
To encourage the development of small sites, Kings County and its cities offer various incentives:
• Density Bonus Programs: Cities like Avenal and Corcoran have adopted local ordinances providing density bonuses and other incentives to promote affordable housing development. • Community Development Block Grants (CDBG): These federal funds are utilized by the county to support housing development, including projects that consolidate small parcels. • Technical Assistance: Local planning departments offer guidance on zoning regulations and the consolidation process to facilitate development on small sites.

3. Infrastructure Capacity and Upgrade Needs by Plan Area in Kings County

1. Hanford
Water and Wastewater Systems: The City of Hanford is undertaking a $49 million project to upgrade its wastewater treatment facilities and integrate solar energy solutions. This initiative aims to enhance treatment capacity and promote sustainable energy use.

Transportation Infrastructure: Hanford serves as a central hub in Kings County's transportation network. The Kings County Association of Governments (KCAG) is actively involved in station area planning for the proposed Kings/Tulare High-Speed Rail station, focusing on multimodal access and connectivity enhancements.

2. Corcoran
Water & Wastewater Systems: The city’s municipal water and wastewater systems have both undergone significant capital investment upgrades through Federal ARPA and State grant funding The capacities for both systems are estimated to accommodate planned future growth. System maintenance and efficiency improvements are the only anticipated upgrades needed during the the planning period.

Stormwater System: The city’s stormwater system is prioritized for considerable upgrade and the city has been seeking grant funding for infrastructure expansion to facilitate greater infill development. Former County Island areas that were developed to County standards are in greater need as it is the prerequisite for roadway and sidewalk improvements. Large new developments typically integrate onsite stormwater drainage collection systems and basins as part of the development.

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
85 3. Avenal
Water Supply Systems: Although generally in good condition, Avenal's water infrastructure requires some upgrades to meet the demands of its existing and potential future population. The city also has sufficient water resources available to accommodate existing and planned future demand. While specific infrastructure improvement projects are not currently outlined by the city, general infrastructure improvement plans in Avenal typically encompass systemic water system enhancements as necessary.

Transportation Access: Efforts are underway to improve transportation access in Avenal, including road maintenance and potential integration into regional transit plans.

4. Unincorporated Communities (Armona, Home Garden, Kettleman City, Stratford)
Urban Growth and Infrastructure: The Kings County General Plan directs urban growth to these unincorporated communities. Infrastructure development, including water, wastewater, and transportation systems, is essential to support this growth.

Community Planning: Specific community plans, such as the Stratford Community Plan adopted in 2010, outline infrastructure needs and development strategies to accommodate expanding populations.

Table 3-2: Infrastructure Capacity and Upgrade Needs
Plan Area Infrastructure Focus Identified Needs/Projects Avenal Water Supply, Transportation
Water system upgrades;
Improved transportation
access
Corcoran Stormwater System
Expansion of Stormwater
System to connect services to
underserved former County
Island area
Hanford Wastewater, Transportation
$49M wastewater upgrade;
High-Speed Rail station area
planning
Unincorporated Areas Urban Infrastructure
Development of water,
wastewater, and
transportation systems to
support urban growth
These infrastructure projects and plans are crucial for accommodating population growth, enhancing public services, and promoting sustainable development across Kings County.

Continued investment and strategic planning will ensure that the county’s infrastructure meets current and future needs.

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
86 Overview
Kings County encompasses diverse environmental features and constraints that influence land use planning and development. Identifying these constraints is crucial for sustainable growth and environmental conservation.

4. Key Environmental Constraints

1. Flood Zones
Areas adjacent to the Kings River and other waterways are susceptible to flooding. The Federal Emergency Management Agency (FEMA) provides Flood Insurance Rate Maps (FIRMs) that delineate flood-prone areas. These maps are essential for assessing flood risks and guiding development away from high-risk zones.

2. Seismic Activity
While Kings County is not directly atop major fault lines, it is still subject to seismic activity due to its proximity to faults in neighboring counties. The California Geological Survey offers seismic hazard maps that help in understanding and mitigating earthquake risks.

3. Soil Limitations
Certain areas in Kings County have soils with limitations for development, such as high shrink-swell potential or poor drainage. The Natural Resources Conservation Service (NRCS) provides soil surveys that identify these limitations, aiding in land suitability assessments.

4. Agricultural Land Preservation
Kings County ahs extensive areas designated as prime farmland. The California Department of Conservation’s Farmland Mapping and Monitoring Program (FMMP) classifies land based on agricultural quality, which is vital for preserving valuable agricultural resources.

5. Biological Resources
The county is home to various sensitive habitats and species. The California Natural Diversity Database (CNDDB) provides information on the locations of rare, threatened, and endangered species, which is critical for environmental impact assessments.

5. Inventory Maps
Avenal

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
87 Figure 3-26 – City of Avenal Vacant Sites 6000 Sq. Ft or Greater Figure 3-27 - City of Avenal Vacant Sites by Census Tracts

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
88 Figure 3-28 - City of Avenal Vacant Sites by Income Level

Corcoran
Figure 3-29– City of Corcoran Vacant Sites 6000 Sq. Ft or Greater

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
89 Figure 3-30 – City of Corcoran Vacant Sites by Census Tracts Figure 3-31 – City of Corcoran Vacant Sites by Income Level

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
90 Hanford
Figure 3-32 – City of Hanford Vacant Sites 6000 Sq. Ft. or Greater Figure 3-33: City of Hanford Vacant Sites by Census Tracts Figure

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
91 Figure 3-34- City of Hanford Vacant Sites by Income Level Kings County Unincorporated
Home Garden Community
Figure 3-35: Kings County - Home Garden Community Vacant Sites 6000 Sq. Ft. or Greater

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
92 Figure 3-36 – Kings County - Home Garden Community Vacant Sites by Census Tracts Figure 3-37 – Kings County - Home Garden Community Vacant Sites by Income Level

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
93 Kettleman City Community
Figure 3-38 – Kings County - Kettleman City Community Vacant Sites 6000 Sq. Ft. or Greater Figure 3-39 – Kings County - Kettleman City Community Vacant Sites by Census Tracts

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
94 Figure 3-40 – Kings County – Kettleman City Community Vacant Sites by Income Level Stratford Community
Figure 3-41 – Kings County - Stratford Community Vacant Sites 6000 Sq. Ft. or Greater

CHAPTER 3: RESOURCES AND OPPORTUNITIES Land Resources
95 Figure 3-42 – Kings County - Stratford Community Vacant Sites by Census Tracts Figure 3-43 – Kings County - Stratford Community Vacant Sites by Income Level

CHAPTER 3: RESOURCES AND OPPORTUNITIES Financial and Administrative Resources 96 B. Financial and Administrative Resources
Kings County jurisdictions have access to a variety of local, state, federal, and private resources to assist in the production of affordable housing for extremely-low, very-low, low- and moderateincome households. In addition, various nonprofit and for-profit agencies may have the administrative capacity to help the jurisdictions further their housing goals. The following section describes the most significant funding sources currently used by cities and the County, and the agencies that can help achieve the housing goals described in Chapter 5.

1. Financial Resources
Home Investment Partnerships (HOME)
The federal HOME Program offers funding for local jurisdictions to improve and/or expand the supply of affordable housing opportunities for lower-income households. All projects and programs funded with HOME funds must be targeted to very-low- and low-income households and may have requirements for matching funds from non-federal resources equal to 25% of the requested funds.

All of the jurisdictions in Kings County must apply to state HCD for HOME funds annually on a competitive basis. HOME grants are often provided in partnership with local nonprofit groups to fund building, buying, and/or rehabilitating affordable housing for rent or homeownership or providing direct rental assistance to low-income households. Funds are awarded annually and its flexibility allows local jurisdictions to utilize the funds for grants, direct loans, loan guarantees, other forms of credit enhancements, rental assistance or security deposits. Recently, the cities of Avenal and Hanford received HOME grants for first-time homebuyer loans and housing rehabilitation loans.

Kings County and Hanford received Rental New Construction grant funding.

When HOME funds are combined with other federal programs, the impact can be much greater than implementing one program. All Kings County jurisdictions have to review carefully about how these programs can be combined in projects to achieve the greatest return for their resources, while ensuring compliance with all of the HOME requirements.

Community Development Block Grant (CDBG)
The objectives of the CDBG program are to develop viable communities by the provision of decent affordable housing, a suitable living environment, and to expand economic opportunities, principally for the benefit of Low- and Moderate-Income (LMI) persons, families, households, and neighborhoods. CDBG funds can be used for a variety of activities, including housing acquisition, housing rehabilitation, new construction, public works, and community facilities. Each year, jurisdictions may apply for up to $800,000 under both the General Allocation and Economic Development components of the CDBG programs. The maximum amount per application is $500,000. In addition, grants of up to $70,000 per year from the General Planning and Technical Assistance allocation and $70,000 per year for the Economic Development Planning and Technical Assistance are awarded and do not count toward the $800,000 cap.

Affordable Housing and Sustainable Communities Program (AHSC)

CHAPTER 3: RESOURCES AND OPPORTUNITIES Financial and Administrative Resources 97 The AHSC Program is an important part of California’s climate and equity strategy by funding affordable housing and transportation projects near jobs, schools, and other daily destinations. The purpose of the AHSC Program is to reduce greenhouse gas (GHG) emissions through projects that implement land use, housing, transportation, and agricultural land preservation practices to support infill and compact development, and that support related and coordinated public policy objectives, HSC provides funding for affordable housing developments (new construction or renovation) and transportation infrastructure. This may include sustainable transportation infrastructure, such as new transit vehicles, sidewalks, and bike lanes; transportation-related amenities, such as bus shelters, benches, or shade trees; and other programs that encourage residents to walk, bike, and use public transit.

AHSC funds both loans for affordable housing, and grants for housing-related infrastructure, transportation projects, and community programming. The housing loan is provided at the time of contract signing, shortly after awards are made, and used to close the awardee's construction loan.

Grant funds are provided on a reimbursement basis. Historically, most successful awards have included a partnership between developers of affordable and mixed-income housing, local governments, regional transportation agencies, and public transit providers. The AHSC Program includes three eligible Project Area Types: 1) Transit-Oriented Development (TOD) Project Areas; 2) Integrated Connectivity Project (ICP) Project Areas, and 3) Rural Innovation Project Areas (RIPA).

Applicants who receive awards are responsible for monitoring and reporting their projects’ emissions reductions using a quantification methodology certified by the California Air Resources Board.

2. Administrative Resources
Described below are the major public and non-profit agencies that have been involved in housing activities or are interested in housing activities in Kings County. These agencies play important roles in meeting the housing needs of the community. In particular, they are involved in the improvement of the housing stock, provision of affordable housing, homeownership assistance, and rental assistance to households in need.

Self Help Enterprises
Incorporated in 1965, Self-Help Enterprises of Visalia is a non-profit housing developer that assists low-income residents of rural areas improve their living conditions with housing and related services through the following core activities:
• New construction of single-family homes with requirements for sweat equity and shared labor
• Rental housing development and acquisition which includes onsite services that enrich the lives of residents
• Technical assistance and leadership development in rural communities with clean water, sanitary sewer and other infrastructure challenges

CHAPTER 3: RESOURCES AND OPPORTUNITIES Financial and Administrative Resources 98 • Professional services to cities and counties addressing housing and community development needs, including housing rehabilitation and homebuyer financial assistance • Asset management of rental housing that promotes preservation and long-term sustainability
• Training and counseling assistance to promote successful homeownership outcomes • Collaboration with partners to shape strong communities where families thrive Self-Help Enterprises is actively involved in helping farm laborers and other low-income families in becoming homeowners through both training and supervision as self-help builders, and assembling public and private funds in support of new construction. Self-Help Enterprises also develops multifamily housing and administers housing programs for all jurisdictions in Kings County on a contract basis.

Housing Authority of Kings County (HAKC)
The Housing Authority’s mission is to promote decent, safe, and affordable housing and economic opportunity to low-income families throughout Kings County and its four incorporated cities.

Approximately 1,090 individuals and families receive rental assistance through Section 8 Housing Choice Voucher and affordable housing programs. Following are the available affordable housing solutions:
• 688 Section 8 Housing Choice Vouchers (Varies According to Funding) • 268 Public Housing Units
• 32 State Housing Apartments
• 6 Foster Youth Transitional Housing Program Slots
• 45 Farm Labor Housing Residences
• 44 Senior Citizen Apartments
• 1 Market Rate Single Family Home.

3. Opportunities for Energy Conservation
Avenal
The City of Avenal has collaboration with Pacific Gas and Electric Company (PG&E), Southern California Gas Company (SCG), and the VIEW Partnership to provide businesses, homeowners, renters and even otherlocal governmentsenergy saving resources. Throughoutthecollaboration,the city also offers rebates and incentives to homeowners and renters to reduce energy use. with energy audits and to provide them with resources to obtain low energy products such as generator/battery, smart thermostat, electric heat pump water heaters & air conditioners, energy efficient appliances, lights and insulation.

CHAPTER 3: RESOURCES AND OPPORTUNITIES Financial and Administrative Resources 99 Corcoran
The City of Corcoran’s Energy Conservation and Efficiency Project is to identify and implement energy efficiency opportunities in the city. The city engaged Engie Services U.S Inc in 2021 to do a comprehensive review of energy use and Engie identified solar panel projects, variable frequency drive upgrade, LED lighting upgrades and a battery energy storage system to reduce City’s energy use. The city has entered into a 20-year equipment leasing agreement to support these initiatives. In addition, the city provides expedited permit processing for residential solar energy equipment installations and provides information on energy audits, and how low-income households can access energy discount programs.

PG&E’s California Alternate Rates for Energy Program (CARE) offers 20% discount or more on gas and electricity and Family Electric Rate Assistance Program (FERA) offers monthly discount of 18% on electricity to low income households with three or more people. In addition, the Housing Plan includes Program 2.15 to refer lower-income households to the Kings Community Action Organization and other community services agencies that provide financial assistance to offset the cost of home weatherization, heating (including solar photovoltaic water heater systems) and cooling.

Hanford
The City of Hanford has implemented sustainable energy solutions across 16 high energy use sites, including City Hall, the WWTP, the Train Station, the Fire Station, the Airport, the Police Department, the City Auditorium and several parks. Additionally, LED lighting at most City buildings, parks and traffic intersections improved efficiency, performance, visibility, and nighttime roadway safety.

The city supports the Weatherization and Energy Savings Assistance Programs with Kings County and provides information to its residents. Support is also extended to low-income households with regard to information on energy cost discount programs. • In addition, the city requires or encourages the following in residential developments:
• Street trees which reduce heat generated from pavement • Landscaping in new development to shade parking lots
• Solar photovoltaic panels for new construction
• Require developers to exceed Title 24 Standards (Heat & Energy) by 10% • Increased residential densities through the use of planned unit developments or density bonuses, to support VMT reduction
Kings County
Kings County has 21,000 acres of commercial solar development (2022). Kings County has one of the highest per-capita industrial solar power capacities in the state, according to clean energy report released by Next 10, a San Francisco based think tank. The Kings County Community Development Agency provides expedited plan check and permit processing for residential projects designed to

CHAPTER 3: RESOURCES AND OPPORTUNITIES Housing Densities, Potential Growth and Vacant Land 100
comply with the voluntary residential requirements of the California Green Building Standards Code.

Expedited plan check/permit processing is also given to photovoltaic systems that provide energy for residential uses.

Weatherization Assistance is available to low-income families and individuals throughout Kings County to improve energy efficiency in the home such as aerators, low-flow shower heads, water heater blankets, minor home repairs to broken windows and doors, and heating/cooling repair or replacement when needed. PG&E's Energy Savings Assistance Program provides income-qualified renters and homeowners with energy saving services including:
• Home including compact fluorescent lights, caulking, showerheads, minor home repair and more
• Replacement of old refrigerator, furnace and/or water heater • Insulation and weatherproofing services
• ENERGY STAR Advanced LED light bulbs that use up to 80 percent less energy. • Energy savings tips
In addition, lower-income households are referred to the Kings Community Action Organization and other community services agencies that provide financial assistance to offset the cost of home weatherization, heating (including solar photovoltaic water heater systems) and cooling.

C. Housing Densities, Potential Growth and
Vacant Land

1. General Plan and Zoning
Avenal
Avenal’s 2035 General Plan was adopted in 2018 and includes 5 residential land use designations:

Residential Estate, Low Density Residential, Medium Density Residential, High Density Residential and Mixed-Use Zones. The General Plan land use element allows a density range of 1 to 2 dwellings per acre in Residential Estate zone, 4 to 7 dwellings per acre in low-density residential zone, 10 to 15 units per acre in medium density zone and 14 to 29 units per acre in high density residential zone.

Mixed use zone encourages a mixture of employment-generated uses and residences in the southeastern portion of the city near 36th Avenue and Salem Avenue and allows 14 to 29 dwelling units per acre. Higher densities in the mixed-use zone will be considered on a case-by-case basis through PD process where measurable community benefit is demonstrated such as affordable housing units, and infrastructure is available. Height limit is 35 feet but structures up to 65 feet may be permitted with a CUP.

Corcoran
Corcoran’s 2005-2025 General Plan was adopted in 2014 and includes 4 residential land use designations: Very Low Density Residential, Low Density Residential, Medium Density Residential,

CHAPTER 3: RESOURCES AND OPPORTUNITIES Housing Densities, Potential Growth and Vacant Land 101
and High-Density Residential Zones. The General Plan land use element allows a density range of 1 to 2 dwellings per acre in Very Low-Density Residential zone, 4.5 to 7.5 dwellings per acre in lowdensity residential zone, 10 to 15 units per acre in medium density zone and 14 to 29 units per acre in high density residential zone. Higher densities will be considered on a case-by-case basis through PD process where measurable community benefitis demonstrated such as affordable housing units and where infrastructure is available. The City has identified Arterial and Collector locations throughout the city and in-fill locations in the downtown area for high density residential developments.

Hanford
The City of Hanford adopted its updated 2035 General Plan in 2017. It includes several residential land use designations, mainly, Low Density Residential, Medium Density Residential, High Density Residential, Office Residential, Neighborhood MixedUse, Corridor MixedUse and Downtown MixedUse zones. The General Plan Land Use & Community Design section allows a density rate of 2 to 10 units per acre in low density residential zone, 7 to 20 dwelling units in medium density residential zone, and 14 to 29 units in high density residential zone. The intent of the mixed-use zone land use designations is to provide for a mixture of stores, services, restaurants, offices and high-density homes (dwelling units) in close proximity to these services to reduce auto dependency and increase the use of public transit.

Kings County
Kings County’s 2035 General Plan was adopted in 2010 with residential land use designations primarily used in the ‘Urban Fringe’ and the ‘Community Districts’ of Armona, Home Garden, Kettleman City and Stratford where community water and sewer services are provided. There are 7 residential designations in the Plan: Very Low Density Residential (1 dwelling unit per acre), Low Density Residential (1 to 7 dwelling units per acre), Low-Medium Density (1 to 7 dwelling units per acre), Medium Density (1 to 7 dwelling units per acre), Medium High Density (7 to 24 dwelling units per acre), High Density (7 to 24 dwelling units per acre) and Very High Density (14 to 29 dwelling units per acre). In addition,the General Plan also hasaMixed-Usedesignationintendedforunincorporated communitydowntownsandcommunitydistricts. Kings County began a comprehensive General Plan update in 2025.

2. Potential Growth and Vacant Land
The California government forecast indicates that the Kings County population is expected to expand to 159,854 by 2035 from a population of 152,200 in 2020. The average annual growth rate is less than 1 percent per year. Between 2017 and 2022, an average of 380 homes were started per year in Kings County, mostly single-family homes. It is expected that this trend will continue during this housing element period of an average of 400 homes per year.

Avenal
Avenal’s population saw an increase of 5.7% between 2000 and 2010 and a decline of 11.7% between 2010 and 2020. The General Plan estimates Avenal’s population to grow from 13,696 in

CHAPTER 3: RESOURCES AND OPPORTUNITIES Housing Densities, Potential Growth and Vacant Land 102
2020 to an estimated 16,050 persons by the year 2035. Growth has been located within the present City boundary and concentrated in a northwest to southeast direction, and this trend is projected to continue.

The General Plan identifies 5,254 acres of land as vacant/undeveloped. The site inventory identifies 519 acres of low-density residential land, 25 acres of medium density residential land and 22 acres of high-density residential land. Land availability is not a constraint for future growth in Avenal.

The city of Avenal’s Vacant and Sites Inventory table can be viewed in Appendix B.

Corcoran
Corcoran’s population increased 71.62% to 24,813 between 2000 and 2010 and decreased by about 10% between 2010 to 2020 to 22,339. The significant shift in population during these periods was predominantly due to population change in the two State Prisons located within the City that include Corcoran State Prison, and Substance Abuse Treatment Facility (SATF). Corcoran residential population is currently growing at a rate of 0.33% annually and it is expected that the overall growth rate will be less than 1% annually.

The site inventory identifies 412 acres of low density residential, approximately 24 acres of medium density residential and around 8 acres of high density residential/mixed use zones.

Planned and Approved Projects
Residential developments approved and permitted, but not yet built (also called “pipeline projects”) can be credited towards the City’s RHNA provided it can be demonstrated that the units can be built by the end of the 6th cycle planning period. Similarly, units that are under construction but have not yet received a building permit as of June 30, 2023, can also be credited towards the RHNA. Affordability (the income category in which the units are counted) is based on the actual or projected sale prices, rent levels, or other mechanisms establishing affordability of the units within the project. Led by Self Help Enterprises, Corcoran has two developments that are anticipated to be built in the planning period – Both will be deed restricted housing affordable to lower income households. Lakeview Terrace will be 72 affordable rental units with a mix of one‑, two‑, and three‑bedroom units serving very low income households: 8 units are targeted at very low income (30% AMI) and the remaining 64 units are restricted between 40% and 60% AMI. Construction closing is scheduled for April 1, 2026, with construction start on April 2, 2026, and anticipated completion on August 1, 2027. In addition, on the adjacent parcel, 67 single‑family lots are planned. The project is currently being mapped along with other entitlements and construction is anticipated to start within about a year or at least well in advance of 2032. The project will likely utilize SelfHelp/USDA mutual self help funding with an approximate mix of 40 percent (27 units) affordable to very low income and the remainder (40 units) affordable to low-income households.

The city of Corcoran’s Vacant and Sites Inventory table can be viewed in Appendix B.

CHAPTER 3: RESOURCES AND OPPORTUNITIES Housing Densities, Potential Growth and Vacant Land 103
Hanford
Hanford General Plan projects an average annual growth rate of 2.1% till 2035, after considering a likely faster growth rate in the cities of Kings County. Between 1990 and 2020, Hanford experienced around 90% growth to its 1990 population. However, Hanford experienced <1% overall growth between 2010 and 2020. Therefore, the assumption of 2.1% annual growth in the General Plan is optimistic and should be more than sufficient to meet any future demand.

The General Plan identifies 2,202 acres of vacant low-density residential land, 472 acres of medium density residential land, 123 acres of high-density residential land and 20 acres of office residential land. The City’s site inventory has 13.22 acres of land zoned as Office Residential, 68.06 acres zoned as High Density Residential, 126.13 acres zoned as Medium Density Residential, 300.58 acres zoned as Low Density Residential/RL5, 7.08 acres zone as Low Density Residential/RL8 and 34.69 acres zoned as Very Low Density Residential/R-1-12. In addition to this, 26.27 acres were annexed from unincorporated Kings County.

The city of Hanford's Vacant and Sites Inventory table can be viewed in Appendix B.

Kings County
The unincorporated areas of Kings County have been experiencing a decline in population since 2000, with a decline of 12% between 2000 and 2010 and a decline of 8% between 2010 and 2020. It is not expected that this trend will reverse significantly in the near future.

The General Plan has earmarked 1,073 acres of land designated for very low density (RRE/RRA), 324 acres for low density (R-1-20), 163 acres of Low Medium Density (R-1-12), 667 acres of Medium Density (R-1-8 or R-1-6), 226 acres of Medium High Density (RM-3), 83 Acres of High Density (RM-2) and 15 acres of very high density (RM-1.5). There are also 38 acres of Downtown Mixed Use (MU-D) designated land, 86 acres of Mixed Use (MU) land and 34 acres of Reserve Mixed Use (MU-(R). There is sufficient vacant land available to meet future growth.

The Kings County Vacant and Sites Inventory table can be viewed in Appendix B.

Realistic Capacity
Government Code Section 65583.2(c) requires, as part of the analysis of available sites, a local government to calculate the projected residential development capacity of the sites identified in the housing element that can realistically be achieved. The housing element must describe the methodology used to make this calculation. Jurisdictions have two options to make this calculation. • Utilize minimum densities (Step 1)
• Utilize adjustment factors (Step 2)
Step1:

Utilizing minimum densities to calculate realistic capacity of sites Government Code section 65583.2(c) (1). If the jurisdiction has adopted a law, policy, procedure, or other regulation that

CHAPTER 3: RESOURCES AND OPPORTUNITIES Housing Densities, Potential Growth and Vacant Land 104
requires the development of a site to contain at least a certain minimum residential density, the jurisdiction can utilize that minimum density to determine the capacity of a site.

For the purpose of this analysis, the use of either gross or net acreage is acceptable but should be consistent with the standard the jurisdiction typically uses for determining allowable units for a residential development project. For example: Site Description Value Size of site (Gross acreage) 3 acres Zoning Residential Multifamily Allowable density 20 (required minimum) – 30 dwelling units per acre. Realistic capacity utilizing minimum 3 X 20 = 60 units.

Please note, to meet this standard on a zone that allows for multiple uses, the general plan or zoning must require the specified minimum number of residential units on the identified sites regardless of overlay zones, zoning allowing nonresidential uses, or other factors potentially impacting the minimum density. Otherwise, the capacity of the site must be calculated using the factors outlined in Step 2.

Step 2:

Utilizing factors to calculate realistic capacity of sites Government Code section 65583.2(c) (2).

The housing element must describe the methodology used to determine the number of units calculated based on the following factors:
• Land use controls and site improvements requirements, • The realistic development capacity for the site,
• Typical densities of existing or approved residential developments at a similar affordability level in that jurisdiction,
• The current or planned availability and accessibility of sufficient water, sewer, and dry utilities.

Land Inventory Summary
The projected residential capacity of different land use zones in each of the jurisdictions in Kings County was calculated based on the minimum densities. Therefore, the proposed number of dwelling units can realistically be achieved. The vacant site inventory is summarized in Table 3-1.

Table 3-3 Potential New Dwelling Units By Zone (Avenal, Corcoran, Kings County) Designation Zone Acres Lower
Moderate and
Above
Moderate
Total
AVENAL
LDR R-1 587 0 1,179 1,179
MDR R-2 33 0 244 242
HDR R-3 27 0399 0401
Sub-Total 647 399 1,423 1,822

CORCORAN

CHAPTER 3: RESOURCES AND OPPORTUNITIES Housing Densities, Potential Growth and Vacant Land 105
VLDR/LDR RA/R-1-10/R1-6 413 16 2,004 2,020
MDR RM2.5, RM-3 25 295 1 296
HDR/Mixed RM-2, CD, PO 4 77 0 77
Sub-Total 442 388 2,005 2,393
KINGS COUNTY (unincorporated)
VLDR/LDR R-1-20/RR/R-1-
12 270 0 343 343
MDR RM-3/R-1-6/R-1-
8 147 0 761 761
HDR/Mixed RM-1.5/RM-2 23 294 0 294
Sub-Total 440 294 1,104 1,398
TOTAL 3,366 4,679 12,484 17,163
(1) Parcel 021-030-057 includes mixed densities and approved for single-family and multi-family development.

Hanford
Table 3-4 Potential New Dwelling Units by Zone (Hanford) Table 3-5 analyses the sufficiency of land inventory to meet Regional Housing Needs Allocation (RHNA) for each jurisdiction. This analysis demonstrates that the land inventory in Kings County and the Cities of Avenal, Corcoran, and Hanford is adequate to accommodate the overall RHNA income targets in all jurisdictions with the exception of lower income housing units in the unincorporated

CHAPTER 3: RESOURCES AND OPPORTUNITIES Electronic Sites Inventory 106
Kings County by 46 units.

Table 3-5 Land Inventory and RHNA Targets
Jurisdiction
Income Category
Total EL/VL Low Mod Above Mod
Avenal*
RHNA (Table 2-32) 48 37 55 137 277
Housing sites 399 244 1,179 1,822
Adequate Capacity? Yes Yes Yes Yes
Corcoran*
RHNA (Table 2-32) 122 116 118 359 715
Lakeview Terrace 72 0 0 0 0
Self-Help Subdivision 27 40 0 0 0
Accessory Dwelling Units 0 2 0 0 0
Remaining RHNA 23 74 118 359 574
Housing sites 388 1,118 887 2,393
Adequate Capacity? Yes Yes Yes Yes
Hanford*
RHNA (Table 2-32) 1369 993 1066 2119 5,547
Housing sites 2,428 1,596 3,688 7,790
Adequate Capacity? Yes Yes Yes Yes
Kings County Unincorporated*
RHNA (Table 2-32) 132 89 106 234 561
Housing sites 294 641 463 1,398
Adequate Capacity? Yes Yes Yes Yes
Notes: *Housing sites capacity has been calculated based on the lowest density applicable by general plan or zoning in each zone and therefore, considered the realistic density D.Electronic Sites Inventory
To ensure compliance with California state law and meet the requirements set forth by the California Department of Housing and Community Development (HCD), the jurisdictions in Kings County commits to utilizing HCD's official Electronic Housing Element Sites Inventory Form for the submission of its sites inventory. This commitment aligns with Senate Bill 6 (SB 6), which mandates that jurisdictions submit their housing element sites inventory electronically to HCD. The standardized electronic submission facilitates efficient review and ensures consistency across jurisdictions.

E. Commitment Statement:

The jurisdictions in Kings County will complete and submit the Sites Inventory using HCD’s official Electronic Housing Element Sites Inventory Form, in accordance with the requirements of SB 6. The completed inventory will be submitted electronically to HCD as part of the adopted Housing Element

CHAPTER 3: RESOURCES AND OPPORTUNITIES Commitment Statement:
107
package.

CHAPTER 3: RESOURCES AND OPPORTUNITIES Commitment Statement:
108
Page intentionally left blank

CHAPTER 4: CONSTRAINTS Governmental Constraints
109
CHAPTER 4: CONSTRAINTS
The Kings County jurisdictions recognize that adequate and affordable housing for all income groups strengthens the community. Government policies and regulations can impact the price and availability of housing and, in particular, the provision of affordable housing. Likewise, nongovernmental constraints such as land and construction costs, and environmental and infrastructure constraints can also affect housing cost and availability.

This chapter of the Housing Element discusses potential governmental and non-governmental constraints focusing primarily on those constraint areas that may be mitigated through the policies and programs discussed in Chapter 5.

F. Governmental Constraints
Local policies and regulations can impact the price and availability of housing and, in particular, the provision of affordable housing. Land use controls, residential development standards, and permit processing procedures may present constraints to the maintenance, development, and improvement of housing.

Kings County and the Cities of Avenal, Corcoran, and Hanford have their General Plans, Zoning Ordinances, development standards, and fees posted for public access on each of the jurisdiction’s respective websites.

1. Land Use Plans and Regulations
The jurisdictions’ General Plan Land Use Elements contain the primary policies that guide residential development. These policies are implemented through several types of ordinances, including the Zoning and Subdivision ordinances. Zoning regulations establish the amount and distribution of different land uses within the jurisdictions, while subdivision regulations establish requirements for the division and improvement of land.
a) General Plan Land Use Designations
Each city and county in California must prepare a comprehensive, long-term General Plan to guide its future. The land use element of the General Plan establishes the basic land uses and density of development within each jurisdiction. Under state law, the General Plan elements must be internally consistent, and each jurisdiction’s zoning must be consistent with its General Plan. Thus, the land use plan must provide suitable locations and densities to implement the policies of the Housing Element. During the previous planning period General Plan updates were adopted in Corcoran (2014), Hanford (2017) and Kings County (2010), and updates are currently underway in Kings County and Avenal. Table 4-1 shows the residential General Plan land use categories for the Kings County jurisdictions. The land use designations support a variety of housing types, ranging from very lowdensity development, which generally includes single-family homes on large lots to high-density development, which includes multi-family development ranging from 14 to 29 units per acre.

CHAPTER 4: CONSTRAINTS Governmental Constraints
110
Table 4-1 General Plan Residential Land Use Categories
Designation Density Range
(units/acre Description
Avenal1
Residential Estate 0-2 Single-family detached with lot sizes greater than 20,000 sf Low Density Residential 2-10 Single-family detached with lot sizes greater than 6,000 sf Medium Density Residential 10-15 Duplex, triplex and fourplex development High Density Residential 15-29 Multi-family apartments and condominiums Downtown Commercial n.a. Residential use allowed in conjunction with commercial Community Commercial n.a. Residential use allowed in conjunction with commercial Corcoran
Very Low Density Residential 0-2 Single-family lots of one-half acre or more Low Density Residential 4.5 – 10 Single-family detached in traditional subdivisions or clustered planned developments. Lot sizes generally are 4,500 - 7,500 sf.

Medium Density Residential 10-15 Duplex, triplex and fourplex development.

High Density Residential 15-29 Multi-family apartments and condominiums.

Hanford
Low Density Residential 2-10 Single family detached with lot sizes from 5,000 sf to 12,000 sf.

MediumDensityResidential
Office Residential
7-20 Duplexes, zero lot lines, patio homes, and townhomes on lot sizes from 5,000 sf. with minimum 3,000 sf per dwelling unit.

High Density Residential
Mixed-Use Zones
14-29 Multi-family apartments and condominiums development. Minimum lot area 5,000 sf with minimum 1,500 sf per dwelling unit Kings County2
Very Low Density 0-1 Single-family detached with lot sizes of at least one acre Low Density 1-2 Single-family detached
Low-Medium Density 2-4 Single-family detached
Medium Density 4-7 Single family detached
Medium High Density 7-11 Multi-family apartments and condominiums High Density 11-24 Multi-family apartments and condominiums Very High Density 24+ Multi-family apartments and condominiums Notes:

Avenal is currently preparing a General Plan update
Kings County is currently preparing a General Plan update Sources: Avenal General Plan, 2018
CorcoranGeneral Plan, 2014
Hanford General Plan, 2017
Kings County General Plan, 2010
b) Zoning Designations and Housing Opportunities
Each jurisdiction in Kings County regulates the type, location, density, and scale of residential

CHAPTER 4: CONSTRAINTS Governmental Constraints
111
development through local zoning ordinances. The zoning regulations serve to implement each jurisdiction’s General Plan and are designed to protect and promote the health, safety, and general welfare of residents. Housing Element law requires that jurisdictions facilitate and encourage a range in types and prices of housing for all economic and social groups in the community. This includes single-family and multi-family housing, manufactured housing, residential care facilities, emergency shelters, transitional housing, and other housing.

A summary of the residential development permitted by each King County jurisdiction is provided in Table 4-2.

Table 4-2 (A) Permitted Residential Development by Zoning District - City of Avenal Permitted Residential Development by Zoning District - City of Avenal Housing Type R-E R-1 R-2 R-3 D-C S-C P-F
Single-FamilyDetached P P P P P
Single-Family Attached P P
Multi-Family P P C
Mobile Home Park C C C C
AccessoryDwelling Units P P P P
Farmworker Housing P1 P1 P1 P1 P1
Emergency Shelters P C
Transitional and Supportive Housing 2 2 2 2 2 2 2
Residential Care Facility (6 or less) P P P P
Residential Care Facility (7 or more) C C C C
Senior Housing/Assisted Living3 C C C C C
Single Room Occupancy C C
Group Home/Boarding House C C C C C
Notes:

P=permitted use; C=conditional use

1. Farmworker housing permitted in conformance with Health & Safety Code 17021.5 and 17021.6.

2. Permitted subject only to the same standards and procedures as apply to dwellings of the same type in the same zone.

3. Conventional senior housing is permitted under the same regulations as multi-family. “Retirement or Rest Home” and “Convalescent Hospital/Nursing Home” are conditionally permitted uses.

Source: City of Avenal Zoning Ordinance, 2015
Table 4-2 (B) Permitted Residential Development by Zoning District - City of Corcoran Permitted Residential Development by Zoning District - City of Corcoran Housing Type RA R-1 RM Other

CHAPTER 4: CONSTRAINTS Governmental Constraints
112
Single-FamilyDetached P P P P
Multi-Family - - P P3
Mobile Home Parks C C C -
AccessoryDwelling Units P P P -
Farmworker Housing1 P2 P2 P2 P2
Emergency Shelters - - - P4
Transitional and Supportive Housing P P P P10
Residential Care Facility (6 or less) P P P P5
Residential Care Facility (7 or more) C C C P6
Senior Housing/Assisted Living - C C -
Group Homes (includes boarding houses) P7 P7 P8 -
Single Room Occupancy - - - C9
Notes:

P=permitted use; A=administrative permit;C=conditional use Other = CN, CC, CH, CD, CS, PO

1. Employee housing with up to 12 units or 36 beds permitted by-right in the A zone and larger facilities permitted by CUP.

2. Employee housing for 6 or fewer persons permitted as a single-family use. CUP required for housing with 7+ occupants.

3. Permitted in CD and PO zones.

4. Emergency shelters permitted by-right in the CS zone

5. Permitted by-right in PO zone and by administrative permit in CN, CC, CH, CD and CS zones

6. Permitted by CUP in PO zone and by administrative permit in CN, CC, CH, CD and CS zones

7. 6 or fewer residents permitted by-right

8. 6 or fewer residents; larger facilities permitted by CUP in the RM and PO zones

9. Permitted by CUP in CN, CC, CH, CD and CS zones

10. Permitted same as other similar residential uses in CN, CC, CH, CD, CS and PO zones Source: City of Corcoran Zoning Ordinance, 2015
Table 4-2 (C) Permitted Residential Development by Zoning District - City of Hanford Permitted Residential Development by Zoning District - City of Hanford Housing Type
R-L
5,8,12 R-M R-H OR

C-N,R,S,
H MXN,C MX-D
Single-FamilyDetached P P P P - - P
Single-Family Attached P P P P - - P
Multi-Family C P P P C1 P1 P
Mobilehome Parks - C - - - - -
AccessoryDwelling Units P P P P - - -
Farmworker Housing3 P4 P4 P4 P4 P4- P4 P4
Emergency Shelters - C C P - - -
Transitional and Supportive Housing P P P P P P P

CHAPTER 4: CONSTRAINTS Governmental Constraints
113
Residential Care Facility (6 or less) P P P P - P PResidential Care Facility (7 or more) C C C C - P PSenior Housing/Assisted Living - - C C - C CSingle Room Occupancy C P - -P PNotes:

P=permitted use; C=conditional use; A= Use Requires Administrative Use Permit

1. Dwellings over a permitted use.

2. Permitted subject only to the same standards and procedures as for other residential dwellings of the same type in the same zone

3. Employee housing with up to 12 units or 36 beds permitted as an agricultural use.

4. Employee housing for up to 6 persons is considered a family use.

Source: City of Hanford Zoning Ordinance, 2017
Table 4-2 (d) Permitted Residential Development by Zoning District – Kings County Unincorporated
Permitted Residential Development by Zoning District – Kings County Unincorporated Housing Type RR R-1 RM MU PF AL/AG C
Single-Family Detached P P P A7 N P N
Multi-Family N N A A N N N
Mobile Home Park C C C N N N N
Accessory Dwelling Units P P P P N N N
Employee/Farmworker Housing1 P P P P N S N
Emergency Shelters2 N C C C A N N
Transitional and Supportive Housing P P P P A/C3, 4 P N Residential Care Facility (6 or less) P P P P A3, 4 P N Residential Care Facility (7 or more) C C C N C3, 4 N N Senior Housing/Assisted Living5 P P P P A3, 4 P N
Single Room Occupancy6 N N N N N N A

CHAPTER 4: CONSTRAINTS Governmental Constraints
114
Notes:

P=permitted use; A=administrative use permit; C=conditional use permit; N= not permitted

1. Employee housing for 6 or fewer persons. Over 6 persons by CUP except in MU. Employee housing for up to 4 dwellings permitted administratively in all Ag zones in conformance with Health & Safety Code Sec. 17021.6 and in excess of 5 dwellings permitted by CUP in AL, AG, and AX zones.

2. Permitted by-right in PF zone.

3. Community Care Facilities, supportive housing for the target population, and transitional housing with an occupancy of 30 or fewer people.

4. Community Care Facilities, supportive housing for the target population, and transitional housing with an occupancy of 30 or more people.

5. Permitted subject to the same use regulations as non-age-restricted housing

6. SROs permitted administratively in all I zones.

7. Incidental to a Commercial use and required to be located on the ground floor to the rear of a permitted commercial use.

Source: Kings County Development Code, 2026
As shown in Table 4-2 above, Kings County jurisdictions allow for a wide variety of housing types, including single-family and multi-family residences at a variety of densities that facilitate market rate and affordable housing projects. Mixed use is also allowed in designated areas of all jurisdictions.

All jurisdictions allow for the development of manufactured housing and mobile homes, providing a valuable source of affordable housing for seniors, families, and farmworkers. In accordance with state law, all jurisdictions allow accessory dwelling units as a permitted use in all single-family zones. Low-income housing can be accommodated in all districts permitting residential use in Kings County jurisdictions including mixed-use districts.

Local Ordinances
Kings County jurisdictions have not adopted any other local ordinances that would specifically prohibit or constrain housing development. c) Special Needs Housing
To further fair housing opportunities, Kings County jurisdictions provide for a range of housing opportunities for persons with special needs, including those in residential care facilities, persons with disabilities, the elderly, farmworkers, persons needing emergency shelter or transitional living arrangements, and single-room-occupancy units. Many of these groups also fall under the category of extremely-low-income households. Table 4-2 above show the zoning requirements for each jurisdiction with respect to permitted and conditionally permitted special needs housing types. Each jurisdiction’s provisions for these housing types are discussed further below.

Extremely-Low-Income Households
Many of the persons and households discussed in this section under the topic of special needs fall within the extremely-low-income category, which is defined as 30% or less of area median income of $63,267 in Kings County (2021). The extremely low-income limits in Kings County are $17,350- $32,700 (2023) and acutely low income is $8,800-$16,550 (2023).

CHAPTER 4: CONSTRAINTS Governmental Constraints
115
As shown earlier in Table 2-7, both Avenal and Corcoran owner and renter households had higher percentages of extremely low-income households as compared to other areas of Kings County. 7.9% of households in Avenal and 10.3% of households in Corcoran have extremely low incomes. More than one-third (34%) of Avenal renter households and one-quarter (25%) of Corcoran renter households were in the extremely-low income category.

A variety of policies and programs described in Chapter 5 address the needs of extremely-lowincome households, including persons with disabilities and those in need of residential care facilities. Such programs include housing rehabilitation, preservation of existing affordable units, Section 8 vouchers, provision of adequate sites for new multi-family housing, administrative, regulatory and financial assistance to affordable projects, zoning to encourage and facilitate farmworker housing, emergency shelters, transitional and supportive housing, single room occupancy (SROs) and accessory dwelling units. However, it must be recognized that the development of new housing for the lowest income groups typically requires large public subsidies, and the level of need is greater than can be met due to funding limitations.

Residential Care Facilities
Residential care facilities refer to any family home, group home, or rehabilitation facility that provides non-medical care to persons in need of personal services, protection, supervision, assistance, guidance, or training essential for daily living. Health and Safety Code §§1267.8, 1267.9, 1566.3, 1567.1, and 1568.08 require local governments to treat licensed group homes and residential care facilities with six or fewer residents no differently than other single-family residential uses. “Six or fewer persons” does not include the operator, the operator’s family, or persons employed as staff. Local agencies must allow these licensed residential care facilities in any area zoned for residential use, and may not require licensed residential care facilities for six or fewer clients to obtain conditional use permits or variances that are not required of other single-family dwellings.

For all Kings County jurisdictions, the development standards for licensed residential care facilities for six or fewer persons are permitted like other residential uses in the same zone. A conditional use permit is required in some jurisdictions for larger residential care facilities for more than six persons.

A deviation in site planning requirements and reduction in parking may be granted through the conditional use process. A discussion of each jurisdiction’s regulations for residential care facilities is provided below:
• Avenal –Residential care facilities that serve six or fewer persons are a permitted use in all residential zones. Facilities serving more than six persons are conditionally permitted in all residential zones but non-residential zones allowing residential uses. These requirements are consistent with state law for group homes that serve six of fewer persons but do pose a constraint on group homes for seven or more persons. A new Program will amend permit procedures and zoning to address the CUP and exclusion from some non-residential zones as a constraint and ensure group homes for seven or more persons is permitted in all zones allowing residential uses..

CHAPTER 4: CONSTRAINTS Governmental Constraints
116
• Corcoran – Residential care facilities serving six or fewer persons are permitted by-right in all residential zones as well as the Professional Office (PO) zone. Larger care facilities for more than six persons are permitted by CUP in all residential zones and the PO zone and by administrative permit in CN, CC, CH, CD and CS zones. These requirements are consistent with state law and do not pose a constraint on the establishment of care facilities. • Hanford – Residential care facilities that serve six or fewer persons are a permitted use in all residential zones, mixed use zones and the OR zone. Larger residential care facilities are permitted by CUP in all residential zones and are a permitted use in the mixed-use zones.

State- or county-licensed care facilities that provide housing on a temporary basis and that do not require personal supervision or rehabilitation services are conditionally permitted in all residential zones and the OR zone. These regulations are consistent with state law and do not pose a significant constraint on the establishment of residential care facilities. • Kings County – Under current zoning regulations, residential care facilities that serve six or fewer persons are a permitted use all residential, mixed use, PF and agricultural zones.

Community care facilities for seven or more persons are conditionally permitted in all residential zones and most agricultural zones. In the PF zone, community care facilities serving 7 to 30 persons are permitted by site plan review and larger facilities are permitted by conditional use permit. These regulations are consistent with state law and do not pose a significant constraint on the establishment of residential care facilities.

Housing for Persons with Disabilities
Both the federal Fair Housing Act and the California Fair Employment and Housing Act impose an affirmative duty on local governments to make reasonable accommodations (i.e., modifications or exceptions) in their zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. Additionally, §65008, 65583(a)(4) of the Government Code require local governments to analyze potential and actual government constraints upon the maintenance, improvement or development of housing, and include land use controls, building codes and programs to accommodate housing for disabled persons, older persons or households/persons with low incomes.

California’s Building Standards Codes (Physical Access Regulations) are found in Title 24 of the California Code of Regulations, and complies with the requirements of the Americans with Disabilities Act (ADA). Building codes adopted by all Kings County jurisdictions incorporate accessibility standards contained in Title 24 of the California Code of Regulations.. These regulations provide minimum standards that must be complied with in order to ensure the development of safe and accessible housing.

Because many homes in Kings County jurisdictions were built before modern accessibility standards, an important housing issue facing people with disabilities is retrofitting existing homes to improve access. For retrofitting homes, all jurisdictions administratively permit unenclosed ramps to protrude into required setbacks without a variance. Each jurisdiction allows a property owner to build a ramp to allow people with disabilities access into a single-family home upon securing a

CHAPTER 4: CONSTRAINTS Governmental Constraints
117
building permit and payment of local building permit and inspection fees. Each jurisdiction also administers a Housing Rehabilitation Program that provides federally funded loans to eligible homeowners or rental property owners to make accessibility improvements.

Key planning requirements for each jurisdiction related to housing persons with disabilities are described below:
• Avenal:
o Definition of “family” – The Avenal Zoning Code defines family as: “One or more persons related or unrelated, living together as a single nonprofit housekeeping unit, as distinguished from a group occupying a boarding or lodging house, hotel, club, or similar dwelling for group use. A family shall include domestic servants employed by the family but shall not include a fraternal, religious, social, or business group.” This definition is consistent with current housing law.
o Separation requirements – The City’s Zoning Code does not impose any separation requirements between group homes or residential care facilities. o Site planning requirements – The site planning requirements for residential care facilities are no different than for other residential uses in the same zone. Required parking is 1 space per 4 beds.
o Reasonable accommodation – Chapter 9.16 of the City’s Zoning Code establishes administrative procedures for reviewing and approving requests for modifications to building or zoning and land use requirements in order to ensure reasonable accommodation for persons with disabilities in conformance with state and federal laws. There is no fee for application for accommodation under this chapter. Requests are reviewed by the Community Development Director and considers the following factors:
 Whether the housing that is the subject of the request for reasonable accommodation will be used by one or more persons with disabilities protected under federal fair housing laws.
 Whether the accommodation requested may be necessary to afford one or more persons with disabilities equal opportunity to use and enjoy a specific dwelling.
 Whether the requested accommodation would require a fundamental alteration to the City’s zoning scheme.
 Whether the requested accommodation would impose undue financial or administrative burdens on the City.

These findings are considered consistent with fair housing laws and do not act as a constraint on housing for persons with disabilities. • Corcoran

CHAPTER 4: CONSTRAINTS Governmental Constraints
118
o Definition of “family” – The Corcoran Zoning Code defines family as: “Any group of individuals living together as a single housekeeping unit where the residents and share common living, sleeping, cooking and eating facilities. Family members need not be related by blood but are distinguished from a group occupying a boarding or lodging house, hotel or club suitable for group use.” This definition is consistent with current law.
o Separation requirements – The City’s Zoning Code does not impose any separation requirements between group homes or residential care facilities. o Site planning requirements – The site planning requirements for residential care facilities are no different than for other residential uses in the same zone. Required parking is 1 space per two beds plus 1 space per 300 sq. ft. of office and other nonresidential areas. o Reasonable accommodation – Chapter 11-30 of the Zoning Code provides administrative procedures for reviewing and approving requests for modifications to building or zoning requirements in order to ensure reasonable accommodation for persons with disabilities in conformance with state law. A request for Reasonable Accommodation may be made by any person with a disability, their representative, or any entity, when the application of the Zoning Ordinance or other land use regulations, policy, or practice acts as a barrier to fair housing opportunities.

Requests are reviewed by the Community Development Director and considers the following factors:
 Whether the housing which is the subject of the request will be used by an individual with a disability thereunder
 Whether the request for Reasonable Accommodation is necessary to make specific housing available to an individual with a disability  Whether the requested Reasonable Accommodation would impose an undue financial or administrative burden on the City
 Whether the requested Reasonable Accommodation would require a fundamental alteration in the nature of a City program or law, including but not limited to land use and zoning
 Potential impacts on surrounding uses
 Physical attributes of the property and structures
 Other Reasonable Accommodations that may provide an equivalent level of benefit.

Factors such as impacts on surrounding uses are potentially objective and constrain housing opportunities for persons with disabilities. Program 2.13 will commit to removing this factor.

CHAPTER 4: CONSTRAINTS Governmental Constraints
119
Reasonable Accommodation may be made by any person with a disability, their representative, or any entity, when the application of the Zoning Ordinance or other land use regulations, policy, or practice acts as a barrier to fair housing opportunities.
• Hanford
o Definition of “family” – The Hanford Zoning Code defines family as: ‘an individual or a group of persons living together who constitute a bona fide single-family housekeeping unit in a dwelling unit, not including a fraternity, sorority, club, or other group of persons occupying a hotel, lodging house or institution of any kind’. The previous definition of family was reviewed as per program 3.12 in the last housing element to ensure conformance with housing law.
o Separation requirements – The City’s Zoning Code does not impose any separation requirements between group homes or residential care facilities. o Site planning requirements – The site planning requirements for residential care facilities are no different than for other residential uses in the same zone. Required parking is 1 space per dwelling unit or 1 space per four beds plus 1 space per staff person during the day shift.
o Reasonable accommodation – The City’s Zoning Code (Chapter 17.92) outlines policies and procedures of the city for reviewing and approving requests for modifications to building or zoning requirements in order to ensure reasonable accommodation for persons with disabilities in compliance with the Fair Housing Act. Requests for reasonable accommodation can be made orally or in writing, are reviewed and approved administratively by the Community Development Director within 30 days of receiving an application. There is no fee associated with a reasonable accommodation application. Approval findings are minimal and limited to:

1. Whether the housing that is the subject of the request for reasonable accommodation will be used by one or more persons with disabilities protected under federal fair housing laws;

2. Whether the accommodation requested may be necessary to afford one or more persons with disabilities equal opportunity to use and enjoy a specific dwelling;

3. Whether the requested accommodation would require a fundamental alteration to the City’s zoning scheme;

4. Whether the requested accommodation would impose undue financial or administrative burdens on the City.

These findings are typical and in conformance with fair housing laws and are not considered a constraint on housing for persons with disabilities.

CHAPTER 4: CONSTRAINTS Governmental Constraints
120
• Kings County
o Definition of “family” – The Kings County Development Code defines family as: “One or more persons living as a bona fide single nonprofit relatively permanent housekeeping unit as distinguished from a group occupying a boarding or lodging house, hotel or club suitable for group use. A family shall not include a fraternal, social or business group.” This definition is consistent with current housing law. o Separation requirements – The County’s Development Code does not impose any separation requirements between group homes or residential care facilities. o Site planning requirements – The site planning requirements for residential care facilities are no different than for other residential uses in the same zone. o Reasonable accommodation – Article 22, Section 2208 of the County Development Code establishes administrative procedures for reviewing and approving requests for modifications to building or zoning requirements in order to ensure reasonable accommodation for persons with disabilities in conformance with fair housing law. A request may be made by any persona with a disability or their representative when zoning code, other County requirement, policy or practice acts as a barrier to fair housing opportunities.

Farmworker Housing
Housing for agricultural employees occurs in two types of settings: housing accommodations located on farmland that is exclusively for farmworkers; or traditional housing that is intended for lower-income households but is not restricted to farmworkers.

As per the 2020 census estimate, there are 567 farms in Kings County with an estimated 8,300 farm laborers. 156 farms hire more than 10 ten farm workers with approximately 5,800 permanent nonmigrant and seasonal laborers. The housing needs of these farmworkers are primarily addressed through the provision of permanent affordable housing, such as apartments, lower-cost singlefamily homes, and mobile homes. The remaining farm laborers are migrant farmworkers who are not permanent residents of Kings County.

The California Employee Housing Act7 regulates farmworker housing and establishes requirements for permits, fees, and responsibilities of employee housing operators and enforcement agencies. It generally requires that no conditional use permit, zoning variance, or other zoning clearance shall be required of state-permitted employee housing that serves six or fewer employees that is not required of a family dwelling of the same type in the same zone (Health and Safety Code §17021.5).

In addition, state-permitted employee housing facilities with no more than 36 beds in group quarters or 12 units must be treated as an agricultural land use that is not required to obtain any conditional use permit or other approval that is not required of other agricultural uses in the same zone (Health and Safety Code §17021.6).

Each jurisdiction’s regulations regarding farmworker housing are described below. • Avenal – Farmworker housing is permitted in all residential zones, intensive and exclusive

CHAPTER 4: CONSTRAINTS Governmental Constraints
121
agricultural zones and the P-F zone in in conformance with Health & Safety Code 17021.5 .

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 farmworkers. Farm labor housing for contract labor and housing with on-site employees are permitted uses in R2, R3 and agricultural zones. However, the City does not comply with Health and Safety Code sections 17021.6 and 17021.8 which allows larger employee housing in zones allowing agricultural uses.
• Corcoran – Farmworker housing is permitted in conformance with Employee Housing Act requirements. Employee housing is permitted in all residential zones and are allowed by right for 6 or fewer persons, subject to the same regulations as a single-family home. Further, employee housing in zones allowing agricultural uses is defined as Agricultural Worker Housing Center and is consistent with Health and Safety Code section 17021.6. However, the City has not revised zoning with Health and Safety Code section 17021.8 to permit qualified housing developments ministerially. Program 2.12 will commit to amend the zoning code in compliance with Health and Safety Code section 17021.8. Corcoran has some of the lowest housing prices and apartment rents in California and can meet its needs for farmworker housing through traditional housing. The City actively assists farmworker housing needs: farmworkers receive the majority of homeownership and home rehabilitation loans each year and occupy a larger share of units in assisted multi-family projects. • Hanford – Farmworker housing is permitted in conformance with Employee Housing Act requirements, i.e., housing for up to six employees is permitted in all residential zones, subject to the same regulations as a single-family home. City of Hanford’s First-Time Homebuyers Program is targeted very low to moderate income families. First time homebuyers can borrow up to $75,000 at 2% fixed interest rate for 30 years towards down payment and/or closing costs to purchase a new/existing home. As the most urbanized city in Kings County, Hanford has only a very small amount of agricultural land. • Kings County – The Kings County Development Code permits providing accommodation for 6 or fewer farmworkers pursuant to Health and Safety Code Sec. 17021.5. Employee housing shall be deemed a single-family structure for zoning purposes. It is a permitted use in the Agricultural A zone.

Emergency Shelters, Transitional and Supportive Housing Government Code Sections 65583(a)(4) and 65583(a)(5) require that the housing element identifies a zone, or zones, where emergency shelters are a permitted use without discretionary review, demonstrate that transitional housing and supportive housing are subject to only those restrictions that apply to other residential dwellings of the same type in the same zone. An emergency shelter is housing with minimal supportive services for people experiencing homelessness and is limited to occupancy of six months or less. Transitional housing is temporary (often six months to two years) housing for a homeless individual or family who is transitioning to permanent housing. Supportive

CHAPTER 4: CONSTRAINTS Governmental Constraints
122
housing is housing with no limit on length of stay, that is occupied by the target population, and that is linked to an onsite or offsite service that assists the tenant in retaining the housing; improving his or her health; and maximizing his or her ability to live, and, when possible, work in the community.

Supportive services includes job training, rehabilitation, counseling to allow individuals to gain necessary life skills in support of independent living7 .

Each jurisdiction’s policies regarding emergency shelters, transitional and supportive housing are described below.
• Avenal
o Emergency shelters/temporary housing are permitted by-right without discretionary review in the R-3 zone and by conditional use permit in the PF zone. Required standards include:
 Maximum of 25 persons per night
 Off-street parking at one space per five beds plus one space for each staff person on duty
 Management and security plan
 Minimum separation of 300 feet between emergency shelters  On-site waiting and intake areas screened from the public right-of-way o The R-3 zone is located near transit and commercial services, and provides adequate vacant or underutilized sites to accommodate the City’s need for additional shelter facilities. Specifically, the City has identified more than 20 acres of vacant land with lot sizes ranging from a half acre to 9 acres – more than sufficient to accommodate the City’s need of 4 persons and sufficient to accommodate at least one emergency shelter.
o Transitional and supportive housing are treated as residential uses subject only to those requirements that apply to other residential dwellings of the same type in the same zone, in residential zones. However, these uses are not allowed in nonresidential zones that allow residential uses, specifically, the CN, CC, CH, CD, CS, and PO zones. Program 2.16 will commit to amend zoning to allow these uses similar to other residential uses of the same type in the same zone. • Corcoran
o Emergency shelters are permitted by right without discretionary review in the Service Commercial (CS) zone and by conditional use permit in the Light Industrial (IL) and Heavy Industrial (IH) zones. Required standards include only those that apply to 7 California Health and Safety Code §17000 et seq.

CHAPTER 4: CONSTRAINTS Governmental Constraints
123
other uses in the same zone. Parcels within the CS zone are located near transit and commercial services, and provide adequate vacant or underutilized sites to accommodate the City’s need for additional shelter facilities. Vacant lots in the CS zone are adequate for emergency shelter use and are near services.

For example there are two vacant sites in western parts of Corcoran with CS Zoning that were previously identified and considered in our City’s originally intended use of PLHA Funds for Emergency Shelter.

These include a 4 Acre west portion of the 11.9 acre CS Zone along the south side of Whitley Avenue west of 6 ½ Avenue and directly adjacent to Corcoran Emergency Aid that is the only non-profit in Corcoran providing food and clothing resources to lowincome families and those in need. The other site is 4.12 Acres located NW of 6 ½ Avenue and Whitley Avenue.

The other vacant CS sites on east side of Corcoran include 1.9 acres NW of Whitley and Pickerell Avenues, A 2.85 Acrea area SW of Whitley and Pickerell Avenues, and approximately 4 acre portion of vacant site NE of Whitley and Pickerell Avenues. o Transitional and supportive housing are treated as residential uses subject only to those requirements that apply to other residential dwellings of the same type in the same residential zones, . However, these uses are not allowed in non-residential zones that allow residential uses, specifically the CN, CC, CH, CD, CS, and PO zones. Program 2.16 will commit to amend zoning to allow these uses similar to other residential uses of the same type in the same zone.
• Hanford
o Emergency shelters are permitted by-right without discretionary review in the OR (Office Residential) and PF (Public Facility) zone subject to the following standards:
 Off-street parking provided at a ratio of one space for each staff person on duty
The OR zone encompasses approximately 114 acres, is located near transit and commercial services, and provides adequate vacant or underutilized sites to accommodate the City’s need for additional shelter facilities.

Emergency shelters are also allowed by CUP in the medium (1033 acres) and high density (219 acres) residential areas. Transitional and supportive housing are treated as residential uses subject only to those requirements that apply to other residential dwellings of the same type in the same zone, in conformance with state law. • Kings County
o The Development Code allows emergency shelters through a CUP in the RR and R1 residential zones and are a permitted use in the PF zone, in conformance with permissible development standards under Government Code 65583(a)(4). The PF

CHAPTER 4: CONSTRAINTS Governmental Constraints
124
zone contains approximately 325 acres and has the capacity to accommodate additional shelters. Transitional and supportive housing for up to six persons are permitted subject only to those requirements that apply to other residential uses of the same type in the same zone. Currently there are no special standards or size requirements, but the County requires 1 parking space per 4 beds. Programs 4.8 and

4.20 are included in the Housing Plan to ensure consistency with state law. Program

4.20 will facilitate emergency shelters with sufficient capacity to accommodate the need for emergency shelters and in proximity to transportation and homeless services.

Single Room Occupancy (SRO)
Single room occupancy (SRO) facilities are small studio-type apartment units, typically occupied by one or two extremely-low-income persons. SROs may provide either private or shared kitchen and bathroom facilities. Each jurisdiction’s policies regarding SROs are described below. • Avenal - SROs are permitted by CUP in the Downtown Commercial (DC) and Service Commercial (SC) zones.
• Corcoran – SROs are permitted by CUP in all commercial zones (CN, CC, CH, CD, CS) and the Light Industrial (IL) zone.
• Hanford – SROs are permitted uses in the Office Residential (OR),MX-C and MX-D zones and by CUP in the R-H (High-Density Residential zone).
• Kings County – SROs are permitted by right in the commercial zone and are permitted by ministerial Site Plan Review in the CS, CH and CR districts. There are no special standards, or unit size requirements. However, there is one parking space per unit currently required, which will be amended in the Development Code through Programs 4.16 and 4.20.

These regulations help to encourage and facilitate the provision of small economical housing units for persons with limited incomes and do not pose an unreasonable regulatory constraint. d) Development Standards
The Kings County jurisdictions regulate the type, location, density, and scale of residential development primarily through their zoning ordinances. Zoning regulations are designed to protect and promote the health, safety, and general welfare of residents, as well as preserve the character and integrity of neighborhoods. The Zoning Ordinance sets forth the specific residential development standards, described below and summarized in Table 4-3
Table 4-3 Residential Development Standards
Jurisdiction Development Standard RR R-1-20, R-1-12 R-1-8, R-1-6, & R-1-3 RM
Kings County Min. Lot Size (sf) 30,000 12,000-20,000 3,000-8,000 6,000 Max. Density (du/ac) 1.5 2-4 7-14.5 11-29
Lot Coverage (%) 40% 40% 40%-83% 50%-70%

CHAPTER 4: CONSTRAINTS Governmental Constraints
125
Max. Height (ft.) 30 (50 by CUP) 30 (50 by CUP) 30 (50 by CUP) 30 (50 by CUP) Development Standard RE R-1 R-2 R-3
Avenal Min. Lot Size (sf) 20,000 6,000 7,000 6,000
Max. Density (du/ac) 2 1-7 2-14 3-21.8
Lot Coverage (%) 40% 50% 60% 60%
Max. Height (ft.) 35 35 35 35
Development Standard R-A
R-1-12 / R-1-
10/ R-1-6
RM-2.5/ RM-3 RM-1.5/ RM-2
Corcoran Min. Lot Size (sf) 20,000 12,000/10,000/
6,000, 5,000
6,000 6,000
Max. Density (du/ac) 2.2 3.6-7.3 17.5/14.5 29/21.7
Lot Coverage (%) 40% 40% 60% 70%
Max. Height (ft.) 35 35 35 35
Development Standard
R-L-12, R-L-8
R-L-5 RM RH
Hanford Min. Lot Size (sf) 12,000/8,000/
5,000
(provisions for
3600-4,999)
5,000 5,000
Max. Density (du/ac) 2-10 20 29
Lot Coverage (%) no limit for RL-5 of –8; 50%
for R-L-12
no limit no limit
Max. Height (ft.) 35 35 35
Source: Zoning Ordinances for Avenal, Corcoran, Hanford, and Kings County, 2025 Structural Standards
The permitted density of residential development varies between jurisdictions and zones. The maximum allowable density ranges from up to 22 units per acre in Avenal, and up to 29 units per acre in Corcoran, Hanford, and Kings County. The wide range of densities allowed in Kings County jurisdictions facilitates a variety of housing types ranging from single-family homes to multi-family apartment complexes.

Minimum lot sizes range from 3,000 square feet to 30,000 square feet for single-family residential zones and from 1,500 to 6,000 square feet per unit for multi-family residential zones. The zoning ordinances also regulate the size of residential structures through lot coverage and height limits. All Kings County jurisdictions have reasonable structural limits with maximum heights ranging from 35 to 40 feet which can accommodate three-story structures and maximum allowable densities in all jurisdictions. Kings County currently allows for 30 feet height (50 feet by CUP) in all residential zones.

There are no story limitations within the 30 feet maximum height. The Kings County Fire Department does not have ladder trucks that would provide fire protection to buildings taller than 30 feet, which

CHAPTER 4: CONSTRAINTS Governmental Constraints
126
is the basis for this standard for public safety. A 30-foot maximum height would allow for 3 stories at 10 feet each. However, due to market conditions no residential buildings taller than two stories have been built or proposed in any Kings County jurisdictions except Hanford, where three-story multifamily projects have been constructed. Multi-family lot coverage requirements are generous, and all jurisdictions allow coverage of at least 50% in multi-family zones. The single-family zones allow lot coverage of at least 40%. Agricultural zones have a lower lot coverage limit due to the predominant non-residential nature of these areas. These development standards are typical of other cities in the San Joaquin Valley and are not considered to be a constraint to development.

Parking Requirements
The parking requirements for Kings County jurisdictions are summarized in Table 4-4. All jurisdictions require 2 parking spaces for single-family detached units. Requirements for multifamily units vary based on bedroom counts with studio and one-bedroom units typically requiring not more than 1.5 spaces per unit. Although two covered spaces are required for multi-family units in Avenal, reductions in this ratio have been reduced for projects that qualify for a density bonus, and Program 1.7 includes a commitment to review parking standards as part of the General Plan and Development Code update.

Table 4-4 Residential Parking Standards
Unit Type Avenal Corcoran Hanford Kings County
Single-family detached 2 covered
2 (1 in garage or
carport)
2 (1 in garage or
carport) 1
Multi-family
2 covered
Studio: 1.5
1 Bedroom: 1.5
2 Bedroom: 2
3 Bedroom: 2
Studio: 1.5
1 Bedroom: 1.5
2 Bedroom: 2
3 Bedroom: 2
(50%covered)

1.5 per unit + 1 per 3
units guest parking
Second units/ADUs 1
1 or 2
bedrooms: 1
3+ bedroom: 2
1, except when exempt
pursuant to
Government Code
section 66322,
subdivision (a):
1 SRO units 1 per bedroom 1 1 1 space per unit
Boarding houses
1 covered space per
bedroom or 1 space
per 150 square feet
gross floor area,
whichever is greater 1 per 2 beds 1 space per 2 beds
1 per 2 beds + 1 per 3
beds guest parking
Farm Labor Housing 2 spaces per
dwellingunit 2 spaces per unit

CHAPTER 4: CONSTRAINTS Governmental Constraints
127
ResidentialCare Facility 1 space per 4
resident beds
1 space per dwelling
unit or 1 space per 4
beds 1 per 4 beds
Source: Zoning Ordinances for Avenal, Corcoran, Hanford, and Kings County, 2025 Providing adequate parking is necessary to facilitate the sale or rental of a unit. Allowing too few spaces limits the potential occupants of a unit. These parking requirements are designed to accommodate multiple vehicles for households most likely to own more than one vehicle – households in single-family homes and in apartments with two or more bedrooms. According to recent Census data, 81% of households in Kings County have 2 or more vehicles. Therefore, requiring two spaces per residence is a reasonable requirement and does not constrain development in Kings County.
e) Accessory Dwelling Units
Accessory Dwelling Units (ADUs) are attached or detached units that provide complete independent living facilities for one or more persons including permanent provisions for living, sleeping, cooking, and sanitation, located on the same lot as the primary structure. ADUs often provide affordable housing for extremely-low-, very-low-, and low-income households, including seniors. Government Code §65852.2 (AB 1866) requires jurisdictions to allow second units by-right (as permitted uses) in all single-family zones unless specific findings are made. As shown in Table 4-2, ADUs are permitted in single-family zones in all five jurisdictions.

California continues to pass new laws to make ADUs easier and more accessible for homeowners.

The following changes were made in 2023:

1. Relaxation of height restrictions (up to 25 feet for attached ADUs, up to 18 feet for ADU within 0.5 mile of public transit, up to 18 feet with 2 story multi family dwelling;

2. Permitting offices to approve or deny ADUs within 60 days, and provide a detailed list of reasons if permit is denied;

3. An 800 square foot ADU can encroach on the front setback;

4. Homeowners can still build ADUs if there is unpermitted work on their property;

5. Elimination of mandatory fire sprinklers in the primary ADU

6. Bathroom not required in Junior Accessory Dwelling Unit

7. Permitting offices cannot withhold demolition permits County of Kings and the three city jurisdictions would need to amend their respective zoning ordinances to reflect the above changes.

Specific requirements for ADUs for each jurisdiction are summarized below. • Avenal – The City of Avenal permits accessory dwelling units in residential zones with the following standards set forth in the zoning code: 1) the floor area of the second unit shall not

CHAPTER 4: CONSTRAINTS Governmental Constraints
128
exceed 1,200 square feet or 30% of the primary structure, 2) the height shall not exceed the height of the main dwelling, and 3) one additional parking space shall be provided. These regulations are consistent with AB 1866 but needs updating to reflect recent changes to California law on ADUs.
• Corcoran – The City of Corcoran allows ADUs in residential zones if there is an existing or proposed single family home or multi-family building. Standards include: 1) the floor area of the ADU shall not exceed 1,200 square feet (if detached) or 30% of the primary structure (if attached), 2) the second unit must be integrated into the design of the main unit and conform to applicable development standards for the site, and 3) one additional parking space shall be provided for ADUs with one or two bedrooms, and two additional spaces for ADUs with three or more bedrooms. Corcoran regulations need updating to reflect recent changes to California law on ADUs.
• Hanford – The City of Hanford permits ADUs in all residential zones, subject to consistency with the requirements of State regulations and Section 17.60.030 of the Hanford Municipal Code. The requirements for ADUs mirrors state law and relies on HCD’s ADU Handbook for updates.
• Kings County – Kings County permits Accessory Dwelling Unit (ADU) and Junior Accessory Dwelling Unit (JADU) in RR, R-1 and RM zones. These standards include: 1) a floor area limit of 1,200 square feet if detached or detached with an addition of 150 square feet for ingress/egress, 2) manufactured home shall not exceed 8 feet wide by 40 ft long and 320 square feet in area, 3) 1 ADU in single family residential zones and 1 attached/2 detached ADU’s in multi-family residential zones, 4) at least one additional parking space except when the ADU is exempt by Government Code Section 65852.2, and 4) compliance with the other regulations for the R districts. These regulations need updating to reflect recent changes to California law on ADUs.
f) Density Bonus
California’s Density Bonus Law (Gov. Code §§65915 -65918) allows a developer to increase density on a property above the maximum set under a jurisdiction’s General Plan land use plan. In exchange for the increased density, a certain number of the new affordable dwelling units must be reserved at below market rate (BMR) rents. Cities and counties must provide a density increase up to 35% over the otherwise maximum allowable residential density under the Municipal Code and the Land Use Element of the General Plan (or bonuses of equivalent financial value) when builders agree to construct housing developments with units affordable to low- or moderate-income households. The density bonus policies for each jurisdiction are discussed below. • Avenal –Section 9.19.01(D) of the Avenal Zoning Ordinance establishes density bonus incentives of up to twenty (20) percent in specified residential projects of five (5) or more units in which at least twenty (20) percent of the units are affordable to persons and families of low income or moderate income or in which ten (10) percent of the units are affordable to lower income households. A request for density bonus and regulatory concessions pursuant

CHAPTER 4: CONSTRAINTS Governmental Constraints
129
to Gov. Code §§65915 is ministerial and subject to interpretations. • Corcoran – The 2014 Zoning Ordinance update defers to state density bonus law. • Hanford – Sec. 17.50.210 of the Municipal Code establishes density bonus incentives and procedures in conformance with state law.
• Kings County – Article 22 of the Development Code establishes density bonus procedures in compliance with state law. In R-1 and RM zoning districts, the density of the development may be increased and the site areas may be reduced for developments of 5 or more dwelling units.
g) Mobile Homes/Manufactured Housing
There is often an economy of scale in manufacturing homes in a plant rather than on site, thereby reducing cost. State law precludes local governments from prohibiting the installation of mobile homes on permanent foundations on single-family lots. It also declares a mobile home park to be a permitted land use on any land planned and zoned for residential use, and prohibits requiring the average density in a new mobile home park to be less than that permitted by the Municipal Code.

However, Government Code 2.3 allow cities and counties to preclude installation of manufactured homes that are more than 10 years old at the time a permit is requested for their installation.

As described below, all jurisdictions allow for the development of manufactured housing, factorybuilt housing and mobile homes, providing a valuable source of housing for seniors, families, as well as farmworkers.
• Avenal – The City of Avenal permits mobile homes, factory-built housing and manufactured housing on permanent foundations subject to the same standards as apply to conventional single-family homes by-right in the A-I, A-E, R-E and R-1 zones and by CUP in the R-2 and R3 zones. Manufactured homes are subject to Ministerial Permit review, shall be installed on approved permanent foundation system and may be used as single-family dwellings for up to 25 years. The Community Development Director determines the compatibility with surrounding development. Mobile home Parks are subject to a conditional use permit and shall be constructed in accordance with requirements set out in the zoning ordinance with regard to space coverage, on-site utilities, parking, recreational space and amenities. • Corcoran – The City of Corcoran permits mobile homes and manufactured housing on permanent foundations by-right in any residential zone. New mobilehome parks are allowed by CUP in any residential zone and existing MHPs are located in single-family, multi-family, or service commercial zones.
• Hanford – The City of Hanford permits mobile homes and manufactured housing on permanent foundations subject to administrative approval in any residential zones. Mobile home parks are permitted in the RM zone subject to a Conditional Use Permit. • Kings County – Kings County permits mobile homes and manufactured housing on permanent foundations in the same zones and subject to the same standards as apply to

CHAPTER 4: CONSTRAINTS
Residential Permit Processing and Environmental Review
130
conventional homes. Manufactured housing communities or mobile home parks are permitted in all residential zones with a conditional use permit. h) Planned Unit Development
Planned Unit Development (PUD) includes mixed uses such as commercial and residential within one subdivision. PUDs may include single family homes, condominiums and townhomes, as well as local shops, restaurants, business centers and recreational spaces. PUDs can maximize land use and offer homeowners convenience, desired amenities and affordable housing. • Avenal – The City of Avenal permits planned unit developments and small lot subdivisions in cluster combining district and small lot divisions in residential land use zone districts to warrant special methods of development through the encouragement of integrated planning and design. These developments are subject to maximum number of dwelling units and development standards allowed in a residential use district and combining district. Multifamily development standards apply to attached units. • Corcoran – The City of Corcoran permits PUD in the PUD overlay zone subject to the site plan review process. In other zoning districts, a PUD requires the approval of a use permit in accordance with provisions of Chapter 11-26 Planned Unit Development Permit of the Zoning Code. Land uses permitted in the PO zoning district are also permitted in a PUD located in the RA, R-1 or RM zoning districts. Minimum lot requirements are 60 feet lot width and site area of 10,000 square feet. A 25% density bonus and changes to development standards may be allowed if the application demonstrates that the purpose of PUD is achieved.
• Hanford – The City of Hanford permits planned unit developments PUDs are allowed in all zone districts subject to discretionary approval. A PUD cannot add land uses prohibited in the zone district in which the PUD is located. Minimum site area required is 5 acres, except that there is no minimum requirement for infill sites. Also, the combination of different dwelling types, architectural appearance, and/or varieties of land uses in the development needs to complement each other and be in harmony with the existing and proposed land uses in the vicinity.
• Kings County – Kings County permits a Planned Unit Development in any district with a CUP, except in the Agricultural and Overlay Zone Districts. Article 17 of the Development Code establishes procedures for Conditional Use Permits.

G. Residential Permit Processing and
Environmental Review
Development review procedures exist to ensure that proposals for new residential development comply with local regulations and are compatible with adjacent land uses. As shown in Table 4-5, processing times for Kings County jurisdictions are relatively quick: single-family projects require

CHAPTER 4: CONSTRAINTS
Residential Permit Processing and Environmental Review
131
one to eight weeks, while multi-family projects typically require one to three months.

Table 4-5 Development Review Processing Times
Permitting Requirements and
Timeframes
Jurisdictions
Avenal Corcoran Hanford Kings County
Tentative Tract Map 2 mo. 2-3 mo.
3 months,
dependent on
environmental
review
requirements
2-3 mo.

Parcel Map 3 mo. 2 mo. 30-45 days 4-6 weeks
Required Permits
Conditional Use Permit for
Housing in Residential Zones
Not required for
SF or MF
housing in
residential zones
Not required for
SF or MF
housing in
residential zones
Not required for
SF or MF housing
in residential
zones
Notrequired for
SF or MF
housing in
residential
zones
Architectural Review for
Housing in Residential Zones
Administrative
as part of SPR
Only PUDs 30-45
days
Only PUDs 30-45
days Not required
Administrative Site Plan
Review for Apartments
Required 30
days
Required 30-45
days
Required 30
days
Required 15
days
Time Frame from plan submittal to approval
- Single-family project 1 week 14 days 1 week 4-6 weeks - Multi-Family project 30 days 1 to 3 mo. 30-45 days 4-6 weeks du=dwelling unit
* Exception is for Planned Unit Developments (PUD)
Source: Cities of Avenal, Corcoran, Hanford, Kings County, 2025.

State planning and zoning law guides permit processing requirements for residential development.

Within the framework of state requirements, each jurisdiction has structured its development review process in order to minimize the time required to obtain permits while ensuring that projects receive careful review. A description of each jurisdiction’s permit and environmental review process is described below.
• Avenal – Residential subdivisions require approval of a tentative map by the Planning Commission and a final map by the City Council. Typical processing time for a tentative map

CHAPTER 4: CONSTRAINTS
Residential Permit Processing and Environmental Review
132
is two to three months. Multi-family projects are subject only to Site Plan Review by the Director, which must be approved within 30 days if the project’s site plan conforms to the Zoning Ordinance. No findings are required other than conformance with the standards contained in the Zoning Ordinance.
• Corcoran – Individual single-family homes can be built by-right in residential zones, while subdivisions require Planning Commission approval of a tentative map and City Council approval of a final map. Multi-family projects of any size in RM zones require only Site Plan Review, which is approved by the Director with no public hearing. Free-standing multi-family residential projects are also permitted with only Site Plan Review in the Downtown Commercial (CD) and Professional Office (PO) zones, with the exception of projects with six or more units in the PO zone, which require a CUP. Findings required for Site Plan Review approval include 1) consistency with the General Plan and any applicable area plan, specific plan, community plan, or neighborhood plan; 2) compliance with all applicable provisions of the Zoning Code and Municipal Code; and 3) the project is arranged to avoid pedestrian and vehicular circulation hazards. (Sec. 11-23-3. F).
• Hanford – Residential subdivisions require approval of a tentative map by the Planning Commission and a final map by the City Council. Typical processing time for a tentative map is dependent on the level of environmental review required. Projects that do not require an EIR are processed in 3 months. For multi-family projects, a site plan review is required to enable the City to determine whether a proposed project conforms to the intent and provisions of the Zoning Ordinance, to guide the Building Official in the issuance of building permits, and to provide for the expeditious review of environmental impact assessments.

The Community Development Department makes findings for approval provided the project complies with the following City policies:

1. traffic safety, street dedications, street improvements, and environmental quality

2. zoning, fire, police, building and health codes, and public works construction standards; and

3. any other applicable federal, state or local requirements.

Architectural review is required only for Planned Unit Development (PUD) overlays and within the Historic Overlay Zone. Developers follow objective guidelines and the Planning Commission approves the project.
• Kings County – Kings County allows single-family and multi-family residential projects byright in residential zones. No conditional use permits are required for residential uses.

Moreover, Kings County does not require architectural review or design review. However, the County does require a ministerial standard site plan review for multi-family housing to enable the County to determine whether a proposed project conforms to the intent and provisions of the Development Code, to guide the Building Official in the issuance of building permits, and to provide for the expeditious review of environmental impact assessments. Processing times are largely a function of compliance with CEQA requirements. Required findings for

CHAPTER 4: CONSTRAINTS
Developer Fees, Improvement Requirements and Building
Codes
133
site plan approval include consistency with the General Plan and Development Code. (Sec. 1603.C)
Kings County and the Cities of Avenal, Corcoran, and Hanford make a CEQA determination within 30 days of receiving a complete application as to whether CEQA streamlining can be used pursuant to the Permit Streamlining Act.

These procedures help to ensure that each jurisdiction’s development process meets all legal requirements without causing a significant unwarranted constraint to housing development.

H.Developer Fees, Improvement Requirements and
Building Codes
State law limits fees charged for development permit processing to the reasonable cost of providing the service for which the fee is charged. Various fees and assessments are charged by Kings County jurisdictions and other public agencies to cover the costs of processing permit applications and providing services and facilities such as schools, parks and infrastructure. Almost all of these fees are assessed through a pro rata share system, based on the magnitude of a project’s impact or on the extent of the benefit that will be derived.

After the passage of Proposition 13 and its limitation on local governments’ property tax revenues, cities and counties have faced increasing difficulty in providing public services and facilities to serve their residents. One of the main consequences of Proposition 13 has been the shift in funding of new infrastructure from general tax revenues to development impact fees and improvement requirements on land developers. Kings County jurisdictions require developers to provide on-site and off-site improvements necessary to serve their projects. Such improvements may include water, sewer and other utility extensions, street construction and traffic control device installation that are reasonably related to the project. Dedication of land or in-lieu fees may also be required of a project for rights-of-way, transit facilities, recreational facilities, and school sites, consistent with the Subdivision Map Act.

State law prohibits the imposition of building standards that are not necessitated by local geographic, climatic or topographic conditions, and requires that local governments making changes or modifications in building standards must report such changes to the Department of Housing and Community Development along with a finding with justification that the change is needed. Kings County jurisdictions’ building codes are based upon the most recent California codes and are updated periodically. These are considered the minimum necessary to protect the public's health, safety and welfare. Although minor amendments have been incorporated to address local conditions, no additional regulations have been imposed that would unnecessarily add to housing costs.

Additional information regarding development fees, improvement requirements, and building codes are provided below.

CHAPTER 4: CONSTRAINTS
Developer Fees, Improvement Requirements and Building
Codes
134

1. Planning and Development Fees
Housing construction imposes short- and long-term infrastructure costs on communities. Shortterm costs include staffing for planning services and inspections. In addition, new residential developments can result in significant long-term costs to maintain and improve infrastructure, public facilities, parks, and streets. In response to the taxing constraints imposed by Proposition 13, many California cities have relied increasingly on planning and development fees to fund services needed by new housing.

In Kings County, all jurisdictions collect planning and building fees for new development, as well as impact fees to assist in the construction of new schools as necessary. In addition, the cities of Avenal, Hanford, and Corcoran collect impact fees to help fund infrastructure improvements. The impact fees include public safety (police and fire), water system supply and distribution, wastewater collection/treatment, streets/thoroughfares, parks and recreation, and various others.

Development within special districts (either a community service district or public utility district) requires connection fees to be paid to the respective special district where services were provided.

Table 4-5 presents the development processing and impact fees charged in each jurisdiction.

According to a 2001 statewide fee study8, Kings County jurisdictions’ fees were lower than half of all jurisdictions in the state. Based on current conditions, fees (both processing and impact) range from approximately 6% to 16% of the total cost of housing in Kings County. Given the current realities of local government fiscal conditions, this is considered very modest and is not an unreasonable constraint to housing.

Residential projects may sometimes require the extension of water, sewer, and roads. In these cases, the off-site improvements are more costly than traditional infill development. In Kings County, cities often require the developer to pay for extending water and sewer infrastructure but then allow the developer to recapture up to 50% of the costs if infill projects developed within ten years are served by that infrastructure extension that was oversized.

Kings County Unincorporated
Planning fees for Kings County were recently updated through a countywide fee study and became effective on January 16, 2026. All Planning fees are posted on the Kings County Community Development Agency website.
• Conditional Use Permit - $7,620
• Site Plan Review - $4,390
• Environmental Review - $5,150
• Change of Zone District Boundary - $3,785
• Development Code Text Change - $3,480
• General Plan Amendment - $6,630
• Tentative Parcel Map - $4,935

CHAPTER 4: CONSTRAINTS
Developer Fees, Improvement Requirements and Building
Codes
135
• In Lieu of Parcel Map - $4,161
• Final Parcel Map - $1,551 single sheet, $195 per additional sheet • Tentative Tract Map - $6,975
City of Avenal
Planning fees for Avenal have not been updated since 2021. All Planning fees are posted on the City of Avenal Community Development website, and include the following:
• Conditional Use Permit - $1.595
• Site Plan Review - $1.295
• Environmental Review - $250 to full cost of review
• Change of Zone District Boundary - $1.295
• Development Code Text Change - $895
• General Plan Amendment - $1.200
• Tentative Parcel Map - $1,295
• Parcel Map Waiver - $500
• Final Parcel Map - $550
• Tentative Tract Map - $1,495 + $65.50 per lot
• Appeals - $100
City of Corcoran
Planning fees for Corcoran were last updated and became effective on May 28, 2019 and remain the current fee schedule.
• Conditional Use Permit - $2,870
• Site Plan Review - $3,390
• Environmental Review - $2,960 - $3,620
• Zoning Change in Land Use - $3,700
• Zoning Ordinance Text Change - $2,970
• General Plan Amendment - $4,020
• Tentative Parcel Map - $6,600
• Final Parcel Map - $1,210
• Tentative Tract Map - $5,290

CHAPTER 4: CONSTRAINTS
Developer Fees, Improvement Requirements and Building
Codes
136
City of Hanford
Planning fees for Hanford were last updated and became effective on July 1, 2025 and remain the current fee schedule.
• Conditional Use Permit
o Amendment - $1,675
o Minor (existing structures) - $1,675
o Regular - $3,900
• Site Plan Review
o Minor - $1,100
o Major - $3,350
• Environmental Review – Actual Cost (consultant prepared) • Zoning Change in Land Use - $8,725
• Zoning Ordinance Text Change - $8,725
• General Plan Amendment - $10,625 + Deposit +Actual Cost +10% • Tentative Parcel Map - $5,075
• Tentative Tract Map - $7,500
• Lot Line Adjustment - $1,675 + $50 Recording Fee

2. Developer Impact Fees
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 complete 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.

City of Hanford
According to the City of Hanford's Master Fee Schedule for Fiscal Year 2024–25, the development impact fees are as follows:

Single-Family Residential:
• Circulation Fee: $4,059.65 per dwelling unit

CHAPTER 4: CONSTRAINTS
Developer Fees, Improvement Requirements and Building
Codes
137
• Storm Drainage Fee: $2,859.66 based on acreage
• Refuse Fee: $585.44 per dwelling unit
• Fire Fee: $646.74 per dwelling unit
• Police Fee: $350.95 per dwelling unit
• Water Fee: $2,938.09 per dwelling unit
• Waste Water Fee: $2,516.20 per dwelling unit
• Park Impact Fee: $3,243.55 per dwelling unit
Total: $17,200.28 per dwelling + school fees
Multifamily Residential (Medium-Density)
• Circulation Fee: $2,850.66 per dwelling unit
• Refuse Fee: based on number of bins
• Fire Fee: $363.55 per dwelling unit
• Police Fee: $518.94 per dwelling unit
• Water Fee: $1,624.44 per dwelling unit
• Waste Water Fee: $2,014.22 per dwelling unit
• Park Impact Fee: $2,904.84 per dwelling unit
• Storm Drain Fee – based on project acreage
Total: $10,276.65 per dwelling (plus storm drainage and refuse fees) + school fees These figures provide a clear per-unit fee analysis for typical single-family and multifamily projects in Kings County, addressing the previously noted gap where only percentage ranges (6–16%) were mentioned.

City of Corcoran
According to the City’s Estimated Fees posted for Fiscal Year 2023-2024 , which remain current, the following development impact fees would apply
Single-Family Residential:

Estimated development impact fees for a 1,500 square foot new construction single-family residence permitted by right are as follows:
• Building Permit: $2,259
• P/C: $1,468
• SMIP Fee: $29.21
• Bldg. Stand: $9

CHAPTER 4: CONSTRAINTS
Developer Fees, Improvement Requirements and Building
Codes
138
• Waste Water: $1,167
• Water Supply: $937.65
• Law Enforcement: $2,532.58
• Government Facilities: $752.79
• Sewer Connect Fees: $1,571.31
• Storm Drain: Min. $300
• Park Fees: $1,204.67
• School Fees (4.08/sq.ft): $6,120
• IT Fee (per 220 sq.ft.): Min. $5
• Training Fee (per 110 sq. ft.): Min. $10
• Kings County Impact Fee: $3,541.04
Total: $21,592.25
Multi-Family Residential:

Estimated development impact fees for individual Multi-Family Unit within an 8 unit Multi-Family complex are as follows:
• Building Permit: $1,280.22
• Seismic: $26.81
• School Fees: $8,187
• SMIP Fee: $29.21
• Bldg. Stand: $8.37
• IT Fee: $32.37
• Training Fee: $43.25
• Waste Water: $736.10
• Water Supply: $280.62
• Law Enforcement: $34.40
• Government Facilities: $52.75
• Sewer Transmission Fee: $196.40
• Countywide Criminal Justice Fee: 113.43
• County Fire Fee: $191.86
• County Library Fee: $47.50

CHAPTER 4: CONSTRAINTS
Developer Fees, Improvement Requirements and Building
Codes
139
• Storm Drain: $38.50
• Parks & Recreation Fee: $68.17
• Kings County Impact Fee: $8.82
Total: $11,346.57
Kings County Unincorporated
According to the Kings County Master Fee Schedule effective January 17, 2026, the development impact fees for a 1,426 square foot new construction single-family residence permitted by right are as follows:

Single-Family Residential:
• Building Permit: $1,850
• Seismic: $37.73
• Plumbing Permit: $463
• Electrical Permit: $264.32
• Mechanical Permit: $172
• SB 1186 Disability Access Fee: $4
• Building Plan – Zoning Conformance Fee: $160
• School Fees: $7,519.87
• Public Protection Fees: $3,024.12
• Library Fees: $342.24
Total: $13,700.83
Multi-Family Residential
The most recent building permit application for a multi-family residence was issued on September 21, 2020 for a 2,070 square foot duplex that was administratively approved through a Site Plan Review. The fees that were applicable on September 21, 2020 were as follows:
• Site Plan Review Fee: $2,982
• Building Permit: $1,860
• Plan Check: $1,209
• Seismic: $38.09
• Plumbing Permit: $388
• Electrical Permit: $312.90
• Mechanical Permit: $185

CHAPTER 4: CONSTRAINTS
Developer Fees, Improvement Requirements and Building
Codes
140
• SB 1186 Disability Access Fee: $4
• Building Plan – Zoning Conformance Fee: $110
• School Fees: $8,506.98
• Public Protection Fees: $2,733.47
• Library Fees: $372.41
Total: $18,652.47
This provides a clear per-unit fee analysis for a typical single-family residence and multi-family residence in the Kings County unincorporated area and shows that development fees are not a constraint to residential development.

Table 4-6: Development Fees – Single Family
Jurisdiction
Single Family Projects1
Avenal Corcoran Hanford 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)
per CBC + $160
Site Plan Review $1,295 – Full
Cost--
New Build $3,390
Existing $2,010
No site plan for
single-family
development on
existing lots;
$1,100-$3,350
$4,390
CUP $1,595 – Full
Cost--
CUP Cost $2,870
Minor $1,340 $1,675-$3,900 $7,620
CEQA Review3 CDFW Cost +10%-
-
In house up to
9,240 or
Contracted: Cost
+ 10%
Cost +10% $5,150
Impact Fees
Water N/A $937.65 for 1100-
2500 sq. ft. $2,938.09
Wastewater N/A $1,167 for 1100-
2500 sq. ft. $2,516.20
Parks $1,470.11
$1,204.67 for
1100-
2500 sq. ft.
$3,243.55
Drainage N/A
$300 minimum for
1100 sq. ft. Cost
changes per zone
$2,859.66/acre
Public Protection N/A $2,532 for 1100- $1,134

CHAPTER 4: CONSTRAINTS
Developer Fees, Improvement Requirements and Building
Codes
141
(County) 2500 sq. ft.

Police (City) N/A - - $350.95
Refuse N/A $585.44 --
General govt. (City) $737
$753 for 1100-
2500
Sq. ft.
- -
Schools5 $4.79 per sq. ft.
$4,488 for 1100
sq. ft.
+ $4.08/sq. ft. up
to 2500 sq. ft.
$4.79 per sq. ft. $4.79 per sq. ft.

Table 4-7: Development Fees – Multi-Family
Jurisdiction
Multi-Family Projects
Avenal Corcoran Hanford County
Processing Fees
Building Plan Check
& Permit
65% of Building
Permit Fee |Per
CBC Valuation
Impact Fee's per
unit
65% of building
permit fee (based
on
valuation)
Site Plan Review $1,295 – Full
Cost
New Build $3,390
Existing $2,010 $1,100-$3,350
CUP $1,595 – Full
Cost
CUP Cost $2,870
Minor $1,340 $1,675-$3,900
CEQA Review3 Cost +10%- Cost+10%
Impact Fees
Water $937.65 for 1100-
2500 sq. ft. $1,624.44
Wastewater $1,167 for 1100-
2500 sq. ft. $2,014.22
Parks $1,177.57 $937.65 for 1100-
2500 sq. ft. $2,904.84
Drainage
$300 minimum for
1100 sq. ft. Cost
changes per zone
Based on acreage
Public Protection
(County) N/A $2,532 per unit for1100-2500 sq. ft.

Police (City) N/A - $518.94
Refuse N/A --
Based on number
of
bins/development
General govt. (City) $590.08 $753 per unit for
1100-2500 sq. ft. --
Schools5 $0.78/sq.ft Determined by
school $4.79/sq. ft.

CHAPTER 4: CONSTRAINTS
Developer Fees, Improvement Requirements and Building
Codes
142
Notes:

1. Source: KingsCounty jurisdictions, 2023

3. 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 4-8 summarizes typical improvements.

Table 4-8 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
may be required. For new
subdivisions, City requires
two trees per residential lot.

Drought resistant
landscaping.

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 2 trees per
lot. Apartment complexes
must provide 5% usable
open space a
Must provide curb,
gutters, sidewalks, street
lights, as well as sewer
and water hookups, and
fire hydrants
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; 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

CHAPTER 4: CONSTRAINTS Non-Governmental Constraints
143
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, streamlining approvals, coordinating utilities, reducing upfront improvement burdens, or providing regulatory and financial incentives.

Based on conversations with a developer in the region, for jurisdictions with on and off site improvement standards and requirements similar to Kings County jurisdictions, typical on and off site improvements (e.g., curbs, gutters, sidewalks, road improvements, utilities and street lighting) cost approximately $50,000 per single family lot or approximately 10-20% of total development costs and can be less for multifamily development with higher per unit total development costs. Typical challenges incurred by developers related to site improvements include:
• Timing and coordination of utility connections
• Upfront infrastructure costs that must be carried early in the project • Delays tied to permitting or improvement plan approvals

4. Building and Construction Codes
All Kings County jurisdictions have adopted the 2025 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 increasing 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.

I. 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

CHAPTER 4: CONSTRAINTS Non-Governmental Constraints
144
analyzes the potential 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 farmland 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 within 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. An analysis of sewer capacity in Kings County jurisdictions and the capacity to accommodate growth commensurate with the RHNA for the 2024-2032 Housing Element planning period is provided below.
• Avenal – The City of Avenal operates a Waste Water Treatment Plant located southwest of the City. The plant has a capacity of 5.0 million gallons per day and processes approximately

CHAPTER 4: CONSTRAINTS Non-Governmental Constraints
145

1.4 million gallons per day. City staff estimates that the plant has capacity to accommodate approximately 300-500 additional residential units. Given that Avenal has received a Regional Housing Needs Allocation of 277 units for the 2024-2032 period, Avenal has sufficient capacity to accommodate all projected residential development for the current planning period and beyond.
• 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 southeastern portion of the City, and has a capacity of 2.0 MGD. 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 capacity to accommodate development. Thus, adequate capacity will be available to serve new residential development commensurate with the regional housing production goals.
• 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 Armona, Home Garden, and Kettleman City have adequate wastewater treatment capabilities. Home Garden contracts with the City of Hanford for wastewater treatment.
c) Water Availability
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

CHAPTER 4: CONSTRAINTS Non-Governmental Constraints
146
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 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 – Avenal receives water from two primary sources, the State and the federal Bureau of Reclamation. These sources combine to provide an allocation of up to 3,400 acre feet per year to the City of Avenal. Conversely, the City of Avenal utilizes an average of 2,400 acre feet of water per year resulting in about 1,000 acre feet of water potentially available to accommodate future growth in Avenal. Households in Avenal utilize between .5 and 1 acre feet of water per year. Therefore, Avenal is capable of accommodating the water needs for between 1,000 and 2,000 additional households. Avenal has received a Regional Housing Needs Allocation of 277 units for the 2024-2032 period, which is well within the City’s capacity to accommodate.
• 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 for irrigation at Corcoran State Prison. Based on the 2020 Urban Water Management Plan, the 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. In 2025, the City completed a citywide installation of water meters for all residential and business service connections that enables online user monitoring for daily consumption. The city in late 2025 also switched from flat rate to metered rate for water utility billing and integrated conservation monitoring. • 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

CHAPTER 4: CONSTRAINTS Non-Governmental Constraints
147
prohibitions.

The City Engineer prepared a memorandum to provide verification of available water and wastewater capacity to serve residential development identified in the 2024–2032 City of Hanford Housing Element, consistent with Government Code §65583.2(c). The certification confirms that adequate public facilities and services are available, or will be provided in a timely manner, to support projected housing development on identified sites.

Table 4-9: City of Hanford Wastewater Treatment Capacity Item Data / Description
Current Wastewater Treatment Plant (WWTP)
permitted capacity 8.1 million gallons per day (MGD)
Current average daily flow (ADF) 5.7 MGD
Current peak daily flow 7.1 MGD
Remaining available capacity 2.3 MGD
Estimated additional demand from Housing
Element sites (5,547 units × 316 gpd/unit) 1.75 MGD

Result:

Adequate capacity exists
Upgrades required (see Section 3)
Unincorporated County
o The Kettleman City Community Services District (KCCSD) provides water to the unincorporated community of Kettleman City from two groundwater wells prior to 2020. The wells were determined to be out of compliance due to arsenic levels. The 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 anddistribute 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.
o The Armona Community Services District (ACSD) provides water services in the unincorporated community from two groundwater wells. The ACSD has determined that there is the need for additional water storage in order to reach the goal of an eventual population of 6,500; however, there is currently capacity to adequately support the RHNA sites.
 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

CHAPTER 4: CONSTRAINTS Non-Governmental Constraints
148
include the provision of new wells and additional water storage capacity 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. KCCSD has current capacity to adequately support the RHNA sites.
o Home Garden Community Service District (HGCSD) has seen an increase in development and water connection applications with the passing of state laws permitting Accessory Dwelling Units in Residential zoning. The excessive influx of connections risk creating hazardous low-pressure conditions jeopardizing fire suppression and causing regulatory noncompliance. Because of this, HGCSD adopted an Urgency Ordinance in March of 2025 to establish a moratorium on issuing new or additional water connections with HGCSD. There are improvements needed to adequately support RHNA sites.
o Stratford Public Utility District (SPUD) has three existing wells and one on standby 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. There are improvements needed to adequately support RHNA sites. o 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.
o The County will implement Program 4.18 Infrastructure Improvements to Facilitate Housing for Lower and Moderate Income Households and Special Needs Populations and Program 4.25 Attainment of Infrastructure to support any infrastructure improvements needed in the Communities of Armona, Home Garden, Kettleman City, and Stratford.

Table 4-10: Adequate Infrastructure Capacities in Unincorporated Kings County Community
Water
Connections
Provider
Wastewater
Connections
Provider
Adequate
Water Capacity
Adequate
Wastewater
Capacity
Armona Armona
Community
Services District
Armona
Community
Services District
Yes Yes
Home
Garden
Home Garden
Community
Services District
City of Hanford Needs
Improvements Yes

CHAPTER 4: CONSTRAINTS Non-Governmental Constraints
149
Kettleman
City
Kettleman City
Community
Services District
Kettleman City
Community
Services District
Yes Yes
Stratford Stratford Public
Utilities District
Stratford Public
Utilities District
Needs
Improvements
Needs
Improvements

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 costs 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.

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.

Kings County
The current cost of land in Kings County is approximately $24,000 to $31,000 per acre. Prices can vary based upon land type, with agricultural listings averaging around $25,000 per acre. Smaller residential lots under 2 acres can have higher per-acre price with listings for roughly 1 to 1.5 acres ranging from $70,000 to $150,000. Larger rural residential lots, such as a 10-acre parcel with an existing home, may list for approximately $500,000. Agricultural tracts of land 50 acres or more typically have lower per-acre costs compared to smaller, buildable residential lots. Prices in Kings County can fluctuate rapidly based on market conditions, proximity to services, and zoning designation.

The prices per acre in Kings County is comparable to other local areas. In Tulare County, the cost per

CHAPTER 4: CONSTRAINTS Non-Governmental Constraints
150
acre of land is approximately $30,000 with smaller residential lots in places like Exeter and Three Rivers ranging from $50,000 to over $100,000. The average price per acre in Fresno County is approximately $31,800 with smaller residential lots in places like Clovis and Sanger vary widely depending on location and proximity to services. Kings County prices per acre would not be a constraint for residential development.

The average cost of construction for new 1,400 square foot residence in Kings County ranges between $280,000 and $450,000 ($200 to $300 per square foot) for standard builder-grade to midrange home, non-coastal construction. This estimation does not include land, site preparation, permits, or utility connection fees. These costs are approximately the same regionally, including Fresno County, and considerably lower than construction costs in coastal regions, which can range from $400 to $500 per square foot like in San Luis Obispo County.

It takes approximately 6 months to 1 year for an approved residential development to submit building permit applications. Building permit application review generally takes about 4-6 weeks for plan check and approval. The Kings County unincorporated area does not receive many requests for development. The Armona Community has recently had two housing tract developments that have entered into Density Bonus agreements. Most residential development interest is in smaller lots, ADUs, or infill. Not all requests meet maximum density in the R-1 zone districts, but interest in the RM zones is closer to or at the maximum density.

Avenal
Avenal experiences similar conditions to the County regarding land costs, timing between final approval and requests for building permits and requests densities less than assumptions in the sites inventory with minimal hinderance on achieving the RHNA.

Corcoran
For Corcoran, lands costs are similar to the County and barring unusual circumstances such as utilities and easements and financing, developers typically request building permits within six to nine months of final approval. With respect to requesting densities less than assumptions in the sites inventory, Corcoran does experience requests for lesser densities, particularly in single family zones. However, given the City’s streamlined approval processes, large surplus of capacity, significant progress to date toward the RHNA and ongoing compliance with No Net Loss law, these conditions do not significantly hinder the City’s ability to achieve the RHNA.

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

CHAPTER 4: CONSTRAINTS Environmental Constraints in Kings County, California 151
more difficult.

J. Environmental Constraints in Kings County,
California
Kings County, situated in California's Central Valley, encompasses diverse environmental features and constraints that influence land use planning and development. Identifying these constraints is crucial for sustainable growth and environmental conservation.

1. Key Environmental Constraints
a) Flood Zones:

Areas adjacent to the Kings River and other waterways are susceptible to flooding. The Federal Emergency Management Agency (FEMA) provides Flood Insurance Rate Maps (FIRMs) that delineate flood-prone areas. These maps are essential for assessing flood risks and guiding development away from high-risk zones.
b) Seismic Activity:

While Kings County is not directly atop major fault lines, it is still subject to seismic activity due to its proximity to faults in neighboring counties. The California Geological Survey offers seismic hazard maps that help in understanding and mitigating earthquake risks. c) Soil Limitations:

Certain areas in Kings County have soils with limitations for development, such as high shrink-swell potential or poor drainage. The Natural Resources Conservation Service (NRCS) provides soil surveys that identify these limitations, aiding in land suitability assessments. d) Agricultural Land Preservation:

Kings County has extensive areas designated as prime farmland. The California Department of Conservation's Farmland Mapping and Monitoring Program (FMMP) classifies land based on agricultural quality, which is vital for preserving valuable agricultural resources.

K. 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 City of Corcoran refers fair housing complaints to the HUD Fair Housing Enforcement Center in San Francisco and to Tulare/Kings County Legal Aid. Kings County, Avenal, and Hanford 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).

CHAPTER 5: HOUSING PLAN Goals and Policies
152
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, and Hanford, 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, and Hanford, and unincorporated 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.

CHAPTER 5: HOUSING PLAN Goals and Policies
153

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 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 mitigate 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.

CHAPTER 5: HOUSING PLAN Goals and Policies
154

4. Housing Assistance
Certain groups may have greater difficulty in finding decent, affordable housing 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.

GOAL 4: Provide housing assistance to extremely-low-, very-low-, low-, and moderateincome 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 lowerand 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 interested 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 Housing Programs
155
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 services and schools in California. During the 1940s, however, the
decline of oil and gas production affected Avenal's
economy, and many stores and houses were vacated.

Avenal State Prison
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
important 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. El Palmar Apartments

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
156

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 Funding: General Fund
Timeline: Ongoing

1.2 Housing Rehabilitation Program
In collaboration with a housing partner, the City will
continue providing rehabilitation loans to lowerincome 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).

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
157
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 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 annually update the inventory of atrisk 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 at-risk units and preserve mobile home parks
Responsible Agency: Community DevelopmentDepartment
Funding: General Fund
Timeline: Develop at risk preservation strategy in 2026 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 tomeet Avenal’s housing needs allocation of 277 units.

Responsible Agency: Community DevelopmentDepartment
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

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
158
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 DevelopmentDepartment
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 DevelopmentDepartment
Funding: General Fund
Timeline: Throughout the planning period

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 helping with grant applications. The City will continue providing regulatory and financial assistance to facilitate the development of affordable housing to extremelylow-, very-low-, low-, and moderate-income households.

Objective: At least 50 units affordable to lower income and special needs households.

Responsible Agency: Community DevelopmentDepartment
Funding: General Fund
Timeline: At least every other year throughout the planning period

1.8 First Time Homebuyer Program
In collaboration with a housing partner, Avenal will continue to provide home ownership

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
159
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 DevelopmentDepartment 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 Avenal Housing Programs
160

1.10 Affordable Housing Assistance
The city works with nonprofit groups, such as SelfHelp 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 very-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: At least 50 units affordable to lower income and special needs households.

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
161
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Assistance to affordable and special needs housing at least every other year and 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.

Objective:

Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Throughout the planning period
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 all 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 MultiFamily 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.

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
162
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 farmworkers. Many of the farmworkers served by these programs have verylow or extremely-low incomes. • In addition, the Zoning Code complies with Health and Safety Code §17021.5 and will amend zoning to comply with §17021.6 and §17021.8 regarding farmworker housing • In coordination with other jurisdictions in the multi-jurisdictional housing element, the City will make a specific and at least annual effort to assist in the development of housing for farmworkers and conserve and improve the existing housing stock for farmworkers, including but not limited to:
• Contacting nonprofit developers at least every other year to identify opportunities for the development or improvement of housing for farmworkers.
• Coordinating and participating with regional organizations, including non-profit, academic and employers, to raise awareness, share and employ strategies, and identify or target new resources.
• Coordinating annually with organizations that represent or serve farm workers. • Providing incentives and other strategies beyond state density bonus law to encourage housing for farmworkers, including setting aside housing for farmworkers within developments, supporting funding applications, prioritizing entitlements and establishing appropriate zoning and development standards.
• Targeting code enforcement and other resources to the existing housing stock with the most need for rehabilitation and sanitary conditions that could be more likely to house farmworkers and work with regional or other organizations to improve living conditions for farmworkers.

Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Annually; adopt incentives by 2026

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
163
Objective: At least 50 units of existing or new housing units for farmworkers in the planning period.

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. Amend zoning to comply with §17021.6 and §17021.8 by July 2027

1.15 Housing for Persons with Disabilities (Reasonable Accommodation and Group Homes)
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. TheCity 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. In addition, the City will also amend zoning and permit procedures to allow group homes for 7 or more persons in all residential and non-residential zones that allow residential uses and permit the uses only subject to the same requirements of similar uses in the same zone.

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: Throughoutthe planning period, amend permit procedures and zoning by July 2027

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 and actions to address fair housing issues.

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
164
Table 5-1 Affirmatively Furthering Fair Housing (Avenal) Description Specific
Commitment Timing Geographic Targeting Metric
Housing Mobility and New Opportunities in Relatively Higher Opportunity Areas Promote a variety of
housing types and
increase access to
higher opportunity
areas.

Encourage ADUs,
missing middle
housing; reduce
regulatory barriers;
conduct outreach;
monitor production.

Ongoing;
annual
review
Throughout
the City
50 ADUS over
the planning
period
Place Based Strategies toward Community Revitalization
Improve access to
transportation and
services.

Coordinate with
KART; outreach to
seniors; multilingual
materials.

At least
every other
year and
ongoing
Citywide,
focus
underserved
Reach 50
residents
Improve
neighborhood
conditions with a
variety of placebased strategies
The City will continue
to utilize its CIP and
apply for funding at
least annually to
make a variety of
neighborhood
improvements
throughout the city
including but not
limited to parks,
streets, sidewalks,
active transportation,
safe routes to school
and community
amenities
At least
annually
and
ongoing
Citywide,
focus
underserved
1-2
improvements
per year
Address
environmental health
risks.

Partner with Air
District; pursue
funding; promote
mitigation.

At least
every other
year and
ongoing
High
pollution
burden
areas
1–2 projects
Support economic
opportunities and
workforce
development.

Workshops; CIP
coordination; pursue
funding.

At least
every other
year and
ongoing
Citywide 1event annually
Displacement Risk
Anti-Displacement
Strategy
Support production,
preservation, tenant
protections.

At least
annually
and
ongoing
Throughout
the City
25 conserved
units

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
165
Housing Mobility and New Opportunities in Relatively Higher Opportunity Areas The City will continue to encourage a variety of housing types to address the housing needs of a variety of household types, sizes, and incomes. This could include duplexes, townhomes, apartment buildings, and condominiums in neighborhoods and new subdivisions and will identify and implement innovative and alternative housing options that provide greater flexibility and affordability in the housing stock while promoting mixed-income development.

This may include consideration for further reduction in regulatory barriers for tiny houses, microhomes, cottage homes, small lot subdivisions, and other alternative housing types, as well as exploration of a variety of densities and housing types in all zoning districts. The City will use the findings of this program to target development of a variety of housing types in areas of predominantly single-family development and of concentrated overpayment to reduce displacement risk, promote inclusion, and support integration of housing types based on income.

Program H1. Housing Mobility and Missing Middle Housing The City shall promote the development of accessory dwelling units (ADUs), cottage homes, and ministerial lot splits and duplexes, particularly in higher resource single-family neighborhoods, through the following actions:
• Review and amend development standards (e.g., setback, height, parking) to remove barriers to ministerial lot splits and duplexes in single-family zones. • Annually review legislative changes to ADU regulations and update the City’s Development Code (Section 17.60.030), as necessary, to maintain compliance with State law. • Annually advertise pre-reviewed ADU plans, such as those provided by the San Joaquin Valley REAP Program.
• Annually monitor the production and affordability of ADUs at the mid-point in the planning period (January 2028) and the progress made according to the assumptions in the inventory. • Prepare and distribute informational handouts and hold community workshops to promote missing middle housing tools and resources to homeowners throughout the city, particularly in high resource areas, to promote mixed-income neighborhoods.

Objective: Facilitate the construction of 50 ADUS over the planning period Responsible Agency: Community Development Department
Funding:

Timeline:

Update existing ADU ordinance by December 2026. Review ADU legislative changes annually and update within the timeframe required by new legislation. Update development standards by July 2027; distribute infill cottage and ADU plans and informational handouts and

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
166
hold community workshops in December 2027 and every two years thereafter. Begin monitoring ADU production and affordability in January 2027 and evaluate progress toward meeting the ADU production targets by income level every other year. Take alternative actions within six months (e.g., additional incentives) if not meeting the assumptions in the sites inventory.

Place Based Strategies toward Community Revitalization
Program P1. Improve Access to Resources and Services
The City shall take the following actions to encourage place-based revitalization to improve access to resources and opportunities citywide, but with a particular emphasis on neighborhoods with a concentration of lower-income residents who often face additional barriers in accessing resources:
• Work with Kings Area Regional Transit (KART) and other jurisdictions in the county to develop informational materials to be posted on the City’s website, social media, and in public buildings by December 2027, and advertised annually in the City’s newsletter to help connect seniors and other residents to services in the city and throughout the county. Once informational materials are available, conduct targeted outreach in areas with higher rates of seniors and persons with disabilities within six months, including age-restricted senior housing complexes.
• Developing webpages allowing residents to track capital project progress and improvements.
• Ensure program availability and funding announcements are made available in Spanish starting within six months of Housing Element adoption and translation is available at public meetings. Provide translation services as requested, at least 10 public meetings during the planning period.
• The City will continue to utilize its CIP and apply for funding at least annually to make a variety of neighborhood improvements throughout the city including but not limited to parks, streets, sidewalks, active transportation, safe routes to school and community amenities with a goal of 1-2 improvements per year throughout the planning period.

Responsible Agency: Community Development Department (Planning and Housing Divisions), Public Works Department
Funding: Seek Grant Opportunities, General Fund
Timeline: At least annually and ongoing
Program P2. Environmental Hazard Mitigation
• The City will partner with the Valley Air District to conduct outreach related to Air District

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
167
grant programs for residents and multifamily housing buildings at least once during the planning period, and as new programs are launched. Though the City will conduct outreach citywide, additional outreach will be conducted in the central and southwest sides of the city where CalEnviroScreen scores are highest.
• The City will also investigate the availability of additional funds and programs to mitigate air quality issues, particularly in buildings with low-income tenants and for low-income homeowners, as well as funding that can be used to incentivize air quality improvement strategies on projects with lower- or moderate-income units, such as the installation of green roofs. The City will seek this funding on an annual basis and apply as opportunities become available, then make funding available for the applicable strategy within six months of receipt.
• The City will continue to seek funding to replace City vehicles with fully electric or hybrid vehicles.

Responsible Agency: Community Development Department
Funding: Community Development Block Grants, CDBG Program Timeline: Ongoing. Apply for funding as funding is available, partner with the Valley Air District at least once during the planning period.

Program P3. Encouraging Economic Development
• Well-maintained infrastructure creates a safe and accessible urban environment, fostering a sense of community and belonging. Moreover, investing in such improvements attracts businesses and investments, contributing to economic growth and ensuring equal access to essential services. The City will implement the following actions to expand community and economic development citywide.
• Coordinate with the Public Works Department to review the City’s Capital Improvement Projects (CIP) to ensure public facilities and infrastructure are supportive of the economic needs of underserved areas.
• Host at least one employment workshop annually at a City facility to assist residents in preparing for local job fairs, developing resumes, and preparing for interviews. Workshops should also spread general awareness of available employment, training, and job preparation resources through Kings County.
• Concurrent with Housing Element adoption, at least every other year, identify funding sources and apply for funding to address additional community development issues such as neighborhood revitalization, parks, safe routes to school, community facilities, or addressing pollution burdens, with the goal of securing funding for two additional economic revitalization projects during the planning period.

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
168
Responsible Agency: Community Development Department, Public Works Department Funding: Community Development Block Grants, CDBG Program, General Fund Timeline: Ongoing. Apply for funding as funding is available Program D1. Anti-Displacement Program
In combination with programs included in this Housing Element, adopt an anti-displacement strategy to work to relieve displacement pressures caused by the increasing income gap and increasing housing and insurance costs in the county. The strategy shall include measures that encourage affordable housing production, work to preserve existing affordable housing, and protect current residents from displacement in rapidly changing portions of the county, particularly in rural areas with fewer resources. The anti-displacement strategy may include, but is not limited to, the following potential efforts:
• Production: increase multifamily residential and mixed-use opportunities beyond capacity to meet the RHNA; allow for a variety of housing types in low and medium density areas; provide incentives for affordable and special needs housing development, allow for additional ADUs when appropriate, allow tiny homes.
• Preservation: create partnerships with the qualified entities to support the acquisition of affordable units at-risk of conversion to market rate; identify a code enforcement specialist on staff that can provide technical assistance and information to property owners of lower income units to address code enforcement issues; seek funding to support rehabilitation of substandard multifamily units; restrict conversion of existing units to short term rentals; require replacement of all lower income units lost due to redevelopment. • Protection for Current Tenants: ensure first right of return to existing residents; establish a just cause eviction policy; develop an engagement strategy to disseminate information on tenant protections and available resources.
• Preparation: complete targeted fuel management projects, implement and promote a defensible space program; support catastrophe modeling efforts and consider conclusions in mitigation planning, identify and address communities with disproportional impacts, provide funding to assist with home hardening targeted to households with special housing needs; support and facilitate the development of emergency housing for households impacted by disasters.

In developing the Strategy, discuss issues, opportunities, and potential anti-displacement measures with the public through a minimum of three events targeting rural communities, seniors, farmworkers, and residents with a disability with a goal of engaging 150 lower- and moderate-income households in the planning period. Provide language access in a variety of languages, as applicable, including English, Spanish, Hmong, and others.

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
169
Responsible Agency: Community Development Department, Public Works Department Funding: General Fund
Timeline: Ongoing
Table 5-2 Affirmatively Furthering Fair Housing (Avenal)

FAIR HOUSING ISSUES CONTRIBUTING FACTOR MEANINGFUL ACTIONS Access toAffordable Housing Segregation, poverty and
limited resources
Increase affordablehousing
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 317 affordable
housing units that
need to be preserved.

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
170
Objective:

Avenal will coordinate with Kings County to provide landlord/tenant mediation services and fair housing investigations. Continue to referfair 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 inresidentialdevelopmentsby 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.

Responsible Agency: Community Development Department
Funding: General Fund and SB-2 Funding from HCD.

Timeline: December 2026

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
171
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.

Responsible Agency: Community Development Department
Funding: General Fund and SB-2 Funding from HCD.

Timeline: December 2026
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.

Responsible Agency: Community Development Department
Funding: General Fund and SB-2 Funding from HCD.

Timeline: December 2026
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.

Responsible Agency: Community Development Department
Funding: General Fund and SB-2 Funding from HCD.

Timeline: December 2026
e) Ministerial Approval of ADU Developments
Objective: Amend the Zoning Code permitting ministerial approval of ADUs, preapproved design, and development standards.

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
172
Responsible Agency: Community Development Department
Funding: General Fund and SB-2 Funding from HCD.

Timeline: December 2026
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.

Responsible Agency: Community Development Department
Funding: General Fund and SB-2 Funding from HCD.

Timeline: December 2026
g) New Environmental Justice Element.

Objective: Amend the General Plan to add a new Environmental Justice Element Responsible Agency: Community Development Department
Funding: General Fund and SB-2 Funding from HCD.

Timeline: December 2026
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.

Responsible Agency: Community Development Department
Funding: General Fund and SB-2 Funding from HCD.

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
173
Timeline: December 2026
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.

Responsible Agency: Community Development Department
Funding: General Fund and SB-2 Funding from HCD.

Timeline: December 2026
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
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
Responsible Agency: Community Development Department
Funding: General Fund and SB-2 Funding from HCD.

Timeline: December 2026
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.

Responsible Agency: Community Development Department
Funding: General Fund
Timeline: December 2026

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
174
l) Ensure City’s procedures for reasonable accommodation requests complies with State Law
Objective: Compliance with State law.

Responsible Agency: Community Development Department
Funding: General Fund
Timeline: December 2026
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:

1. 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.

2. Establish an Emergency Shelter (ES) development standards compliant with Gov. Code §65583(a)(4). (As described in more detail in the cited 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.

3. 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 Responsible Agency: Community Development Department
Funding: General Fund
Timeline: December 2026
n) Streamlined Ministerial Approval Process
The City shall establish written procedures to comply with the Streamlined Ministerial Approval process pursuant to Government Code section 65913.4 by July, 2027.

Objective: Compliance with Gov. Code §65913.4
Responsible Agency: Community Development Department

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
175
Funding: General Fund
Timeline: July 2027
o) Parking Requirements -
The City shall reduce parking requirements for studio apartments to one space per unit by July, 2027.

Objective: Address identified constraints
Responsible Agency: Community Development Department
Funding: General Fund
Timeline: July 2027

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 lowerincome households.

Objective: Establish a written procedure to provide priority for water supply and sewerage services affordable housing projects.

Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Establish written procedure by July 2027

1.20 Housing No Net Loss Program and Replacement Housing To ensure that the housing opportunity sites identified in the Housing Element are available throughout the planning period to meet the city’s RHNA, the city will annually implement the following:
• Update the Housing Element adequate sites inventory to determine the amount, type and size of vacant and underutilized parcels suitable for residential development. • Develop a formal ongoing (project-by-project, parcel-by-parcel) evaluation procedure pursuant to Government Code Section 65863.
• Report on the number of extremely low, very low, low, moderate and above moderateincome housing units constructed annually. • Should an approval of development result in a reduction of capacity below the residential capacity needed to accommodate the remaining need for lower-income households, the city

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
176
will identify and zone sufficient sites to accommodate the shortfall. • Should a proposed project result in lesser density than permitted in residential zones, as established by the General Plan, the project applicant shall be required to off-set the loss of the residential density as established by the General Plan. • Should a propose project develop on a nonvacant site identified in the land use inventory to accommodate a portion of the lower-income RHNA and those sites contain existing residential uses that are currently occupied by low- or very low-income households, it must ensure replacement housing is provided and meet the obligations of one-for-one replacement with affordable units.

Objective: Develop an evaluation procedure to implement Government Code Section 65863; Comply with State Law regarding replacement housing Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Annually

1.21 ADU Outreach Meeting and Incentives:

Objective:

The City will:

1. Conduct outreach meetings to provide information on ADU developments;

2. prioritize approval of applications for affordable ADU, ahead of other ADU applications; and

3. Consider and pursue additional incentives to all ADUs or ADUs that could be deed restricted for meeting extremely low-income households.

Responsible Agency: Community Development Department
Funding: General Fund
Timeline:

1. Outreach meetings - By December 31, 2026, and every year thereafter.

2. Prioritize approval of applications for affordable ADU, ahead of other ADU applications – Every year.

3. Consider and pursue additional incentives – By December 31, 2026.

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
177

1.22 Development of Extremely Low-Income Housing
City continues to compile pertinent information on HCD programs that support and facilitate extremely low-income housing construction. The city will pursue grants to develop such units.

Objective: At least 50 units affordable to extremely low income households.

Responsible Agency: Community Development Department
Funding: General Fund
Timeline:

1. Conduct annual outreach with developers and non-profit corporations to identify development opportunities; funding avenues; and city incentives including flexibilities in consolidation of small lots, mergers, and subdivision of large lots to promote lowincome housing – Yearly during the planning cycle.

2. Subject to receiving applications and funding availability, support non-profit corporations in their efforts to file the applications to make housing more affordable to extremely low-, very low-, and lowincome households. On-Going.

1.23 Single Room Occupancy (SRO) Housing
To facilitate additional housing opportunities for lower-income residents, the City will continue to encourage development of SRO housing and streamline the approval process.

Objective:

Address the needs of extremely-low income persons through SRO housing requirements, design standards, and permit procedures and make appropriate amendments to the Zoning Ordinance to encourage the development of SROs.

Responsible Agency: Community Development Department
Funding: General Fund
Timeline: By July 2027

1.24 Prior Identified Sites in Site Inventory
Objective:

Amend Development Code to require that if utilizing Prior Identified Sites (two planning periods for vacant sites) from the Site Inventory of Undeveloped Lands toward the lower-income RHNA, the City shall permit housing developments with 20 percent affordability for lowerincome households by-right (without discretionary action) at

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
178
appropriate densities of at least 20 units per acre.

Responsible Agency: Community Development Department
Funding: General Fund
Timeline:

The City will comply with these requirements upon adoption of the housing element and will supplement compliance with these requirements with a revision to zoning or procedures within six months of adoption.

1.25 Collaboration with Regional Partners
The City in furthering the implementation efforts of the Housing Element can increase engagement, outreach and greater collaboration with regional partners that include developers, non-profits, and affordable housing advocates. Resources and workshops with HCD can also provide beneficial enhancements to the City’s Housing Element implementation activities and efforts.

The multijurisdictional Housing Element provides an opportunity for countywide housing issues that need to be more effectively addressed at the regional level rather than just at the local level, and the four participating jurisdictions are committed to continuing the regional collaboration in the implementation of the Housing Element. By working together, the jurisdictions can share best practices, explore opportunities for further collaboration, and make the best use of limited resources. The following efforts shall be made to further regional collaboration:
• In collaboration with HCD, the City shall assist in coordinating a Countywide Sixth-Cycle Housing Element Working Group
• The Housing Element Working Group (HEWG) shall meet at least annually to evaluate successes in the implementation of programs and to identify gaps and additional needs. • Community Development shall continue to participate in Countywide collaboration efforts on housing program implementation and regional issues including disadvantaged communities (SB 244 and SB 1000), infrastructure challenges, farmworker housing, homelessness, and fair housing.
• The HEWG shall meet periodically with the Fair Housing Council of Central California to discuss fair housing issues and opportunities for education. • Community Development shall continue to seek partnerships with other jurisdictions in the region and other agencies such as housing developers, community stakeholders, and agricultural employers/employees to explore viable options for increasing the availability of farmworker housing in suitable locations in the region. • The City shall coordinate with other jurisdictions to develop a multilingual directory of housing services and resources available in the region for lower-income households. The directory will include a chapter detailing housing services and resources that are available to

CHAPTER 5: HOUSING PLAN Avenal Housing Programs
179
farmworkers. The City shall coordinate with the other jurisdictions to review and update the directory periodically. The directory will be available on the websites and offices of the City and participating jurisdictions.

Objective:

Regional collaboration on housing opportunities; Convene Housing Element Working Group annually; annually meet with HCD; develop a directory of housing services and resources by July 2027.

Responsible Agency: Community Development, Kings County Association of Governments, City of Avenal, City of Hanford, County of Kings
Funding: General Fund
Timeline:

Meet with the Housing Element Working Group (HEWG) once per year; meet with HCD annually. Develop a directory of services and resources by March 2027 and update annually as needed.

CHAPTER 5: HOUSING PLAN Corcoran Housing Programs
180

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 and 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
Corcoran‘s economic development programs
play an 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. As a
rural agricultural based community, Corcoran
remains very affordable for housing and recently
experienced an influx of new quality housing
developments that are needed for working class
families. The city prioritizes providing housing
assistance programs like Housing Rehabilitation, Emergency Repair Grants and First Time Home Buyer Programs for residents that helps maintain affordable quality rental and ownership housing.

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.

CHAPTER 5: HOUSING PLAN Corcoran Housing Programs
181

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: Continuous and ongoing throughout the planning period

2.2 Paint Programs
The city offers assistance to low- and moderate-income homeowners for exterior or interior painting when funding grants are available 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 moderateincome seniors and people with disabilities with paint, paint supplies, and supervision.

Objective: Dependent on funding levels
Responsible Agency: Community Development Department
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 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.

CHAPTER 5: HOUSING PLAN Corcoran Housing Programs
182
Responsible Agency: Community Development Department
Funding: HOME, CalHome, CDBG
Timeline: Conduct outreach at least once a year or as required by HCD.

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. It is estimated that 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
Funding: General Fund
Timeline: Throughout the planning period. Preservation strategy completed and implemented from 2026.

CHAPTER 5: HOUSING PLAN Corcoran Housing Programs
183

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.

Responsible Agency: Community Development Department
Funding: General Fund
Timeline: Continuous and ongoing 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 persons with disabilities, including developmental disabilities and persons

CHAPTER 5: HOUSING PLAN Corcoran Housing Programs
184
experiencing homelessness. SROs, transitional and supportive housing projects in particular can help to address the needs of extremely-low-income persons, persons experiencing homelessness 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 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 and persons experiencing homelessness, 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: City Manager’s Office, and Community Development Department Funding: General Fund, Grant funds
Timeline: On an annual basis

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: Continuous and ongoing throughout the planning period

CHAPTER 5: HOUSING PLAN Corcoran Housing Programs
185

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 verylow- 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

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 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.