Madera City Council
February 4, 2026

Update 01/30/26 2:29 p.m. Madera City Council Agenda Page 1 of 6 February 4, 2026

REGULAR MEETING OF THE MADERA CITY COUNCIL

AND SPECIAL MEETING OF THE MADERA CITY COUNCIL AS THE

GROUNDWATER SUSTAINABILITY AGENCY
205 W. 4th Street, Madera, California 93637

AMENDED AGENDA
Wednesday, February 4, 2026 Council Chambers
6:00 p.m. City Hall
The Madera City Council meetings are open to the public. This meeting will also be available for public viewing and participation through Zoom. Members of the public may also observe the live-streamed meeting on the City’s website at www.madera.gov/live. Members of the public may comment on agenda items at the meeting or remotely through an electronic meeting via phone by dialing (669) 900- 6833 enter ID: 837 6432 5898 #. Press *9 to raise your hand to comment and *6 to unmute yourself to speak. Comments will also be accepted via email at [email protected] or by regular mail at 205 W. 4th Street, Madera, CA 93637.
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Update 01/30/26 2:29 p.m. Madera City Council Agenda Page 2 of 6 February 4, 2026
CALL TO ORDER:

ROLL CALL: Mayor Cece Gallegos
Mayor Pro Tem Rohi Zacharia, District 1
Councilmember Jose Rodriguez, District 2
Councilmember Steve Montes, District 3
Councilmember Anita Evans, District 4
Councilmember Elsa Mejia, District 5
Councilmember Artemio Villegas, District 6
INVOCATION:

PLEDGE OF ALLEGIANCE:

APPROVAL OF AGENDA:

PRESENTATIONS:

1. Certificate of Recognition Honoring Christian Johnson

2. Certificate of Recognition Recognizing Pistoresi Ambulance

3. Introduction of David Brletic, Planning Manager and Harpiar Ghandi, Public Works Director PUBLIC COMMENT:

The first 15 minutes of the meeting are reserved for members of the public to address the Council on items which are within the subject matter jurisdiction of the Council. Speakers shall be limited to three minutes.

Speakers will be asked, but are not required, to identify themselves and state the subject of their comments. If the subject is an item on the Agenda, the Mayor has the option of asking the speaker to hold the comment until that item is called. Comments on items listed as a Public Hearing on the Agenda should be held until the hearing is opened. The Council is prohibited by law from taking any action on matters discussed that are not on the agenda, and no adverse conclusions should be drawn if the Council does not respond to public comment at this time.

A. PUBLIC HEARINGS:

A-1 Initiation of proceedings for the Annexation of the Sienna Estates Subdivision into Community Facilities District No. 2005-1
Recommendation: That Council adopt a Resolution:

1. Declaring Its Intention to Annex Territory (including a portion of Tract 05-S-19 and Tract 22-S-01, the Sienna Estates Subdivision) to the City of Community Facilities District No. 2005-1 (Public Services), to Authorize the Levy of Special Taxes Therein, and Setting Public Hearing (Annexation No. 18) (Report by Will Tackett)
A-2 Consideration of General Plan Amendment (GPA) No. 2026-01 for the 2024–2032 Housing Element Update
Recommendation: The Planning Commission and staff recommend the City Council conduct a public hearing to review the 2024–2032 Housing Element, as revised in response to comments from the California Department of Housing and Community Development (HCD), and act as follows:

1. Adopt a Resolution determining the project is exempt pursuant to Section 15061(b)(3) of the California Environmental Quality Act Update 01/30/26 2:29 p.m. Madera City Council Agenda Page 3 of 6 February 4, 2026
(CEQA) Guidelines and approving General Plan Amendment (GPA) No. 2026-01 for the 2024–2032 Housing Element (Report by Will Tackett) B. CONSENT CALENDAR:

Matters listed under the Consent Calendar are considered routine and will be enacted by one motion and one vote. There will be no separate discussion of these items. If discussion is desired, a member of the public or a member of the Council may request an item be removed from the Consent Calendar and it will be considered separately.

B-1 Minutes – December 17, 2025, January 14, 2026
Recommendation: Approve the City Council Minutes of December 17, 2025 and January 14, 2026 (Report by Alicia Gonzales)
B-2 Informational Report on Register of Audited Demands Recommendation: Review Register of Audited Demands Report for December 6, 2025 to January 23, 2026 (Report by Michael Lima)
B-3 Informational Report on Personnel Activity
Recommendation: This report is submitted for informational purposes only and there is no action requested from the City Council (Council) (Report by Wendy Silva) B-4 Receipt of $71,163.84 to reimburse the City for January 2023 winter storm damage for emergency bypass pumping (first 60 days) and permanent construction repair work to the Avenue 13 sewer trunk main line
Recommendation: Adopt a minute order accepting $71,163.84 in Federal and State funds as reimbursement under the Robert T. Stafford Disaster Relief and Emergency Assistance Act and California Disaster Assistance Act for Cityincurred expenses to perform emergency bypass pumping for the period of the first 60 days from the start of the California Severe Winter Storms, Flooding, Landslides, and Mudslides Event and for permanent construction repair work to the Avenue 13 sewer trunk main line (Report by Wendy Silva)
B-5 Settlement of Insurance Claim for Repair of Sran Playground Recommendation: Adopt a Minute Order authorizing the City Manager to execute Master Final Proof of Loss in the amount of $107,639.75 for the repair of Sran Playground and to submit and execute any further related documents to finalize the insurance claim (Report by Wendy Silva)
B-6 Proclamation Recognizing California Earned Income Tax Credit (CalEITC) Awareness Week Recommendation: Adopt a Minute Order approving a Proclamation Recognizing California Earned Income Tax Credit (CalEITC) Awareness Week (Report by Alicia Gonzales)
B-7 R-10 Phase III, Olive and Knox Street Widening and Intersection Improvements from Olive Avenue to Neplus Way
Recommendation: Adopt a Minute Order Approving:

1. Acceptance of the R-10 Phase III, Olive and Knox Street Widening and Intersection Improvements from Olive Avenue to Neplus Way, City Project No. R-10 Phase III
Update 01/30/26 2:29 p.m. Madera City Council Agenda Page 4 of 6 February 4, 2026

2. Recording of Notice of Completion

3. Release of Retention 35 days after the Recording of the Notice of Completion (Report by Keith Helmuth)
B-8 Accepting all Improvements Associated with the Pecan Square Subdivision (Tract No. 20-S02) Recommendation: Adopt a Resolution:

1. Accepting Improvements for the Pecan Square Subdivision (Tract No. 20-S-02)

2. Authorize the filing of the Notice of Acceptance for said subdivision improvements (Report by Keith Helmuth)
B-9 Acceptance of the Thaddeus Sran Playground Equipment Replacement and Installation Services
Recommendation: Staff recommend that the City Council approve Minute Order approving:

1. Acceptance of the Thaddeus Sran Playground Equipment Replacement and Installation Services, specifically located within Centennial Park at 701 E. 5th Street, Madera, CA 93638.

2. The Recording of Notice of Completion.

3. The release of retention 35 days after the recording of the Notice of Completion. (Report by Joseph Hebert)
B-10 Madera Evening Lions Club Fee Waiver Request for the Annual Stride for Diabetes 5K Run/Walk Event
Recommendation: Adopt a Resolution waiving the rental fees of the Lions Town & Country Park on April 11, 2026, related to the Annual Strides for Diabetes 5K Run/Walk event hosted by the Madera Evening Lions Club, at an anticipated rental fee of $530 (Report by Joseph Hebert) B-11 Junior Giants League Agreement for Youth Baseball (Ages 5-13) Recommendation: Adopt a Resolution Ratifying Approval of a League Agreement between the City of Madera and the Junior Giants Organization for the 2026 Summer League season (Report by Joseph Hebert)
B-12 Madera Unified School District Fee Waiver Request for the Battle of the Books Event Recommendation: Adopt a Resolution waiving the rental fees of the John Wells Youth Center on Wednesday, March 18, 2026, related to the Madera Unified School District Battle of the Books event, at an anticipated rental fee of $2,176 (Report by Joseph Hebert)
B-13 Black Saints United Fee Waiver Request for the Black History Month Celebration Event Recommendation: Adopt a Resolution waiving the rental fees of the Pan American Community Center on February 15, 2026, related to a Black History Month Celebration hosted by Black Saints United, at an anticipated rental fee of $1,255 (Report by Joseph Hebert)
B-14 Extension to Ground Lease Agreement at Madera Municipal Airport with DMP Development Recommendation: Adopt a Resolution approving the First Amendment to the ground lease agreement between the City and DMP Development Corporation for property at Madera Municipal Airport (Report by Harpiar Gandhi) Update 01/30/26 2:29 p.m. Madera City Council Agenda Page 5 of 6 February 4, 2026
C. WORKSHOP: None
D. PETITIONS, BIDS, RESOLUTIONS, ORDINANCES, AND AGREEMENTS:

D-1 Agreement for Management Services Between Madera Irrigation District GSA, City of Madera GSA and Madera Water District GSA for the Domestic Well Mitigation Program Recommendation: 1. Receive update and provide direction regarding information provided as part of this report to City Council and,

2. Approve a Resolution Approving Agreement for Management Services Between Madera Irrigation District GSA, City of Madera GSA and Madera Water District GSA for the Domestic Well Mitigation Program (Agreement) (Action on this item by the Groundwater Sustainability Agency) (Report by Keith Helmuth)
D-2 First Amendment to the City Manager At-Will Employment Agreement Recommendation: This report has been prepared at the direction of the City Council (Council), therefore there is no staff recommendation provided. Council is asked to consider and determine whether to adopt the Resolution approving a First Amendment (Amendment) to the City Manager At-Will Employment Agreement (Agreement) (Report by Wendy Silva) D-3 Consultant Services Agreement with Westwood Professional Services, Inc., for Sunset Park Design and Engineering Services
Recommendation: Adopt Resolutions:

1. Adopt a Resolution awarding a Consultant Services Agreement with Westwood Professional Services, Inc. under Request for
Qualifications 202425-29 Sunset Park Design & Engineering Services for $174,405

2. Amending the Fiscal Year 2025/26 Budget, approving related expenditure line items for the execution of the Consultant Services Agreement with Westwood Professional Services, Inc. (Report by Joseph Hebert)
E. ADMINISTRATIVE REPORTS:

E-1 City Contribution towards the Madera County Economic Development Commission (EDC) for Fiscal Year (FY) 2026/27 in the amount of $194,268.22
Recommendation: The EDC recommends the City Council (Council) Adopt a Minute Order Approving the 2026/27 Basic Service Level Budget as Submitted (Report by Kristina Gallagher, Madera County EDC)
E-2 Selecting Recipient for February Proclamation
Recommendation: Request for Council’s Selection of a Recipient for the Proclamation Recognizing Black History Month (Report by Alicia Gonzales) F. COUNCILMEMBER REPORTS/ANNOUNCEMENTS/FUTURE AGENDA ITEMS:

This portion of the meeting is reserved for the Mayor and Councilmembers (i) to make brief reports on boards, committees, and other public agencies, and at public events, (ii) to request updates, (iii) to initiate future agenda items, and (iv) to take action on matters initiated under Update 01/30/26 2:29 p.m. Madera City Council Agenda Page 6 of 6 February 4, 2026
this section of the agenda. Under this section, the Council may take action only on items specifically agendized and which meet other requirements for action.

G. CLOSED SESSION: None
FUTURE MEETING DATES:
 Wednesday, February 18, 2026
 Wednesday, March 4, 2026
ADJOURNMENT:
 The meeting room is accessible to the physically disabled. Requests for accommodations for persons with disabilities such as signing services, assistive listening devices, or alternative format agendas and reports needed to assist participation in this public meeting may be made by calling the City Clerk’s Office at (559) 661-5405 or emailing [email protected] . Those who are hearing impaired may call 711 or 1-800-735-2929 for TTY Relay Service. Requests should be made as soon as practicable as additional time may be required for the City to arrange or provide the requested accommodation.

Requests may also be delivered/mailed to: City of Madera, Attn: City Clerk, 205 W. 4th Street, Madera, CA 93637. At least seventy-two (72) hours’ notice prior to the meeting is requested but not required.

When making a request, please provide sufficient details that the City may evaluate the nature of the request and available accommodations to support meeting participation. Please also provide appropriate contact information should the City need to engage in an interactive discussion regarding the requested accommodation.
 Please silence or turn off cell phones and electronic devices while the meeting is in session.  Regular meetings of the Madera City Council are held the 1st and 3rd Wednesday of each month at 6:00 p.m. in the Council Chambers at City Hall.
 Any writings or documents provided to a majority of the City Council within 72 hours of the meeting regarding any item on this agenda will be made available for public inspection at the City Clerk’s office located at 205 W. 4th Street, Madera, CA 93637 and on the City website at www.madera.gov  Questions regarding the meeting agenda or conduct of the meeting, please contact the City Clerk’s Office at (559) 661-5405.
 Para asistencia en español sobre este aviso, por favor llame al (559) 661-5405.

I, Alicia Gonzales, City Clerk for the City of Madera, declare under penalty of perjury that I posted the above agenda for the Regular Meeting of the Madera City Council for February 4, 2026, near the front entrances of City Hall and on the City’s website www.madera.gov at 3:15 p.m. on January 30, 2026. _______________________
Alicia Gonzales, City Clerk

REPORT TO CITY COUNCIL
Approved by: Council Meeting of: February 4, 2026
_________________________________ Agenda Number: ___________ Will Tackett, Community Development Director
_________________________________
Arnoldo Rodriguez, City Manager
SUBJECT:

Initiation of proceedings for the annexation of the Sienna Estates Subdivision into Community Facilities District 2005-1
RECOMMENDATION:

That Council adopt a Resolution:

1. Declaring Its Intention To Annex Territory (including a portion of Tract 05-S-19 and Tract 22-S-01, the Sienna Estates Subdivision) to the City of Community Facilities District No. 2005-1 (Public Services), to Authorize the Levy of Special Taxes Therein, and Setting Public Hearing (Annexation No. 18)
SUMMARY:

The attached resolution will begin the proceedings for the annexation of the development project known as the Sienna Estates Subdivision (the “Project”), which consists of Tract 22-S-01 and a portion of Tract 05-S-19, into Community Facilities District No. 2005-1 (“CFD 2005-1”). The conditions of approval for the Project require it to annex into CFD 2005-1, which was established as an annexable district to provide funding to offset the increased cost for public safety, open space, and parks maintenance created by new development.

DISCUSSION:

By Resolution No. 05-334, the City Council established CFD 2005-1, a Mello Roos Community Facilities District with the intention that future development within the City of Madera (the “City”) would annex into this district. The special taxes collected from the property owners within the district are used for the funding of police and fire protection services, storm drain infrastructure maintenance and operations, and park maintenance. Property owner assessments are paid as a component of the property tax collection process. As was originally envisioned with the establishment of the CFD, future residential projects not included in the initial formation process are required to go through an annexation process in order to be included in CFD 2005-1. Projects may be annexed one at a time, or in a group if they are ready at the same time.

A-1
Return to Agenda
A portion of Tract 05-S-19 (Phase I) and the entirety of Tract 22-S-01 (Phase II), the Sienna Estates Subdivision, makes up Annexation No. 18 and is owned by Tarlton Properties LLC, Tarlton Las Vegas, LLC, and Tarlton Fresno, LLC, a California Liability Company. The Project includes the development of approximately 113 single family residential units and one Outlot (Outlot A of Tract 05-S-19). The boundaries of the Project consist of the area within original Assessor’s Parcel Number’s (APN’s) 008-131- 001 through -045, 008-131-050 through -057, 008-132-021 through -047, 008-135-049, and 008-135-050 as depicted on Attachment 1.

Table 1: Project Overview
Project Name Owner Units Location
Sienna Estates Subdivision
Tract 05-S-19 (portion) &
Tract 22-S-01
Tarlton Properties, LLC,
Tarlton Las Vegas, LLC &
Tarlton Fresno, LLC
113
Northeast of the
Storey Road and East
Yosemite Avenue
(State Route 145)
Intersection
The attached resolution represents the first steps that must be taken in the annexation process. The resolution declares the City’s intention to annex the proposed territory into CFD 2005-1, and establishes March 18, 2026, as the public hearing date for consideration of the annexation of the property into CFD 2005-1. See Attachment 1 to view a diagram of the properties proposed to be annexed. As with all residential subdivisions, conditions of approval for the subdivision require annexation into CFD 2005-1 prior to recordation of the final subdivision map. This will comprise the 18th annexation into CFD 2005- 1.

See Exhibit A of Attachment 1 for a history of annexations into CFD 2005-1.

FINANCIAL IMPACT:

The 2026/2027 Fiscal Year CFD 2005-1 assessment for single-family residential development is not yet available. However, the 2025/2026 Fiscal Year CFD 2005-1 assessment for single-family residential development is $583.98 per dwelling unit. Based on this figure, the estimated annual revenue that will be received by the City (Fund 76650) for all 113 units in Annexation No. 18 will be $65,989.74.

Assessment rates for CFD 2005-1 include an annual Consumer Price Index (“CPI”) adjustment; therefore, this amount will escalate over time. The process for annexation is funded by the developer and no General Fund monies are used for this effort.

ALTERNATIVES:

The City Council adopted Ordinance C.S. 792, which established the district and its special tax structure, on December 7, 2005. The Council could, at its discretion, consider alternative methods for funding the necessary services that are demanded by residential development and supported by CFD 2005-1.

Amendment of the ordinance would be required.

ATTACHMENTS:

1. Resolution – Intent to Annex No. 18
Exhibit A – CFD 2005-1 Boundary Map
Exhibit B. – Annexation No. 18 Map
Exhibit C – Rate and Method of Apportionment

2. Sienna Estates Subdivision Maps, Tracts 05-S-19 & 22-S-01 ATTACHMENT 1
Resolution – Intent to Annex No. 18
Including:

Exhibit A – CFD 2005-1 Boundary map
Exhibit B – Annexation No. 18 Map
Exhibit C – Rate and Method of Apportionment
RESOLUTION NO. ______

DECLARING ITS INTENTION TO ANNEX TERRITORY (INCLUDING A PORTION OF TRACT 05-S-19 AND TRACT 22-S-01, THE SIENNA ESTATES SUBDIVISION) TO THE CITY OF COMMUNITY FACILITIES DISTRICT NO. 2005-1 (PUBLIC SERVICES), TO

AUTHORIZE THE LEVY OF SPECIAL TAXES THEREIN, AND SETTING PUBLIC HEARING (ANNEXATION NO. 18)
WHEREAS, the City Council of the City of Madera has conducted proceedings to establish Community Facilities District No. 2005-1 (Public Services) (the “CFD”) pursuant to the Mello-Roos Community Facilities Act of 1982, as amended (the “Act”), Chapter 2.5 of Part 1 of Division 2 of Title 5, commencing at Section 53311, of the California Government Code; and WHEREAS, under the Act, the City Council, as the legislative body for the CFD, is empowered with the authority to annex territory to the CFD, and now desires to undertake proceedings to annex territory including a portion of Tract 05-S-19 and the entirety of Tract 22- S-01, the Sienna Estates Subdivision (“Annexation No. 18”) to the CFD. Annexation No. 18 will consist of 113 single family residential units and one Outlot located northeast of the Storey Road and East Yosemite Avenue (State Route 145) intersection.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MADERA, HEREBY RESOLVES:

SECTION 1. This Council hereby finds and determines that public convenience and necessity require that territory be added to the CFD.

SECTION 2. The name of the existing CFD is “Community Facilities District No. 2005-1 (Public Services)”.

SECTION 3. The territory included in the existing CFD is as shown on the maps thereof filed in the office of the County Recorder, County of Madera State of California, to which maps reference is hereby made which have been filed with the Madera County Recorder’s Office. Said territory is generally described in Exhibit “A” attached hereto.

The territory now proposed to be annexed to the CFD is as shown on the Boundary Map of Annexation No. 18 to the CFD, on file with the City Clerk, a copy of which is attached hereto as Exhibit “B” and made a part hereof.

SECTION 4. The types of public services financed by the CFD and pursuant to the Act consist of those services (the “Services”) described in Exhibit A to Resolution No. 05-334 adopted by the Council on the 16th day of November 2005 (the “Resolution of Formation”). Services described in Exhibit A to Resolution No. 05-334 include police protection services and fire protection and suppression services, including but not limited to (i) the costs of contracting services; (ii) equipment, vehicles, ambulances and paramedics, fire apparatus, supplies; (iii) the salaries and benefits of City staff that directly provide police protection services and fire protection and suppression service3s and other services as defined herein, respectively; (iv) City overhead costs associated with providing such services within the District; (v) park maintenance; and (vi) storm drainage system operation and maintenance. It is presently intended that the Services will be shared, without preference or priority, by the existing territory in the CFD and the territory proposed to be annexed to the CFD.

SECTION 5. Except to the extent that funds are otherwise available to the CFD to pay for the Services and/or the principal and interest as it becomes due on bonds of the CFD issued to finance the Services, a special tax sufficient to pay the costs thereof is intended to be levied annually within the CFD, and collected in the same manner as ordinary ad valorem property taxes. The proposed rate and method of apportionment of the special tax among the parcels of real property within the CFD, as now in existence and following the annexation proposed herein, and in sufficient detail to allow each landowner within the territory proposed to be annexed to the CFD to estimate the maximum amount such owner will have to pay, is described in Exhibit C, which is hereby incorporated by this reference.

SECTION 6. The City Staff presented Annexation No. 18 to City Council at a Council Meeting on February 4, 2026, in order to begin annexation proceedings.

SECTION 7. The City Council fixes March 18, 2026, at 6:00 p.m., in the regular meeting place of this Council, being the City Council Chambers, located at 205 W. 4 St, Madera, California, the Council, aslegislative body for the CFD, to conduct a public hearing on the annexation of territory to the CFD and consider and finally determine whether the public interest, convenience and necessity require said annexation of territory to the CFD and the levy of said special tax therein.

SECTION 8. The City Clerk is hereby directed to cause notice of said public hearing to be given by publication one time in a newspaper of general circulation in the area of the CFD. The publication of said notice shall be completed at least seven days before the date herein set for said hearing. Said notice shall be substantially in the form specified in Section 53339.4 of the Act. The City Clerk shall also cause a copy of the Resolution of Annexation, or a notice thereof, to be mailed to each landowner (and to each registered voter, if any) within the territory proposed to be annexed, which resolution or notice shall be mailed at least fifteen days before the date of said hearing.

PASSED AND ADOPTED by the City Council of the City of Madera on this 4th day of February 2026 by the following vote:

AYES:

NOES:

ABSTENTIONS:

ABSENT:

APPROVED:
___________________________________
CECELIA K. GALLEGOS, Mayor
ATTEST:
___________________________________
ALICIA GONZALES, City Clerk
Exhibit A
Exhibit B

Exhibit C

RATE AND METHOD OF APPORTIONMENT OF SPECIAL TAX
A Special Tax of Community Facilities District No. 2005-1 of the City of Madera (the “District”) shall be levied on all Assessor’s Parcels in the District and collected each Fiscal Year commencing Fiscal Year 2006-07 in an amount determined by the City through the application of the rate and method of apportionment of the Special Tax set forth below. All of the real property in the District, unless exempted by law or by the provisions hereof shall be taxed for the purposes, to the extent and in the manner herein provided.

DEFINITIONS
The terms hereinafter set forth have the following meanings:
“Acre or Acreage” means the land area of an Assessor’s Parcel as shown on an Assessor’s Parcel Map, or if the land area is not shown on an Assessor’s Parcel Map, the land area shown on the applicable final subdivision map, other final map, other parcel map, other condominium plan, or functionally equivalent map or instrument recorded in the Office of the County Recorder. The square footage of an Assessor’s Parcel is equal to the Acreage multiplied by 43,560. “Act” means the Mello-Roos Community Facilities Act of 1982, being Chapter 2.5, Part 1, Division 2 of Titles of the Government Code of the State of California, as amended, which authorizes the establishment of the District to finance: a) police protection services, and b) fire protection and suppression services, c) park maintenance, d) storm drainage system operation and maintenance and other services as defined herein including but not limited to ambulance and paramedic services.
“Administrative Expenses” means the actual or estimated costs incurred by the City as administrator of the District to determine, levy and collect the Special Taxes, including the proportionate amount of the salaries and benefits of City employees whose duties are directly related to administration of the District and the fees of consultants, legal counsel, the costs of collecting installments of the Special Taxes upon the general tax rolls, preparation of required reports; and any other costs required to administer the District as determined by the City. “Annual Escalation Factor” means the greater of the increase in the annual percentage change of the All Urban Consumers Consumer Price Index (CPI) or three percent (3%). The annual CPI used shall be for the area of San Francisco-Oakland-San Jose, CA as reflected in the then-current April update. The annual CPI used shall be as determined by the United States Department of Labor, Bureau of Labor Statistics, and may be obtained through the California Division of Labor Statistics and Research (www.dir.ca.gov/dlsr). If the foregoing index is not available, the District Administrator shall select a reasonably comparable index. “Assessor’s Parcel” means a lot or parcel shown in an Assessor’s Parcel Map with an assigned assessor’s parcel number.
“Assessor’s Parcel Map” means an official map of the Assessor of the County designating parcels by assessor’s parcel number.
“Base Year” means Fiscal Year ending June 30, 2007.
“City” means the City of Madera.
“Council” means the City Council of the City of Madera, acting as the legislative body of the District. “County” means the County of Madera, California. ”Developed Multi-Family Residence” means all Assessor’s Parcels of Developed Property for which a building permit has been issued for purposes of constructing a residential structure consisting of two or more residential units that share common walls, including but not limited to, duplexes, triplexes, town homes, condominiums, and apartment units. ”Developed Property” means all Taxable Property, exclusive of Property Owner Association Property, Non-Residential Property, or Public Property, for which a building permit was issued after January 1, 2005, and prior to May 1st preceding the Fiscal Year in which the Special Tax is being levied.
”Developed Single-Family Residence” means all Assessor’s Parcels of Developed Property for which a building permit(s) has been issued for purposes of constructing one single-family residential dwelling unit.
“District Administrator” means an official of the City, or designee thereof responsible for determining the Special Tax Requirement and providing for the levy and collection of the Special Taxes.
“District” means Community Facilities District No. 2005-1 of the City of Madera. “Entitled Property” means an Assessor’s Parcel and/or Lot in the District, which has a Final Map recorded prior to January 1st preceding the Fiscal Year in which the Special Tax is being levied, but for which no building permit has been issued prior to the May 1st preceding the Fiscal Year in which the Special Tax is being levied. The term “Entitled Property” shall apply only to Assessors’ Parcels and/or Lots, which have been subdivided for the purpose of residential development, excluding any Assessor’s Parcel that is designated as a remainder parcel determined by final documents and/or maps available to the District Administrator. “Final Map” means an Assessor’s Parcel Map, a final subdivision map, other parcel map, other final map, other condominium plan, or functionally equivalent map that has been recorded in the Office of the County Recorder.
“Fiscal Year” means the period starting July 1 and ending on the following June 30. “Land Use Class” means any of the classes listed in Table 1. “Lot” means property within a recorded Final Map identified by a lot number for which a building permit has been issued or may be issued.
“Maximum Special Tax” means the maximum Special Tax, determined in accordance with Section C below that can be levied in the District in any Fiscal Year on any Assessor’s Parcel. “Non-Residential Property” means all Assessors’ Parcels for which a building permit(s) has been issued for a non-residential use and does not contain any residential units as defined under Developed Single Family Residence or Developed Multi-Family Residence. “Property Owner Association Property” means any property within the boundaries of the District that is owned by, or irrevocably dedicated as indicated in an instrument recorded with the County Recorder to a property owner association, including any master or sub- association. “Proportionately” means in a manner such that the ratio of the actual Special Tax levy to the Maximum Special Tax is equal for all Assessor’s Parcels within each Land Use Class. “Public Property” means any property within the boundaries of the District that is, at the time of the District formation or at the time of an annexation, expected to be used for rights-of-way, parks, schools or any other public purpose and is owned by or irrevocably offered for dedication to the federal government, the State, the County, the City or any other public agency. “Service Costs” means the estimated and reasonable costs of providing police protection services and fire protection and suppression services, including but not limited to (i) the costs of contracting services, (ii) equipment, vehicles, ambulances and paramedics, fire apparatus, supplies, (iii) the salaries and benefits of City staff that directly provide police protection services and fire protection and suppression services and other services as defined herein, respectively, (iv) City overhead costs associated with providing such services within the District, (v) park maintenance, and (vi) storm drainage system operation and maintenance. On each July 1 following the Base Year, the increases attributed to salaries and benefits shall be calculated and limited to the increase based on the Annual Escalation Factor. The Special Tax will finance Services that are in addition to those provided in or required for the territory within the District and will not be replacing Services already available. The Special Tax provides only partial finding for police services, fire suppression and protection services, park maintenance, and storm drainage system operation and maintenance.
“Special Tax” means the Special Tax to be levied in each Fiscal Year on each Assessor’s Parcel of Taxable Property to find the Special Tax Requirement, and shall include Special Taxes levied or to be levied under Sections C and D, below.
“Special Tax Requirement” means that amount required in any Fiscal Year for the District to: (i) pay for Service Costs; (ii) pay reasonable Administrative Expenses; (iii) pay any amounts required to establish or replenish any reserve funds; and (iv) pay for reasonably anticipated delinquent Special Taxes based on the delinquency rate for Special Taxes levied in the previous Fiscal Year; less any surplus of funds available from the previous Fiscal Year’s Special Tax levy. “State” means the State of California.
“Property” means all of the Assessor’s Parcels within the boundaries of the District and any future annexation to the District that are not exempt from the Special Tax pursuant to law or as defined herein.
“Tax Exempt Property” means an Assessor’s Parcel not subject to the Special Tax. Tax- Exempt Property includes: (i) Public Property, (ii) Property Owner Association Property, (iii) NonResidential Property, and (iv) property designated by the City or District Administrator as TaxExempt Property. “Undeveloped Property” means, for each Fiscal Year, all Assessor’s Parcels of Taxable Property not classified as Developed Property or Entitled Property, including an Assessor’s Parcel that is designated as a remainder parcel and is not identified as potential Public Property by any final documents and/or maps available to the District Administrator means any separate residential dwelling unit in which a person or persons may live, which comprises an independent facility capable of conveyance separate from adjacent residential dwelling units and is not considered to be for commercial or industrial use.

ASSIGNMENT TO LAND USE CATEGORIES
Each Fiscal Year using the definitions above, all Taxable Property within the District shall be classified as Developed Property, Entitled Property, or Undeveloped Property. Developed Property shall be further classified as Developed Single-Family Residence or Developed MultiFamily Residence. Commencing with the Base Year and for each subsequent Fiscal Year, all Taxable Property shall be subject to Special Taxes pursuant to Sections C and D below.

1. DEVELOPED PROPERTY
TABLE 1

MAXIMUM SPECIAL TAX FOR DEVELOPED PROPERTY
COMMUNITY FACILITIES DISTRICT NO. 2005-1
Land Use Class Description Maximum Special Tax
Per Unit1
1 Developed Single-Family Residence $311 per unit
2 Developed Multi-Family Residence $285 per unit
1 Maximum Special Tax includes Administrative Expenses

2. ENTITLED PROPERTY
TABLE 2

MAXIMUM SPECIAL TAX FOR ENTITLED PROPERTY
COMMUNITY FACILITIES DISTRICT NO. 2005-1
Land Use Class Description Maximum Special Tax Per
Unit1
3 Entitled Property $166 per lot
1 Maximum Special Tax includes Administrative Expenses
On each July 1 following the Base Year (i.e., July 1, 2007), the Maximum Special Tax Rates in Table 1 and Table 2 shall be increased in accordance with the Annual Escalation Factor.

3. UNDEVELOPED PROPERTY
No Special Tax shall be levied on Undeveloped Property.

4. TAX-EXEMPT PROPERTY
No Special Tax shall be levied on Tax-Exempt Property.

5. MULTIPLE LAND USE CLASSES
In some instances, an Assessor’s Parcel may contain more than one Land Use Class. The Maximum Special Tax levied on an Assessor’s Parcel shall be the sum of the Maximum Special Tax levies that can be imposed on all Land Use Classes located on that Assessor’s Parcel.

METHOD OF APPORTIONMENT OF SPECIAL TAXES
Commencing with Fiscal Year 2006-07, and for each subsequent Fiscal Year, the District Administrator shall calculate the Special Tax Requirement based on the definitions in Section A and levy the Special Tax as follows until the amount of the Special Tax levied equals the Special Tax Requirement. First, the Special Tax shall be levied each Fiscal Year on each Assessor’s Parcel of Developed Property Proportionately between Developed Single- Family Residence and Developed Multi-Family Residence up to 100% of the applicable Maximum Special Tax. Second, if the Special Tax Requirement has not been satisfied by the first step, then the Special Tax shall be levied each Fiscal Year on each Assessor’s Parcel of Entitled Property up to 100% of the applicable Maximum Special Tax for Entitled Property.

APPEALS
Any taxpayer that believes that the amount of the Special Tax assigned to an Assessor’s Parcel is in error may file a written notice with the District Administrator appealing the levy of the Special Tax. This notice is required to be filed with the District Administrator during the Fiscal Year the error is believed to have occurred. The District Administrator or designee will then promptly review the appeal and, if necessary, meet with the taxpayer. If the District Administrator verifies that the tax should be changed, the Special Tax levy shall be corrected and, if applicable in any case, a refund shall be granted.

EXEMPTIONS
No Special Tax shall be levied on Non-Residential Property, Undeveloped Property, Property Owner Association Property or Public Property.

MANNER OF COLLECTION
Special Tax as levied pursuant to Section D above shall be collected in the same manner and at the same time as ordinary ad valorem property taxes; provided, however, that the District Administrator may directly bill the Special Tax, may collect Special Taxes at a different time or in a different manner if necessary to meet the financial obligations of the District or as otherwise determined appropriate by the District Administrator.

TERM OF SPECIAL TAX
After the establishment of the District, the City Council may reexamine, if deemed necessary by City Council, the necessity of the continuance of the Special Tax through the preparation of a Fiscal Impact Analysis, otherwise the Special Tax shall be levied in perpetuity.

ATTACHMENT 2
Sienna Estates Subdivision Maps
Tracts 05-S-19 & 22-S-01
Attachment 2(a)
Attachment 2(b)
NOT A PART NOT A PART Attachment 2(c)
Attachment 2(d)
"Building a World!"
PLS 8026

PROFESSIONAL LAND SURVEYOR

STATE OF CAL I FORN I A

RUBEN APARICIO
I I I
Attachment 2(e)
"Building a World!"
Attachment 2(f)
"Building a World!"
Attachment 2(g)

REPORT TO CITY COUNCIL
Approved by:
_________________________________
Council Meeting of: February 4, 2026
Agenda Number: A-2
Will Tackett, Community Development Director
Arnoldo Rodriguez, City Manager
SUBJECT:

Consideration of General Plan Amendment (GPA) No. 2026-01 for the 2024–2032 Housing Element Update
RECOMMENDATION:

The Planning Commission and staff recommend the City Council conduct a public hearing to review the 2024–2032 Housing Element, as revised in response to comments from the California Department of Housing and Community Development (HCD), and act as follows:

1. Adopt a Resolution of the City Council of the City of Madera determining the project is exempt pursuant to Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines and approving General Plan Amendment (GPA) No. 2026-01 for the 2024–2032 Housing Element.

No action regarding future zoning amendments is proposed at this meeting. Subsequent public meetings will be held by the City Council to consider zoning changes referenced in the Housing Element.

BACKGROUND:

The Housing Element is one of eight mandatory elements of a General Plan and is required by California State Law to be updated every eight years. The City of Madera last updated its Housing Element in 2016. The City, in coordination with consultant Michael Baker International, has been preparing an update to the City’s Housing Element as required by State law. The updated Housing Element must address what land use planning steps the City will take so that the City is able to meet its Regional Housing Needs Allocation (RHNA).

Return to Agenda
Below is a brief overview of the process, which has been followed to update the Housing Element, to date:
• March 21, 2023: Virtual community workshop
• June 24-26, 2024: Stakeholder outreach meetings
• March 3, 2025: First draft Housing Element published online for public review • April 16, 2025: Submittal of draft Housing Element to HCD • July 14, 2025: HCD review letter received
• August 26, 2025: Technical assistance meeting #1 with HCD • September 25, 2025: Technical assistance meeting #2 with HCD • November 21, 2025: Technical assistance meeting #3 with HCD • November 24, 2025: Second draft Housing Element published online for public review • December 1, 2025: Second draft Housing Element submitted to HCD • January 20, 2026: Consideration of the 2024-2032 Housing Element, as revised in response to comments from HCD, by the City of Madera Planning Commission SUMMARY:

The Housing Element is composed of six main chapters.
▪ Review of Past Accomplishments: This chapter reviews the 2016–2024 Housing Element; evaluates its progress on housing goals, objectives, and policies; determines the effectiveness of these policies; and describes how these policies will be incorporated in the 2024–2032 Housing Element. The chapter also reviews progress toward meeting the 2016–2024 RHNA and effectiveness at serving special needs populations. ▪ Housing Needs Assessment: This section evaluates characteristics that inform housing need, including population trends, demographics, employment trends, household characteristics, housing stock characteristics, housing inventory and market conditions, and preservation of at-risk units. The assessment also analyzes housing needs of various special needs groups, including elderly persons, large households, female-headed households, persons with disabilities (including developmental disabilities), homeless persons, farmworkers, and extremely low-income households. ▪ Sites and Resources: This section provides an overview of available land resources and residential sites for future housing development; evaluates how these resources can satisfy future housing needs; reviews financial and administrative resources available to support affordable housing; and discusses resources available for the development, rehabilitation, and preservation of housing in Madera. The chapter identifies specific sites with capacity to meet the RHNA. It is important to note that the inclusion of a site does not require the jurisdiction or land owner to build or finance housing on the site. Suitable sites are selected only to demonstrate the capacity for housing. ▪ Constraints on Housing: This section identifies and evaluates factors that may pose significant constraints or burdens that limit or constrain the production of housing necessary to meet local and regional housing needs and the goals and objectives of the General Plan.
▪ Affirmatively Furthering Fair Housing: This chapter analyzes barriers that restrict access to opportunities and identifies goals to address the impacts of systemic issues such as residential segregation, housing cost burden, and unequal educational or employment opportunities to the extent these issues create and/or perpetuate discrimination against protected segments of the population.
▪ Goals, Policies, and Programs: The Housing Element update includes programs that the City will implement over the eight-year planning period. Each program has an action, timeline to complete the action, funding source, implementing agency, and, where applicable, a quantified objective and/or geographic target for the program. The City of Madera’s City Services Department is largely the implementing agency for Housing Element programs.

Regional Housing Needs Allocation Obligation
The City of Madera is required to maintain sufficient land and sites capacity to meet the RHNA for the eight-year planning period, from 2024–2032. There must always be appropriate zoning and development standards in place for the RHNA to be met. The table below describes the RHNA allocation for the City of Madera and the units yielded from the identified opportunity sites.

Very Low
Income
Low
Income
Moderate
Income
Above Mod
Income
Total
RHNA
Area Median Income <50% 50%–80% 81%–120% > 120% -
6th Cycle Total RHNA
(2024–2032)
1,238 958 1,170 2,874 6,240
Current Projects - - - 352 352
ADUs - - - 2 2
Unmet RHNA 1,238 958 1,170 2,520 5,886
Identified RHNA Site
Capacity
1,486 1,150 1,404 3,024 7,064
Note: ADU = accessory dwelling unit
The sites inventory identifies 82 opportunity sites to be rezoned in order to create capacity for the number of units in the RHNA. As noted in Program A-1, 123.4 total acres throughout the City are proposed to be rezoned to the R3 zone. The Housing Element will be deemed substantially compliant once it is adopted and these rezonings are complete.

Other Notable Programs
In addition to the noted proposed rezoning, several other programs are included to promote housing mobility, streamline processes, and provide improvements within the City. Notable programs include the following:
• Program A-1, Rezoning Plan: The City will rezone to provide adequate sites to meet its housing need. The City will process zoning amendments to fully accommodate the City’s remaining housing need. Rezone sites will comply with the requirements of Government Code Section 65583.2(h) and (i). To address affirmatively furthering fair housing (AFFH) goals and improve access for a diverse array of housing opportunities for all residents of Madera, including members of protected classes, the City will seek to expand affordable and multifamily housing opportunities in areas of high resource.

This includes rezoning 82 parcels (123.4 acres) to the R3 zone (2,410 lower, 1,109 moderate, and 1,340 above-moderate RHNA units).
• Program A-2, General Plan and Zoning Densities: The City will revise densities so that the zoning and General Plan densities align. Specifically, the City will increase the density of the R2 zone from 0–14.52 dwelling units per acre (du/ac) to 0–20 du/ac and revise the density of the R3 zone from 0–24.2 du/ac to 20–50 du/ac. • Program A-5, Accessory Dwelling Unit Production: This program includes a set of efforts to encourage ADU production, including highlighting the existing ADU bonus program, adopting a set of preapproved/rereviewed plans, developing promotional and educational material, and monitoring ADU production and affordability levels. • Program D-1, Incentives and Assistance for Lower-Income and Special Needs Housing: This program includes a set of incentives for and technical assistance to developers for housing projects that are affordable or for special needs households.

The term “special needs households” covers all types of special needs households, including persons with disabilities, persons experiencing homelessness, femaleheaded households, senior housing, transitional youth housing, or any other identified special need housing type not listed. Efforts include expedited processing for projects with lower-income units; incentives to developers including modification of development standards; continuing existing financial assistance through the City’s Grants Administration Division; and technical support and outreach to developers. • Program E-1, Neighborhood Revitalization: This program includes a suite of existing and new efforts to support neighborhood revitalization. It includes the existing Neighborhood Revitalization Program, revitalization and redevelopment fee waivers, a windshield survey, adopting an adaptive reuse ordinance, home rehabilitation grants, and funding prioritization.
• Program E-2, Place-Based Improvements: The City will continue to implement and develop programs and strategies to create place-based improvements in areas of the City with greater need. Improvements include park enhancements, pedestrian enhancements, bike lane construction, accessibility (compliant with the Americans with Disabilities Act) improvements, transit improvements, and water and sewer infrastructure improvements. The City will prioritize funding and efforts in the comparatively lower-resource and lower-income areas of the City as identified throughout the AFFH chapter.

Next Steps
Upon adoption of the Housing Element by the City Council, HCD will be notified and a copy of the adopted Housing Element update will be submitted to HCD. HCD will confirm receipt of the adopted revised Housing Element update and has noted in its attached memorandum dated January 16, 2026 (Attachment 1) that the revised draft element meets statutory requirements (including findings described in HCD’s previous review) but full compliance with State law is dependent on the City completing its planned rezoning as outlined in the Housing Element.

No action regarding future zoning amendments is proposed at this meeting. Subsequent public hearings must be held by the Planning Commission and City Council to consider land use and/or zoning amendments as referenced in the Housing Element. Once the rezonings are completed and HCD is notified, the City will have a fully compliant Housing Element.

ENVIRONMENTAL REVIEW:

General Plan Amendment (GPA) 2026-01 is an update to the General Plan Housing Element as required by State law and has been reviewed for compliance with the requirements of the California Environmental Quality Act (CEQA) Guidelines.

The amendment is exempt from CEQA Guidelines 14 Cal. Code. Regs Section 15061 (b)(3) because it can be seen with certainty that there is no possibility that the amendment may have a significant effect on the environment. The amendment is further exempt pursuant to 14 Cal.

Code. Regs Section 15162(a) of the CEQA Guidelines. Further, to the extent the Regional Housing Needs determinations are made, the amendment is further exempt from CEQA Guidelines 14 Cal.

Code. Regs Section 15283, which states, "CEQA does not apply to regional housing needs determinations made by HCD, a council of governments, or a city or county pursuant to Section 65584 of the Government Code."
PLANNING COMMISSION RECOMMENDATION:

In accordance with the provisions of California Government Code § 65353(a), the City of Madera Planning Commission (PC) held a duly noticed public hearing during its regularly scheduled meeting on January 20, 2026, prior to adopting PC Resolution No. 2038 (Attachment 2), recommending the Council of the City of Madera approve General Plan Amendment (GPA) No. 2026-01 for the 2024-2032 Housing Element, as revised in response to comments from the California Department of Housing and Community Development (HCD).

FISCAL IMPACT:

The Housing Element is one of eight mandatory elements of a General Plan and is required by California State Law to be updated every eight years.

On June 21, 2023, the City Council adopted Resolution No. 23-115 approving the Professional Services Agreement with Michael baker International for preparation of the City of Madera 6th Cycle Housing Element update, which included a Schedule of Compensation for a cost of $326,650. The agreement was financed in part by the Senate Bill 2 Planning Grant ($62,560) and Local Early Action Plan (LEAP) Grant ($187,440) for a total of $250,000 (the maximum allowable) in program funding with the balance of funds financed by money set aside in the approved Planning Department FY ‘23/’24, ‘24/’25 & ‘25/’26 annual operating budgets.

ALTERNATIVES:

1. Move to continue the public hearing to a future City Council meeting at a date and time certain (City Council to specify date) or refer the matter back to staff to be rescheduled at a later meeting date to be determined; with directions to staff.

ATTACHMENTS:

1. HCD Review Findings Letter dated January 16, 2026.

2. Planning Commission Recommendation (PC Resolution No. 2038)

3. City Council Resolution Approving General Plan Amendment (GPA) No. 2026-01 for the 2024–2032 Housing Element; including,
Exhibit “A”: City of Madera 2024–2032 Housing Element
ATTACHMENT 1
HCD Review Findings Letter dated January 16, 2026.

STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
January 16, 2026
Will Tackett, Director
Community Development Department
City of Madera
205 West 4th Street
Madera, California 9363
Dear Will Tackett:

RE: City of Madera’s 6th Cycle (2024-2032) Revised Draft Housing Element Thank you for submitting the City of Madera’s (City) revised draft housing element update received for review on December 1, 2025. Pursuant to Government Code section 65585, the California Department of Housing and Community Development (HCD) is reporting the results of its review.

The revised draft element meets the statutory requirements including findings described in HCD’s July 14, 2025 review. However, the housing element cannot be found in substantial compliance until the City has completed and submitted the necessary rezones (see below) to make prior identified sites available and accommodate the lower-income Regional Housing Needs Allocation (RHNA). The housing element will substantially comply with State Housing Element Law (Gov. Code, § 65580 et seq) when all necessary rezoning and the element are adopted, submitted to, and approved by HCD, in accordance with Government Code section 65585.

For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government does not adopt a compliant housing element within 120 days of the statutory deadline (January 31, 2024), then any rezoning to make prior identified sites available or accommodate the RHNA pursuant to Government Code sections 65583, subdivision (c)(1) and 65583.2, subdivisions (c), (h) and (i), shall be completed no later than one year from the statutory deadline. As this year has passed and Program A-1 (Rezoning Plan) has not been completed, the housing element will remain out of compliance until all necessary rezoning has been completed. Once the City completes the rezoning, a copy of the resolution or ordinance should be submitted to HCD for review. Following this, HCD will issue correspondence regarding the status of the City’s housing element compliance.

Will Tackett, Director

As a reminder, the City’s 6th cycle housing element was due January 31, 2024. As of today, the City has not completed the housing element process for the 6th cycle. The City’s 5th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to expeditiously complete rezoning and adopt and submit the housing element to HCD to regain substantial compliance.

Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City must continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available while considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.

For your information, pursuant to Government Code section 65583.3, the City must submit an electronic sites inventory with its adopted housing element. The City must utilize standards, forms, and definitions adopted by HCD. Please see HCD’s housing element webpage at https://www.hcd.ca.gov/planning-and-communitydevelopment/housing-elements for a copy of the form and instructions. The City can reach out to HCD at [email protected] for technical assistance.

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant, the Affordable Housing and Sustainable Communities programs, and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Land Use and Climate Innovation at:
https://www.lci.ca.gov/planning/general-plan/guidelines.html.

Will Tackett, Director

HCD appreciates the coordination and effort provided by the housing element update team to prepare the housing element. We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law and welcome the opportunity to provide technical assistance through the adoption and rezone process, including reviewing draft rezoning documents. If you have any questions or need additional technical assistance, please contact Jed Hackett, of our staff, at [email protected].

Sincerely,
Paul McDougall
Senior Program Manager
ATTACHMENT 2
Planning Commission Recommendation
(PC Resolution No. 2038)

Commissioners Tim Riche, Balwinder Singh, Saim Mohammad, Vice Chairperson Ramon Lopez and Chairperson Robert Gran Jr.

None
None
Commissioners Abel Perez and Jose Eduardo Chavez
ATTACHMENT 3
City Council Resolution Approving General Plan Amendment (GPA) No. 2026-01 for the 2024–2032 Housing Element;
including,
Exhibit “A”: City of Madera 2024–2032 Housing Element
RESOLUTION NO. ______

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MADERA

DETERMINING THE PROJECT IS EXEMPT PURSUANT TO SECTION
15061(B)(3) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES AND APPROVING GENERAL PLAN
AMENDMENT (GPA) NO. 2026-01 FOR THE 2024–2032
HOUSING ELEMENT.

WHEREAS, local governments are authorized by Government Code Section 65350 et seq. to prepare, adopt, and amend general plans; and
WHEREAS, Government Code Section 65580 et seq. requires cities to update their housing elements on a regular basis; and
WHEREAS, a comprehensive update to the Housing Element of the Madera General Plan for the 2024–2032 planning period has been initiated and prepared by the City of Madera; and WHEREAS, the staff report and supporting materials accompanying this resolution are found to be true, are adopted as Facts and Findings, and are incorporated by reference in this resolution; and
WHEREAS, the California Department of Housing and Community Development (HCD) issued letters finding that the draft 2024–2032 Housing Element was not in compliance with state law on July 14, 2025; and
WHEREAS, pursuant to state law, a revised draft 2024–2032 Housing Element was prepared to address all comments received from HCD and statutory requirements to comply with State Housing Element Law and was submitted to HCD for review on December 1, 2025; and WHEREAS, following receipt of the revised draft 2024-2032 Housing Element on December 1, 2025, HCD issued a review letter to the City of Madera dated January 16, 2026 indicating the revised draft element meets the statutory requirements including findings described in HCD’s July 14, 2025 review; and
WHEREAS, based on the factors and substantial evidence described in the Sites Inventory of the Housing Element, incorporated herein by reference, the existing uses on underutilized sites identified to accommodate the lower-income Regional Housing Needs Allocation are likely to be discontinued during the planning period and therefore do not constitute an impediment to additional residential development during the period covered by the Housing Element; and WHEREAS, this General Plan amendment is exempt from review under the California Environmental Quality Act (CEQA) (California Public Resources Code Section 21000, et seq.), pursuant to State CEQA Regulation Section 15061(b)(3) (14 Cal. Code Regs. Section 15061[b][3]), the common sense exemption covering activities with no possibility of having a significant effect on the environment; and
WHEREAS, the City of Madera Planning Commission conducted a duly noticed public hearing on January 20, 2026, at which time it solicited public testimony concerning the Housing Element update, considered the CEQA determination for the proposed amendment, and recommended adoption with no further revisions to the City Council.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MADERA HEREBY finds, orders, and resolves as follows:

1. The foregoing recitals are true and correct and made a part of this resolution.

2. The proceedings and all evidence introduced before the City Council at the public hearing, including staff reports, attachments, and presentations, are hereby incorporated into the record of this proceeding. These documents, along with any reports, documents, testimony, or evidence submitted to the City Council, including all documents specified under applicable state law including Public Resources Code Section 21167.6(e), shall comprise the entire record of proceedings for any claims under CEQA.

3. The amendment is exempt from CEQA Guidelines 14 Cal. Code. Regs Section 15061 (b)(3) because it can be seen with certainty that there is no possibility that the amendment may have a significant effect on the environment. The amendment is further exempt pursuant to 14 Cal. Code. Regs Section 15162(a) of the CEQA Guidelines. Further, to the extent the Regional Housing Needs determinations are made, the amendment is further exempt from CEQA Guidelines 14 Cal. Code. Regs Section 15283, which states, "CEQA does not apply to regional housing needs determinations made by HCD, a council of governments, or a city or county pursuant to Section 65584 of the Government Code."

4. The Housing Element is adopted by the City Council.

5. This Resolution shall become effective immediately.
*******
EXHIBITS:

Exhibit A: 2024–2032 Housing Element
Exhibit A:

City of Madera 2024–2032 Housing Element

HOUSING ELEMENT
6TH CYCLE
2024 – 2032
Draft for Adoption
January 2026
Table of Contents ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan i
Table of Contents
INTRODUCTION............................................................................................................................. 1 Purpose and Content................................................................................................................. 1 Relationship to Other Elements and Plans .............................................................................. 1 Public Participation .................................................................................................................... 1 REVIEW OF PAST ACCOMPLISHMENTS .................................................................................... 7 Housing Production................................................................................................................... 7 No Net Loss and Adequate Sites .......................................................................................... 7 Effectiveness at Assisting Special Needs Populations ........................................................... 8 Persons Experiencing Homelessness................................................................................... 8 Persons with Disabilities........................................................................................................ 8 At-Risk Youth Services .......................................................................................................... 9 Extremely Low-Income Households..................................................................................... 9 Seniors .................................................................................................................................... 9 Farmworkers......................................................................................................................... 10 Large Households and Female-Headed Households........................................................ 10 2016-2024 (5th Cycle) Housing Element Programs ................................................................ 10 HOUSING NEEDS ASSESSMENT.............................................................................................. 31 Projected Housing Needs........................................................................................................ 32 Demographic Characteristics.................................................................................................. 32 Population Trends................................................................................................................ 32 Age Composition ................................................................................................................. 33 Race and Ethnicity................................................................................................................ 35 Employment Trends ............................................................................................................ 37 Household Characteristics....................................................................................................... 43 Housing Stock Characteristics ................................................................................................ 49 Housing Age and Condition................................................................................................ 52 Median Home Sale Prices ................................................................................................... 54 Rental Prices ......................................................................................................................... 56 Vacancy Rates ...................................................................................................................... 59 Overpayment and Overcrowding ....................................................................................... 59 Preservation of Units at Risk of Conversion .......................................................................... 62 Qualified Entities .................................................................................................................. 63 Inventory of At-Risk Units.................................................................................................... 63 Preservation Options ........................................................................................................... 64 Replacement Costs .............................................................................................................. 64 Transfer of Ownership......................................................................................................... 65 Extension of Affordability Covenant................................................................................... 65 Rent Subsidy ........................................................................................................................ 65 Entities Interested in Participating in California’s First Right to Refusal Program.......... 65 Federal Programs................................................................................................................. 65 Table of Contents ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan ii
State Programs..................................................................................................................... 66 Local Programs .................................................................................................................... 67 Monitoring of Affordable Units........................................................................................... 67 Quantified Objectives .......................................................................................................... 67 Special Housing Needs ........................................................................................................... 67 Farmworkers......................................................................................................................... 70 Large Households ................................................................................................................ 72 Female-Headed Households ............................................................................................... 74 Persons Experiencing Homelessness................................................................................. 75 Disabilities............................................................................................................................. 77 Elderly Persons..................................................................................................................... 80 Extremely Low-Income Housing Needs............................................................................. 83 Summary of Housing Needs................................................................................................... 88 AFFIRMATIVELY FURTHERING FAIR HOUSING ...................................................................... 91 Introduction.............................................................................................................................. 91 Public Outreach.................................................................................................................... 91 Assessment of Fair Housing ................................................................................................... 95 Analysis of Impediments..................................................................................................... 95 City Overview ....................................................................................................................... 99 Fair Housing Enforcement and Outreach Capacity......................................................... 103 Integration and Segregation ................................................................................................. 106 Race and Ethnicity.............................................................................................................. 106 Income ................................................................................................................................ 112 Familial Status.................................................................................................................... 119 Persons with Disabilities.................................................................................................... 122 Findings .............................................................................................................................. 125 Racially and Ethnically Concentrated Areas of Poverty and Affluence ............................. 126 Racially and Ethnically Concentrated Areas of Poverty (R/ECAP).................................. 126 Racially and Ethnically Concentrated Areas of Affluence (RCAAs)................................ 135 Disparities in Access to Opportunities ................................................................................. 136 California Tax Credit Allocation Committee (TCAC) ....................................................... 136 Access to Opportunities, Regional Comparisons............................................................ 147 Transportation.................................................................................................................... 149 CalEnviroScreen 4.0........................................................................................................... 153 Findings .............................................................................................................................. 155 Disproportionate Housing Needs ......................................................................................... 155 Substandard Housing........................................................................................................ 155 Overcrowding..................................................................................................................... 162 Homelessness .................................................................................................................... 164 Displacement...................................................................................................................... 169 Findings .............................................................................................................................. 171 Other Contributing Factors.................................................................................................... 171 2022 Comprehensive Housing Report for the San Joaquin Valley................................ 171 Table of Contents ▐
City of Madera Housing Element ▐ 6
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History of Racial Covenants .............................................................................................. 172 Fair Housing Issues, Contributing Factors, and Meaningful Action .................................. 173 CONSTRAINTS ON HOUSING.................................................................................................. 198 Governmental Constraints .................................................................................................... 198 General Plan and Zoning Ordinance ................................................................................ 198 Design Guidelines .............................................................................................................. 248 Housing For Persons with Disabilities.............................................................................. 249 Locally Adopted Ordinances ............................................................................................. 251 State Tax Policies and Regulations................................................................................... 252 Non-Governmental Constraints............................................................................................ 252 Housing Market and Affordability..................................................................................... 252 Land, Labor, and Construction Costs ............................................................................... 253 Availability of Financing.................................................................................................... 255 Risk of Displacement ......................................................................................................... 257 NIMBYism........................................................................................................................... 258 Environmental and Infrastructure Constraints .................................................................... 258 Federal and State Environmental Protection Regulations.............................................. 258 Geologic and Seismic Hazards ......................................................................................... 259 Landslides, Rockfalls, and Debris Flows .......................................................................... 259 Wildfire................................................................................................................................ 260 Flooding.............................................................................................................................. 261 Excessive Noise.................................................................................................................. 264 Airport Land Use Compatibility ........................................................................................ 264 Water Service ..................................................................................................................... 264 Wastewater Collection and Disposal................................................................................ 265 Summary of Local Housing Constraints .............................................................................. 266 HOUSING SITES AND RESOURCES........................................................................................ 268 Land Inventory ....................................................................................................................... 268 Housing Allocation............................................................................................................. 268 Realistic Capacity ............................................................................................................... 269 Assumed Affordability....................................................................................................... 276 Environmental and Infrastructure Constraints ................................................................ 276 Entitled and Pending Projects ........................................................................................... 284 Accessory Dwelling Units.................................................................................................. 285 Ability to Meet the RHNA ...................................................................................................... 286 Zoning for Moderate- and Above Moderate-Income Households................................. 286 Sites with Existing Residential Use .................................................................................. 287 Market Demand for Housing............................................................................................. 287 RHNA Site Details .............................................................................................................. 288 Financial Resources ............................................................................................................... 316 Local Resources ................................................................................................................. 316 Countywide Programs....................................................................................................... 316 Statewide Programs .......................................................................................................... 316 Table of Contents ▐
City of Madera Housing Element ▐ 6
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Federal Programs............................................................................................................... 318 HOUSING GOALS, POLICIES, AND PROGRAMS ................................................................... 320 Housing Production............................................................................................................... 320 Housing to Meet the Needs of All Income Levels and Special Needs Groups................. 320 Removal of Constraints to Housing...................................................................................... 321 Housing Preservation and Rehabilitation ............................................................................ 321 Affirmatively Furthering Fair Housing.................................................................................. 322 Housing Education and Community Outreach.................................................................... 322 Quantified Objectives ............................................................................................................ 322 Programs ................................................................................................................................ 323 APPENDIX A: SITES INVENTORY MAP........................................................................................ I APPENDIX B: RHNA SITES INVENTORY..................................................................................... II Table of Contents ▐
City of Madera Housing Element ▐ 6
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List of Figures
Figure 1: Regional Population by Age Distribution, 2020 ........................................................ 35 Figure 2: Regional Racial/Ethnic Composition, 2021 ................................................................ 37 Figure 3: Regional Employment by Industry, 2021................................................................... 39 Figure 4: Regional Employment by Occupation, 2021 ............................................................. 40 Figure 5: Households per Income Level, 2022 .......................................................................... 42 Figure 6: Regional Rental Price on Zillow, 2025........................................................................ 43 Figure 7: Regional Household by Size, 2021 ............................................................................. 45 Figure 8: Regional Home Prices Over Time, 2016–2023........................................................... 55 Figure 9: Regional Median Rental Prices, 2011–2021 ............................................................... 57 Figure 10: Regional Rental Price on Zillow, 2025...................................................................... 58 Figure 11: Regional Rental Price on Apartments.com, 2025.................................................... 58 Figure 12: Disability by Type ...................................................................................................... 78 Figure 13: Central Valley Regional Center, Development Disabilities by Type, 2021–2022 .. 79 Figure 14: Census Tracts and RHNA Sites............................................................................... 100 Figure 15: Racial and Ethnic Majority, 2021 ............................................................................ 108 Figure 16: Percentage of the Population that is Non-White, 2020......................................... 110 Figure 17: Percentage Non-White Comparison with RHNA Units......................................... 111 Figure 18: Racial/Ethnic Dissimilarity Index, 2000–2020......................................................... 112 Figure 19: Low- to Moderate-Income Population and RHNA Sites, 2021 ............................. 114 Figure 20: Low- to Moderate-Income Population Comparison of RHNA Units.................... 115 Figure 21: Households per Income Level, 2022 ...................................................................... 116 Figure 22: Median Household Income, 2021........................................................................... 117 Figure 23: Poverty Status, 2010–2014 and 2017–2021............................................................ 118 Figure 24: Housing Choice Voucher Recipients by Tract, 2021 ............................................. 119 Figure 25: Percentage of Children in Married Couple Households by Tract, 2015–2019..... 120 Figure 26: Percentage of Children in Female-Headed Households and RHNA Sites, 2017– 2021 ................................................................................................................................ 121 Figure 27: Female-Headed Households Comparison with RHNA Units ............................... 122 Figure 28: Disability Characteristics by Age Group, 2019 ...................................................... 124 Figure 29: Population of Persons with Disability by Tract (2010–2014 and 2017–2021)...... 125 Figure 30: Population with a Disability Comparison of RHNA Units..................................... 125 Figure 31: R/ECAPs in the City and Vicinity............................................................................. 129 Figure 32: Presence of a R/ECAP Comparison of RHNA Units .............................................. 130 Figure 33: GreatSchools Ratings in Madera and Surrounding Region................................. 133 Figure 34: Patterns of Non-White Population Over Time....................................................... 135 Figure 35: Patterns of Poverty Status Over Time.................................................................... 135 Figure 36: TCAC Opportunity Areas – Economic Score by Tract, 2023................................. 138 Figure 37: GreatSchools Ratings in Madera and Surrounding Region................................. 140 Figure 38: TCAC Opportunity Areas – Education by Tract, 2021 ........................................... 141 Figure 39: TCAC Opportunity Areas – Environmental by Tract, 2021 ................................... 142 Figure 40: Site Inventory and TCAC Composite Score by Tract, 2023.................................. 144 Figure 41: Distribution of RHNA Units by TCAC Category..................................................... 145 Figure 42: Jobs Proximity Index, 2017..................................................................................... 149 Figure 43: Madera Metro Service Area.................................................................................... 151 Figure 44: Means of Transportation to Work .......................................................................... 152 Table of Contents ▐
City of Madera Housing Element ▐ 6
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Figure 45: High Quality Transit Areas and RHNA Sites.......................................................... 153 Figure 46: Sites Inventory and CalEnviroScreen 4.0 Percentile Score by Tract ................... 154 Figure 47: Distribution of RHNA Units by CalEnviroScreen 4.0 Percentile Score................ 155 Figure 48: Housing Problems by Tenure and Race/Elderly/Housing Size............................. 157 Figure 49: Cost Burden by Tenure and Race/Elderly/Housing Size....................................... 158 Figure 50: Overpayment by Owners, 2014 and 2021.............................................................. 159 Figure 51: Overpayment by Renters, 2014 and 2021.............................................................. 159 Figure 52: Concentrations of Substandard Housing............................................................... 161 Figure 53: Concentrations of Substandard Housing Code Enforcement Cases................... 162 Figure 54: Overcrowded Households by Tract, 2021.............................................................. 163 Figure 55: Homeless Population by Race and Ethnicity......................................................... 167 Figure 56: Patterns of Concentrations of Homelessness........................................................ 168 Figure 57: General Plan Land Use Designation....................................................................... 199 Figure 58: Airport Land Use Compatibility Zones................................................................... 208 Figure 59: Fire Hazard Severity Zones, Madera County......................................................... 261 Figure 60: FEMA Flood Zones .................................................................................................. 263 Figure 61: Special Flood Hazard Areas and RHNA Sites........................................................ 278 Figure 62: State Responsibility Areas Fire Hazard Severity Zones, 2022.............................. 279 Figure 63: Airport Land Use Compatibility.............................................................................. 280 Figure 64: Madera County Williamson Act, 2024.................................................................... 282 List of Tables
Table 1: 5th Cycle Housing Production ......................................................................................... 7 Table 2: Review of 5th Cycle Programs....................................................................................... 11 Table 3: City of Madera RHNA, 2024–2032................................................................................ 32 Table 4: Regional Population Change, 2010– 2025................................................................... 33 Table 6: Population Age Distribution, City of Madera.............................................................. 34 Table 7: Racial and Ethnic Composition, City of Madera, 2011 - 2021.................................... 36 Table 8: Employment Trends, City of Madera, 2010–2020....................................................... 38 Table 9: Major Employers........................................................................................................... 41 Table 10: Regional Number of Households, 2000–2020........................................................... 44 Table 11: Regional Average Household Size, 2010–2020......................................................... 44 Table 12: Household Size, City of Madera, 2010–2020............................................................. 46 Table 13: Regional Family Household Characteristics, 2010–2020.......................................... 46 Table 14: Regional Household Size by Tenure, 2020................................................................ 47 Table 15: Median Household Income by Tenure, 2022............................................................ 47 Table 16: Income Range by Affordability Level Based on County AMI, 2023 ........................ 48 Table 17: Regional Household Income Level by Tenure, 2020................................................ 49 Table 18: Regional Housing Units, 2000–2020 .......................................................................... 50 Table 19: Unit Size by Tenure, City of Madera, 2020................................................................ 50 Table 20: Regional Housing Inventory by Unit Type, 2010–2020 ............................................ 51 Table 21: Housing Building Type by Tenure, City of Madera, 2020 ........................................ 52 Table 22: Units Lacking Plumbing or Complete Kitchen Facilities, 2016-2020....................... 53 Table 23: Year Housing Built, City of Madera ........................................................................... 53 Table 24: Housing Tenure by Date of Occupancy, City of Madera.......................................... 54 Table 25: Zillow Home Value Index, Neighboring Jurisdictions ............................................. 56 Table of Contents ▐
City of Madera Housing Element ▐ 6
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Table 26: Regional Median Monthly Rent, 2011–2021 ............................................................. 56 Table 27: Fair Market Rent by Unit Size and Requisite Salary for Affordability, 2024........... 59 Table 28: Regional Occupancy Rates, 2015–2020..................................................................... 59 Table 29: Gross Rent as a Percentage of Household Income, City of Madera, 2022 ............. 60 Table 30: Overpayment by Income Level and Tenure, 2016-2020 .......................................... 60 Table 31: Overcrowding and Severe Overcrowding by Tenure .............................................. 62 Table 32: Units at Risk of Conversion ........................................................................................ 64 Table 33: Replacement Cost ....................................................................................................... 64 Table 34: Overview of Special Needs, Groups, City of Madera, 2020..................................... 68 Table 35: Inventory of Services for Special Needs Populations, City of Madera, 2023 ......... 69 Table 36: Madera Farmworker Wages....................................................................................... 71 Table 37: Number of Farmworkers and Farms, Madera County, 2017................................... 71 Table 38: Regional Large Households by Tenure, 2020 ........................................................... 73 Table 39: Income Distribution, Large Households.................................................................... 73 Table 40: Large Households by Housing Problems and Tenure, City of Madera, 2020 ........ 74 Table 41: Female-Headed Households by Tenure, City of Madera, 2020............................... 75 Table 42: Female-Headed Households by Poverty Status, City of Madera, 2020 .................. 75 Table 43: Regional Homeless Population.................................................................................. 76 Table 44: Homeless Facilities in Madera ................................................................................... 77 Table 45: Regional Household by Age, 2020............................................................................. 81 Table 46: Regional Median Household Income for Elderly Households, 2020....................... 81 Table 47: Regional Income Distribution, Elderly1 Households, 2019 ...................................... 82 Table 48: Regional Elderly People with Disabilities, 2020........................................................ 82 Table 49: Elderly Households by Housing Problems and Tenure, City of Madera, 2020 ...... 83 Table 50: Regional Overcrowding by Income Level, 2016–2020 ............................................. 85 Table 51: Extremely Low-Income Households with Housing Problems, City of Madera, 2020 ........................................................................................................................................... 86 Table 52: Cost Burden by Income Level and Tenure, 2016-2020............................................. 87 Table 53: Comparison of Fair Housing with Respect to Location.......................................... 102 Table 54: Fair Housing Organizations Active in Madera County........................................... 105 Table 55: Dispute Inquiries and Cases by Basis in the City of Madera, 2013–2022 ............. 106 Table 56: Population by Racial Group (City of Madera and Madera County) ...................... 109 Table 57: Opportunity Indicators.............................................................................................. 148 Table 58: Code Enforcement Cases 2023-2025 ....................................................................... 160 Table 59: Overcrowding by Tenure, 2021................................................................................ 164 Table 60: Regional Homeless Population................................................................................ 165 Table 61: Homeless Facilities in Madera ................................................................................. 166 Table 62: Estimated Displacement Risk, 2022......................................................................... 171 Table 63: Contributing Factors ................................................................................................. 173 Table 64: AFFH Actions Matrix ................................................................................................. 175 Table 65: General Plan Land Use Designations Permitting Residential Uses ...................... 200 Table 66: Ventana Specific Plan Zoning Designations ........................................................... 202 Table 67: Ventana Specific Plan Development Standards ..................................................... 203 Table 68: The Villages at Almond Grove Zoning Designations............................................. 203 Table 69: The Villages at Almond Grove Development Standards....................................... 205 Table 70: Residential Zone Districts Development Standards............................................... 211 Table 71: Madera Parking Standards....................................................................................... 215 Table of Contents ▐
City of Madera Housing Element ▐ 6
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Table 72: Parking Standard Comparison................................................................................. 216 Table 73: Comparison of Development Standards of Recent Projects ................................. 217 Table 74: Residential Uses in Zone Districts ........................................................................... 220 Table 75: 5th Cycle Sites Developed........................................................................................ 233 Table 76: City of Madera Planning and Development Fees ................................................... 234 Table 77: Development Permit Fee and Cost Comparison .................................................... 237 Table 78: Impact Fees for Single-Family and Multifamily Developments ............................ 238 Table 79: Fee Comparison for Single-Family and Multifamily Development ...................... 239 Table 80: Planning Review and Processing Times ................................................................. 246 Table 81: Development Review Timeline Comparison .......................................................... 246 Table 82: 2024 Fair Market Rent............................................................................................... 253 Table 83: Vacant Lot Sales in Madera (2022–2023)................................................................. 254 Table 84: Home Loan Purpose and Application Action.......................................................... 256 Table 85: Home Loan Type and Application Action ............................................................... 257 Table 86: Home Loan Type and Home Loan Purpose............................................................ 257 Table 87: Home Purchase Loan and Action - State, MSA, City Comparison........................ 257 Table 88: City of Madera 2024–2032 RHNA............................................................................. 268 Table 89: 2024–2032 RHNA Buffer Calculation ....................................................................... 269 Table 90: Example Project Densities........................................................................................ 271 Table 91: Regional High Density Projects................................................................................ 274 Table 92: Assumed Yields......................................................................................................... 275 Table 93: Densities, Affordability, and Implementing Zones................................................. 276 Table 94: Airport Land Use Compatibility with Residential Uses.......................................... 281 Table 95: Entitled and Pending Projects .................................................................................. 285 Table 96: ADU Construction Per Year...................................................................................... 285 Table 97: RHNA Capacity and Buffer ....................................................................................... 286 Table 98: Vacant Site Capacity by Zone................................................................................... 289 Table 99: Lower-Income RHNA Sites on Vacant Parcels........................................................ 289 Table 100: Non-Vacant Site Capacity by Zone ........................................................................ 290 Table 101: Non-Vacant Development Trend Sites.................................................................. 291 Table 102: Non-Vacant Site Favorable Development Characteristics................................... 292 Table 103: Total Quantified Objectives, 2024–2032 ................................................................ 323 City of Madera

HOUSING ELEMENT
6TH CYCLE

INTRODUCTION
Introduction ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 1
Introduction
Purpose and Content
The City of Madera’s 2024-2032 6
th Cycle Housing Element has been prepared in compliance with the State of California Government Code Section 65302 and in conformance with the Housing Element Guidelines as established by the California Department of Housing and Community Development (HCD). This Housing Element sets forth the City’s overall housing objectives in the form of goals, policies, and programs.

Relationship to Other Elements and Plans
This Housing Element identifies goals, policies, and programs that guide housing policy for the City for the 2024–2032 planning period. The goals, policies, and programs are consistent with the direction of the City’s other General Plan elements, specifically the Land Use Element, Health and Safety Element, and the Sustainability Element. Each goal is followed by one or more policies that are designed to provide direction to the policy makers that will enable progress toward the goals. Consistency will be reviewed as part of the annual General Plan implementation progress report as required under Government Code Section 65400. As amendments are made to the General Plan, the City will also review and revise the Housing Element for ongoing consistency. Listed after a discussion of the goals and policies are the programs designed to implement the specific goals and policies.

The Housing Element goals, policies, and programs aim to:
▪ Encourage the development of a variety of housing opportunities and provide adequate sites to meet the 2024 – 2032 Regional Housing Needs Allocation (RHNA). ▪ Assist in the development of housing to meet the needs of lower- and moderateincome households. ▪ Address and, where appropriate and legally possible, remove governmental constraints to housing development.
▪ Conserve, preserve, and improve the condition of the existing affordable housing stock.
▪ Promote equal housing opportunity for all residents to reside in the housing of their choice. These objectives are required by and delineated in State law (California Code Section 65583 [c][1]).

Public Participation
As required by State law (Government Code Section 65588[c]), all economic segments of the community must be provided an opportunity to review and comment on the Housing Element.

The City of Madera has developed a comprehensive and successful public engagement strategy that has provided valuable community feedback to date. The City will continue to gather information as the Housing Element progresses, and to provide extensive information to guide the Housing Element update process. Outreach for the Housing Element update Introduction ▐
City of Madera Housing Element ▐ 6
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began in March 2023, starting with a virtual community workshop, followed by a series of stakeholder focus groups. Community outreach involved engaging a diverse group of people in the planning process, including community members, stakeholders, service providers, educators, the Planning Commission, and City Council, to identify Madera’s Housing Element housing issues. The Madera Housing Element was posted for a 30-day public review on March 3rd, 2025. No public comments were received during this time.

The main strategies to facilitate public participation and collect input are summarized below.

Outreach Activities
The public participation program includes the following methods:
▪ Stakeholder focus group interviews
▪ Dedicated webpage on City website
▪ Email list
▪ City social media accounts
▪ Community workshop
▪ Public hearings
Organizations Consulted
Organizations contacted and interviewed included:
▪ Berry Construction
▪ Bonnadelle Neighborhoods
▪ California Land Consulting
▪ Catalyst Consulting and Acquisitions
▪ Century Communities
▪ Community Action Partnership of Madera County (CAPMC) ▪ Crown Homes
▪ DeYoung Properties
▪ DMP Development Corp.
▪ DR Horton
▪ Fair Housing Council of Central California
▪ Homeless Program/Department of Social Services
▪ Housing Authority of the City of Madera
▪ Integrated Community Development
▪ KB Homes
▪ Lennar
▪ Love INC. - Madera
Introduction ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 3
▪ Madera Chamber of Commerce
▪ Madera Coalition for Community Justice – Rental Assistance ▪ Madera County Economic Development Commission
▪ Madera County Transportation Commission (MCTC)
▪ Madera Rescue Mission
▪ McCaffrey Homes
▪ Ramirez Land Planning, Inc.
▪ Self-Help Enterprises
▪ The Vincent Company, Architects, Inc.
▪ United Way Fresno and Madera Counties
▪ Villa Di Ubaldo
▪ Workforce Assistance Center
Outreach to Lower- and Moderate-Income and Special Needs Populations The City is making a comprehensive effort to reach lower- and moderate-income individuals to participate in the Housing Element update. As noted above, the City developed an outreach campaign and contacted a variety of local organizations, including advocacy groups, local service providers, and community-centered organizations. The City included stakeholders representing service providers to the homeless population, low-income residents, and the workforce / middle-income population.

Stakeholders representing the special needs populations discussed the neighbor-perceived stigma against low-income housing and homeless shelters, and the need for education and outreach Citywide. Several stakeholders noted a growing homeless population, and a disproportionate number of the non-White population being affected by the rising housing costs.

The City is including several programs to address the neighborhood perception of special needs populations. This includes Program D - 1, which notes the City will contact developers of all special needs and lower-income housing to assist in development where feasible by hosting an annual roundtable regarding housing development and opportunities. Per Program F - 2, the City will continue to support the non-White population by providing materials and communications in both English and Spanish.

Community Meetings
A virtual community workshop was held on March 21, 2023. The workshop was attended by approximately 10 community members. A recording of the meeting and the presentation can be found on the City’s website. Additionally, one public comment letter was submitted after the community workshop advocating for increasing allowed densities.

Housing Element Update Website
The City created the Housing Element update webpage on the City’s website to provide:

Introduction ▐
City of Madera Housing Element ▐ 6
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▪ Background and information on the Housing Element process; ▪ A link to Housing Element update email list;
▪ A link to the Housing Element update multilingual survey; ▪ Documents related to the Housing Element, including the first public review draft; ▪ Presentation materials and recordings of presentations; and ▪ Notification to the public of future events.

Stakeholder Focus Groups
The City reached out to 29 individuals and organizations who represent a diverse range of agencies and interest groups to participate in focus groups regarding housing needs and issues in Madera. Three focus groups were held on the following dates:
▪ June 24, 2024: 12:00 PM – 1:00 PM
▪ June 25, 2024: 5:00 PM – 6:00 PM
▪ June 26, 2024: 11:00 AM – 12:00 PM
Focus groups discussed a variety of topics and the following key themes were identified:
▪ Need for senior, workforce, veteran, and transitional and permanent supportive housing that is affordable at the lower-income AMI levels. ▪ Residents move to Merced and Fresno due to the lack of units for single individuals. ▪ Ample availability of vacant land for development but constrained by lack of existing infrastructure and impact fees.
▪ Disparity of housing and quality/access to amenities in east Madera, including downtown.

The participants had varying perspectives informed by their involvement and familiarity with Madera, but a lack of affordable housing stock variety, education and support, and equitable development and investments were the issues that were mentioned the most.

Findings
Several key themes were brought up during the public outreach process, as listed below.

Input from stakeholders led to the inclusion or revision of the noted programs ▪ Housing affordability: Participants acknowledged that housing affordability is a significant issue across all income brackets in Madera. Rental and homeownership opportunities are limited, and the inventory is low. There are thousands of people on the waiting list for housing choice vouchers (HCV). Program A - 5 is being included to incentivize ADUs and encourage lower-income housing production. Additionally, Program D - 1 is being included to incentivize lower income housing production.

Program D - 2 is includes the City encouraging participation in the HCV program. ▪ Housing supply: There is a shortage of housing in Madera, leading to high demand and long waiting lists for affordable housing options. Participants agreed that there is a lack of financing and capacity to build affordable housing, and there is a need for Introduction ▐
City of Madera Housing Element ▐ 6
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incentives to encourage both rental investment and homeownership. Developers often rely on subsidies to build affordable housing, but these incentives haven't been sufficient to generate developer interest. Nonprofits and interest groups have played a significant role in building affordable housing. Due to the lack of incentives to build new housing, some individuals prefer to invest in existing housing stock, such as flipping houses, rather than adding to the housing inventory. The City is including Program C - 3 with a goal of rehabilitating 10 units annually during the planning period, based on the stakeholders input to prioritize rehabilitation. ▪ Cost of homeownership and maintenance: Owning and maintaining a home can be expensive, and people often underestimate the costs involved. The City is including Program D - 1 to increase the assistance for homebuyers and homeowners in Madera by obtaining state and federal funding for existing housing programs, including the Owner Occupied Rehabilitation Program, and First-Time Homebuyer Program. ▪ Diversity of housing units and accessibility: Participants emphasized the need for a diversity of housing units to meet the various needs of the community. This includes units that accommodate different income levels, accessibility requirements, and the ability to move within one's neighborhood. There is a need for accessible housing options, particularly for aging individuals. The goal is to allow people to age in place, with homes that are ADA-accessible and have features like single-level layouts. In response to stakeholder input, the City is including Program B - 7 to provide fee reductions for ADA improvements.
▪ Accessory dwelling units (ADUs): ADUs were discussed as a potential solution to the housing shortage. Participants inquired about grant funding and expressed interest in building ADUs to accommodate family members. Madera is considering adopting preapproved ADU designs and has made the approval process easier due to state legislation. There is a call to reduce regulations and streamline the process for approving ADUs to make it more accessible for homeowners. The Planning Department is suggested as a point of contact for further information on ADUs and related regulations. The City is including Program A 5 to incentivize and promote ADU development to increase opportunities for lower-income households in lowerdensity, higher-opportunity areas of the City. This includes a recently adopted (February 2025) affordable bonus ADU program for both single and multifamily lots that goes beyond state law to allow additional affordable and market rate units. It also includes adopting a set of preapproved plans and providing promotional and educational materials regarding building ADUs in the City.

City of Madera

HOUSING ELEMENT
6TH CYCLE

REVIEW OF PAST ACCOMPLISHMENTS
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
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Review of Past Accomplishments
California Government Code Section 65588(a) requires that each jurisdiction review its housing element as frequently as is appropriate and evaluate:
▪ The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the state housing goal.
▪ The effectiveness of the housing element in attainment of the community’s housing goals and objectives.
▪ The progress in implementation of the housing element.

According to the California Department of Housing and Community Development (HCD), the review is a three-step process:
▪ Review the results of the previous element’s goals, objectives, and programs. The results should be quantified where possible but may be qualitative where necessary. ▪ Compare what was projected or planned in the previous element to what was actually achieved. Determine where the previous housing element met, exceeded, or fell short of what was anticipated.
▪ Based on the above analysis, describe how the goals, objectives, policies, and programs in the updated element are being changed or adjusted to incorporate what has been learned from the results of the previous element.

Housing Production
The City of Madera had a 2016-2024 Regional Housing Needs Allocation (RHNA) of 6,099 total units, as shown below in Table 1. As of December 2021, 2,162 units have been permitted during the 5th Cycle. There is a remaining RHNA need of 1,194 very low-income units, 326 low-income units, 484 moderate-income units, and 1,933 above moderate-income units. The following table includes data through the end of 2023, consistent with the 2023 annual progress report submitted to HCD.

Table 1: 5
th Cycle Housing Production
Very Low Low Moderate
Above
Moderate Total
5 th Cycle RHNA 1,352 1,056 1,091 2,600 6,099
Units
Permitted
158 730 607 667 2,162
Remaining
Requirement
1,194 326 484 1,933 3,937
Source: City of Madera
No Net Loss and Adequate Sites
The 2016–2024 Housing Element identified adequate capacity for its 5th Cycle allocation of units all on vacant land, identifying a surplus of 581 lower-income units, 714 moderate- Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
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income units, and 253 above moderate-income units, for a total surplus of 1,548 units. The City reviewed its 5th Cycle sites, past approvals, and the Zoning Ordinance and determined that it has maintained adequate sites to meet the RHNA for all income levels throughout the 2016–2024 planning cycle.

Effectiveness at Assisting Special Needs Populations
This section reviews the City’s progress on assisting populations with special housing needs during the 5th Cycle. The City has received and allocated funding to support a variety of populations, including persons experiencing homelessness, persons with disabilities, at-risk youth, extremely low-income households, seniors, large households, and farmworkers during the 2016-2024 planning cycle.

Persons Experiencing Homelessness
The City participates in the Madera Homeless Coalition, which consists of representatives of a variety of organizations, including the Madera Rescue Mission. The Madera Rescue Mission provides vital services, such as food, showers, and clean beds, to individuals experiencing homelessness in the City of Madera. Between July 2021 and June 30, 2022, homelessness services were provided to 119 individuals. The Mission provided 102 beds (38 for women and 64 for men) and served over 36,000 meals. The Mission currently has 12 participants in its 9- to 12-month recovery program. Through respite care, six clients were referred to Madera Community Hospital and, in partnership with the Camarena Health Mobile Unit, 25 people received medical assistance. Case management was offered to more than 65 clients; of these, six successfully found permanent housing and eight obtained full-time employment.

The Community Action Partnership of Madera County, Inc.’s (CAPMC) Rapid Rehousing Program funding is designed to assist individuals who are experiencing homelessness due to COVID-19. Between July 2021 and June 2022, the CAPMC Rapid Rehousing Program provided wraparound services to 54 residents in the City of Madera. The CAPMC Homelessness Engagement for Living Program offers comprehensive services for individuals experiencing homelessness. A total of 279 individuals came in contact with staff from CAPMC through outreach. Of these, 1 entered a drug rehabilitation program, and 67 received referrals to Behavioral Health Services. Staff referred 14 individuals to Madera County Workforce, and of those, 3 gained employment. A total of 44 homeless individuals were assisted with obtaining a social security card and 10 with a birth certificate.

Persons with Disabilities
The City of Madera’s Americans with Disabilities Act (ADA) Advisory Council consists of seven members who serve four-year terms. The council works to promote pedestrian safety and access to all public streets; ensure that all public buildings and facilities, services, programs, and activities are in compliance with ADA regulations, promote inclusion of the disabled community in the City’s emergency and disaster preparedness plans, and develop disability awareness and educational outreach programs; work with various City departments to ensure that all public buildings and facilities, remodeled and reconstructed, are in compliance with current laws guaranteeing access for all people with disabilities; promote affordable and accessible housing in the community; make recommendations Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 9
regarding unmet transit needs; and ensure that grievance procedures are followed and enforced as outlined in the council’s by-laws.

At-Risk Youth Services
From July 2021 to June 30, 2022, the Big Brothers Big Sisters STEM Program provided oneto-one mentoring to 37 at-risk youth. The program assisted youth through development, encouragement, and enrichment. Youth were provided social emotional support across numerous ways, including financial literacy and STEM opportunities.

The Madera Coalition for Community Justice Street Art Program served 87 youth, exceeding its goal of serving 75 youth. The program engaged five local schools in participating in community paint events. Youth participated in a Paint Party in celebration of Black History.

During the event, local artists taught youth how to use spray paint and other sketching/painting styles.

During its 2021-22 program year, a total of 178 clients were served through the Pequeños Empresarios Program, exceeding the original goal of 140 clients. Both children and parents successfully completed the program. Participants attended workshops focused on leadership and values, environmental awareness, business life and finance, manners, and nutrition.

Children who participated demonstrated improved academic achievements, social skills, and communication skills.

Extremely Low-Income Households
Through the use of CDBG-CV funding, the Madera Coalition for Community Justice provided eviction and utility shutoff prevention assistance to 919 households impacted by COVID-19 from July 1, 2021, to June 30, 2022.

In June 2019, as part of its Affordable Housing and Sustainable Communities program, the California Strategic Growth Council awarded the City of Madera an $11.3 million grant for development of the Downtown Madera Veterans and Family Housing project. The project was completed in March 2022 and includes 48 affordable housing units for extremely low- to low-income households earning between 30 and 60 percent of the area median income.

Seniors
The City of Madera supports seniors 60 years of age and older at the Pan-American Community Center and the Frank Bergon Senior Center. Both centers offer community day trips, technology classes, Dial-a-Ride tickets, and lunches. The Brown Bag Program provides supplemental food bags to seniors ages 55 and older on the third Wednesday of each month at both centers.

The Madera Parks and Community Services Department offers innovative fitness, health, and wellness programs designed to encourage senior individuals to get fit and stay healthy through exercise, free educational and recreational classes and workshops, health screenings, and wellness activities. The Madera Food Bank also provides food for seniors in need.

Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 10
Farmworkers
The Housing Authority currently operates the Farm Labor Housing program, which provides permanent rental housing for domestic farm laborers in the City of Madera. The Housing Authority owns 244 units ranging from apartments to single-family homes at scattered sites throughout the City of Madera.

Large Households and Female-Headed Households
Generally, the demand for large households and female-headed households can be met through broader programs for lower-income households and housing assistance including down-payment assistance program, first time home-buyers assistance, and grant assistance programs.

The Housing Authority of the City of Madera’s Public Housing program provides low-rent rental housing for eligible low-income families. The Housing Authority currently owns 244 units ranging from apartments to single-family homes throughout the City. Residents of the program may participate in the Family Self-Sufficiency program, which assigns families a caseworker to help establish short- and long-term goals for employment.

The Housing Authority’s Choice Voucher Program provides rent subsidy to eligible lowincome families who are unable to afford safe and sanitary housing in the private rental market. Upon receipt of the voucher, families are given the opportunity to search for their own rental housing in the private rental market. The program also assists eligible families with mortgage assistance and provides support to families who wish to become selfsufficient. 2016-2024 (5th Cycle) Housing Element Programs
This section illustrates the City of Madera’s accomplishments and status in implementing the housing programs identified for the 2016-2024 5th Cycle, as well as the continued appropriateness of each program for the 2024-2032 6th Cycle. Programs that have been successfully completed or that consist of routine staff functions are marked as “remove,” as these programs are no longer necessary for the 6th Cycle. Previous programs that are continued with no or minor modifications are marked as “continue.” Finally, programs marked as “modify” or “consolidate” are programs that will be continued, but have updated goals and metrics, and may involve combining multiple existing programs into a single 6th Cycle program for ease of use and streamlining.

Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 11
Table 2: Review of 5th Cycle Programs
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-1.1.1 The City shall develop and
maintain data via its GIS system to
track and maintain an inventory of
vacant land by zoning classification
along with a subdivision activity
list for reference in the evaluation
of available sites for housing
development activity. This data will
also be used to report housing
construction and occupancy in
group quarters for the State
Department of Finance annual
population estimates.

Ongoing
Updates
The City funded the beginning of this effort
through CDBG funds in 2010. The GIS
mapping and database are set up, and data
has been collected and maintained.

Continue –
update at least
annually.

A - 6
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 12
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-1.1.2 The City shall provide incentives
and technical assistance through
the processing of subdivision or
larger sites located in Specific
Plans and Special Planning Areas
to facilitate development of a
variety of housing types and
developments affordable to lowerincome households. The City will offer the following incentives for
the development of affordable
housing, including but not limited
to:
• priority processing for
subdivision maps that include
affordable housing units;
• expedited review for the
subdivision of larger sites into
buildable lots where the
development application can
be found consistent with the
General Plan, applicable
Specific Plan and master
environmental impact report;
• financial assistance (based on
availability of Federal, State,
local foundations, and private
housing funds); and
• modification of development
requirements, such as reduced
parking standards for seniors,
assisted care, and special
needs housing on a case-bycase basis. Objective: 200
lower-income units, subject to
available resources
Provide ongoing
assistance;
review funding
availability
annually
The City continues to implement this policy.

The City has recently completed four lowincome housing projects utilizing city funding, city-obtained grants, and partnerships with
non-profits.

1. Madera Family/Place Apartments (72
units). Phase 2 was completed in 2024.

2. Downtown Veteran’s. In 2019, the City
was awarded $11.3 million from the
Affordable Housing and Sustainable
Communities (AHSC). Part of the funding
was used for the 48-unit affordable
community.

3. Self Help, Madera Village. 52 low income
and farmworker units funded in part
through the TCAC tax credits (2019).

4. Malone St. Five SFR completed on Cityowned land through a partnership with Habitat for Humanity completed in 2021.

Continue –
modify to set specific
objectives.

D - 1
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 13
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-1.1.3 As part of a comprehensive Zoning
Ordinance update, the City will
ensure compliance with “second
dwelling unit law” (AB 1866) by
amending the Zoning Ordinance to
ensure that second units are
allowed uses in all residential
zones and require only ministerial
review by the Zoning
Administrator without any
excessive burdensome conditions
of approval. In addition, the City
will omit the condition that
precludes second unit
development on lots of less than
6,000 square feet. Objective: 20
second units, subject to demand
December 2015 The language has been drafted as part of a comprehensive update of the ordinance that is
planned for after the adoption of the Housing
Element. The code update will be in the
following two phases.

Phase I: Staff and contract consultant
introduced the ordinance on 12/18/24 to
Council; adoption, 2/5/25. This Phase will
include updates to definitions, permit
procedures/review processes & specific uses.

Phase II: Schedule TBD. Will focus on objective
development standards, parking, open space,
minimum site area requirements, and
additional incentives for infill/affordable
housing.

Continue – set timeline. B - 2
H-1.1.4 As part of a comprehensive Zoning
Ordinance update, the City will
ensure compliance with State
Mobile Home and Factory Built
Housing law (Government Code
Section 65852.3) by amending the
Zoning Ordinance to ensure that
mobile homes and factory built
housing are permitted and
processed the same as
conventional or stick-built single
family structures. (Source: New
Program)
Objective: 5 manufactured housing
units, subject to demand
December 2015 To be completed in Phase I of the Zoning
Ordinance update, adopted in February 2025.

Continue – set timeline. B - 1
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 14
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-1.3.1 As part of a comprehensive Zoning
Ordinance update, the City shall
review and potentially amend the
Zoning Ordinance to include
minimum densities in the medium
and high density zones unless
there are issues of site constraints
or the affordability of the units
would be compromised.

December 2015 Target densities were previously adopted as part of the residential land use categories and
densities within the General Plan. Language
was previously drafted as part of a
comprehensive update of the Ordinance but
adoption has not yet occurred. Density ranges
will be addressed as part of the
implementation actions for the 6th Cycle
Housing Element update.

A minimum density for
the R-3 zone is included
in Program A - 2.

A - 2
H-2.1.1 The City shall continue to support
the use of the Housing Authority’s
affiliated nonprofit housing
organization (Madera
Opportunities for Resident
Enrichment and Services-MORES)
in cooperation with the partner
agencies and other stakeholders.

Ongoing The program has not been maintained and is
no longer feasible due to lack of funding. The
Housing Authority of the City of Madera has
started a new non-profit to replace MORES.

Remove – program no
longer active.

N/A
H-2.1.2 The City shall cooperate with the
Housing Authority and its affiliated
non-profit organization, and other
low income housing developers to
identify suitable sites and projects
for affordable housing throughout
the city, with the intent to avoid
concentrating affordable housing
opportunities in a limited number
of neighborhoods.

Meet biannually
to identify
opportunities
This is a continuing effort that is periodically
discussed among the remaining principal and
appropriate parties.

Continue – consolidate
with other programs for
lower income
households and
technical assistance to
developers/non-profits.

A - 4,
D - 1
H-2.3.1 The City shall take all necessary
and proper action to expedite the
processing and approval of
projects with units specifically set
aside for lower-income or special
needs households.

Ongoing The City continues to work to expedite the
processing and approval of projects with
affordable units. Efforts are being made to
further incentivize affordable and/or special
needs households through the evaluation of
the municipal code and preparation of
recommended amendments for Council
consideration.

Continue –set
quantifiable objectives.

D - 1
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 15
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-2.3.2 The City shall continue to
encourage private developers to
make application for State and
Federal funding. The City will
provide information on funding
programs through various City
departments and appropriate
agencies.

Ongoing The City continues to implement this policy.

The City has recently processed four low
income housing projects including:
• Madera Family/Place Apartments (72
units). Phase 2 was completed in 2024.
• Downtown Veteran’s. In 2019, the City
was awarded $11.3 million from the
Affordable Housing and Sustainable
Communities (AHSC). Part of the funding
was used for the 48-unit affordable
community.
• Self Help, Madera Village. 52 low income
and farmworker units funded in part
through the TCAC tax credits (2019).
• Malone St. Five SFR completed on Cityowned land through a partnership with Habitat for Humanity completed in 2021.

Continue – consolidate
with all outreach and
technical assistance to
developers.

A - 4
H-2.3.3 The City shall continue to provide
incentives to developers and
property owners for the
construction of affordable housing
including density bonuses for units
for lower-income and senior
households.

Ongoing The City currently offers priority/expedited
processing for projects with lower-income
housing.

In 2023, the Madera City Council authorized
pre-payment of the special CFD tax at a 5%
discounted rate for Phase 2 (32 affordable
units) of the Madera Place Apartments Project
(Corporation for Better Housing).

Continue – set specific
objective. Combine into
one incentive program
for affordable/special
needs housing.

D - 1
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 16
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-2.4.1 The City’s Grants Administration
Division will continue to increase
the supply of affordable housing
by obtaining State and Federal
funding for housing programs,
including the Down Payment
Assistance Program.

Annually, or as
funding is
available
The City continues to implement this policy.

The City successfully acquired several grants
for housing during the 5th Cycle period. This
includes:
• $11.3 million of AHSC funding for a 48-
units affordable housing project and $3.8
million to transit, pedestrian and bike
improvements downtown including
27,000 linear feet of sidewalks and an
adult bike share program.
• California TCAC funding for the
development of 52 low income and
farmworker units.
• An additional approximately $370,000 of
HOME grant funding from HUD .

Continue – set
quantifiable objective.

D - 1
H-3.1.1 The City, in cooperation with the
Housing Authority, shall facilitate
tenant education for residents of
at-risk development as a part of an
early warning system for tenants
who are living in assisted housing
units that are two years away from
potentially converting to marketrate units.

Annually
beginning in
June 2016,
ongoing
The City continues to embrace this policy.

No units were at risk of conversions during the
planning period.

Continue – set objective
of households/at-risk
units and consolidate
into one program for
conservation of at-risk
units.

C - 1
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 17
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-3.1.2 The City, in cooperation with the
Housing Authority, shall respond
to notices of intent to pre-pay and
will meet with property owners of
local subsidized housing units
when a project is at risk of
converting to market rate. The City
will contact the owners about their
plans and, as necessary, identify
potential buyers and possible
sources of funding and will
facilitate tenant education efforts.

Annually
beginning in
June 2016,
ongoing
This is an ongoing process.

No units were at risk of conversions during the
planning period.

Continue – set objective
of households/at-risk
units and consolidate
into one program for
conservation of at-risk
units.

C - 1
H-3.2.1 The City shall continue to pursue
HOME funds and other available
grant programs to continue the
Housing Rehabilitation Program.

Objective: 10 rehabilitated units,
subject to available
resources/demand
Review funding
opportunities
annually or as
funds are
available and
NOFAs are
released
This ongoing effort has been constrained by
the limited amount of funding that is available.

The elimination of the redevelopment agency
has adversely impacted these efforts.

Remove – program no
longer in place due to
lack of funding.

N/A
H-3.2.2 The City shall continue to explore
sources of funding for the
Neighborhood Improvement
Program, as well as continue to
develop new programs to improve
the city’s neighborhoods.

Ongoing The City continues pursue funding
opportunities and capital projects for
improvements within low-income
neighborhoods. Examples include installation
of 150 new solar street lights where
inadequate lighting afforded; expenditure of $
500k for sidewalk installation and repair/ADA,
evaluation of transit ridership and
identification of new service routes to reflect
ridership needs, park improvements, and
blight removal. The City has also taken at least
one dwelling through receivership and
rehabilitated.

Remove – the updated
Housing Element will
include place-based
programs and
programs to acquire
funding that renders
this program no longer
necessary.

N/A
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 18
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-3.2.3 The City shall consider the creation
of a program to perform regular
inspections of multi-family projects
to maintain and preserve the
livability of the units and to
minimize the impacts of blighting
influences over time.

December 2018 The City has adopted local regulations to implement this policy.

Completed – remove. N/A
H-3.2.4 The City shall continue to
implement an abandoned real
property registration program as a
mechanism to protect residential
neighborhoods from becoming
blighted through the lack of
adequate maintenance and
security of abandoned properties.

Ongoing The City continues to embrace this policy
since the ordinance was adopted in 2009. The
respective provisions have been codified in
Title IX, Chapter 11 of the Municipal Code.

Continue – set objective
of households/units.

C - 2
H-3.3.1 The City shall continue to work
with property owners to abate
dilapidated, hazardous buildings
while pursuing funding sources for
an active abatement program.

Ongoing This is an ongoing task performed through the
City’s Code Enforcement Division.

Continue – set objective
of households/units.

C - 3
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 19
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-4.1.1 The City shall continue to seek and
pursue State and Federal funds
annually, or as funding becomes
available, or support funding
applications by others to
encourage the development of
extremely low-income housing.

Pursue funding
annually or as
funding is
available
The City has continued to support affordable
initiatives and programs through CDBG and
other grant requests.

The City proposes utilizing currently available
REAP 2.0 funding (and/or future) for purposes
of land acquisitions [land banking] to
ultimately facilitate affordable housing
projects.

On November 16, 2022 the City obtained
Council approval to submit a PLHA application
which included a five-year allocation plan
(2019-2023) including services to homeless
individuals and those at risk of homelessness,
and the developments and/or rehabilitation of
affordable rental housing.

Continue – set specific
objective. Combine into
one incentive program
for affordable/special
needs housing.

D - 1
H-2.4.1 The City shall work with the Fresno
Madera Continuum of Care, the
Community Action Partnership of
Madera County, local faith-based
organizations, and other
community groups to continue to
seek additional funding to help
develop additional emergency
shelter and transitional housing
facilities in Madera.

Objective: One emergency shelter,
subject to available resources
Meet at least
annually to
identify funding
opportunities
The City continues to embrace this policy. The
City continues to support these partnerships
through CDBG funding requests.

Continue – set specific
objective. Combine into
one outreach or
technical assistance
program for
developers.

D - 2
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 20
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-4.4.1 The City shall work with the
Housing Authority to monitor the
demand for senior housing to
ensure that the needs of seniors
are being met on an ongoing basis
and encourage the development of
a full range of senior housing while
also finding ways to incorporate
adjacent service facilities, where
appropriate including affordable
independent/semi-independent
living accommodations for
Madera’s senior population.

Objective: 10 senior units, subject
to available resources/demand
Ongoing The City continues to embrace this policy and
remains in contact with the Housing Authority
and housing developers.

Continue – consolidate
into incentive program
for seniors/special
needs households.

D - 1
H-4.5.1 The City shall create and
disseminate a public information
brochure on reasonable
accommodation for disabled
persons and provide that
information on the City’s website.

By June 2016 Completed. Information is available on the City’s Grants and Assistance page.

Completed – remove. N/A
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 21
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-4.5.2 The City shall continue to work
with nonprofit housing developers
to encourage the development of
rental housing for extremely lowand very low-income seniors and persons with disabilities, including
developmental disabilities, through
the HUD Section 202 and Section
811 programs as well as state
programs, such as the Multifamily
Housing Program.

Ongoing The City offers a First Time Homebuyer
Program designed to assist low income
households in the purchase of home within
City limits.

City provides zero interest, silent second loan
in the purchase of first home. Designed to
provide “gap” financing (up to $55k); covers
difference between the sales price minus the
1st mortgage and family contribution, includes
closing costs. Eligible to families with an
income that does not exceed 80% of Madera
County Median based on family size.

City offers Owner Occupied Rehabilitation
Program to restore homes in order to meet
Uniform Building Code and “safe, decent and
sanitary” standards. Loans based upon
existing equity in the form of second
mortgage loan equal to repairs needed. All
loans become zero interest deferred (30 years).

Eligible to families with an income that does
not exceed 80% of area median income.

The City utilizes CDBG funding for a number
of housing and accessibility initiatives.

Retain – set objectives. D - 1
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 22
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-4.5.3 The City shall coordinate with the
Central Valley Regional Center on
an outreach program informing
residents of the housing and
services available for persons with
developmental disabilities. The
City shall make information
available on the City website.

Initiate
coordination by
2018
While the City primarily relies on partnerships
and referrals to local housing assistance
providers (e.g. rentals to CAPMC) as well as
adult day care (multiple) and disability
services (e.g., Central Valley Regional Center),
a number of non-housing Senior Services are
offered through the Parks and Recreation
Department, Senior Services Division; this
includes Senior Centers and nutrition sites
(including supplemental food services & SNAP
program), Senior Volunteer Program, health
screening and wellness activities, ticket books
for dial-a-ride services for 60+, etc.

Information is available on the City’s Grants
and Assistance page. The City will continue to
provide and update educational information
on its website.

Retain – consolidate
into one housing
information education
program.

F - 1
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 23
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-4.6.1 As part of a comprehensive Zoning
Ordinance update, the City shall
review the Zoning Ordinance and
ensure that it adequately supports
the development of farmworker
housing within appropriate zoning
districts. The City will review and
amend the Zoning Ordinance if
necessary to be compliant with
Health and Safety Code Sections
17021.5 and 17021.6. Larger
farmworker housing projects may
be reviewed on a case-by-case
basis to ensure at least all of the
following criteria are appropriately
addressed:
• Hours of operation of
supportive services provided
on-site
• External lighting and noise
• Traffic abatement
• Compliance with county and
state health and safety
requirements for food,
medical, and other supportive
services provided on site.

December 2015 Completed Completed – remove. N/A
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 24
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-4.6.2 The City shall work with the
Madera County Housing Authority
to identify farmworker housing
that is in substandard condition
and seek means to improve such
conditions through active code
enforcement and housing
assistance programs.

Ongoing The Housing Authority of the City of Madera
receives Federal and State funding for the
HACM's Section 8, Public Housing,
Farmworker Housing, and Pomona Ranch
Migrant Housing Center. The HACM receives
annual allocations of Federal and State
housing funds. A portion of the HACM's
budget is allocated to maintenance thereby
addressing the health and safety needs of their
public housing units.

The City remains committed in partnering with
the Housing Authority of the City of Madera to
address the Public Housing needs of the
community. Staff will continue strategizing
with HACM staff during the 2024/2025 fiscal
year to discuss how to effectively address
public housing needs based off the HACM
Public Housing Annual Plan and identified
needs in the community.

Retain – set objective
and consolidate into
one program for
regional coordination
and one for special
needs housing.

C - 4,
D - 2,
D - 1
H-4.6.3 The City will work closely with
local agricultural employers and
the Madera County Housing
Authority to identify sites
appropriate for farmworker
housing and available funding
sources, through the State
Department of Housing and
Community Development and
United States Department of
Agriculture’s Rural Development
programs when necessary.

Ongoing The City continues to partner with the Housing
Authority of the City of Madera and regional
organizations to provide education, resources,
and technical assistance for farmworker
housing development.

Retain – set objective
and consolidate into
one program for
regional coordination
and one for special
needs housing.

C - 4,
D - 2,
D - 1
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 25
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-4.7.1 The City of Madera will provide fair
housing information on its website
as well as links to housing services
and resources, fair housing, and
consumer information on housing
choices. The City will make
available such information at local
service centers, City offices, the
Housing Authority office, the public
library, and other public facilities.

June 2016 Information is posted on the website. Continue – consolidate into one fair housing
outreach program.

F - 1
H-4.7.2 The City will continue to work with
local agencies to designate an
organization that will act as the
lead agency for fair housing issues
and formalize a system for
processing fair housing complaints
in Madera.
2016, Ongoing
Once
Established
Completed. Completed – remove. N/A
N/AH4.7.3The City’s Grants Administration
Division shall continue to update
its report on impediments to fair
housing per the State’s required
update schedule.

Every five years,
or as
appropriate
The City continues to embrace this policy and
update its report every five years as required.

Remove – standard
practice.

N/A
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 26
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-5.6.1 To ensure the improvement of
disadvantaged neighborhoods, the
City will continue its Neighborhood
Revitalization program, which is
designed to ensure the absence of
blight, nuisances, and to maintain
a clean environment for citizens.

Annually The City of Madera Neighborhood
Revitalization Department runs and oversees
various community-based programs that are
designed to promote better and stronger
public-law enforcement relations, strengthen
public safety, help improve student academic
performance, enhance the participation of
citizens in the city’s civic life, and improve the
overall quality of life in Madera. This includes
short-term and long-term programs such as
the Neighborhood Outreach , Adopt a School,
Anti-graffiti. Love Madera, Neighborhood
Watch and National Night Out programs.

During the planning period, the City has
invested in solar street lights within
neighborhoods where missing in
disadvantaged neighborhoods along with
sidewalk improvements. Two sworn officers
are assigned to a Homeless team. Added
additional bus routes were to serve lowincome communities where the majority of ridership reflects the most disenfranchised
population.

During the planning period, the City has
created the Safe & Clean team with the goal of
cleaning up homeless encampments and
illegal dumping.

Additional programs include the concrete
team that replaces sidewalks in low-income
neighborhoods ($500,000 in low-income
neighborhoods between 2022-2024), solar
street light program ($19 million towards 150
solar street lights in older neighborhoods),
and parking improvements in low-income
neighborhoods.

Continue – set
quantifiable objectives.

E - 1
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 27
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-5.7.1 The City shall encourage the
continuation of energy
conservation programs offered
through PG&E, when available,
including low interest financing of
energy conservation measures.

Ongoing In March 2024, the City authorized submission
of application for funding to the Energy
Efficiency and Conservation Block Grant
(EECBG) voucher program in the amount of
$124,630 toward technical assistance and
equipment rebate vouchers.

PG&E provides Low Income Home Energy
Assistance Program (LIHEAP).

The City posts information for local & Federal
resource assistance:
https://www.madera.gov/wpcontent/uploads/2016/05/Solar-Energy-inMadera.pdf This includes but is not limited to Property
Assessed Clean Energy Program (PACE).

Continue – set goal for
assistance and
consolidate into one
energy conservation
program.

C - 5
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 28
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-5.7.2 The City shall continue to
incorporate energy conservation
measures into housing
rehabilitation work, especially
insulation and weather stripping,
and shall continue to seek out and
utilize available funds for
weatherization and energy
conservation work in homes.

Ongoing
(subject to
availability of
funds)
CAPMC provides a weatherization program to
eligible households (as well as the Federally
funded Low-Income Energy Assistance
Program [LIHEAP) although LIHEAP funding
has been exhausted and is now closed.

Programs are also available through PG&E
and the CA Dept of Community Services and
Development.

While not directed strictly toward
weatherization or energy, City offers Owner
Occupied Rehabilitation Program to restore
homes in order to meet Uniform Building
Code and “safe, decent and sanitary”
standards. Loans based upon existing equity
in the form of second mortgage loan equal to
repairs needed. All loans become zero interest
deferred (30 years). Eligible to families within
income that does not exceed 80% of area
median income.

Continue – set goal for
assistance and
consolidate into one
energy conservation
program.

C - 5
H-6.1.1 An annual progress report will be
made at a public hearing to the
Planning Commission and City
Council on the status of housing
programs, recommended updates,
and availability of sites to meet
construction needs. The City shall
submit annual reports to the
California Department of Housing
and Community Development and
Governor’s Office of Planning and
Research.

By April
annually
Annual progress reports have been completed
and submitted annually.

Remove – this is
standard practice and
does not need to be a
Housing Element
program.

N/A
Review of Past Accomplishments ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 29
5th
Cycle
Action
Item Objective Time Frame Accomplishments
Continued
Appropriateness
6th Cycle
Program
Number
H-6.2.1 The City shall continue to publicize
its housing programs to residents
and provide information on
subsidized housing within the city.

The City shall use its website,
newsletter, and other forms of
media to provide information (e.g.,
affordable rental units, housing
rehabilitation programs, the Down
Payment Assistance Program,
resources for homeless) to
residents on affordable housing in
Madera as well as information on
fair housing services.

Provide website
updates biannually
beginning in
January 2016
Information is posted on the website. Continue – set goal for assistance and
education programs.

F - 1
City of Madera

HOUSING ELEMENT
6TH CYCLE

HOUSING NEEDS ASSESSMENT
Housing Needs Assessment ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 31
Housing Needs Assessment
The housing needs assessment discusses the varied needs of all segments of the community.

Components that dictate housing need are population trends, demographics, employment trends, household characteristics, housing stock characteristics, housing inventory and market conditions, and preservation of at-risk units. The assessment also analyzes the housing needs of various special needs groups including elderly persons, large households, female-headed households, persons with disabilities (including intellectual and developmental disabilities), homeless/unhoused persons, farmworkers, and extremely lowincome households. These components are presented within the context of the City, County, and other regional or neighboring areas as appropriate. The needs assessment guides the identification of appropriate goals, policies, and programs for the City to implement during the 2024–2032 Housing Element Cycle.

The needs assessment uses multiple data sources for analysis. Primary data sources include the 2020/2021 American Community Survey (ACS), the 2016-2020 Comprehensive Housing Affordability Strategy (CHAS) published by the US Department of Housing and Urban Development (HUD), and the 2020/2021 US Census. The CHAS provides information related to households with housing problems, including overpayment, overcrowding, and/or housing without complete kitchen facilities and plumbing systems. CHAS data is based on the 2016-2020 ACS data files but differs from the standard files by including a variety of housing need variables shown by HUD-defined income limits and HUD-specified household types. CHAS data uses the HUD area median income (HAMI), which does not differ from the area median income (AMI) used by the California Department of Housing and Community Development (HCD) except that the categories vary slightly from AMI income categories (shown below). Both HAMFI and AMI use the same median income from the metropolitan area, which for Madera is the Madera metropolitan district. Tables that use HAMFI instead of AMI are noted.1 Note that data from different sources and different years may have varying estimates for totals such as population or number of households.

Some of the data is broken down by income group. HCD uses five income categories to evaluate housing need based on the AMI for each metropolitan statistical area. The AMI is used for both funding and planning purposes. The categories and their corresponding percentages of the AMI are as follows:
▪ Extremely low-income households, 0% to 30% of the AMI ▪ Very low-income households, between 31% and 50% of the AMI ▪ Low-income households, between 51% and 80% of the AMI ▪ Moderate-income households, between 81% and 120% of the AMI ▪ Above moderate-income households, above 120% of the AMI Extremely low-, very low-, and low-income households may be grouped together for planning purposes and referred to as “lower-income households.” 1 Note that data from the different sources and different years may have varying estimates for totals such as population or number of households.

Housing Needs Assessment ▐
City of Madera Housing Element ▐ 6
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Projected Housing Needs
As required by California Government Code Section 65583, each jurisdiction must have land zoned to accommodate its fair share of the regional housing need. Each jurisdiction’s share of needs is known as the Regional Housing Needs Allocation (RHNA). HCD determines the needs for each region of the state. The Madera County Transportation Commission (MCTC) is the regional planning agency for the two incorporated cities (Madera and Chowchilla) and unincorporated County and is responsible for assigning each jurisdiction its share of the RHNA. The RHNA is broken down into the five income levels: extremely low, very low, low, moderate, and above moderate.

As determined by HCD, the RHNA for all of Madera County over the 2024-2032 planning period is 12,243 units. The City of Madera was assigned a RHNA of 5,910 total units, as shown in Table 3.

Table 3: City of Madera RHNA, 2024–2032
Income Group % of County AMI Units % of Units
Extremely Low1 0–30% 586 10%
Very Low 30–50% 586 10%
Low 50–80% 925 16%
Moderate 80–120% 1,071 18%
Above Moderate > 120% 2,742 46%
Total - 5,910 100%
Source: California Department of Housing and Community Development. (January 26, 2022) 1Pursuant to Assembly Bill 2634, local jurisdictions are also required to project the needs of extremely low-income households (0–30% of AMI). Fifty percent of the very low-income households are presumed to qualify as extremely low-income households.

Demographic Characteristics
Understanding the demographic characteristics and trends in a city is an important facet of planning for the needs of a community. This section summarizes the population size, age, and racial/ethnic composition of the City and region.

Population Trends
The City of Madera, one of two incorporated cities in Madera County, is located in the southwestern part of the County and is largely surrounded by unincorporated County. Table 4 displays the population trends for the City of Madera and surrounding areas in Madera County. The City of Madera has a population of 66,177 as reported by the 2020 US Census.

The County saw a 3.2 percent increase in population over the 2010–2020 time span. The City experienced a larger growth rate of 7.7 percent, about 4.741 people. This is twice the growth rate of the County as a whole and much higher than Chowchilla, which experienced a growth rate of only 2.9 percent.

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City of Madera Housing Element ▐ 6
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Additionally, according to the 2025 US Census. The County of Madera experienced a 4 percent population growth from 156,255 to 162,599 in the span of five years from 2020 to 2025. However, the City of Madera only saw a 0.4 percent population growth from a population of 66,157 in 2020 to 66,443 in 2025. Lastly Chowchilla saw a decrease in total population, the population went from 19,270 in 2020 down to 17,742 which is a 7.9 percent decrease.

Table 4: Regional Population Change, 2010– 2025
Jurisdiction 2000 2010
% Change
(2010 – 2020) 2020
% Change
(2020 – 2025) 2025
Madera County 123,109 151,408 3.2% 156,255 4.0% 162,599 Madera City 43,207 61,416 7.7% 66,157 0.4% 66,443
Chowchilla 14,005 18,720 2.9% 19,270 -7.9% 17,742
Source: US Census Bureau, Census (2010, 2020).

State of California Department of Finance (2020, 2025)
Table 5 provides the annual average population growth from 2000 through 2025. Between 2010 and 2020, Madera County experienced an average annual growth rate (AAGR) of approximately 0.3 percent per year. During the same ten-year period, the City of Madera saw slightly higher annual average growth at 0.7 percent (an increase of 4,159 residents), which was significantly less than the 2000–2010 span, where the City’s population estimate increased by 18,209, or approximately 3.6 percent annually on average. However the AAGR slowed down between 2020-2025, the City of Madera saw a 0.09 percent annual growth rate, while Madera county saw a slightly higher growth rate of 0.8 percent.

Table 5:

Regional
Annual Average
Population
Growth, 2000–
2025Jurisdiction
2000–2010 2010–2020 2020–2025
Population
Increase AAGR Population Increase AAGR Population Increase AAGR Madera City 18,209 3.6% 4,159 0.7% 286 0.09%
Madera County 28,299 2.1% 4,517 0.3% 6,344 0.8%
Source: San Joaquin Valley Regional Planning Agencies Policy Council Regional Data Set. (2022) State of California Department of Finance (2020, 2025)
Age Composition
The City of Madera’s current and future housing needs are determined in part by the age characteristics of its residents, as each age group typically has distinct housing needs and preferences. For instance, a higher proportion of young adults generally indicates a need for rental units and first-time homebuyer or first move-up opportunities, such as condominiums, townhomes, and smaller single-family homes. Middle-aged residents are usually at the peak of their earning power and typically occupy larger homes. Senior residents are generally homeowners who have resided in their single-family homes for an extended period of time Housing Needs Assessment ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 34
and may be in need of making home adaptation improvements to facilitate aging in place or transitioning to smaller living spaces and/or assisted living facilities.

Table 6 summarizes the population’s age distribution and percentage change from 2000 to 2020. From 2010 to 2020, the largest increases in population were in the age groups of 60–64 years (53.4 percent or 893 individuals) and 55–59 years (22.3 percent or 515 individuals). The largest decline was in the 15–19 year age group (8.9 percent) followed by the under 5 years age group (3.9 percent). Between the two time periods shown, only two age groups had a greater percentage increase from 2010–2020 compared to 2000–2010, those being the 5–9 and 60–64 age groups.

The growing and largest age groups in Madera are 25 to 54 years, which may represent a need for first-time homeownership opportunities and larger housing units.

Table 6: Population Age Distribution, City of Madera
Age Group 2000 2010 2020 Change 2000–2010 Change 2010–2020 Under 5 years 4,675 6,149 5,907 1,474 31.5% -242 -3.9%
5 to 9 years 4,817 5,345 6,472 528 11.0% 1,127 21.1%
10 to 14 years 3,577 5,821 6,094 2,244 62.7% 273 4.7%
15 to 19 years 3,760 5,611 5,114 1,851 49.2% -497 -8.9% 20 to 24 years 3,786 4,823 5,109 1,037 27.4% 286 5.9%
25 to 34 years 6,870 8,720 9,916 1,850 26.9% 1,196 13.7% 35 to 44 years 5,661 7,475 8,602 1,814 32.0% 1,127 15.1% 45 to 54 years 3,990 5,964 7,161 1,974 49.5% 1,197 20.1% 55 to 59 years 1,375 2,309 2,824 934 67.9% 515 22.3%
60 to 64 years 1,322 1,671 2,564 349 26.4% 893 53.4%
65 to 74 years 1,827 2,670 3,242 843 46.1% 572 21.4%
75 to 84 years 1,232 1,593 1,744 361 29.3% 151 9.5%
85 years and over 478 855 826 377 78.9% -29 -3.4%
Total 43,370 59,006 65,575 15,636 36.1% 6,569 11.1%
Source: US Census Bureau, Census 2000 DP1; American Community Survey 5-Year Data, 2010-2015, 2016–2020, Table DP05.

Figure 1 shows the age distribution of Madera and Madera County in 2020. The distribution is nearly identical between the two as the City has an approximately 41 percent share of the overall County population. The largest percentage of the population is the same in both the City and County (25–34 and 35–44 year age groups).

Housing Needs Assessment ▐
City of Madera Housing Element ▐ 6
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Figure 1: Regional Population by Age Distribution, 2020 Source: US Census Bureau, American Community Survey 1-Year Estimate 2020, Table B01001.

Race and Ethnicity
An understanding of the racial and ethnic trends in a region contributes to an analysis of housing demand. According to 2021 American Community Survey (ACS) data, Non-White populations in the City of Madera occupy multifamily units at a higher rate than White populations. Race and ethnicity characteristics also can be correlated with income levels.

Table 7 summarizes the racial and ethnic composition of Madera’s population in 2011 and 2021. As of 2021, 80 percent of Madera residents of any race were of Hispanic origin and 20 percent were Non-Hispanic. Of the Non-Hispanic population, 12.7 percent were White, and between 2011 and 2021 the White Non-Hispanic population decreased by 5 percent. No NonHispanic racial and ethnic group increased from 2011 to 2021. 9%
10%
9%
8% 8%
15%
13%
11%
4% 4%
5%
3%
1%
7% 7%
9%
8%
7%
13% 13%
11%
5%
6%
10%
4%
2%
0%
2%
4%
6%
8%
10%
12%
14%
16%
Under
5 years
5 to 9
years
10 to
14 years
15 to
19 years
20 to
24 years
25 to
34 years
35 to
44 years
45 to
54 years
55 to
59 years
60 to
64 years
65 to
74 years
75 to
84 years
85 years
and
over
Madera City Madera County
Housing Needs Assessment ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 36
Table 7: Racial and Ethnic Composition, City of Madera, 2011 - 2021 Racial/Ethnic Group
2011 2021
Number % Number %
Not Hispanic or Latino
White 10,719 17.8% 8,637 12.7%
Black or African American 1,631 2.7% 1,558 2.3%
American Indian & Alaska Native 234 0.4% 463 0.7%
Asian 1,547 2.6% 1,256 1.8%
Native Hawaiian & Pacific Islander 177 0.3% 92 0.1%
Some other race alone 91 0.2% - 0%
Two or more races 704 1.2% 1384 2.0%
Subtotal 15,103 25.1% 13,390 19.7%
Hispanic or Latino
White 37,585 62.4% 7,274 10.7%
Black or African American 173 0.3% - 0%
American Indian & Alaska Native 346 0.6% 517 0.8%
Asian 173 0.3% - 0.0%
Native Hawaiian & Pacific Islander - 0% - 0%
Some other race alone 5,918 9.8% 29,247 43.0%
Two or more races 923 1.5% 17,528 25.8%
Subtotal 45,118 74.9% 54,566 80.3%
Total 60,221 100% 67,956 100%
Source: US Census Bureau, American Community Survey 5-Year Data 2011 and 2021, Table B03002.

Figure 2 compares the racial and ethnic composition of the City of Madera to Madera County as a whole. The City is largely composed of Hispanic and White, Non-Hispanic populations.

The population composition of Madera and Madera County is similar with minimal differences. In the City of Madera, a larger proportion of the population is Hispanic or Latinx (80 percent) compared to the County (60 percent). The other notable difference is the proportion of the population that is White, Non-Hispanic, which represents 13 percent of the population compared to Madera County at 31 percent.

Housing Needs Assessment ▐
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Figure 2: Regional Racial/Ethnic Composition, 2021
Source: US Census Bureau, American Community Survey 1-Year Data, 2021, Table B03002.

Employment Trends
Employment trends in a region also influence housing needs. The quality and/or pay of available employment can determine the need for various types and prices.

Table 8 shows the labor force and employment trends in the City of Madera in 2010, 2015, and 2020. The labor force increased by over 4,000 between 2010 and 2020; the population not in the labor force also increased over this time period. However, the population not in the labor force decreased from 2015 to 2020 by just under 1,000 people. The unemployment rate decreased from 12.6 percent to 10.6 percent between 2010 and 2020 and, according to Local Area Unemployment Statistics, it decreased from 17.6 percent in 2010 to 9.9 percent in 2020. In 2020, the unemployment rate for the City of Madera at 9.9 percent was nearly identical to the County’s unemployment rate of 9.6 percent, according to the 2020 Census.

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City of Madera Housing Element ▐ 6
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Table 8: Employment Trends, City of Madera, 2010–2020
Year In Labor
Force
Not in Labor
Force Employed Unemployed Unemployment Rate
2010 24,346 15,978 21,267 3,079 12.6% 17.6%*
2015 25,811 18,275 24,129 1,669 6.5% 10.2%*
2020 28,795 17,494 25,692 3,061 10.6% 9.9%*
Source: US Census Bureau, American Community Survey 5-Year Data 2010, 2015, and 2020, Table DP03. *Source: CA Employment Development Department, Local Area Unemployment Statistics program.

The Madera Metropolitan Statistical Area (MSA was ranked first nationally as the best place for manufacturing jobs in a report published by Newgeography.com. The report highlights a remarkable 59.8 percent growth rate in manufacturing jobs from 2009 to 2014. Furthermore, Madera was the only City in the central valley included on Forbes’ list of the Best Small Places for Business and Careers under its Job Growth Ranking. These indicators of economic vitality suggest a growing demand for workforce housing, particularly for households employed in manufacturing and related sectors. As employment opportunities continue to expand, the City of Madera will ensure that its housing stock is responsive to the needs of a diversifying labor force, providing a various range of housing types, affordability levels, and proximity to employment centers.

Figure 3 displays the employment share by industry in the City of Madera and Madera County. The employment by industry breakdown when compared between the City and County are largely similar but have a few nominal differences. The City has a slightly larger percentage of workers employed in the Agriculture and Natural Resources and Information sectors than in Madera County. The City and County share a similar or identical percentage of workers employed in several other service sectors.

Housing Needs Assessment ▐
City of Madera Housing Element ▐ 6
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Figure 3: Regional Employment by Industry, 2021
Source: US Census Bureau, American Community Survey 1-Year Data, 2021, Table C24030.

Figure 4 displays the regional employment by occupation for the City of Madera and Madera County. As with regional employment by industry, the makeup of employment by occupation is similar across the City and County. The largest percentage difference in employment is in natural resources, construction, and maintenance occupation (28 percent for the City versus the County at 22 percent) and the management, business, science and arts occupation categories (20 percent for the City and 26 percent for the County).

Housing Needs Assessment ▐
City of Madera Housing Element ▐ 6
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Figure 4: Regional Employment by Occupation, 2021
Source: US Census Bureau, American Community Survey 5-Year Estimates, 2016-2020, Table C24050.

The major employers are listed below in Table 9, many of which are concentrated in the public sector, including the local school district, City of Madera, and other government institutions. The prevalence of these positions such as teachers, healthcare workers and government workers indicate the need for middle income, workforce housing. This employment profile indicates a need for housing that is affordable to below moderateincome households. 20% 26%
18%
18%
19%
20%
28%
22%
15% 14%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
City of Madera Madera County
Production, Transportation, And Material Moving Occupations:

Natural Resources, Construction, And Maintenance Occupations Sales And Office Occupations
Service Occupations
Management, Business, Science, And Arts Occupations
Housing Needs Assessment ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 41
Table 9: Major Employers
Employers Employer Size
Madera Unified School District 2,013 Employees
Madera County 1,896 Employees
Madera Community Hospital 500-1,999 Employees
Walmart 350 Employees
City of Madera 333 Employees
Ardagh Group 250-499 Employees
San Joaquin Wine Co 250-499 Employees
Baltimore Aircoil Co 250-499 Employees
Camarena Health Care 249 Employees
Community Action Partnership 235 Employees
US Government 200 Employees
Vallarta Grocery Store 200 Employees
JBT Food Tech 165 Employees
EVAPCO Inc. 100-249 Employees
Lowes 100-249 Employees
Span Construction 100-249 Employees
Madera Rehab Center 100-249 Employees
Georgia Pacific 100-249 Employees
Sealed Air 100 Employees
Oldcastle Enclosure Solutions 50-99 Employees
Nutra Blend 50-99 Employees
Source: City of Madera, State of California, Employment Development Department, 2025 Other major employers not listed above, but recognized by their significant impact on the local economy include: Midland Tractor, Medera Toyota/Chevrolet, Madera Ford, Gil Chrysler Dodge/Jeep/Ram, Deerpoint, TranPak, Purl’s Sheet Metal, California Custom Processing, Florestone Products, The Almond Company, the Madera Airport, Loves Travel Center, Marshalls, Ross Clothing, Save Mart, Madera Community College, and Miles Chemical.

Together these businesses and institutions play a critical role in generating employment, supporting supply chain and driving commercial activity across the region.

Figure 5 compares the percentage of County and City of Madera households with income levels similar to the income ranges provided by HCD Income Limits. The above moderateincome category has the largest percentage of the population, while the very low-income category has the smallest population. The size of the extremely low-income population is similar to the size of the moderate-income population. The comparison of the population distribution to the County AMI shows that Madera residents have generally comparable incomes to the region as a whole. The City has a notably smaller above moderate-income Housing Needs Assessment ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 42
population and a larger very low- and extremely low-income households than the County.

Madera’s median income may be affected by a sizeable elderly population with fixed incomes, and a large proportion of agricultural workers.

Figure 5: Households per Income Level, 2022
Source: 2021 US Census ACS Table B19009.

Madera County has a median household income of $61,924 (2016-2020 ACS). Most households in the County have an income that is lower than the state median income of $87,000. Households near the northern County boundary tend to have lower incomes (less than $55,000 per year). Generally, households in the urban core of cities have lower incomes than rural or suburban areas.

The City of Madera has a lower median household income than the County and the state. In 2020, the City of Madera had a median household income of $49,335. The central areas of the City, closest to Highway 99, have the lowest median household income, with a median household income of below $30,000. The eastern and southern areas of the City have the highest median household income, between $87,100 and $125,000.

Rental price data provided by Zillow shown in Figure 10 indicates that there are a significant amount of rental units in the $2,000 to $3,000 range. Assuming these rental prices would be affordable to those with an income of $80,000 to $120,000. This indicates that the available rental housing in the City is primarily affordable to those with wages in the moderate or above moderate income ranges.

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City of Madera Housing Element ▐ 6
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Figure 6: Regional Rental Price on Zillow, 2025
Source: Zillow Rental Price range, August 2025.

The City is including a number of programs to increase housing types and opportunities for low-income households in higher resource areas of the City. These efforts go beyond the sites that are included in the RHNA Site List and help improve housing choice and mobility by providing opportunities to increase the number and type of dwelling units in lowerdensity residential zones.

Per Program A - 1, the City will rezone three areas of the City to R3, as well as increasing the maximum density of the R2 and R3 zones to 20 du/ac and 50 du/ac respectively, which will create ample opportunity for high-density residential development throughout the City. The City is also including Program A - 5 to incentivize and promote ADU development to increase opportunities for lower-income households in lower-density, higher-opportunity areas of the City. This includes a recently adopted (February 2025) affordable bonus ADU program for both single and multifamily lots that goes beyond state law to allow additional affordable and market rate units. It also includes adopting a set of preapproved plans and providing promotional and educational materials regarding building ADUs in the City.

The City is also including Program E - 3 continue to implement and develop programs and strategies to create place-based improvements in areas of the City with lower incomes and greater need. Improvements include park enhancements, pedestrian enhancements, bike lane construction, accessibility (compliant with the ADA) improvements, transit improvements, and water and sewer infrastructure improvements.

Household Characteristics
This section describes Madera’s household characteristics, including data on the number of households, household size, and household income. The US Census Bureau defines a household as all persons living in a single housing unit, whether or not they are related. A household can be one person, a single family, multiple families, or any group of related or unrelated persons. The US Census Bureau defines a family as related persons living within a single housing unit.

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City of Madera Housing Element ▐ 6
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As shown in Table 10, the number of households in the City of Madera increased by 33.1 percent between 2000 and 2010, which is about twice the amount of growth Madera County saw during the same time period (16.7 percent). Between 2010 and 2020, the City’s household growth was also twice the amount (10.4 percent) than the County and the state, at 5.4 percent and 5.7 percent, respectively. In 2020, the US Census Bureau reported 17,598 households in the City of Madera.

Table 10: Regional Number of Households, 2000–2020
Area 2000 2010 2020 % Change 2000–
2010
% Change 2010–
2020
Madera City 11,978 15,938 17,598 33.1% 10.4%
Madera County 36,155 42,189 44,479 16.7% 5.4%
California 11,502,870 12,392,852 13,103,114 7.7% 5.7%
Source: US Census Bureau, Decennial Census 2000, Table DP1; American Community Survey 5-Year Data 2010 and 2020, Table S1101.

The average number of persons per household in the City was 3.68 in 2020, which is a slight decrease from 3.70 in 2010. The County and state both saw a slight increase in household size since 2010. As shown in Table 11, the average number of persons per household in Madera is higher than both the Countywide average (3.32) and the statewide average (2.94).

A larger household size may indicate a need for larger housing units with more bedrooms. It may also suggest a need for more affordable units to alleviate the pressure for individuals to cohabitate primarily because of high housing costs. These issues are further analyzed in the Overpayment and Overcrowding section of the needs assessment.

Table 11: Regional Average Household Size, 2010–2020
Area 2010 2015 2020
Madera City 3.70 3.73 3.68
Madera County 3.30 3.35 3.32
California 2.89 2.96 2.94
Source: US Census Bureau, Decennial Census 2000, Table DP1 SF2; American Community Survey 5-Year Data 2010 and 2020, Table S1101.

Figure 7 shows the household size distribution in the City of Madera and Madera County.

The distribution is similar between the City and County. Madera has a slightly higher proportion of 4-person and 3-person households than the County and fewer 2- and 1-person households.

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Figure 7: Regional Household by Size, 2021
Source: US Census Bureau, American Community Survey 1-Year Estimates, 2021, Table B25009.

Table 12 shows trends in household size from 2010 through 2020. The largest increase has been in 6-person households. In 2010 and 2015, 6-person households made up about 6.5 percent and 7.4 percent, respectively, of all households and as of 2020 comprised over 8.9 percent of total households. This represents a 53 percent increase in 6-person households over the 10-year period. During the same period of time, Madera County saw a 3 percent decrease in 6-person households. Households with three persons increased 17 percent from 2010 to 2020. In the same time frame, 1-person households was the only household size that decreased (11 percent).
19% 20%
27% 30%
17%
16%
20% 17%
9% 9%
5% 4%
3%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Madera Madera County
1-person household 2-person household
3-person household 4-person household
5-person household 6-person household
7-or-more person household
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Table 12: Household Size, City of Madera, 2010–2020
Household Size
2010 2015 2020 2010–
2020
Units % of
Total Units % of Total Units % of Total
%
Change
1-Person Household 2,814 17.7% 3,022 18.0% 2,494 14.2% -11% 2-Person Household 3,298 20.8% 3,476 20.7% 3,683 20.9% 12% 3-Person Household 2,742 17.3% 2,430 14.5% 3,218 18.3% 17% 4-Person Household 2,899 18.3% 3,480 20.7% 3,135 17.8% 8% 5-Person Household 2,003 12.6% 2,391 14.2% 2,321 13.2% 16% 6-Person Household 1,027 6.5% 1,250 7.4% 1,567 8.9% 46% 7-or-More Person
Household 1,074 6.8% 742 4.4% 1,180 6.7% 10%
Total 15,857 100% 16,791 100% 17,598 100% 11%
Source: US Census Bureau, American Community Survey 5-Year Estimates, 2006–2010, 2011–2015, 2016–2020, Table B25009.

The decrease in 1-person and 4-person households from 2010-2020 may partially be attributed to Madera’s average family size marginally decreasing from 4.12 in 2010 to 4.01 in 2020 despite an increase in 5-person and 6-person households (see Table 12 and Table 13).

This contrasts with the County’s increase in average family size from 3.65 to 3.70 over the same period. This correlates with Table 6, which shows that the 15–19-year age group decreased 8.9 percent and the 20–24 year age group increased by 5.9 percent between 2010 and 2020. This data may indicate that as families grow, the children are leaving the City, possibly to pursue higher education.

Table 13: Regional Family Household Characteristics, 2010–2020 Area 2010 2015 2020 Change 2010–2020
City of Madera
Families as % of All Households 78.8% 79.6% 81.1% 2.3%
Average Family Size 4.12 4.16 4.01 -0.11
Madera County
Families as % of All Households 82.2% 78.7% 78.6% -3.6% Average Family Size 3.65 3.66 3.70 0.05
Source: US Census Bureau, American Community Survey 5-Year Data, 2016–2020, 2011–2015, and 2006–2010, Table S1101.

Table 14 displays household size by tenure in both the City and County of Madera. Just over 56 percent of housing units are owner-occupied citywide. When looking at tenure by household size, 5-person and more households have a lower homeownership rate than other household sizes. Finding a home large enough to accommodate three or more persons may make it more challenging to finance a home and as shown in Table 19 there are significantly less inventory of units to support more than 4-person households.

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Table 14: Regional Household Size by Tenure, 2020
Persons
/
Household
Owner Occupied Renter Occupied Total
Madera City Madera County Madera City Madera
County Madera City Madera County
1 1,301 7.4% 4,875 11.0% 1,193 6.8% 2,513 5.6% 2,494 14.2% 7,388 16.6% 2 2,185 12.4% 10,550 23.7% 1,498 8.5% 2,889 6.5% 3,683 20.9% 13,439 30.2% 3 1,715 9.7% 4,186 9.4% 1,503 8.5% 2,447 5.5% 3,218 18.3% 6,633 14.9% 4 1,587 9.0% 4,492 10.1% 1,548 8.8% 2,671 6.0% 3,135 17.8% 7,163 16.1% 5 1,055 6.0% 2,583 5.8% 1,266 7.2% 2,176 4.9% 2,321 13.2% 4,759 10.7% 6 534 3.0% 1,126 2.5% 1,033 5.9% 1,510 3.4% 1,567 8.9% 2,636 5.9% 7+ 532 3.0% 1,458 3.3% 648 3.7% 1,003 2.3% 1,180 6.7% 2,461 5.5% Total 8,909 50.6% 29,270 65.8% 8,689 49.4% 15,209 34.2% 17,598 100% 44,479 100% Source: US Census Bureau, American Community Survey 5-Year Data, 2016-2020, Table B25009.

The median household income for the City in 2022 was $67,454, which is a 14 percent less than the median income for Madera County ($76,920). In the City, the median income for owner-occupied households ($91,949) was about $51,495 more than the median income for renter-occupied households ($40,454). Madera County has slightly more of an income disparity between owners and renters, with owner-occupied households earning about $55,131 more than renter-occupied households.

Table 15: Median Household Income by Tenure, 2022
Jurisdiction Median Income
City of Madera $67,454
Owner-Occupied Households, City $91,949
Renter-Occupied Households, City $40,454
Madera County $76,920
Owner-Occupied Households, County $97,791
Renter-Occupied Households, County $42,660
Source: US Census Bureau, American Community Survey 1-Year Data, 2022, Table B25119.

The State of California uses five income categories to determine eligibility for housing programs. Table 16 shows the state-defined income ranges for each affordability category based on the Madera County AMI of $83,800 for a household of four.

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Table 16: Income Range by Affordability Level Based on County AMI, 2023 Affordability Category % of County Median Income Range
Extremely Low Income < 30% ≤ $30,000
Very Low Income 31%–50% >$30,001–$41,250
Low Income 51%–80% >$41,251–$65,950
Moderate Income 81%–120% >$65,951 –$100,550
Above Moderate Income > 121% > $100,550
Source: California Department of Housing and Community Development, Revised State Income Limits for 2023, June 6, 2023.

Table 17 provides a breakdown of income level by tenure in the City and County of Madera, using the 2016–2020 Comprehensive Housing Affordability Strategy (CHAS) data.

Approximately 49 percent of households in Madera are renter-occupied, compared to 34 percent of households in the County. Also, about 35.4 percent of households are above the US Department of Housing and Urban Development (HUD) area median family income (HAMFI), which is much less to the County’s 46.3 percent.

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Table 17: Regional Household Income Level by Tenure, 2020 Income Level
Owner
Occupied %
Renter
Occupied % Total %
City of Madera
Less than or equal to 30% of
HAMFI1
530 5.9% 2,310 26.6% 2,840 16.1%
Greater than 30% but less than
or equal to 50% of HAMFI
1,175 13.2% 2,060 23.7% 3,235 18.4%
Greater than 50% but less than
or equal to 80% of HAMFI
1,390 15.6% 2,045 23.5% 3,435 19.5%
Greater than 80% but less than
or equal to 100% of HAMFI
730 8.2% 1,120 12.9% 1,850 10.5%
Greater than 100% of HAMFI 5,085 57.1% 1,150 13.2% 6,235 35.4% Total2 8,910 50.6% 8,690 49.4% 17,600 100%
Madera County
Less than or equal to 30% of
HAMFI1
1,985 6.8% 3,455 22.7% 5,440 12.2%
Greater than 30% but less than
or equal to 50% of HAMFI
2,705 9.2% 3,185 20.9% 5,890 13.2%
Greater than 50% but less than
or equal to 80% of HAMFI
4,510 15.4% 3,630 23.9% 8,140 18.3%
Greater than 80% but less than
or equal to 100% of HAMFI
2,670 9.1% 1,760 11.6% 4,430 10.0%
Greater than 100% of HAMFI 17,405 59.5% 3,180 20.9% 20,585 46.3% Total2 29,275 65.8% 15,210 34.2% 44,485 100%
Source: US Department of Housing and Urban Development, Comprehensive Housing Affordability Strategy American Community Survey tabulation, 2016–2020.
1 HUD area median family income (HAMFI).
2 Data presented in this table are based on special tabulations from sample Census data. The number of households in each category usually deviates slightly from the 100 percent total due to the need to extrapolate sample data out to total households. Interpretations of these data should focus on the proportion of households in need of assistance rather than on precise numbers.

Housing Stock Characteristics
This section discusses the housing stock in Madera, including change in housing units, unit size, unit type, age of housing stock, overpayment and overcrowding rates, and housing age and conditions. By analyzing past and current housing trends in the housing stock, future housing needs can be assessed.

Table 18 summarizes the number of housing units in the City and County from 2000 to 2020.

In 2000, the City of Madera had 12,521 housing units. By 2010, the number of housing units had increased to 17,598, a 40.5 percent increase. Between 2010 and 2020, the City is estimated to have gained approximately 1,115 more units (6.3 percent). In 2020, the Census reported 18,713 housing units in the City, which comprised nearly 37.1 percent of the Housing Needs Assessment ▐
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County’s housing units. Madera’s share of the County’s housing units increased from 2000 to 2020, suggesting that housing unit production in the City is outpacing the production in the County.

Table 18: Regional Housing Units, 2000–2020
Year
City of
Madera % Change
Madera
County % Change
Madera as %
of County
2000 12,521 - 40,387 - 31.0%
2010 17,598 40.5% 49,156 21.7% 35.8%
2020 18,713 6.3% 50,480 2.7% 37.1%
Source: US Census Bureau, Decennial Census 2000, Table H001 SF1, American Community Survey 5-Year Estimates 2016– 2020, Table B25001.

Table 19 summarizes the distribution of unit size by tenure in 2020. The most common unit size for renter-occupied units was 3-bedroom units, followed by 2-bedroom units. The most common size for owner-occupied units was 3-bedroom units, followed by 4-bedroom units.

Owner-occupied units tend to be larger than renter-occupied units.

Table 19: Unit Size by Tenure, City of Madera, 2020
Unit Size
Owner-Occupied Renter-Occupied
Total Occupied Housing
Units
Units % Units % Units %
No bedroom/Studio 85 1.0% 608 7.0% 693 3.9%
1 bedroom 35 0.4% 926 10.7% 961 5.5%
2 bedrooms 829 9.3% 2,786 32.1% 3,615 20.5%
3 bedrooms 4,551 51.1% 3,000 34.5% 7,551 42.9%
4 bedrooms 2,991 33.6% 1,339 15.4% 4,330 24.6%
5 or more bedrooms 418 4.7% 30 0.3% 448 2.5%
Total 8,909 50.6% 8,689 49.4% 17,598 100%
Source: US Census Bureau, American Community Survey 5-Year Data, 2016-2020, Table B25042.

Table 20 summarizes the regional housing inventory by building type from 2010 to 2020. In 2020, single-family detached units comprised the largest percentage of the City’s housing stock, approximately 74.1 percent, with 13,861 units. Multifamily housing made up 22.9 percent with 4,291 units. Compared to Madera County, the City has a smaller percentage of the housing stock in the form of single-family detached housing units, by 7 percent. Singlefamily detached homes make up 80.7 percent of the County’s housing and multifamily housing accounts for 11.2 percent. Between 2010 and 2020, the distribution of building types has largely remained consistent for both the City and County.

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Table 20: Regional Housing Inventory by Unit Type, 2010–2020 Building Type
2010 2020
Units % Units %
City of Madera
Single-Family Home: Detached 12,609 72.1% 13,861 74.1%
Single-Family Home: Attached1 334 1.9% 350 1.9%
Multifamily2 4,192 24.0% 4,291 22.9%
Mobile Homes 347 2.0% 211 1.1%
Total 17,482 100% 18,713 100%
Madera County
Single-Family Home: Detached 40,633 82.9% 40,658 80.7%
Single-Family Home: Attached1 314 0.6% 817 1.6%
Multifamily2 5,977 12.2% 5,653 11.2%
Mobile Homes 2,083 4.3% 3,240 6.4%
Total 49,007 100% 50,368 100%
Source: US Census Bureau, American Community Survey 5-Year Estimates, 2006-2010 and 2016-2020, Table B25024. 1 “Single-Family Home: Attached” is defined as a one-unit structure attached to another unit by a common wall; they are commonly referred to as a townhouse, half-plex, or row house. The shared wall or walls extend from the foundation to the roof with adjoining units to form a property line. Each unit has individual heating and plumbing systems. 2 “Multifamily” refers to a structure containing two or more units and not classified as a “Single-Family Home: Attached” structure. The units in the structure share attic space and heating and plumbing systems.

Table 21 displays the US Census Bureau’s estimates of the number of occupied housing units by building type and tenure in the City of Madera in 2020. Madera’s housing stock is composed mostly of owner-occupied detached single-family (48.8 percent) followed by renter-occupied detached single-family (25.6 percent). Additionally, 50.6 percent of all units are owner occupied, of which only 0.1 percent were multifamily housing.

Diversifying Madera’s housing stock to include more multifamily housing in both rental and ownership forms have the potential to provide more affordable and diverse housing options, given the construction efficiencies of the multifamily building type. Multifamily housing can also be beneficial for seniors, people with disabilities, and those who prefer less home maintenance or do not need the yard space characteristic of single-family properties.

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Table 21: Housing Building Type by Tenure, City of Madera, 2020 Building Type
Owner
Occupied
% of Total
Units
Renter
Occupied
% of Total
Units
Total
Units
Detached Single-Family
Homes
8,595 48.8% 4,501 25.6% 13,096
Attached Single-Family
Homes
109 0.6% 241 1.4% 350
Multifamily Housing 19 0.1% 3,922 22.3% 3,941
Mobile Homes 186 1.1% 25 0.1% 211
Total 8,909 50.6% 8,689 49.4% 17,598
Source: US Census Bureau, American Community Survey 5-Year Estimates, 2016-2020, Table B25032.

Housing Age and Condition
Housing is considered substandard when conditions are found to be below the minimum standard of living as defined in the California Health and Safety Code. Substandard housing units include those in need of repair and/or replacement. Households living in substandard conditions are considered to be in need of housing assistance, due to threats to health and safety, even if they are not seeking alternative housing arrangements.

A household is considered substandard, or to have a housing problem, if it has one or more of the four following housing problems:
▪ Housing unit lacks complete kitchen facilities.
▪ Housing unit lacks complete plumbing facilities.
▪ Housing unit is overcrowded.
▪ Household is cost burdened.

In addition to structural deficiencies and standards, the lack of infrastructure and utilities often serves as an indicator for substandard conditions. Table 22 summarizes the number of units lacking plumbing or complete kitchen facilities. According to the 2016-2020 ACS 5-year estimates, 41 occupied units in Madera lacked complete plumbing facilities, all of which were renter-occupied. A total of 93 units lacked complete kitchen facilities. Of those, 16 were owner-occupied and 77 were renter-occupied. It should be noted that there is potential for overlap in the number of substandard housing units, as some units may lack both complete plumbing and kitchen facilities.

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Table 22: Units Lacking Plumbing or Complete Kitchen Facilities, 2016-2020 Units Owner
Occupied
% of
Total
Units
Renter
Occupied
% of
Total
Units
Total
Units
% of
Total
Units
Lacking Complete
Plumbing Facilities 0 0.0% 41 0.2% 41 0.2%
Lacking Complete
Kitchen Facilities 16 0.1% 77 0.4% 93 0.5%
Source: US Census Bureau, American Community Survey 5-Year Estimates, 2016-2020, Tables B25049 and B25053.

Based upon the substandard housing notices of violation over the past 4 years, the City has estimated that there are approximately 138 substandard housing units.

The age of a housing unit is often an indicator of housing conditions. In general, housing that is 30 years old or older may need repairs based on the useful life of materials. Housing over 50 years old is considered aged and is more likely to need major repairs. Many federal and state programs use age of housing as one factor to determine housing needs and the availability of funds for housing and community development.

Table 23 summarizes the age of the City’s housing stock by tenure in 2022. Approximately 60 percent of all housing units in the City were built prior to 1999, with 33 percent of all housing units being built between 2000 to 2009. The City saw 74 percent of all of its housing built between 1960 and 2009 (a period of 49 years). The City has seen a smaller percentage of housing built in the last 13 years (950 owner-occupied units and 321 rental units). These numbers show that for-sale housing needs have outweighed the rental needs in Madera since 2010; however, 2,008 rental units were built in the prior decade (2000–2009).

Table 23: Year Housing Built, City of Madera
Year Built Owner Occupied Renter Occupied Total Units
Built 2020 or later 125 0.8% 0 0% 125 0.8%
Built 2010 to 2019 825 5.0% 321 2.0% 1146 7.0%
Built 2000 to 2009 3,423 20.9% 2,008 12.3% 5431 33.2%
Built 1990 to 1999 845 5.2% 365 2.2% 1210 7.4%
Built 1980 to 1989 503 3.1% 182 1.1% 685 4.2%
Built 1970 to 1979 1,629 10.0% 2,269 13.9% 3898 23.8%
Built 1960 to 1969 685 4.2% 297 1.8% 982 6.0%
Built 1950 to 1959 496 3.0% 338 2.1% 834 5.1%
Built 1940 to 1949 540 3.3% 631 3.9% 1171 7.2%
Built 1939 or earlier 213 1.3% 657 4.0% 870 5.3%
Total 9,284 56.8% 7,068 43.2% 16,352 100%
Source: US Census Bureau, American Community Survey 1-Year Estimates, 2022, Table B25036.

Housing tenure by date of occupancy is listed in Table 24, which shows when households moved into their housing unit. About 21 percent of owner-occupied households moved into Housing Needs Assessment ▐
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their residence in 2000 to 2009, while 23 percent of renters moved into their residence in 2010 to 2017, which are the highest percentage by period for both household type.

Table 24: Housing Tenure by Date of Occupancy, City of Madera Move In Year Owner
Occupied
% of
Units
Renter
Occupied
% of
Units Total % of Units
Moved in 2021 or later 402 2.5% 1,017 6.2% 1,419 8.7%
Moved in 2018 to 2020 1,364 8.3% 1,967 12.0% 3,331 20.4% Moved in 2010 to 2017 1,901 11.6% 3,863 23.6% 5,764 35.2% Moved in 2000 to 2009 3,414 20.9% 189 1.2% 3,603 22.0%
Moved in 1990 to 1999 1,153 7.1% 32 0.2% 1,185 7.2%
Moved in 1989 or earlier 1,050 6.4% - 0% 1,050 6.4%
Total 9,284 56.8% 7,068 43.2% 16,352 100%
Source: US Census Bureau, American Community Survey 1-Year Estimates, 2022, Table B25038.

Median Home Sale Prices
Figure 8 shows the change in home prices in the City of Madera and Madera County from January 2016 to July 2023. While the City and County follow the same general trend over time, Madera home prices are slightly lower than the County. The median sales prices for new and resale homes in the City have steadily increased during this time, with a minor plateau and decrease in mid-2022. The median home price in July 2023 was $382,462, which was 2.6 percent ($10,372) lower than the County median of $392,834.

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Figure 8: Regional Home Prices Over Time, 2016–2023
Source: Zillow Home Value Index (ZHVI), August 2023.

Home values in the City decreased by 3.2 percent between July 2022 and July 2023, from $532,236 to $515,403, as shown in Table 25. In July 2023, the Zillow home value index in Madera County was $540,931, which represented a 4.4 percent decrease since July 2022, a similar rate to the City. In July 2023, the home values in Madera County were 4.9 percent higher than those in Madera. Since a household can typically qualify to purchase a home that is 2.5 to 3.0 times the annual income of that household, the City’s median income of about $49,358 implies that the median sales price should be between $123,395 and $148,074. 2 The home value index of approximately $394,746 indicates a high potential for housing cost burden in the City.
2 Assumes 10% down payment; 5.00% mortgage interest rate; taxes, insurance, PMI and HOA account for 35% of housing costs; and uses 2024 Housing Authority of the City of Madera utility allowances. $-
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
$350,000
$400,000
$450,000
2016-01 2016-11 2017-09 2018-07 2019-05 2020-03 2021-01 2021-11 2022-09 2023-07 Madera Madera County
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Table 25: Zillow Home Value Index, Neighboring Jurisdictions Jurisdiction July 2022 July 2023 % Change
City of Madera $532,236 $515,403 -3.2%
Chowchilla $586,361 $555,419 -5.3%
Oakhurst $590,669 $558,175 -5.5%
Raymond $722,312 $623,719 -13.6%
Bass Lake $1,278,947 $1,180,662 -7.7%
Madera County $565,957 $540,931 -4.4%
Source: Zillow Housing Market Data, 2023.

Rental Prices
Table 26 and Figure 9 show median home rental prices in the City of Madera and Madera County from 2011 to 2023. In 2023, the median rental price in Madera was $1,362. This is a 44 percent increase from the 10-year low of $949 in 2015. The City has seen a steady increase in rental prices since 2015, with the exception being around 2018. It should be noted that these median rental prices do not fully capture the housing market effects of the global COVID-19 pandemic. One of the economic impacts seen in California during the COVID-19 pandemic was a rapid increase in home prices, potentially caused by a rapid increase in remote work and higher demand for housing in suburban settings such as Madera. As a result, rental values in the years following the onset of the pandemic are significantly higher and continue to rise through 2023.

Table 26: Regional Median Monthly Rent, 2011–2021
Jurisdiction 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 Madera $983 $1,013 $984 $980 $949 $981 $1,048 $998 $1,196 $1,137 $1,086 $1,292 $1,362 Madera
County
$911 $970 $980 $1,010 $1,003 $1,036 $1,091 $1,050 $1,182 $1,153 $1,168 $1,341 $1,425 Source: US Census Bureau, American Community Survey 5-Year Estimates, Table B25105.

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Figure 9: Regional Median Rental Prices, 2011–2021
Source: US Census Bureau, American Community Survey 5-Year Estimates, Table B25105.

US Census Bureau data and retail listing platforms such as apartments.com and Zillow may result in different median monthly rent and housing cost as they capture different dimensions of the housing market. Census data provides a comprehensive overview of the entire housing stock and contract rents reported by occupants, whereas Apartments.com and Zillow are limited to the current online listings.

Rental price data provided by Zillow shown in Figure 10 indicates that there are a significant amount of rental units in the $2,000 to $3,000 range. Assuming these rental prices would be affordable to those with an income of $80,000 to $120,000. This indicates that the available rental housing in the City is primarily affordable to those with wages in the moderate or above moderate income ranges.

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Figure 10: Regional Rental Price on Zillow, 2025
Source: Zillow Rental Price range, August 2025.

Figure 11 illustrates regional rental prices in Madera based on Apartments.com data. The figure compares quarterly rental averages for 2024 and 2025, demonstrating modest increase throughout the year. According to the chart, average rent in 2025 is slightly higher than in the previous year, averaging $1,046, in comparison to the average of $1,025 in 2024. Based on the standard that a household should spend 30 percent or less on housing costs, a household would need to earn around $3,500 per month, or about $42,000 annually to afford the average rent in Madera without being cost burdened. This translates to $20 hourly wage, this indicates that the available rental housing in the City is primarily affordable to those with wages in the low-income range and above.

Figure 11: Regional Rental Price on Apartments.com, 2025 Source: Apartments.com Home Market Trend Over Time, August 2025.

Table 27 displays the affordable and fair market rents for low-income households in the Madera HUD Fair Market Rent Area, which includes Madera County. Fair market rents are estimates of what a person moving today can expect to pay in gross rent (cost of shelter plus utilities) for a modestly priced rental home in a given area. The kind of home that can be Housing Needs Assessment ▐
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rented for the fair market rent is in decent condition, but it is not luxury housing. The methodology used to calculate hourly wage and annual salary required to afford the fair market rents without spending greater than 30 percent of income on housing is provided by the National Low Income Housing Coalition.

Table 27: Fair Market Rent by Unit Size and Requisite Salary for Affordability, 2024 Unit Size Average Fair Market Rent1
Annual Salary Required to
Afford2
Studio $1,083 $43,320
One Bedroom $1,090 $43,600
Two Bedroom $1,432 $57,280
Three Bedroom $1,998 $79,920
Four Bedroom $2,208 $88,320
1 HUD FY 2023 Fair Market Rent Documentation System for Madera, CA HUD Metro Fair Market Rent Area. 2 Multiply the fair market rent by 12 to get yearly rental cost. Then divide by .3 to determine the total annual income needed to afford the fair market rent without spending more than 30 percent of income on housing.

Vacancy Rates
Vacancy rates are indicators of housing supply and demand that reflect the degree of housing choice that is available. Higher vacancy rates can induce downward price pressure, while low vacancy rates can influence upward price pressures. Low vacancy rates usually indicate high demand and/or low supply conditions in the housing market. Vacancy rates that are too low can force prices up, making it more difficult for lower- and moderate-income households to find housing. For rental units, a 7 to 8 percent vacancy rate is considered “healthy,” and for owner-occupied housing, a vacancy rate of 2 to 3 percent is considered “healthy.” In 2015, the vacancy rate in the City of Madera was 6.2 percent and decreased marginally to 6.0 percent in 2020. Table 28 summarizes the number of occupied and vacant units in the City and County of Madera in 2015 and 2020.

Table 28: Regional Occupancy Rates, 2015–2020
Occupancy Status
Madera County Madera
2015 % 2020 % 2015 % 2020 %
Occupied Housing Units 45,224 90.3% 44,479 88.1% 16,791 93.8% 17,598 94.0% Vacant Housing Units 4,877 9.7% 6,001 11.9% 1,103 6.2% 1,115 6.0% Total Housing Units 50,101 100% 50,480 100% 17,894 100% 18,713 100% Source: US Census Bureau, American Community Survey 5-Year Data, 2011–2015 and 2016–2020, Table B25002 Overpayment and Overcrowding
Overpayment is defined as households paying more than 30 percent of their gross income on housing-related expenses, including rent or mortgage payments and utilities. Households paying greater than 30 percent of their gross income on housing-related expenses are considered to be cost burdened. Severe overpayment occurs when households pay 50 Housing Needs Assessment ▐
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percent or more of their gross income for housing. Higher costs for housing may contribute to households having a limited ability to cover other everyday living expenses. The impact of housing costs is more apparent for extremely low-, very low-, and low-income households, especially renter households.

Table 29 categorizes renters based on the percentage of household income spent on rent.

According to 2022 ACS data, approximately 62 percent of households spend more than 30 percent of their income on rent and 35 percent of households spend more than 50 percent on rent in the City of Madera.

Table 29: Gross Rent as a Percentage of Household Income, City of Madera, 2022 Percent of Household Income Number of Households Percent of Households Less than 10.0 percent 206 2.9%

10.0 to 14.9 percent 269 3.8%

15.0 to 19.9 percent 1,112 15.7%

20.0 to 24.9 percent 289 4.1%

25.0 to 29.9 percent 724 10.2%

30.0 to 34.9 percent 526 7.4%

35.0 to 39.9 percent 598 8.5%

40.0 to 49.9 percent 775 11.0%

50.0 percent or more 2,480 35.1%
Not computed 89 1.3%
Total 7,068 100%
Source: US Census Bureau, American Community Survey 1-Year Estimates, 2022, Table B25070.

Table 30 illustrates housing cost as a percentage of household income by tenure. It shows the number and percentage of households in the City and County of Madera that experience a cost burden and severe cost burden. According to 2016–2020 HUD CHAS data, in the City of Madera, 39,900 households (55 percent) experience some form of overpayment, with 12,430 households (23.5 percent) experiencing severe overpayment. This is a significant share of the community experiencing a housing cost burden and reflective of a larger regional issue. The County has a lesser share overpaying for housing; 51.9 percent of households experience some degree of overpayment, and 16.3 percent experience severe overpayment. Renters are disproportionately affected by overpayment in both Madera and the County.

Table 30: Overpayment by Income Level and Tenure, 2016-2020 Household Income
Range
All Households Households with Housing Cost Burden
Number %
Overpayment
(>30% of income on
rent)
Severe Overpayment
(>50% of income on rent)
Owner Households, Madera City
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Household Income
Range
All Households Households with Housing Cost Burden
Number %
Overpayment
(>30% of income on
rent)
Severe Overpayment
(>50% of income on rent)
<= 30% of HAMFI 1,010 5.7% 950 94% 770 76.2%
> 30% ≤ 50% of HAMFI 2,350 13.2% 1,620 68.9% 890 37.9%
> 50% ≤ 80% of HAMFI 2,764 15.6% 980 35.5% 390 14.1%
> 80% ≤100% of HAMFI 1,463 8.2% 330 22.6% 60 4.1%
> 100% of HAMFI 10,160 57.2% 440 4.3% 50 0.5%
Owner Subtotal 17,747 50.9% 4,320 24.3% 2,160 12.2%
Renter Households, Madera City
<= 30% of HAMFI 4,370 25.5% 3,520 80.5% 510 11.7%
> 30% ≤ 50% of HAMFI 4,130 24.1% 3,180 76.9% 1,110 26.9% > 50% ≤ 80% of HAMFI 4,094 23.9% 1,850 45.2% 200 4.9%
> 80% ≤100% of HAMFI 2,250 13.1% 320 14.2% 30 1.3%
> 100% of HAMFI 2300 13.4% 100 4.3% - 0%
Renter Subtotal 17,144 49.1% 8970 52.3% 1,850 10.8%
Total (Owners &
Renters) 34,891 100% 13,290 38.1% 4,010 11.5%
Owner Households, Madera County
<= 30% of HAMFI 6,460 8.1% 3,120 48.3% 1,470 22.8%
> 30% ≤ 50% of HAMFI 8,995 11.3% 2,925 32.5% 1,145 12.7% > 50% ≤ 80% of HAMFI 9,035 11.3% 2,525 27.9% 670 7.4%
> 80% ≤ 100% of HAMFI 20,920 26.3% 1,000 4.8% 150 0.7%
> 100% of HAMFI 38,084 47.8% 1,795 4.7% 145 0.4%
Owner Subtotal 79,675 69.7% 11,365 14.3% 3,580 4.5%
Renter Households, Madera County
<= 30% of HAMFI 9,485 27.4% 4,965 52.3% 2,540 26.8%
> 30% ≤ 50% of HAMFI 9,429 27.3% 3,294 34.9% 865 9.2%
> 50% ≤ 80% of HAMFI 6,800 19.7% 1,560 22.9% 150 2.2%
> 80% ≤ 100% of HAMFI 5,205 15.1% 275 5.3% 15 0.3%
> 100% of HAMFI 3,819 11.1% 150 3.9% 10 0.3%
Renter Subtotal 34,558 30.3% 10,244 29.6% 3,580 10.4%
Total (Owners &
Renters)
114,233 100% 21,609 18.9% 7,160 6.3%
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An overcrowded housing unit is defined by the US Census Bureau as a housing unit occupied by more than one person per room (excluding bathrooms, kitchen, hallway, and closet space). Occupancy by more than 1.5 persons per room constitutes severe overcrowding.

Overcrowding can affect public facilities and services, reduce the quality of the physical environment, and create conditions that contribute to deterioration of the housing stock.

Additionally, overcrowding can indicate that a community does not have an adequate supply of affordable housing and/or variety of suitable housing units to meet the needs of the community.

Table 31 summarizes overcrowding and severe overcrowding in the City and County by tenure. Approximately 1,665 households, roughly 9 percent of households, in the City of Madera were experiencing overcrowding or severe overcrowding in 2021. This includes 426 owner-occupied and 1,239 renter-occupied households. Overall, the City has a slightly higher percentage of overcrowded households compared to the County (9 percent and 7.9 percent, respectively).

Table 31: Overcrowding and Severe Overcrowding by Tenure Persons per
Room
Owners Renters Total
Overcrowded
Households
% of
Total
Overcrowded
Households
% of
Total
Overcrowde
d
Households
% of
Total
Househo
lds
City of Madera

1.01 to 1.50 426 25.6% 775 46.5% 1,201 6.5%
>1.50 0 0% 464 27.9% 464 2.5%
Total
Overcrowded 426 25.6% 1,239 74.4% 1,665 9.0%
Madera County

1.01 to 1.50 931 26.7% 775 22.2% 1,706 3.9%
>1.50 598 17.1% 1,187 34.0% 1,785 4.1%
Total
Overcrowded 1,529 43.8% 1,962 56.2% 3,491 7.9%
Source: US Census Bureau, American Community Survey (2021), Table B25014.

Preservation of Units at Risk of Conversion
Jurisdictions are required by state Housing Element Law to analyze government-assisted housing that is eligible to convert from low-income to market-rate housing over the next 10 years. State law identifies housing assistance as a rental subsidy, mortgage subsidy, or mortgage insurance to an assisted housing development. Government-assisted housing might convert to market-rate housing for a number of reasons, including expiring subsidies, mortgage repayments, or expiration of affordability restrictions.

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Qualified Entities
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 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 nonprofit 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. The following is a list of qualified entities from HCD for Madera County and the surrounding area:
▪ Housing Authority of the City of Madera
▪ The Pacific Companies
▪ Madera Opportunities for Resident Enrichment and Services ▪ Self- Help Enterprises
▪ Corporation for Better Housing
▪ Pacific West Communities Inc
Inventory of At-Risk Units
Per Government Code Section 65863.10, assisted housing developments are defined as multifamily, rental housing complexes that receive government assistance under any of the specified federal, state, and/or local programs.3 There are approximately 1,178 assisted affordable housing units in the City of Madera and, as of December 2024, no assisted affordable units are under construction.

The expiration dates for the two affordable housing projects that may be at risk of being converted to market-rate before 2032, as shown in Table 32. Should the units expire during the 6th Cycle, the City will ensure that owners are contacted and provided advanced notice to tenants through Program C - 1.
3 HCD Building Blocks, https://www.hcd.ca.gov/planning-and-community-development/housing-elements/buildingblocks/assisted-housing-developments-risk-conversion Housing Needs Assessment ▐
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Table 32: Units at Risk of Conversion
Project Name Address Assistance Received Number of
Units
Conversion
Date
115 N. P St 115 N. P St CalHFA 4 4/1/2031
Valle De Las Brisas
Apartments 101 East Adell St LIHTC; CalHFA 80 2025
Knox Park, Sunrise
Madera Plaza Flh 337 Knox Ave 514 Off-Farm Labor Housing 81 6/1/2024 Madera Villa 2160 North Schnoor
Ave CalHFA 192 3/1/2033
Total 357
Source: US Department of Housing and Urban Development AFFH Data Viewer Preservation Options
There is a total of 357 units at-risk of converting to market rate within the next eight years.

Preservation of at-risk units can be accomplished in a variety of ways, including provision of rental subsidies to tenants, facilitation of the transfer of units to nonprofit organizations or purchase of similar replacement units by nonprofit organizations, purchase of the affordability covenant, and new construction of replacement units.

A variety of programs exist to assist cities to acquire, replace, or subsidize at-risk affordable housing units. The following summarizes financial resources available to the City of Madera.

Replacement Costs
The California Tax Credit Allocation Committee’s 2020 report provides estimates and data on the cost of building assisted units. It estimates that the average cost of an assisted unit in the State of California is $439,827.60.

Table 33 summarizes the estimated replacement costs per unit using construction cost estimates from the UC Berkeley Terner Center and average unit sizes in the City of Madera from Apartment Finder. Combined, this data provides an estimate for replacement costs by unit size, ranging from $278,540 to $405,840. These replacement cost estimates use data from 2020. As such, the replacement costs are likely to be higher than those shown here, as costs have been steadily rising since 2018 and have not been adjusted for inflation.

Table 33: Replacement Cost
Unit Size Construction Cost/sq ft1 Average sq ft/unit2 Replacement Cost/unit 1 bedroom $380 733 $278,540
2 bedroom $380 1,068 $405,840
3 bedroom $380 1,044 $396,720
1 UC Berkeley Terner Center, 2020, The Hard Costs of Construction: Recent Trends in Labor and Materials Costs for Apartment Buildings in California, 15. https://ternercenter.berkeley.edu/wpcontent/uploads/2020/08/Hard_Construction_Costs_March_2020.pdf. 2 ApartmentFinder.com, https://www.apartmentfinder.com/California/Madera-Apartments, accessed September 21, 2023 .

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Transfer of Ownership
Transfer of ownership from a private owner to a nonprofit housing organization is another potential way to preserve at-risk units.

Extension of Affordability Covenant
In some cases, affordability can be preserved by providing financial incentives to the project owner to maintain the affordability of the project.

Rent Subsidy
Tenant-based subsidies could be used to preserve the affordability of housing. The Housing Authority of the City of Madera and local nonprofit agencies provide Section 8 Housing Choice Vouchers to lower-income households. These agencies could request funding form the City to provide vouchers for residents if additional sources of revenue were available.

Entities Interested in Participating in California’s First Right to Refusal Program An owner of a multifamily rental housing development with rental restrictions (e.g., is under agreement with federal, State, and local entities to receive subsidies for low-income tenants) may plan to sell an at -risk property. HCD maintains a database of listed qualified entities that may be interested in participating in California's First Right of Refusal Program. If an owner decides to terminate a subsidy contract or prepay the mortgage or sell or otherwise dispose of the assisted housing development, or if the owner has an assisted housing development in which there will be the expiration of rental restrictions, the owner must first give notice of the opportunity to offer to purchase to a list of qualified entities provided to the owner. HCD has listed four entities that may be interested in participating in California’s First Right of Refusal Program in Madera County.4
In addition, the City of Madera is including Program C - 1 to ensure the monitoring and preservation of affordable units in the City.

Federal Programs
Community Development Block Grant (CDBG) – CDBG funds are awarded to cities on a formula basis for housing activities. The primary objective of the CDBG program is the development of viable communities through the provision of decent housing, a suitable living environment, and economic opportunity for principally low- and moderate-income persons. CDBG funds can be used for housing acquisition, rehabilitation, economic development, and public services.

Continuum of Care (CoC) – COC funding is designed to promote a community-wide commitment to the goal of ending homelessness—i.e., to provide funding for efforts by nonprofit organizations, local governments, instrumentalities of state and local governments, Indian tribes, tribally designated housing entities, and public housing agencies to quickly rehouse homeless individuals, families, persons fleeing domestic violence, and youth. The funding is used to assist with minimizing the trauma and dislocation caused by 4 California Department of Housing and Community Development website accessed December 6, 2023.

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homelessness and to promote access to and effective utilization of mainstream programs, while optimizing self-sufficiency for those experiencing homelessness.

HOME Investment Partnership – HOME is a flexible grant program and funds are awarded on a formula basis for housing activities. HOME considers local market conditions, inadequate housing, poverty, and housing production costs. HOME funding is provided to jurisdictions to assist rental housing or homeownership through acquisition, construction, reconstruction, and/or rehabilitation of affordable housing.

Section 8 Rental Assistance / Housing Vouchers Program – The Section 8 Rental Assistance / Housing Vouchers Program provides rental assistance payments to owners of private, market-rate units on behalf of very low-income tenants.

Section 811/202 Program – Nonprofit and consumer cooperatives can receive no interest capital advances from HUD under the Section 202 program for the construction of very lowincome rental housing for seniors and persons with disabilities. These funds can be used in conjunction with Section 811, which can be used to develop group homes, independent living facilities, and immediate care facilities. Eligible activities include acquisition, rehabilitation, new construction, and rental assistance.

State Programs
Permanent Local Housing Allocation (PLHA) – PLHA provides funding to local governments in California for housing-related projects and programs that assist in addressing the unmet housing needs of their local communities.

Homekey – Homekey is an opportunity for state, regional, and local public entities to develop a broad range of housing types, including but not limited to hotels, motels, hostels, singlefamily homes and multifamily apartments, adult residential facilities, and manufactured housing, and to convert commercial properties and other existing buildings to permanent or interim housing for the target population awarded by the state on a project basis.

California Housing Finance Agency (CalHFA) Multifamily Programs – CalHFA’s Multifamily Programs provide permanent financing for the acquisition, rehabilitation, and preservation or new construction of rental housing that includes affordable rents for low- and moderateincome families and individuals. One program is the Preservation Acquisition Finance Program, which is designed to facilitate the acquisition of at-risk affordable housing developments and provide low-cost funding to preserve affordability.

Low-Income Housing Tax Credit (LIHTC) – This program provides tax credits to individuals and corporations that invest in low-income rental housing. The LIHTC program creates affordable housing opportunities when the developer of a project “sells” the tax credits to an investor(s) who contributes equity to the development in exchange for an ownership position in the project.

California Community Reinvestment Corporation – The California Community Reinvestment Corporation is a multifamily affordable housing lender whose mission is to increase the availability of affordable housing for low-income families, seniors, and residents with special needs by facilitating private capital flow from its investors for debt and equity to developers of affordable housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.

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Local Programs
The City of Madera operates a First Time Homebuyer Program to assist eligible households with a zero interest, silent second loan in the purchase of their first home. Eligible households are those whose annual income does not exceed 80 percent of the Madera County AMI ($83,800) based on family size. Loans are up to a maximum of $55,000 per family. The program information is made available in both English and Spanish on the City’s website.

The City of Madera just became a HOME participating jurisdiction. This means that similar to CDBG it will receive HOME funds on an entitlement basis annually. The HUD allocation for 2024 is $372,064.92. This City contributed a one-time match of $127,935.08 for a total of $500,000. HOME funds are able to be used for the following activities:
▪ New construction or rehabilitation of owner-occupied housing ▪ Homeownership assistance to homebuyers
▪ New construction of rehabilitation of rental housing
▪ Tenant based rental assistance
The City also has PLHA (Permanent Local Housing Allocation) funds. The remaining award years are 2021-2023. These funds have been earmarked for housing construction and rehabilitation. The estimated amount available is $1,455,181.

Monitoring of Affordable Units
The City of Madera Community Development Department monitors the list of affordable housing units and their eligibility to convert to market-rate housing. Consistent and accurate monitoring enables the City to anticipate when the affordability covenants will expire, allowing the City to implement various resources to ensure the continued affordability of the housing units. The City may explore new opportunities for tracking unit affordability with the upcoming software system solutions.

Quantified Objectives
Housing Element Law requires that cities establish a maximum number of units that can be converted over the planning period. During the planning period, 84 rent-restricted housing units are at risk of being converted to market rate (see Table 32).

Special Housing Needs
Due to special needs or circumstances related to income, family or household characteristics, age, and disability, certain groups have historically had greater difficulties finding quality affordable housing. They also often have a higher prevalence of special circumstances leading to housing problems such as lower incomes, higher housing cost burdens, and higher rates of overcrowding. State law therefore requires evaluation of housing needs of these groups, in particular senior households, single-parent households, persons with physical, mental and developmental disabilities, large households, farmworkers, and homeless individuals.

Operating funds from the CDBG, HOME, and Emergency Solutions Grant (ESG) have enabled many local programs to provide affordable housing rehabilitation, emergency rental Housing Needs Assessment ▐
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assistance, affordable housing, and homeless case management for the special needs populations in the City. The following are a few of those programs. ▪ Shunammite Place program provides supportive housing to chronically homeless single men, women, and families.
▪ The Homeless Engagement for Living Program (H.E.L.P. Center) is composed of homeless outreach workers, housing case workers, and a housing coordinator that assists those experiencing homelessness in Madera County. ▪ The Low Income Home Energy Assistance Program (LIHEAP) can provide help with a PG&E bill or propane assistance one time per program year to qualifying households.

Table 34 provides an overview of the special needs populations within the City and each group is discussed in further detail in the following sections.

Table 34: Overview of Special Needs, Groups, City of Madera, 2020 Special Needs Group # of People % of Population
Persons with a Disability 8,074 12.2%
Persons Experiencing Homelessness 541 0.8%
Farmworkers 15,654 23.6%
Special Needs Group # of Households % of Households
Householders Age 65+ 1,908 10.8%
Large Households 5,068 28.8%
Female-Headed Households 3,351 19.0%
Extremely Low-Income Households 519 5.9%
Source: US Census Bureau, American Community Survey 5-Year Data, 2016–2020, and US Housing and Community Development Comprehensive Housing Affordability Strategy Data, 2016–2020.

Table 35 shows the services currently providing support to the special needs populations in the City of Madera. Services and housing options for seniors include the Pan-American Community Center and Frank Bergon Senior Center as well as two varying apartment developments. One of the apartment complexes provides housing for extremely low-income households, and the development includes three-bedroom units for large families. Table 44 details homeless facilities available in the City.

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Table 35: Inventory of Services for Special Needs Populations, City of Madera, 2023 Services/
Programs
Population
Served Details
# of
Units
Shunammite
Place
Family,
Homeless
• Permanent supportive housing
• Five units, each broken up into three
bedrooms, and has the capacity to hold up to
15 women
• Each unit has a kitchen, living room and
bathroom
15 Madera Rescue
Mission
Family,
Homeless • Transitional housing 78
Retraining the
Village Veterans
• Transitional housing
• Service up to a dozen male residents
• Provides job training and life skills
• Transitional for up to a year with 10
employees
12 Martha Diaz
Shelter
Domestic
violence victims • Emergency shelter 18
Pan-American
Community
Center
Elderly Persons
• Hot meals are served at this facility every
Monday through Friday at 11:30 a.m. Variety
of in-person programs and classes during the
week.

N/A
Frank Bergon
Senior Center Elderly Persons
• Hot meals are served at this facility every
Monday through Friday at 11:30 a.m. Variety
of in-person programs and classes during the
week.

N/A
Valle De Las
Brisas
Apartments
Elderly Persons
• Seniors 62 and older
• Very low- (50% of AMI) and low-income (60%
of AMI)
80 Yosemite Manor Elderly Persons • Section 8 accepted 76 Sugar Pine
Village
Extremely Low
Income,
Homeless
• Supportive services
• 16 units for individuals and families
struggling with housing insecurity and
homelessness
52 Olive Family,
Homeless
• Anti-trafficking agency
• Safe housing, case management and
advocacy to victims of human sex trafficking
• Social service resources provided to victims
to assist in recovery
• Victims who live in the safe house are
assisted with transportation to recovery
services
6 Source: City of Madera
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Farmworkers
Traditionally, agricultural workers are defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. The following information is from the California Department of Public Health and Community and Labor Center at UC Merced. “Farmworker Health in California: Health in a Time of Contagion, Drought, and Climate Change” and the San Joaquin County 2020- 2025 Consolidated Plan.

According to ACS estimates, over half of the state’s farmworker population lives in the San Joaquin Valley (61%), and another third of the population lives in the Central Coast (31%).

Farmworkers in this study were most likely to be renters (92%), to live in single-family homes (55%), and very few renters relied on employers to pay any or all of their rent (2%). Research suggests that farmworkers generally experience substandard housing (e.g., older homes, apartments, mobile homes, motels, garages, or other similar spaces), often requiring repairs such as new roofs, plumbing, heating and cooling systems, and termite clean-up. Poor ventilation and crowded spaces put farmworkers at increased risk for respiratory illnesses such as asthma and infectious diseases like tuberculosis and COVID-19.

FWHS respondents lived in large, overcrowded households with low incomes and several household problems, arrangements associated with decreased mental health. Farmworkers households were larger than the California average (3.0 persons per household), with a median household size of four persons. Over one-fourth (29%) of farmworkers' households had six or more persons. More than half (55%) of farmworkers reported that two persons (including themselves) slept in their room—a figure somewhat less than the percent married (67%)—but more than one fourth (25%) slept in a room with three or more persons indicating over-crowding.

Children were a significant part of respondents' households. More than two-thirds (70%) of farmworkers lived in households with one or more children under the age of 18. The median number of children per household was two, and more than two in five (42%) households had three or more children. Only two percent of farmworkers lived in households with children who worked.

The median household income reported by respondents was $25,000 per year—a figure sharply different from that reported in the ACS by California farmworkers ($62,021). This figure may have only accounted for immediate family members' earnings rather than those of all persons living under the same roof. This forces the farmworking community to compete for the lowest cost housing, which, as mentioned above, is typically substandard.

Housing affordability and overcrowding are critical issues among this special needs group.

The ineligibility of undocumented workers for government-sponsored housing programs is a serious problem as well and only adds to constraints the farmworkers face.

The 2021 ACS found that approximately 5,565 Madera residents were employed in the agriculture, forestry, fishing and hunting, and mining industry. This equates to about 21 percent of all employed individuals in the City over 16 years old.

Among other issues, farmworker typically face low wages, leading to high rates of housing cost burden for farmworking families. According to the Bureau of Labor Statistics, California’s mean farmworker wages range from $30,370 to $42,480 per year and the median wage for farmworkers in Madera in 2020 was $33,000 (see Table 36).

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Table 36: Madera Farmworker Wages
Occupation Employment1
Hourly median
wage
Annual median
wage2
Farmworkers and Laborers,
Crop, Nursery, and Greenhouse 284,000 $15.87 $ 33,000
1Estimates for detailed occupations do not sum to the totals because the totals include occupations not shown separately.

Estimates do not include self-employed workers. (May, 2022) 2Annual wages have been calculated by multiplying the corresponding hourly wage by 2,080 hours.

Table 37 shows the 2017 estimates of farmworkers for Madera County, as reported in the US Department of Agriculture’s Census of Agriculture. As indicated, there were an estimated 15,654 farmworkers in the County. This yields a 11.4 percent decrease of farmworkers in the County from 2012 to 2017.

Table 37: Number of Farmworkers and Farms, Madera County, 2017 Farm/Worker Type Farmworkers Farms
Farm Size
Farms with less than 10 employees 1,785 563
Farms with 10 or more employees 13,869 157
Total 15,654 720
Length of Employment of Workers
Workers working 150 days or more 6,889 515
Workers working less than 150 days 8,765 451
Total 15,654 966
Source: 2017 Census of Agriculture, Table 7, Madera County, https://www.nass.usda.gov/Quick_Stats/CDQT/chapter/2/table/7/state/CA/county/039/year/2017.

The Housing Authority of the City of Madera operates the Farm Labor Housing program which provides permanent rental housing for “domestic farm laborers.” A domestic farm laborer is a person (and the family of such person) who receives a substantial portion of his or her income from farm labor work. This program is funded by the US Department of Agriculture (USDA). The Housing Authority has three separate housing developments in the City of Madera with a total of 100 rental units. The Pomona Ranch Housing Center is a gated 50-unit complex, with 10 two bedroom, 30 three-bedroom, and 10 four-bedroom units. All units have 1 bathroom. In the spring/summer/fall months, rent is paid by migrant workers on a daily basis and all utilities are included. This center has an on-site laundry facility with coin operated machines and a daycare facility run and operated by the Madera County Community Action Partnership. Additionally, the Housing Authority operates a Farm Labor Housing Program which provides low-rent rental housing for eligible families.

Additionally, a report prepared for the Housing Authority of the City of Madera and the Darrin M. Camarena Health Centers, Inc., was developed to present the needs and issues of agricultural workers in Madera County. The study included stakeholder surveys and focus groups to identify current and future health and housing needs of farmworkers. The study concluded that factors such as very low wages, the seasonal nature of farm labor, and the Housing Needs Assessment ▐
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rising housing costs in the Central Valley pose serious constraints for Madera agricultural workers to obtain adequate affordable housing. Undocumented workers are ineligible for government-sponsored housing programs, challenging their ability to obtain affordable housing.

The City is encouraging and facilitating housing for farmworkers through Program C - 4 and D - 1.

Large Households
State Housing Law defines large households as those consisting of five or more members.

Large households are considered a special needs group because it may be difficult for these households to secure adequately sized, affordable housing. In order to balance affordable housing along with other financial responsibilities, large households tend to reside in smaller dwelling units, which may lead to overcrowding.

In 2020, approximately 28 percent (5,068) of Madera’s 17,598 households were considered large households. This is a similar proportion as seen Countywide. Of those large households, 23.8 percent (2,121) lived in owner-occupied units, while 33.9 percent (2,947) lived in rental housing (see Table 38). Between 2010 and 2020, the percentage of large households in the City remained unchanged, however the distribution between renters and homeowners of large households increased marginally. In 2010, approximately 26 percent (4,104) of Madera’s 15,857 households were considered large households. Of those large households in 2010, 20 percent (1,631) lived in owner-occupied units, while 32 percent (2,473) lived in rental housing.

In the City of Madera, the proportion of large households that are owners (23.8 percent) is significantly lower to the general proportion of ownership households citywide (50.6 percent). Additionally in the County, there is a significantly smaller proportion of large households owning their homes (17.7 percent).

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Table 38: Regional Large Households by Tenure, 2020
Household Type (Size)
Owner-Occupied
Households
Renter-Occupied
Households
Total
Households
City of Madera
Five-person Household 1,055 11.8% 1,266 14.6% 2,321 13.2% Six-person Household 534 6.0% 1,033 11.9% 1,567 8.9%
Seven-or-more-person
Household
532 6.0% 648 7.5% 1,180 6.7%
Total Large Households 2,121 23.8% 2,947 33.9% 5,068 28.8% Total of All Households 8,909 50.6% 8,689 49.4% 17,598 100% Madera County
Five-person Household 2,583 8.8% 2,176 14.3% 4,759 10.7% Six-person Household 1,126 3.8% 1,510 9.9% 2,636 5.9%
Seven-or-more-person
Household
1,458 5.0% 1,003 6.6% 2,461 5.5%
Total Large Households 5,167 17.7% 4,689 30.8% 9,856 22.2% Total of All Households 29,270 65.8% 15,209 34.2% 44,479 100% Source: US Census Bureau, American Community Survey 5-Year Data, 2016–2020, Table B25009.

Based on HUD’s 2016-2020 CHAS data shown in Table 39, 58.7 percent of large households in Madera are in one of the lower-income categories. Madera County had a similar percentage of large households within lower-income categories, at 55.3 percent. The City is including a Programs D - 1 and D - 2 to specifically consider additional incentives for households with special housing needs, including large households and extremely lowincome households.

Table 39: Income Distribution, Large Households
Income
Madera Madera County
Number % Number %
Less than or equal to 30% of HAMFI 1,215 13.6% 2,350 16.9% Greater than 30% but less than or equal to 50% of HAMFI 2,265 25.3% 2,520 18.1% Greater than 50% but less than or equal to 80% of HAMFI 1,769 19.8% 2,820 20.3% Greater than 80% but less than or equal to 100% of
HAMFI 1,159 13% 1,430 10.3%
Greater than 100% of HAMFI 2,540 28.4% 4,775 34.4%
Total 8,948 100% 13,895 100%
Source: US Department of Housing and Community Development Comprehensive Housing Affordability Strategy, 2016-2020 data, Table 7
Large households tend to have more difficulty purchasing housing due to the financial constraints of supporting a larger household and because there is limited housing stock of Housing Needs Assessment ▐
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adequate size. Additionally, rental units with three or more bedrooms are not common, and large affordable rental units are even less common. This can lead to overcrowded housing conditions.

Table 40 summarizes housing problems experienced by large households in the City of Madera by tenure. As previously noted, the types of housing problems include overcrowding, overpayment (cost burden), and households lacking kitchen or plumbing facilities. CHAS 2016–2020 data indicates that 58 percent of large households experience at least one of the housing problems. Analyzing by tenure, percent of large renter households and 65 percent of large owner households have at least one form of housing problem.

As of 2020, 27 percent of the City’s housing stock have four or more bedrooms (see Table 19). This equates to 4,778 housing units with four or more bedrooms to serve the estimated 5,068 (see Table 12) large households that require at least four bedrooms to avoid overcrowded conditions. However, these figures do not consider if it is actually large households that occupy these housing units. Table 40 shows that 16 percent of large households in the City experience a cost burden and 9 percent experience a severe cost burden. Large household renters have a higher overpayment rate than homeowners, at 23 percent and 7 percent, respectively.

Table 40: Large Households by Housing Problems and Tenure, City of Madera, 2020 Household Type
LargeHousehold
Renters
LargeHousehold
Owners
Total Large
Households
Total Households 5,185 3,763 8,948
Large Households with Any Housing
Problem1
3,390 65.4% 1,780 47.3% 5,170 57.8
%
Large Households with Cost Burden (> 30%) 1,200 23.1% 268 7.1% 1,468 16.4 %
Large Households with Severe Cost Burden
(> 50%)2
595 11.5% 210 5.6% 805 9.0%
Source: US Department of Housing and Community Development Comprehensive Housing Affordability Strategy, 2016-2020 data, Table 4 and Table 7.

Notes: Data presented in this table are based on special tabulations from sample Census data. The number of households in each category usually deviates slightly from the 100 percent total due to the need to extrapolate sample data out to total households. Interpretations of these data should focus on the proportion of households in need of assistance rather than on precise numbers.
1The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30 percent.
2Cost burden occurs when housing costs exceed 30 percent of household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs" which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. Severe cost burden occurs when housing costs exceed 50 percent of household income.

Female-Headed Households
Female-headed households who do not have a spouse present are a special needs group because they tend to experience comparatively lower rates of homeownership, lower incomes, and higher poverty rates. Female-headed households are often further characterized by whether they have children in the household. Table 41 shows the number Housing Needs Assessment ▐
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of female-headed households by tenure and presence of children. In 2020, 19 percent of households in the City of Madera were female-headed households, similarly in the County 20 percent of households were female-headed. Female-headed households in the City have a slightly lower rate of homeownership than those in the County (11.8 percent and 13.3 percent, respectively), however in both female-headed households (with children and without children), the City has higher homeownership rates than the County. Of the 3,351 female-headed households in the City of Madera, 11.4 percent had children under 18.

Table 41: Female-Headed Households by Tenure, City of Madera, 2020 Household Type
Owner-Occupied Renter-Occupied
Total
% of Total
Number % Number % Households
City of Madera
Female householder, no spouse
present, with children under 18 310 3.5% 1,692 19.5% 2,002 11.4% Female householder, no spouse
present, without children 740 8.3% 609 7.0% 1,349 7.7%
Total 1,050 11.8% 2,301 26.5% 3,351 19.0%
Madera County
Female householder, no spouse
present, with children under 18 823 2.8% 1,692 11.1% 2,515 5.7% Female householder, no spouse
present, without children 1,731 7.4% 609 5.2% 2,340 8.0% Total 2,554 13.3% 2,301 33.4% 4,855 20.9%
Source: US Census Bureau, American Community Survey 5-Year Data, 2016–2020, Table B25115.

In the City of Madera, 28.9 percent of households below the poverty line are female-headed households (1,172 households). When compared, the City and County have a comparable percentage of female-headed households below the poverty line (28.9 percent and 27.1 percent, respectively).

Table 42: Female-Headed Households by Poverty Status, City of Madera, 2020 Female-Headed
Households
Income Below Poverty
Level
Income Above Poverty
Level
Total
% of Total
Household
Number % Number % s
Madera City 1,172 28.9% 2,179 16.1% 3,351 19.0%
Madera County 1,931 27.1% 4,090 10.9% 6,021 13.5%
Source: US Census Bureau, American Community Survey 5-Year Data, 2016–2020, Table B17017.

Persons Experiencing Homelessness
Data on homelessness in Madera County is based on the 2023 Point-in-Time Count (PITC), information provided to HUD by the Fresno-Madera Continuum of Care (FMCoC). The PITC provides a count of sheltered and unsheltered homeless persons on a single night during the Housing Needs Assessment ▐
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last ten days in January for the Fresno and Madera region. A follow-up survey sampling of unsheltered and sheltered individuals is conducted two weeks following the count. The count was conducted on January 24, 2023. No PITC was conducted in Fresno and Madera counties in 2024.

Madera County had an estimated homeless count of 140, 100 percent of which were unsheltered. There were 541 homeless persons surveyed in the City of Madera, 205 of whom were unsheltered. Madera’s homeless population accounts for 12 percent of all homeless persons in the region. Table 43 shows the change in the sheltered/unsheltered population in Madera County between 2022 and 2023.

Table 43: Regional Homeless Population
Homeless
Population
2022 2023 %
Change
%
Unsheltered Total Sheltered Total Unsheltered Sheltered Total Madera
City 73 150 223 205 336 541 142.6% 12.0%
Madera
County 55 0 55 140 0 140 154.5% 3.1%
Fresno
and
Madera
Region
Total
2,338 1,878 4,216 2,758 1,735 4,493 6.6% 100%
Source: 2020 and 2023 Madera County Homeless Point-in-Time Count and Housing Inventory Count.

Table 44 lists emergency shelters and transitional housing in the City of Madera. There are two facilities with 127 total beds for persons experiencing homelessness in the City. Madera is the County seat and largest City in Madera County; therefore, Madera is the central point for many supportive services for homeless individuals.

Shunammite Place is a supportive housing program that operates under the umbrella of Community Action Partnership of Madera County. The program is supervised by the Community Services Program Manager and is funded by HUD. The Shunammite Place program provides supportive housing to chronically homeless single men, women, and families. Shunammite Place utilizes the Housing First model to ensure the lowest possible barriers for individuals coming from the streets, places not meant for human habitation, or emergency shelters.

The City of Madera provides annual funds to homelessness prevention support and services through Community Development Block Grant (CDBG) funds. The City, which receives approximately $1 million/year ($981,730 in FY 2023/24) of CDBG entitlement funds, spends its CDBG entitlement allocation on a variety of initiatives, including supporting local nonprofits and enhancing park facilities. $422,319 of PLHA funds were awarded to the Madera Rescue Mission. The City of Madera just became a HOME participating jurisdiction. This means that similar to CDBG it will receive HOME funds on an entitlement basis annually. The HUD allocation for 2024 is $372,064.92. This City contributed a one-time match of $127,935.08 for a total of $500,000. HOME funds are able to be used for the following activities:
▪ New construction or rehabilitation of owner-occupied housing Housing Needs Assessment ▐
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▪ Homeownership assistance to homebuyers
▪ New construction of rehabilitation of rental housing
▪ Tenant based rental assistance
CAPMC has allocated $20,000 from the annual CDBG allocation for planning and administration of the Point In time survey. CAPMC is an active participant of the Fresno Madera Continuum of Care. CDBG funds are used towards this participation.

Table 44: Homeless Facilities in Madera
Facility Name Type of Facility Target Population
Number of Shelter
Beds
Madera Rescue
Mission Emergency
Shelter
Emergency shelter Individuals and families
78 Madera Rescue
Mission Women’s
Transitional
Transitional
housing Women
Martha Diaz Shelter Emergency shelter
Victims of domestic violence,
sexual assault, or human
trafficking
18 Sugar Pine Village Transitional
Housing Individuals and families 16
Shunammite Place Permanent
Supportive Housing Individuals with disabilities 15
Total 127
Disabilities
People living with disabilities may have a wide range of housing needs, depending on the type and severity of their disability. Housing affordability is a major concern for individuals with disabilities, particularly for those whose disability impacts their income earning potential. Design accommodations to navigate within the home and to/from the residence are another challenge. Access often requires specially designed dwelling units that include features such as wider doorways, ramps in place of stairs, and elevators for units with multiple stories. These modifications have the potential to be expensive and are not usually found in older dwelling units. Ongoing enforcement of the City's Building Code ensures that new construction will be accessible to disabled persons, though all units may not have all the features needed by specific individuals. Additionally, housing with adequate access to public facilities and public transit are important for this special needs group.

The US Census Bureau categorizes disabilities as follows:
▪ Hearing difficulty: deaf or has serious difficulty hearing ▪ Vision difficulty: blind or has serious difficulty seeing even with glasses Housing Needs Assessment ▐
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▪ Cognitive difficulty: has serious difficulty concentrating, remembering, or making decisions
▪ Ambulatory difficulty: has serious difficulty walking or climbing stairs ▪ Self-care difficulty: has difficulty dressing or bathing ▪ Independent living difficulty: has difficulty doing errands alone, such as visiting a doctor’s office or shopping
Based on the 2016–2020 ACS, there are 7,658 individuals, or 11.8 percent of the population, living with at least one form of disability in Madera. This is substantially lower than the County, where 46.4 percent of the population has a disability.5 Ambulatory issues are the highest reported disability Countywide. A large population with walking difficulty creates a need for single-story housing, elevators, transit access, wheelchair access, larger homes for live-in help, and proximity to health facilities. For many in need of live-in help or living assistance, accessory dwelling units (ADUs) may serve as a caregiver unit. The City is also including Program A - 5 to incentivize and promote ADU development to increase opportunities for lower-income households in lower-density, higher-opportunity areas of the City. This includes a recently adopted (February 2025) affordable bonus ADU program for both single and multifamily lots that goes beyond state law to allow additional affordable and market rate units. It also includes adopting a set of preapproved plans and providing promotional and educational materials regarding building ADUs in the City.

Further information about the type of disabilities residents experience and how they compare to Madera County is illustrated in Figure 12.

Figure 12: Disability by Type
5 Source: US Census Bureau, American Community Survey 5-Year Data, 2016–2020, Table C18108 11%
15% 16%
24%
14%
21%
15%
12%
20%
23%
11%
19%
0%
5%
10%
15%
20%
25%
With a hearing
difficulty
With a vision
difficulty
With a
cognitive
difficulty
With an
ambulatory
difficulty
With a selfcare difficultyWith an
independent
living difficulty
City of Madera Madera County
Housing Needs Assessment ▐
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Source: US Census Bureau, American Community Survey 1-Year Data, 2021, Table S1810.

Note: These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed.

Developmental Disabilities
A subgroup of disabled residents is those who are developmentally disabled. Housing Element Law mandates that an analysis of special needs of disabled persons, including persons with developmental disabilities, be included in Housing Elements. Many developmentally disabled persons are able to live and work independently. However, more severely disabled individuals require a group living environment with supervision, or an institutional environment with medical attention and physical therapy. When developmental disabilities exist before adulthood, the first housing issue for that individual is the transition from living with a parent/guardian as a child to an appropriate level of independence as an adult.

The California Department of Developmental Services (DDS) currently provides communitybased services through 21 community-based nonprofit corporations known as regional centers. The regional centers serve as a local resource to help find and access services and support available to individuals and families once eligibility is determined. The Central Valley Regional Center provides service to developmentally disabled individuals throughout Madera County. According to the DDS, as of December 2021, the Central Valley Regional Center served 22,500 residents. Figure 13 displays the breakdown of type of developmental disabilities served at the center. The largest populations served are those with an intellectual disability (41 percent) followed by autism (28 percent).

Figure 13: Central Valley Regional Center, Development Disabilities by Type, 2021–2022 Source: California Department of Developmental Service (December 2021), Consumers by Diagnosis and Regional Center. 1 People may have more than one type of disability, so individual disability categories will not sum to total.

A number of housing types are appropriate for people living with a developmental disability, including rent-subsidized homes, licensed single-family homes, and homes available through the Housing Choice Voucher program. The design of housing accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the considerations that are important in serving this group.

Incorporating barrier-free designs in all new multifamily housing, as required by California 41%
10%
7%
28%
9%
Intellectual Disability Epilepsy Cerebral Palsy Autism Other Housing Needs Assessment ▐
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and federal fair housing laws, along with affordability, is especially important in housing for disabled residents.

People with disabilities face additional housing challenges. Many people with disabilities live on fixed incomes and are in need of specialized care, yet often rely on family members for assistance due to the high cost of care. When it comes to housing, people with disabilities generally are not only in need of lower-income housing but accessibly designed housing, which offers greater mobility and opportunity for independence. Unfortunately, the need typically outweighs what is available, particularly in a housing market with such high demand. People with disabilities are at a higher risk for housing insecurity, homelessness and institutionalization, particularly when they lose aging caregivers.

Many developmentally disabled persons are able to live and work independently. However, more severely disabled individuals require a group living environment with supervision, or an institutional environment with medical attention and physical therapy. When developmental disabilities exist before adulthood, the first housing issue for the developmentally disabled is the transition from living with a parent/guardian as a child to an appropriate level of independence as an adult.

According to the DDS data for the 2024/2025 fiscal year, there were 37,966 cases in the Central Valley Regional Center. 34,137 of these cases are in the home of a parent, guardian, family member, home agency, or foster home. 4,009 cases are out of the home. In the City of Madera, 21% of the population with a disability have independent living difficulties, and 89 percent of the population with a developmental disability does not live independently. 10,804 of the 37,966 identified by DDS are under the age of 22, which may indicate that some independent living difficulty is due to age and not solely disability.

For many in need of live-in help or living assistance, ADUs may serve as a caregiver unit. The City is including Program A 5 to incentivize and promote ADU development to increase opportunities for lower-income households in lower-density, higher-opportunity areas of the City. This includes a recently adopted (February 2025) affordable bonus ADU program for both single and multifamily lots that goes beyond state law to allow additional affordable and market rate units. It also includes adopting a set of preapproved plans and providing promotional and educational materials regarding building ADUs in the City.

Elderly Persons
The US Census defines persons 65 years of age and older as elderly. The City of Madera’s elderly population has special housing needs associated with affordability, maintenance, and upkeep of their homes, as well as physical access. Elderly persons are more likely to have fixed incomes and have a substantial portion of their financial resources in non-liquid assets, such as property. They often spend a higher percentage of their income on food, housing, medical care, and personal care comparative to non-elderly persons. Elderly persons may have special needs related to housing location and construction. Because of limited mobility, elderly persons typically need closer access to medical services, shopping, public transit, and other amenities. In terms of housing construction, elderly persons may need ramps, handrails, elevators, lower cabinets and counters, and special security devices to allow for greater self-protection. In addition, the elderly may require assistance with housekeeping, maintenance, and repairs to remain in their own homes for as long as possible. Special Housing Needs Assessment ▐
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consideration should be given for recreational and social amenities for the elderly. Resources available to elderly households are listed in Table 35.

According to the 2020 US Census data shown in Table 45, 17 percent of Madera’s households are headed by one person aged 65 or over. This is significantly less than the 30 percent in Madera County households.

Table 45: Regional Household by Age, 2020
Household Age
Madera Madera County
Households % Households %
15 to 24 years 674 3.8% 6,871 10.5%
25 to 34 years 3,475 19.7% 7,774 11.9%
35 to 64 years 10,541 59.9% 31,047 47.5%
65 to 74 years 1,708 9.7% 3,164 4.8%
75 years and over 1,200 6.8% 16,574 25.3%
Total 17,598 100% 65,430 100%
Source: US Census Bureau, American Community Survey 5-Year Data, 2016–2020, Table B25007.

As indicated in Table 46, the 2020 median household income for households with a resident aged 65 and older was $39,548 in the City and $53,108 in Madera County. This is lower than the citywide median income of $49,358 and Countywide median income of $63,454 in 2020.

The lower income is likely because fewer elderly persons are working full-time, and most income comes from a fixed income such as Social Security and/or part-time work.

Table 46: Regional Median Household Income for Elderly Households, 2020 Household Age City of Madera Median Income Madera County Median Income 65 Years and Older $39,548 $53,108
All Households $49,358 $63,454
Source: US Census Bureau, American Community Survey 5-Year Data, 2016–2020, Table S1903.

Based on HUD’s 2016–2020 CHAS data shown in Table 47, 48.2 percent of elderly households in the City of Madera are in one of the lower-income categories. Madera County had a lower percentage of elderly households within the lower income categories, at 36.9 percent.

Housing Needs Assessment ▐
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Table 47: Regional Income Distribution, Elderly1 Households, 2019 Income
Madera Madera County
Number % Number %
Less than or equal to 30% of HAMFI 490 15% 2,145 8.2%
Greater than 30% but less than or equal to 50% of HAMFI 500 15.3% 2,855 10.9% Greater than 50% but less than or equal to 80% of HAMFI 584 17.9% 4,635 17.8% Greater than 80% of HAMFI 1,689 51.8% 16,465 63.1%
Total 3,263 100% 26,100 100%
Source: US Department of Housing and Urban Development, Comprehensive Housing Affordability Strategy data, 2016–2020 1 HUD defines “elderly” as people aged 62 and up. However, the US Census Bureau defines “elderly” as people aged 65 and older.

Table 48 displays the percentage of the elderly population and their disability status. Of people aged 65 and above, 18.9 percent have one type of disability and 26.5 percent have two or more disabilities. The County has an overall smaller percentage of elderly individuals with disabilities at 39.8 percent compared to 45.4 percent in the City of Madera.

Table 48: Regional Elderly People with Disabilities, 2020 Disability Status
# of Elderly People
with a Disability
% of People
Age 65+
# of Elderly People
with a Disability
% of People
Age 65+
City of Madera Madera County
With one type of
disability 1,073 18.9% 4,271 20.1%
With two or more
types of disability 1,505 26.5% 4,199 19.7%
Total, Elderly with a
Disability 2,578 45.4% 8,470 39.8%
Source: US Census Bureau, American Community Survey 5-Year Data, 2016–2020, Table C18108.

Table 49 summarizes housing problems experienced by elderly households in the City.

According to the 2016–2020 CHAS data, 39.6 percent of all elderly households experience some type of housing problem. This includes 62.6 percent of renters and 29.8 percent of owners. For households with at least one person 62 years and older, 68.7 percent resided in owner-occupied units and nearly 31.2 percent resided in renter-occupied units.

Housing Needs Assessment ▐
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Table 49: Elderly Households by Housing Problems and Tenure, City of Madera, 2020 Housing Problem Type Elderly Owners Elderly Renters
Total (Elderly
Households)
Total 2,004 1,009 3,103
% with any Housing Problem1 29.8% 62.6% 39.6%
% with Cost Burden (>30%)2 18.2% 18.2% 36.4%
% with Severe Cost Burden (>50%)2 13.9% 19.8% 33.7%
Source: US Department of Housing and Urban Development, Comprehensive Housing Affordability Strategy data, 2016–2020, Table 5 and Table 7.
1The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30 percent.
2Cost burden occurs when housing costs exceed 30 percent of household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. Severe cost burden occurs when housing costs exceed 50 percent of household income.

The increasing number of elderly persons in the population is creating more demand for affordable, accessible, and low-maintenance housing. As residents age, they may desire alternatives to single-family units, opting for smaller multifamily units or assisted care living.

Another option for seniors looking to downsize is ADUs, which could house seniors or their caregivers The City is including Program A - 5 to incentivize and promote ADU development to increase opportunities for lower-income households in lower-density, higher-opportunity areas of the City. This includes a recently adopted (February 2025) affordable bonus ADU program for both single and multifamily lots that goes beyond state law to allow additional affordable and market rate units. It also includes adopting a set of preapproved plans and providing promotional and educational materials regarding building ADUs in the City. Based on the demographic trends, the need for senior housing is considered a high priority.

Extremely Low-Income Housing Needs
Extremely low-income households in Madera are defined as households with income less than 30 percent of the Madera County AMI. The provisions of Government Code Section 65583 (a)(1) require quantification and analysis of existing and projected housing needs of extremely low-income households. In 2020, 5.9 percent of Madera households were in the extremely low-income category. Resources available to extremely low-income households are listed in Table 35.

Table 50 summarizes the overcrowding rates experienced by extremely low-income households in the City compared to other income levels. As defined earlier, an overcrowded housing unit is defined by the US Census Bureau as a housing unit occupied by more than one person per room (excluding bathrooms, kitchen, hallway, and closet space). Occupancy by more than 1.5 persons per room constitutes severe overcrowding. Overcrowding can affect public facilities and services, reduce the quality of the physical environment, and create conditions that contribute to deterioration of the housing stock.

Households in Madera experience overcrowding at a lower rate than those in the County.

Extremely low-income owner-occupied households experience overcrowding at a similar rate to most of the other income levels in the City. As shown in the table below, the extremely low income population does not experience disproportionately high levels of overcrowding Housing Needs Assessment ▐
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in the City. In fact, the moderate income population experiences the highest levels of overcrowding for owner households, and the low income population experiences the highest levels of overcrowding for renter households. While extremely low income renters do experience notably higher rates of overcrowding compared to extremely low income owners, these households still experience overcrowding below the average for households of this tenure. This illustrates there is not a significant need for the availability of larger households for the extremely low income population.

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Table 50: Regional Overcrowding by Income Level, 2016–2020 Housing Income Range
Households
Number of People per Room
Overcrowding
(>1 person per room)
Severe Overcrowding
(>1.5 persons per
room)
# # % # %
City of Madera: Owner Households
<30% of HAMFI 1,045 90 8.6% 20 1.9%
30% to 50% of HAMFI 2,340 50 2.1% 0 0%
50% to 80% of HAMFI 2,780 290 10.4% 80 2.9%
80% to 100% of HAMFI 1,470 170 11.6% 90 6.1%
>100% of HAMFI 10,170 600 5.9% 120 1.2%
Total 17,805 1,200 6.7% 310 1.7%
City of Madera: Renter Households
<30% of HAMFI 4,620 1,070 23.2% 340 7.4%
30% to 50% of HAMFI 4,125 1,345 32.6% 225 5.5%
50% to 80% of HAMFI 4,095 930 22.7% 415 10.1%
80% to 100% of HAMFI 2,243 603 26.9% 8 0.4%
>100% of HAMFI 2,305 465 20.2% 340 10%
Total 17,388 4,413 25.4% 1,328 7.6%
Madera County: Owner Households
<30% of HAMFI 4,685 165 3.5% 60 1.3%
30% to 50% of HAMFI 7,210 470 6.5% 110 1.5%
50% to 80% of HAMFI 7,180 625 8.7% 150 2.1%
80% to 100% of HAMFI 20,069 1,119 5.6% 334 1.7%
>100% of HAMFI 34,295 16,565 48.3% 15,475 45.1%
Total 73,439 18,944 25.8% 16,129 22%
Madera County: Renter Households
<30% of HAMFI 6,640 1,545 23.3% 340 5.1%
30% to 50% of HAMFI 6,815 1,655 24.3% 395 5.8%
50% to 80% of HAMFI 5,385 1,165 21.6% 280 5.2%
80% to 100% of HAMFI 4,945 815 16.5% 210 4.2%
>100% of HAMFI 6,854 1,769 25.8% 689 10.1%
Total 30,639 6,949 22.7% 1,914 6.2%
Source: US Department of Housing and Urban Development, Comprehensive Housing Affordability Strategy data, 2016–2020, Summary Level Data for Madera.

Housing Needs Assessment ▐
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Table 51 summarizes the housing problems experienced by extremely low-income households in the City of Madera. Extremely low-income renter-occupied households experience both overpayment and overcrowding. According to 2016–2020 HUD CHAS data, nearly 13.5 percent of extremely low-income households experience at least one type of housing problem. The needs of extremely low-income households include housing units designed for unhoused persons, multifamily rental housing, factory-built housing, mobile homes, housing for agricultural employees, supportive housing, single-room occupancy units, and workforce housing.

Table 51: Extremely Low-Income Households with Housing Problems, City of Madera, 2020 Renters % Owners % Total %
Household Income < 30% MFI 2,060 485 2,545
With any Housing Problem 1,870 90.8% 470 96.9% 2,340 91.9% With a Cost Burden 30-50% 260 12.6% 90 18.6% 350 13.8%
Cost Burden > 50% 1,510 73.3% 380 78.4% 1,890 74.3%
Source: US Department of Housing and Urban Development, Comprehensive Housing Affordability Strategy Data, 2016–2020, Summary Level Data for Madera.

As shown in the table below, the extremely low income population experiences disproportionately high levels of cost burden in the City. When analyzing cost burden by tenure, both owner and renter households experience the highest levels of cost burden.

Extremely low income owner households experience cost burden at the highest rate in the City. This indicates the need for more extremely low income housing stock in the City.

Through the use of CDBG-CV funding, the Madera Coalition for Community Justice provided eviction and utility shutoff prevention assistance to 919 households impacted by COVID-19 from July 1, 2021, to June 30, 2022.

In June 2019, as part of its Affordable Housing and Sustainable Communities program, the California Strategic Growth Council awarded the City of Madera an $11.3 million grant for development of the Downtown Madera Veterans and Family Housing project. The project was completed in March 2022 and includes 48 affordable housing units for extremely low- to low-income households earning between 30 and 60 percent of the area median income.

The City is including Program A - 1 to rezone three areas of the City to R3, as well as increasing the maximum density of the R2 and R3 zones to 20 du/ac and 50 du/ac, respectively, which will create ample opportunity for high-density residential development and more potential for affordable residential developments to serve the extremely low income population. The City is also including Program A - 5 to incentivize and promote ADU development to increase opportunities for lower-income households in lower-density, higher-opportunity areas of the City. This includes a recently adopted (February 2025) affordable bonus ADU program for both single and multifamily lots that goes beyond state law to allow additional affordable and market rate units. It also includes adopting a set of preapproved plans and providing promotional and educational materials regarding building ADUs in the City.

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Table 52: Cost Burden by Income Level and Tenure, 2016-2020 Household Income
Range
All Households Households with Housing Cost Burden
Number %
Overpayment
(>30% of income on
rent)
Severe Overpayment
(>50% of income on rent)
Owner Households, Madera City
<= 30% of HAMFI 1,010 5.7% 950 94% 770 76.2%
> 30% ≤ 50% of HAMFI 2,350 13.2% 1,620 68.9% 890 37.9%
> 50% ≤ 80% of HAMFI 2,764 15.6% 980 35.5% 390 14.1%
> 80% ≤100% of HAMFI 1,463 8.2% 330 22.6% 60 4.1%
> 100% of HAMFI 10,160 57.2% 440 4.3% 50 0.5%
Owner Subtotal 17,747 50.9% 4,320 24.3% 2,160 12.2%
Renter Households, Madera City
<= 30% of HAMFI 4,370 25.5% 3,520 80.5% 510 11.7%
> 30% ≤ 50% of HAMFI 4,130 24.1% 3,180 76.9% 1,110 26.9% > 50% ≤ 80% of HAMFI 4,094 23.9% 1,850 45.2% 200 4.9%
> 80% ≤100% of HAMFI 2,250 13.1% 320 14.2% 30 1.3%
> 100% of HAMFI 2300 13.4% 100 4.3% - 0%
Renter Subtotal 17,144 49.1% 8970 52.3% 1,850 10.8%
Total (Owners &
Renters) 34,891 100% 13,290 38.1% 4,010 11.5%
Owner Households, Madera County
<= 30% of HAMFI 6,460 8.1% 3,120 48.3% 1,470 22.8%
> 30% ≤ 50% of HAMFI 8,995 11.3% 2,925 32.5% 1,145 12.7% > 50% ≤ 80% of HAMFI 9,035 11.3% 2,525 27.9% 670 7.4%
> 80% ≤ 100% of HAMFI 20,920 26.3% 1,000 4.8% 150 0.7%
> 100% of HAMFI 38,084 47.8% 1,795 4.7% 145 0.4%
Owner Subtotal 79,675 69.7% 11,365 14.3% 3,580 4.5%
Renter Households, Madera County
<= 30% of HAMFI 9,485 27.4% 4,965 52.3% 2,540 26.8%
> 30% ≤ 50% of HAMFI 9,429 27.3% 3,294 34.9% 865 9.2%
> 50% ≤ 80% of HAMFI 6,800 19.7% 1,560 22.9% 150 2.2%
> 80% ≤ 100% of HAMFI 5,205 15.1% 275 5.3% 15 0.3%
> 100% of HAMFI 3,819 11.1% 150 3.9% 10 0.3%
Renter Subtotal 34,558 30.3% 10,244 29.6% 3,580 10.4%
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Household Income
Range
All Households Households with Housing Cost Burden
Number %
Overpayment
(>30% of income on
rent)
Severe Overpayment
(>50% of income on rent)
Total (Owners &
Renters)
114,233 100% 21,609 18.9% 7,160 6.3%
The City of Madera has focused funding to address the needs of extremely low-income households on programs that enable households and individuals living in poverty to attain self-sufficiency, support at-risk youth to succeed in school and graduate, and protect the health and safety of low-income households. These programs include the following:
▪ Shunammite Place program provides supportive housing to chronically homeless single men, women, and families.
▪ The Homeless Engagement for Living Program (H.E.L.P. Center) is composed of homeless outreach workers, housing case workers, and a housing coordinator that assist those experiencing homelessness in Madera County. ▪ The Low Income Home Energy Assistance Program (LIHEAP) can provide help with a PG&E bill or propane assistance one time per program year to qualifying households.

Summary of Housing Needs
An analysis of the housing in the City of Madera reveals a number of trends. ▪ Population. The population grew by 8 percent from 2010 to 2020, to 66,224 people. ▪ Demographics. Adults ages 45 to 54 are the fastest growing age group in the City and now comprise 11 percent of the population. While adults ages 25 to 34 remain the largest age group in the City (15 percent), the proportion of adults ages 25-34 and 35- 44 remained constant since 2010.
▪ Race and Ethnicity. The Hispanic or Latino population continue to grow, comprising 80 percent (75 percent increase since 2010). The Black/African American and Asian population in the City continues to decline and currently makes up 2.3 percent and 1.8 percent of the total population, respectively.
▪ Household Income. The median household income in Madera was $67,454 in 2022, according to the American Community Survey. Based on HUD’s income definitions, about 54 percent of the City’s households are considered lower income. ▪ Overpayment. The City’s households spend a large proportion of their income on rent. In 2022, 62 percent of households spent 30 percent or more on rent and 35 percent of households spent 50 percent or more of their income on rent. ▪ Farmworkers. In 2020, Farmworkers comprised 24 percent of City’s population.

Additionally, farmworkers in the City make an annual median wage of $33,000 which falls within the lower end of the Very Low income category.

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▪ Large Households. Households of five-persons or more make up nearly 29 percent of the total households in the City of Madera. Of the 5,068 large households, 58 percent rent.

City of Madera

HOUSING ELEMENT
6TH CYCLE

AFFIRMATIVELY FURTHERING

FAIR HOUSING
Affirmatively Furthering Fair Housing ▐
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Affirmatively Furthering Fair Housing
Introduction
Assembly Bill (AB) 686 requires a jurisdiction’s Housing Element to:
▪ Analyze barriers that restrict access to opportunity; ▪ Commit to specific meaningful actions; and
▪ Identify Regional Housing Needs Allocation (RHNA) sites that affirmatively further fair housing.

AB 686 requires jurisdictions to identify meaningful goals to address the impacts of systemic issues such as residential segregation, housing cost burden, and unequal educational or employment opportunities to the extent these issues create and/or perpetuate discrimination against protected segments of the population. In addition, AB 686:
▪ Requires jurisdictions and public housing authorities to administer their programs and activities related to housing and community development in a way that affirmatively furthers fair housing;
▪ Prohibits the state, cities, counties, and public housing authorities from taking actions materially inconsistent with their Affirmatively Furthering Fair Housing (AFFH) obligation;
▪ Adds an AFFH analysis to the Housing Element for plans that are due beginning in 2021; and
▪ Requires a Housing Element’s AFFH analysis include an examination of issues such as segregation and resident displacement, as well as an identification of fair housing goals.

As stated above, the bill added a required assessment of fair housing to the Housing Element.

The following components are included in the analysis:
▪ A summary of fair housing issues and assessment of the jurisdiction’s fair housing enforcement and outreach capacity;
▪ An analysis of segregation patterns and disparities in access to opportunities; ▪ An assessment of contributing factors; and
▪ An identification of fair housing goals and actions.

Public Outreach
The City of Madera has developed a comprehensive and successful public engagement strategy that has provided valuable community feedback to date. The City will continue to gather information as the Housing Element progresses, and to provide extensive information to guide the Housing Element update process. Outreach for the Housing Element update began in March 2023, starting with a virtual community workshop, followed by a series of stakeholder focus groups. Community outreach involved engaging a diverse group of people in the planning process, including community members, stakeholders, service providers, Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
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educators, the Planning Commission, and City Council, to identify Madera’s Housing Element housing issues. The Madera Housing Element was posted for a 30-day public review on March 3rd, 2025. No public comments were received during this time.

The main strategies to facilitate public participation and collect input are summarized below.

Outreach Activities
The public participation program includes the following methods:
▪ Stakeholder focus group interviews
▪ Dedicated webpage on City website
▪ Email list
▪ City social media accounts
▪ Community workshops
▪ Public hearings
Organizations Consulted
Organizations contacted and interviewed included:
▪ Berry Construction
▪ Bonnadelle Neighborhoods
▪ California Land Consulting
▪ Catalyst Consulting and Acquisitions
▪ Century Communities
▪ Community Action Partnership of Madera County (CAPMC) ▪ Crown Homes
▪ DeYoung Properties
▪ DMP Development Corp.
▪ DR Horton
▪ Fair Housing Council of Central California
▪ Homeless Program/Department of Social Services
▪ Housing Authority of the City of Madera
▪ Integrated Community Development
▪ KB Homes
▪ Lennar
▪ Love INC. - Madera
▪ Madera Chamber of Commerce
▪ Madera Coalition for Community Justice – Rental Assistance Affirmatively Furthering Fair Housing ▐
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▪ Madera County Economic Development Commission
▪ Madera County Transportation Commission (MCTC)
▪ Madera Rescue Mission
▪ McCaffrey Homes
▪ Ramirez Land Planning, Inc.
▪ Self-Help Enterprises
▪ The Vincent Company, Architects, Inc.
▪ United Way Fresno and Madera Counties
▪ Villa Di Ubaldo
▪ Workforce Assistance Center
Outreach to Lower- and Moderate-Income and Special Needs Populations The City is making a comprehensive effort to reach lower- and moderate-income individuals to participate in the Housing Element update. As noted above, the City developed an outreach campaign and contacted a variety of local organizations, including advocacy groups, local service providers, and community-centered organizations. The City included stakeholders representing service providers to the homeless population, low-income residents, and the workforce / middle-income population.

Stakeholders representing the special needs populations discussed the neighbor-perceived stigma against low-income housing and homeless shelters, and the need for education and outreach Citywide. Several stakeholders noted a growing homeless population, and a disproportionate number of the non-White population being affected by the rising housing costs.

The City is including several programs to address the neighborhood perception of special needs populations. This includes Program D - 1, which notes the City will contact developers of all special needs and lower-income housing to assist in development where feasible by hosting an annual roundtable regarding housing development and opportunities. Per Program F - 2, the City will continue to support the non-White population by providing materials and communications in both English and Spanish.

Community Meetings
A virtual community workshop was held on March 21, 2023. The workshop was attended by approximately 10 community members. A recording of the meeting and the presentation can be found on the City’s website. Additionally, one public comment letter was submitted after the community workshop advocating for increasing allowed densities.

Housing Element Update Website
The City created the Housing Element update webpage on the City’s website to provide:
▪ Background and information on the Housing Element process; ▪ A link to Housing Element update email list;
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▪ A link to the Housing Element update multilingual survey; ▪ Documents related to the Housing Element, including the first public review draft; ▪ Presentation materials and recordings of presentations; and ▪ Notification to the public of future events.

Stakeholder Focus Groups
The City reached out to 29 individuals and organizations who represent a diverse range of agencies and interest groups to participate in focus groups regarding housing needs and issues in Madera. Three focus groups were held on the following dates:
▪ June 24, 2024: 12:00 PM – 1:00 PM
▪ June 25, 2024: 5:00 PM – 6:00 PM
▪ June 26, 2024: 11:00 AM – 12:00 PM
Focus groups discussed a variety of topics and the following key themes were identified:
▪ Need for senior, workforce, veteran, and transitional and permanent supportive housing that is affordable at the lower-income AMI levels. ▪ Residents move to Merced and Fresno due to the lack of units for single individuals. ▪ Ample availability of vacant land for development but constrained by lack of existing infrastructure and impact fees.
▪ Disparity of housing and quality/access to amenities in east Madera, including downtown.

The participants had varying perspectives informed by their involvement and familiarity with Madera, but a lack of affordable housing stock variety, education and support, and equitable development and investments were the issues that were mentioned the most.

Findings
Several key themes were brought up during the public outreach process, as listed below.

Input from stakeholders led to the inclusion or revision of the noted programs ▪ Housing affordability: Participants acknowledged that housing affordability is a significant issue across all income brackets in Madera. Rental and homeownership opportunities are limited, and the inventory is low. There are thousands of people on the waiting list for housing choice vouchers (HCV). Program A - 5 is being included to incentivize ADUs and encourage lower-income housing production. Additionally, Program D - 1 is being included to incentivize lower income housing production.

Program D - 2 is includes the City encouraging participation in the HCV program. ▪ Housing supply: There is a shortage of housing in Madera, leading to high demand and long waiting lists for affordable housing options. Participants agreed that there is a lack of financing and capacity to build affordable housing, and there is a need for incentives to encourage both rental investment and homeownership. Developers often rely on subsidies to build affordable housing, but these incentives haven't been sufficient to generate developer interest. Nonprofits and interest groups have played Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
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a significant role in building affordable housing. Due to the lack of incentives to build new housing, some individuals prefer to invest in existing housing stock, such as flipping houses, rather than adding to the housing inventory. The City is including Program C - 3 with a goal of rehabilitating 10 units annually during the planning period, based on the stakeholders input to prioritize rehabilitation. ▪ Cost of homeownership and maintenance: Owning and maintaining a home can be expensive, and people often underestimate the costs involved. The City is including Program D - 1 to increase the assistance for homebuyers and homeowners in Madera by obtaining state and federal funding for existing housing programs, including the Owner Occupied Rehabilitation Program, and First-Time Homebuyer Program. ▪ Diversity of housing units and accessibility: Participants emphasized the need for a diversity of housing units to meet the various needs of the community. This includes units that accommodate different income levels, accessibility requirements, and the ability to move within one's neighborhood. There is a need for accessible housing options, particularly for aging individuals. The goal is to allow people to age in place, with homes that are ADA-accessible and have features like single-level layouts. In response to stakeholder input, the City is including Program B - 7 to provide fee reductions for ADA improvements.
▪ Accessory dwelling units (ADUs): ADUs were discussed as a potential solution to the housing shortage. Participants inquired about grant funding and expressed interest in building ADUs to accommodate family members. Madera is considering adopting preapproved ADU designs and has made the approval process easier due to state legislation. There is a call to reduce regulations and streamline the process for approving ADUs to make it more accessible for homeowners. The Planning Department is suggested as a point of contact for further information on ADUs and related regulations. The City is including Program A 5 to incentivize and promote ADU development to increase opportunities for lower-income households in lowerdensity, higher-opportunity areas of the City. This includes a recently adopted (February 2025) affordable bonus ADU program for both single and multifamily lots that goes beyond state law to allow additional affordable and market rate units. It also includes adopting a set of preapproved plans and providing promotional and educational materials regarding building ADUs in the City.

Assessment of Fair Housing
Analysis of Impediments
The 2020-2024 Analysis of Impediments (AI) provides a demographic profile of the City of Madera, assesses the extent of housing needs among specific income groups, and evaluates the availability of a range of housing choices for residents. The AI addresses disparities in housing needs, existing patterns of segregation and racially/ethnically concentrated areas of poverty (R/ECAPs), and contributing factors to fair housing impediments.

In general, housing discrimination has not been documented as a significant impediment to fair housing choice in Madera. Since 2015, there have only been two fair housing complaints recorded by HUD. However, while there is limited evidence of fair housing problems in the City, residents and stakeholders who participated in the public outreach opportunities for the Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
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Analysis of Impediments to Fair Housing Choice suggested that Madera residents might be unaware of their fair housing rights. The lack of fair housing complaints may be a reflection of residents being unaware of their rights and not recognizing when they are being discriminated against. Therefore, fair housing education and outreach are among the top fair housing priorities for the City.

The City has experienced consistent but slow population growth from 1950 to 1990, with the most significant population growth taking place from 2000 to 2014, and the least population growth occurring from 2014 to 2019. Persons of Hispanic or Latino origin make up the majority of the City of Madera’s population (79 percent), as of 2019. Hispanic or Latino origin represents a higher population percentage in comparison to California’s Hispanic or Latino population (39 percent). Within the City of Madera, the lowest percentage of Hispanic population is found in the census tracts in western Madera. There are no block groups with a concentration of any other race.

Main points from the AI include:
▪ Madera is a family-oriented City, with family households making up 78 percent of all households in 2019 (compared to the state average of 68 percent); families with children comprised 47 percent of households (compared to the statewide average of 31 percent). Non-family households made up 21 percent of households in 2019. ▪ Two-person households earning less than $16,460 annually would be considered extremely low-income based on the 2018 Madera County HCD Income Limits. ▪ Approximately 8.3 percent of Madera’s population is categorized as seniors (65 years and older). Approximately one in every five (20 percent) of the elderly live alone, which may diminish their chances of obtaining regular and convenient assistance with domestic tasks.
▪ 45 percent of Madera households are owner-occupied.
▪ According to the 2013-2017 ACS, 11.4 percent of the total population in Madera had a disability. Almost half (47 percent) of seniors had a disability, while just under 11 percent of the population 18 to 64 years of age had a disability.

A special report prepared for the Housing Authority of the City of Madera and the Darrin M.

Camarena Health Centers, Inc., provided information on the needs of farmworkers in Madera County. The study included surveys of agricultural workers to assess the current health and housing options for agricultural workers in Madera and to identify some of the problems they are facing. The study consisted of surveys of 200 agricultural workers, the Immigrant Voice Survey, and the Agricultural Worker Health and Housing Program (AWHHP) survey, as well as three focus group sessions to discuss current and future health and housing needs of farmworkers. Findings from this study included the following:
▪ Household Income. A reasonable estimate of the typical hourly pay (or piece work equivalent) for agricultural workers would be $6.75 to $8 per hour. This, combined with the high level of underemployment, results in very low household incomes. The average yearly household income for AWHHP participants was $12,055. ▪ Living Arrangements. The majority of the AWHHP participants were living in houses (67), followed by apartments (24), single rooms (6), and mobile homes (1).

Affirmatively Furthering Fair Housing ▐
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▪ Housing Quality. Almost half of the AWHHP respondents reported problems with insect or vermin infestation. Other problems included heating and cooling, plumbing, electrical wiring, and sewer. Approximately 10 percent in both surveys cited poor quality housing as the reason for their last move.
▪ Lack of Affordable Housing. The need for more affordable housing options, as either apartment complexes or homes, was the focus of much of the discussion at the three focus group meetings.
▪ Exploitation by Landlords. With their low incomes, and in some cases undocumented status, many workers are vulnerable to being exploited by landlords. Landlords may fail to make necessary repairs, leaving tenants to make repairs on their own. In addition, rental deposits are often excessive.

The study concluded that the very low wages paid to agricultural workers, the seasonal nature of farm labor, and the rising housing costs in the Central Valley pose serious constraints on the ability of Madera agricultural workers to secure decent and affordable housing. Undocumented workers are ineligible for government-sponsored housing programs, challenging their ability to obtain affordable housing.

As part of the AI, the City conducted an extensive community outreach program in 2020, including consultation with public and nonprofit agencies, a series of focus groups, and a community needs survey. Specifically, the public consultation process resulted in the following findings:
▪ General Housing Needs
o Increased supply of affordable housing. Rentals for those with extremely low income and very low income. Increased supply of housing (e.g., apartments and lower-cost homes) for people on a fixed income or otherwise at risk of being “priced out” of the area—specifically, lowincome seniors, people living with disabilities, and others on a fixed income.
o Rental assistance programs.
o Additional resources for people experiencing homelessness. Additional capacity of temporary shelters. Transitional support housing for individuals who are experiencing homelessness, mental health, and/or substance use issues. Housing for homeless young people and young people transitioning out of foster care.
o Increased/improved services for people experiencing homelessness including but not limited to food, clothing, healthcare including behavioral healthcare, showers, toilets, and child support or day care. o Increased supply of apartments suitable for people living with disabilities. o Additional specialized housing (e.g., seasonal or congregate-style units) for agricultural workers.
o Additional, centralized sources of housing information for low-income residents—especially in areas northeast of Highway 99 in Madera.

Affirmatively Furthering Fair Housing ▐
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o Additional resources to improve the quality of existing apartments and houses, such as energy-efficient improvements.
o Additional shelters and support services for abused, abandoned, or neglected children, and greater access to information about existing services.
o Urgent resources for individuals and families impacted by the COVID-19 pandemic including information and support services (e.g., food, clothing, sanitation, and job support services) for those at risk of becoming homeless; easily accessible information regarding foreclosure and eviction laws and rights; and increased supply of temporary shelters (as noted above).
▪ Public Facilities
o Additional health and wellness activities for youth such as teen activity programs, new/renovated teen centers, and other community-led activities.
o Increased downtown revitalization.
▪ Public Services
o Expanded job training and employment opportunity programs. Programs to assist with job-skills development and job placement. o Additional services to address community health needs, e.g., mental health; substance misuse/abuse; intimate partner violence; services for abused, abandoned, or neglected children; and people living with HIV/AIDS.
o Expanded Meals-on-Wheels for homebound seniors.
▪ Economic Development and Public Improvements
o Improved infrastructure such as street maintenance; additional, accessible sidewalks; and improved maintenance of existing sidewalks. o Additional incentives to encourage new development such as, but not limited to, reduced regulatory and permitting fees and increased zoning and building requirement flexibility.
o Enhanced public transportation, including better access for seniors, youth, and people living with disabilities.

Affirmatively Furthering Fair Housing ▐
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City Overview
Madera is the County seat and one of two cities in Madera County, and is located in the Madera, CA Metropolitan Statistical Area. The City is located in the San Joaquin Valley, 23 miles northwest of Fresno. The City is almost entirely surrounded by agricultural land.

Madera is approximately 16 square miles of land at the intersection of State Routes 99 and 145.

Much of the fair housing analysis is based upon census data provided at the census tract level. Madera has 11 census tracts. Figure 14 displays the census tracts in the City and the RHNA sites within those census tracts; however, several of the census tracts are not solely in Madera and have portions in neighboring jurisdictions. As a result, demographic information for these census tracts reflects neighboring communities, as well as Madera. Some of these census tracts that expand beyond the City are larger than the entirety of Madera. Therefore, some data for these tracts may be skewed due to the large amount of agricultural land in these tracts in areas outside of the City.

Most of the census tracts in Madera contain housing, with the majority of the City being zoned for single-family. Census tract 5.03 contains an airport.

This AFFH section also considers the effects that the selected RHNA sites may have on fair housing. Selected RHNA sites and entitled projects are distributed throughout the City. The City is rezoning several areas to high density as part of the sites inventory. These identified sites will offer proximity to job opportunities and other commercial resources such as schools and grocery stores.

Affirmatively Furthering Fair Housing ▐
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Figure 14: Census Tracts and RHNA Sites
Source: HCD AFFH Data Viewer
Of the 11 census tracts that intersect Madera, 7 have the majority of their area located inside City limits. These seven tracts vary in demographic makeup, with tracts on average having lower incomes and more predominant non-White populations in central and northern Madera, and tracts having higher incomes and a more predominant White population in southwestern Madera. While there is little variation in the tracts surrounding the City, the majority follow the opportunity trends of the western and southern areas of Madera. The southeastern areas have particularly low levels of opportunity compared to the region. There is high variation in resource categories (see the Disparities in Access to Opportunities section) within the City, with low resource or areas of high segregation and poverty in the southern and downtown areas, moderate resource northeast areas, and high resource areas in the western areas of the City. This is a relative ranking based on composites of environmental, economic, and education scores. The rationale and metric for each indicator is described in more detail in current guidance documents for the California TCAC program.6 6 California TCAC Opportunity and High Segregation and Poverty Guidance Document https://www.treasurer.ca.gov/ctcac/opportunity/2025/opportunity-map-methodology.pdf Affirmatively Furthering Fair Housing ▐
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Currently, higher-density development opportunities in the City are primarily located in the downtown area. The downtown includes a R/ECAP and has a higher concentration of the non-White population. The City is increasing opportunities for higher-density housing by rezoning areas outside of the R/ECAP and in the new annexed area. The existing R3 zoned areas are primarily in lower resource census tracts. The new R3 areas are located primarily in moderate resource tracts, and will increase opportunities for higher density housing in moderate-resource areas. The inclusion of the RHNA sites in these areas is not expected to negatively change or exacerbate fair housing considerations of segregation, but rather will increase housing mobility and access to opportunity for lower-income households.

The City is including a number of programs to increase housing types and opportunities in higher resource areas of the City. These efforts go beyond the sites that are included in the RHNA Site List and help improve housing choice and mobility by providing opportunities to increase the number and type of dwelling units in lower-density residential zones.

Per Program A - 1, the City will rezone three areas of the City to R3, as well as increasing the maximum density of the R2 and R3 zones to 20 du/ac and 50 du/ac respectively, which will create ample opportunity for high-density residential development throughout the City. The City is also including Program A - 5 to incentivize and promote ADU development to increase opportunities for lower-income households in lower-density, higher-opportunity areas of the City. This includes a recently adopted (February 2025) affordable bonus ADU program for both single and multifamily lots that goes beyond state law to allow additional affordable and market rate units. It also includes adopting a set of preapproved plans and providing promotional and educational materials regarding building ADUs in the City. Program A - 4 includes efforts to support housing development for lower-income and special needs households throughout the City by providing technical assistance to developers, but not limited to offering fee waivers and deferrals for affordable housing projects, assistance with permit processing, and providing financial support when available.

In addition to increasing opportunities for housing choice and housing mobility in higher opportunity areas of Madera, the City will continue to implement and develop programs and strategies to create place-based improvements in areas of the City with greater need.

Improvements include park enhancements, pedestrian enhancements, bike lane construction, accessibility (compliant with the ADA) improvements, transit improvements, and water and sewer infrastructure improvements. The City will prioritize funding and efforts in the comparatively lower-resource and -income areas of the City as identified throughout the AFFH chapter.

Table 53 summarizes fair housing data by census tract within the City of Madera. The table also provides information on the percentages of RHNA sites by income level within each census tract.

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Table 53: Comparison of Fair Housing with Respect to Location Census
Tract Low Mod
Above
Mod RHNA Units
Total
HH
Total
Pop
TCAC Composite
Category
Median
Income
% with
Disability
% of
Children
in FHH
CES
Percentile
%
NonWhiteR/ECAP
Present
Tracts Mostly Inside Madera

5.02 228 114 507 849 12.0% 1,518 2,262 Low Resource $70,455 10.3% 17.8% 96.0 74.6% No

6.02 0 65 125 190 2.7% 1,183 1,430 High Segregation &
Poverty
$35,879 12.7% 32.8% 90.4 83.1% No

6.03 0 0 79 79 1.1% 1,367 2,049 High Segregation &
Poverty
$48,563 11.5% 30.2% 72.0 81.8% No

6.04 519 264 868 1,651 23.4% 1,215 2,001 High Segregation & Poverty
$48,079 9.6% 17.9% 78.2 81.1% Yes

7.00 18 0 125 143 2.0% 1,923 1,373 High Resource $66,036 16.9% 11.2% 76.4 50.2% No

8.00 0 106 36 142 2.0% 1,082 1,014 High Segregation &
Poverty
$32,643 12.3% 11.8% 99.3 77.6% Yes

9.00 0 21 337 358 5.1% 829 2,400 High Segregation &
Poverty
$49,936 11.4% 34.0% 98.3 85.2% No
Tracts Mostly Outside Madera

5.03 91 45 136 272 3.9% 1,146 1,001 High Resource $53,824 11.7% 46.4% 76.5 62.6% No

5.06 35 17 0 52 0.7% 1,812 1,809 High Resource $83,333 11.6% 9.6% 77.1 63.1% No

5.07 1,745 772 627 3,144 44.5% 1,809 1,988 Moderate Resource $77,713 8.5% 12.1% 78.0 60.1% No

5.08 0 0 184 184 2.6% 488 2,019 Moderate Resource $121,250 12.7% 4.8% 79.8 61.8% No Source: HCD AFFH Data Viewer.

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Fair Housing Enforcement and Outreach Capacity
Fair housing enforcement and outreach capacity refers to the ability of a locality and fair housing entities to disseminate information related to fair housing laws and rights and provide outreach and education to community members. Enforcement and outreach capacity also includes the ability to address compliance with fair housing laws, such as investigating complaints, obtaining remedies, and engaging in fair housing testing.

Federal fair housing laws prohibit housing discrimination based upon race, color, religion, sex, gender, gender identity, gender expression, sexual orientation, marital status, national origin, ancestry, familial status, source of income, disability, veteran or military status, or genetic information. California’s fair housing laws also prohibit discrimination in housing based on occupation, age, or protected characteristic; method of financing; or the intended occupancy by lower- or moderate-income people.

A review of relevant City policies and regulations by the City attorney on January 26, 2025 shows that the City is in compliance with all state and federal civil rights and fair housing laws. This includes compliance with the following:
▪ Fair Housing Act; Title VI of the Civil Rights Act of 1964. The City complies by ensuring its actions related to housing are not discriminatory through City protocols, decision making procedures, and adhering to non-discrimination requirements of federal funding program
▪ California Fair Employment and Housing Act (FEHA) (Part 2.8 [commencing with section 12900] of Division 3 of Title 2). The City upholds policies that prohibit housing discrimination based on protected characteristics and enforces these policies by supporting residents seeking to file a complaint to the FHEO or who wish to pursue legal action
▪ Rehabilitation Act of 1973 (Section 504) The City complies through its accessibility protocols including recommendations from the Madera ADA Advisory Council (MADAAC)
▪ American Disabilities Act. The MADAAC ensures that all public buildings and facilities, services, programs, and activities are in compliance with ADA regulations ▪ California Government Code sections 8899.50, 65008, and 11135. The City has included this assessment of fair housing and identifies strategies to increase housing opportunities for all residents, with specific actions to reduce housing disparities for disadvantaged communities
▪ Civil Code section 51 (the Unruh Civil Rights Act)
▪ FEHA regulations in California Code of Regulations, title 2, sections 12005-12271 ▪ Density Bonus Law (Gov. Code § 65915). The City’s Density Bonus Ordinance was last updated in January 2025.
▪ Housing Accountability Act (Gov. Code § 65589.5). The City has documented compliance with the HAA, as is further described in the Constraints chapter ▪ No-Net-Loss Law (Gov. Code § 65863). The City complies with the No Net Loss Law by identifying sites that can accommodate the City’s RHNA. Through the proposed Affirmatively Furthering Fair Housing ▐
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rezoning, the City will also maintain minimum density requirements for housing development in Medium and High Density Residential zones ▪ Least Cost Zoning Law (Gov. Code § 65913.1). The City includes programs in this Housing Element to ensure that sufficient land is zoned with appropriate standards to accommodate its RHNA
▪ Excessive subdivision standards (Gov. Code § 65913.2). The City’s subdivision standards are typical or not excessive in compliance with the Government Code ▪ Limits on growth controls (Gov. Code § 65302.8). The City complies as it has no growth control measures
▪ Housing Element Law (Gov. Code § 65583, esp. subds. [c][5], [c][10]). This Housing Element documents compliance with Housing Element Law
▪ Government Code Section 65008. The City Zoning Code is written to ensure that the City’s actions regarding the development of housing for persons and families of very low, low, moderate, and middle incomes, or emergency shelters for the homeless, are not discriminatory. Programs have been included in this Housing Element to remove constraints and facilitate housing for all households, including protected classes (e.g., programs regarding residential care facilities, emergency shelters, etc.) The City also has local laws relating to fair housing and housing choice, including ▪ Reasonable Accommodation. The City’s procedure for individuals with disabilities to request reasonable accommodation in seeking equal access to housing under the federal Fair Housing Act and the California Fair Employment and Housing Act. ▪ Control of Resale. In order to maintain the availability of for-sale affordable housing units, sellers of affordable units are limited in the purchase price and must declare affordability restrictions. These units should be offered to the City if there is intent to sell. The City monitors the resale of ownership affordable units. ▪ Condominium Conversion. The City has established requirements and procedures for condominium conversion in order to reduce the impact of such conversions on residents in rental housing who may be required to relocate due to the conversion of apartments to condominiums. This includes attempts to provide a reasonable balance of ownership and rental housing in the city and a variety of choices of tenure, type, price, and location of housing maintain a supply of rental housing for low and moderate income persons.

Any legal matters and litigation in the City since the beginning of the 5th Cycle have not been related to fair housing. The City does not have any pending lawsuits, enforcement actions, judgments, settlements, or findings related to fair housing and civil rights.

Multiple organizations in Madera County provide fair housing services, as listed in Table 54.

These organizations collaborate with local governments, including the City of Madera, to address housing and community needs at the local level and provide the following services:
▪ Fair housing testing and complaints
▪ Fair housing counseling and education
▪ Tenant/landlord counseling and mediation
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▪ Homeless prevention programs
▪ Rental assistance programs
▪ Rent/deposit grant programs
▪ Home seeking services
▪ Shared housing counseling placement
▪ Homebuyers’ education learning programs
Table 54: Fair Housing Organizations Active in Madera County Organization URL Phone Number
California Rural Legal Assistance https://crla.org/ (800) 337-0690 Community Action Partnership (CAP) of
Madera County
https://maderacap.org/ (559) 673-9173
Fair Housing Council of Central
California (FHCCC)
http://www.fhcc.org/ (559) 244-2950
Fresno Madera Continuum of Care
(FMCoC)
https://fresnomaderahomeless.org/ (559) 785-0311
Housing Authority of the City of
Madera
https://maderaha.org/ (559) 674-5695
Resources for Independence Central
Valley
http://www.ricv.org/ (559) 221-2330
Sources: Madera County. Housing Assistance Programs. https://www.maderacounty.com/government/socialservices/calworks/housing-assistance-programs; City of Madera. Grants and Assistance Programs. https://www.madera.gov/home/departments/grants-assistance-programs/housing/; City of Madera. Grant Submittal. https://www.madera.gov/home/departments/grants-assistance-programs/grant-submittals/.

The Department of Housing and Urban Development’s Office of Fair Housing and Equal Opportunity (FHEO) enforces fair housing by investigating complaints of housing discrimination. From 2013-2022 there were 14 fair housing inquiries and 8 fair housing cases filed with FHEO on behalf of the City of Madera. Inquiries can be based on multiple identities.

One (1) inquiry referenced disability concerns, and the remaining 13 were found to have no identity-basis given. Of the 8 cases, 2 were on the basis of disability, 3 were on the basis of retaliation, 1 was on the basis of race, 2 were on the basis of sex, 1 was on the basis of color, and 3 were on the basis of national origin. There are no outstanding lawsuits or complaints regarding fair housing in the City. With a total of 8 cases over the course of 8 years, the number of cases per 1,000 people is 0.12. Regionwide, in Madera County, there are 0.18 cases of fair housing discrimination per 1,000 people. This indicates that fair housing is more successful in the City of Madera compared to the region as a whole.

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Table 55: Dispute Inquiries and Cases by Basis in the City of Madera, 2013–2022 Color Disability Familial National Origin Race Retaliation Sex No Basis Given Total Inquiries 0 1 0 0 0 0 0 13 14
Cases 1 2 0 3 1 3 2 0 8
Source: HCD AFFH Data Viewer.

Local Data
The Fair Housing Council of Central California (FHCCC) partners with jurisdictions in Madera County to conduct fair housing audits and testing of rental properties to assess how well rental properties conform to fair housing laws. The FHCCC depicts the City of Madera in its service area to promote fair housing. The FHCCC is a private, nonprofit agency that facilitates equal access to apartments, homes, mortgage loans, and insurance policies for residents of the Central Valley. As an operating member of the National Fair Housing Alliance, the FHCCC is dedicated to educating the housing industry and community in regard to state and federal housing laws; conducting research into the nature and extent of housing, lending, and insurance discrimination; and enforcing the federal Fair Housing Act to increase housing opportunities for all people. The FHCCC provides services and accepts complaints from residents throughout the Central Valley. Its activities include developing and implementing auditing and testing programs to assess discriminatory practices in the housing market.

Local stakeholders emphasized the need for additional, centralized sources of housing information for low-income residents. The City is including Program E - 2 to collaborate with local agencies to designate an organization that will act as the lead agency for fair housing issues and formalize a system for processing fair housing complaints in Madera.

The City will coordinate with the newly identified fair housing service provider to offer educational and training resources such as fair housing presentations, mass media communications, and multilingual literature distribution. The City will hold at least two workshops or other outreach events with the fair housing service provider or another qualified fair housing service provider throughout the planning period.

Integration and Segregation
Race and Ethnicity
The ethnic and racial composition of a region relates to fair housing concerns such as household size, locational preferences, and economic opportunity. Historical exclusionary governmental policies, biased mortgage lending practices, and other tactics have caused racial and ethnic segregation and spatial inequities.

The HCD AFFH Data Viewer identifies areas that are predominately one racial/ethnic group.

A racial/ethnic group with a predominant majority has more than a 50 percent difference between the percentage of the population in the dominant racial/ethnic group and the percentage of the population in the second most populated racial/ethnic group. A sizeable majority occurs when the difference is between 10 and 50 percent and a slim majority occurs when the difference is less than 10 percent.

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Figure 15 shows the racial and ethnic majority in the City of Madera. As illustrated, every tract in the City is majority Hispanic or Latino. This majority is slightly more predominant in central and eastern Madera than in the west. Western Madera contains an airport and significant agricultural land, so demographic data may be skewed. The tracts with the most predominant Hispanic majority are part of the R/ECAPs, and also have a slightly larger nonWhite population.

These trends continue beyond City limits. Madera has comparable racial trends to the County as a whole. The entirety of Madera County has a Hispanic majority, as well as the greater region to the north. The City is 81 percent Hispanic and 12 percent White, while the overall County of Madera is 60 percent Hispanic and 32 percent White.

Local knowledge indicated that a history of surrounding communities using restrictive covenants to prevent the non-White population from buying property led to many non-White residents, especially Black residents, establishing community in Madera. Madera’s nonWhite majority throughout the City may by a continued pattern from the historical context of these restrictive covenants in surrounding cities in the area.

The City is including Program F - 2 to continue its efforts to provide materials and communications in both English and Spanish. The City shall provide a detailed project review process and approval guidelines in English and Spanish available on the City’s website.

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Figure 15: Racial and Ethnic Majority, 2021
Source: HCD AFFH Data Viewer
Population density is low overall in Madera County. In addition, there is a significant difference in the population density within and near urban areas compared to rural parts of the County. Western Madera County contains the only two incorporated cities, Chowchilla and Madera. In these cities, population density ranges from 500 to over 10,000 persons per square mile. However, in rural, unincorporated parts of the County, population density is generally fewer than 50 persons per square mile. The western area of Madera County is more racially and ethnically diverse than the eastern part of the County. In western Madera County, more than 60 percent of the population identifies as non-White. Comparatively, the eastern area of Madera County, which consists of portions of the Sierra National Forest, contains a higher percentage of White residents, with less than 20 percent of residents identifying as non-White.

The eastern area of the County has a predominant majority (gap more than 50 percent) of White residents. In contrast, most of the western area of the County has a sizeable majority (gap of 10 to 50 percent) of Hispanic/Latino residents. The City of Chowchilla and surrounding area differs from the rest of western Madera County as it has a slim majority (gap less than 10 percent) of White residents.

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Racial/ethnic diversity in Madera County and City of Madera increased between 2010 and 2020, as shown in Table 56. This table shows the percentage of residents by race/ethnicity out of the total population for the County and the City of Madera. In Madera County, the percent of non-Hispanic White residents decreased by about 6 percent. The category of “some other race” (race/ethnicity not listed on the census) has the largest increase in population percentage (approximately 15 percent), followed by Hispanic/Latino with a 6 percent increase.

Table 56: Population by Racial Group (City of Madera and Madera County) Madera County City of Madera
Race/Ethnicity 2010 2020 2010 2020
White 79.6% 60.7% 16.9% 12.2%
Black/African
American

3.8% 3.2% 2.7% 4.2%
American Indian
and Alaska
Native

1.6% 1.6% 0.5% 0.3%
Asian/Pacific
Islander

2.1% 2.3% 2.0% 1.6%
Some Other Race 9.2% 24.7% 0.1% 0%
Two Or More
Races

3.7% 7.6% 1.0% 1.3%
Hispanic/Latino* 51.9% 58.3% 76.7% 78.3%
Non-Hispanic
White

48.1% 41.7% 16.9% 14.3%
Source: US Bureau of the Census, American Community Survey (ACS), Table DP05 ACS Demographic and Housing Estimates, 2006-2010 and 2016-2020 Estimates.
*Hispanic/Latino is considered an ethnicity; residents may report to be Hispanic/Latino as well as a race. Therefore, percentages for race/ethnicity categories can total more than 100 percent.

The City of Madera has a majority non-White population (approximately 86 percent), although there are differences by geographic area. In most of the city, non-White residents comprise more than 81 percent of the population. In a small portion of the City center, 41 to 60 percent of the population is non-White. Figure 16 shows the percentage of non-White residents in the City.

Between 2010 and 2020, the percent of residents that reported as Hispanic/Latino increased by approximately 2 percent, Black/African American residents increased by 2 percent, and residents of two or more races increased slightly.

Figure 17 compares the RHNA units with the percentage of the population that is non-White.

Almost 90 percent of the RHNA units are located in areas of the City where 60 to 80 percent of the population is non-White. This is a reflection of the trends within the City as a whole, as most of Madera’s tracts are 60 to 80 percent non-White. The City is including Program F - 2 to continue its efforts to provide materials and communications in both English and Spanish.

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According to local knowledge, the greatest percentage of the total non-White population is in neighborhoods adjacent to downtown and platted relative to the railroad, as well as neighborhoods immediately to the north of downtown and the river, and east of the railroad.

The original railroad grid neighborhoods are the oldest. Based on remnant housing stock, and the fact that the neighborhood lots immediately north of the river are based upon reference to original Miller and Lux plats, it is likely early growth and annexation occurred in these neighborhoods north of the river.

The City’s RHNA distribution reflects the overall composition of Madera’s non-White population and is not anticipated to exacerbate segregation conditions related to race or ethnicity.

Figure 16: Percentage of the Population that is Non-White, 2020 Source: HCD AFFH Data Viewer
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Figure 17: Percentage Non-White Comparison with RHNA Units Dissimilarity Index – Race and Ethnicity
Segregation is defined by the census as the spatial distributions of different groups among units in a metropolitan area. Segregation can be quantified by using the dissimilarity index.

The dissimilarity index measures the distribution of two groups in a city and assigns a score between 1 and 100. The level of segregation is determined by assessing what percentage of residents of a census block would have to move for each block to have the exact same population of said group. A score of zero (0) reflects a fully integrated environment; a score of 100 (or 100%) reflects full segregation. Therefore, a higher dissimilarity index indicates higher concentrations of the indicated ethnic groups in areas of the City, when compared to the White population distribution. A lower dissimilarity index implies higher integration, and a more even distribution of each ethnicity, when compared to the White population. The formula for this calculation is provided by the HCD AFFH Guidance Document.

The categories for the dissimilarity index on a scale of 1-100 are as follows:
▪ <30: Low Segregation
▪ 30 – 60: Moderate Segregation
▪ >60: High Segregation
The ethnic and racial composition of an area is useful in analyzing housing demand and related fair housing concerns, as these factors illustrate the relationship with other characteristics such as household size, locational preferences, and mobility.

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Figure 18 provides the dissimilarity index values in both the City and County of Madera, indicating the level of segregation between White residents and residents who are nonWhite, Black, Hispanic, or Asian/Pacific Islander. In 2020, in the City, there was moderate segregation between the Non-White and White, Black and White, and Hispanic and White populations. The segregation between the Asian and White population was low, but segregation has been trending upwards since 1990. A low dissimilarity index of 29.67 means that 29.67 percent of Madera’s Asian or White residents would need to move to a different census block to create balanced integration between White and Asian residents. Levels of segregation have remained relatively consistent since 1990, with the exception of the Asian/Pacific Islander population. This data may be skewed due to the small size of the Asian/Pacific Islander population in Madera.

The County has moderate segregation between the Non-White and White, Hispanic and White, and Asian and White populations. Segregation between the Black and White populations is high. Despite the majority of populations being moderately segregated in both the City and the County, segregation is notably higher Countywide than in the City. As noted above, the County has a low population density and is more rural in nature, which may affect its dissimilarity index results. Segregation is more prevalent regionally than in the City of Madera.

Figure 18: Racial/Ethnic Dissimilarity Index, 2000–2020 Source: HUD AFFH Database, 2020.

Income
Household income is directly connected to the ability to afford housing. Higher-income households are more likely to own rather than rent housing. As household income decreases, 37.8843.81 38.99 16.72 42.7753.41 45.32 29.21 44.02 41.49 45.64 19.33 46.58 60.32 49.27 31.1541.07 35.1742.80 20.97 45.8055.64 48.35 33.4644.29 41.26 45.62 29.67 50.0960.55 52.34 41.16 0 10
20 30
40 50
60 70
Non-White/White
Black/White
Hispanic/White
Asian or Pacific
Islander/White
Non-White/White
Black/White
Hispanic/White
Asian or Pacific
Islander/White
City of Madera Madera County
1990 2000 2010 2020
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households tend to pay a disproportionate amount of their income for housing and the number of persons occupying substandard and overcrowded housing increases. To achieve fair housing objectives, people in low-income households must have actual choice in housing opportunities—that is, they are able to locate units that are affordable and well maintained in all parts of a jurisdiction and region.

HUD defines a Low to Moderate Income (LMI) area as a census tract or block group where over 51 percent of the population is LMI. The definition of low or moderate income is based on HUD income definitions of up to 80 percent of the AMI, as shown in Table 16.

LMI populations in the County are more frequently located in the eastern half of the County and in and around the Cities of Madera and Chowchilla. Areas with a higher percentage of LMI populations tend to overlap with communities with a greater percentage of non-White residents.

The eastern, central, and southern areas of the City have the highest percentage of LMI populations, where 50 to 75 percent of the population is considered LMI. The northwestern areas of the City have considerably smaller percentages of the population considered LMI, at less than 25 percent of the population.

Figure 19 and Figure 20 show the distribution of RHNA units by low- to moderate-income population. As shown in Figure 19, the area with the largest low- to moderate-income population is also the area with the largest non-White population. The R/ECAPs are also located in this area.

Local stakeholders noted a need for senior, workforce, veteran, and transitional and permanent supportive housing that is affordable at the lower-income AMI levels. The City is including Program A - 5 to incentivize and promote ADU development to increase opportunities for lower-income households in lower-density, higher-opportunity areas of the City. This includes a recently adopted (February 2025) affordable bonus ADU program for both single and multifamily lots that goes beyond state law to allow additional affordable and market rate units. It also includes adopting a set of preapproved plans and providing promotional and educational materials regarding building ADUs in the City.

RHNA units are almost evenly split between the areas where 25 to 50 and 50 to 75 percent of the population is low to moderate income, as shown in Figure 20. The City’s RHNA strategy reflects the overall composition of Madera and is not expected to exacerbate conditions of segregation.

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Figure 19: Low- to Moderate-Income Population and RHNA Sites, 2021 Source: HCD AFFH Data Viewer.

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Figure 20: Low- to Moderate-Income Population Comparison of RHNA Units Figure 21 compares the percentage of County and City of Madera households with income levels similar to the income ranges provided by HCD Income Limits. The above moderateincome category has the largest percentage of the population, while the very low-income category has the smallest population. The size of the extremely low-income population is similar to the size of the moderate-income population. The comparison of the population distribution to the County AMI shows that Madera residents have generally comparable incomes to the region as a whole. The City has a notably smaller above moderate-income population and a larger very low- and extremely low-income households than the County.

Madera’s median income may be affected by a sizeable elderly population with fixed incomes, and a large proportion of agricultural workers.

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Figure 21: Households per Income Level, 2022
Source: 2021 US Census ACS Table B19009.

Madera County has a median household income of $61,924 (2016-2020 ACS). Most households in the County have an income that is lower than the state median income of $87,000. Households near the northern County boundary tend to have lower incomes (less than $55,000 per year). Generally, households in the urban core of cities have lower incomes than rural or suburban areas.

The City of Madera has a lower median household income than the County and the state.

In 2020, the City of Madera had a median household income of $49,335. The central areas of the City, closest to Highway 99, have the lowest median household income, with a median household income of below $30,000. The eastern and southern areas of the City have the highest median household income, between $87,100 and $125,000.

Figure 22 shows median household income by census tract. In Madera, median incomes are slightly lower in the central and northeast areas, where the R/ECAPs are located. Median incomes are also lower in the northwest, but this data may be skewed due to the presence of the airport and subsequent development restrictions.

The City is including a number of programs to increase housing types and opportunities in higher resource areas of the City. These efforts go beyond the sites that are included in the RHNA Site List and help improve housing choice and mobility by providing opportunities to increase the number and type of dwelling units in lower-density residential zones.

Per Program A - 1, the City will rezone three areas of the City to R3, as well as increasing the maximum density of the R2 and R3 zones to 20 du/ac and 50 du/ac respectively, which will create ample opportunity for high-density residential development throughout the City. The Affirmatively Furthering Fair Housing ▐
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City is also including Program A - 5 to incentivize and promote ADU development to increase opportunities for lower-income households in lower-density, higher-opportunity areas of the City. This includes a recently adopted (February 2025) affordable bonus ADU program for both single and multifamily lots that goes beyond state law to allow additional affordable and market rate units. It also includes adopting a set of preapproved plans and providing promotional and educational materials regarding building ADUs in the City.

The City is also including Program E - 3 continue to implement and develop programs and strategies to create place-based improvements in areas of the City with lower incomes and greater need. Improvements include park enhancements, pedestrian enhancements, bike lane construction, accessibility (compliant with the ADA) improvements, transit improvements, and water and sewer infrastructure improvements.

Figure 22: Median Household Income, 2021
Source: HCD AFFH Data Viewer.

Poverty status is determined using annually defined income thresholds for family size provided by the US Census. Poverty status by tract in Madera is shown in Figure 23 for the years 2010 – 2014 and 2017 - 2021. Consistent with the aggregation of LMI areas, tracts with large populations below the poverty level are located around the central downtown area where the R/ECAP is located. Since 2014, poverty levels have increased in the central City Affirmatively Furthering Fair Housing ▐
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and decreased in most areas to the north and west. The areas with higher rates of poverty also correlate with areas with a more predominant non-White population. RHNA sites are spread throughout the City without concentration in areas of poverty. The City’s RHNA strategy reflects the overall composition of Madera and is not expected to exacerbate conditions of segregation.

Figure 23: Poverty Status, 2010–2014 and 2017–2021
Source: HCD AFFH Data Viewer.

Figure 24 shows the HCV recipients by tract in the City. The HCV program is a 100 percent federally funded rental subsidy for low-income households living in privately owned rental units. HCV recipients are most concentrated in the northern, southern, and central areas of the City.

The HACM administers the HCV program for the City of Madera. According to HACM, 741 vouchers are administered throughout the County. It is unknown how many vouchers are administered to residents of the City of Madera. According to the AI, there are 767 applicants on the HCV waiting list, the majority of which are Black/African American (29 percent) or Hispanic/Latino (50 percent). Compared to the racial/ethnic makeup of Madera residents, Black/African American residents are over-represented among HCV applicants.

There is a higher concentration of HCV recipients in the central area of southeastern and the northeastern quadrants of the City, where approximately 10 percent of renter households are HCV recipients. In the rest of the City, less than 5 percent of renter households are HCV recipients. Concentrations of HCV recipients generally correlate with concentrations of costburdened renters. The City is including Program D - 2 to continue to partner with the regional housing authority and outreach to residents about housing choice vouchers.

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Figure 24: Housing Choice Voucher Recipients by Tract, 2021 Source: HCD AFFH Data Viewer.

Familial Status
Under the Fair Housing Act, housing providers may not discriminate because of familial status. Familial status covers the following: the presence of children under the age of 18, pregnant persons, and any person in the process of securing legal custody of a minor child (including adoptive or foster parents). Examples of familial status discrimination include refusing to rent to families with children, evicting families once a child joins the family (e.g., through birth, adoption, or custody), or requiring families with children to live on specific floors or in specific buildings or areas. Single-parent households are also protected by fair housing law.

A 2016 HUD study examined the effects of housing discrimination based on familial status.

The study found that landlords presented households with children fewer housing options, and the units shown were generally larger, and as a result, slightly more expensive to rent.7 Additionally, female-headed households with children require special consideration and 7 HUD. 2016. https://www.huduser.gov/portal/sites/default/files/pdf/HDSFamiliesFinalReport.pdf.

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assistance because of generally greater needs for affordable housing and accessible day care, health care, and other supportive services.

Households with children present comprised 36 percent (16,209) of the total households in Madera County (2016–2020 ACS). Married couple families with children comprised the largest share of owner and renter households with children.

Households with children present comprise 48.7 percent (8,465) of the total households in the City of Madera. Like the County, married couple families with children comprise the largest share of owner and renter households with children.

Figure 25: Percentage of Children in Married Couple Households by Tract, 2015–2019 Source: HCD AFFH Data Viewer.

In most parts of the County, less than 20 percent of children live in female-headed, singleparent household. Areas with the highest percentage of children living in female-headed, single-parent households are in Oakhurst and eastern parts of the City of Madera, where between 20 and 40 percent of children live in female-headed, single-parent households.

As shown in Figure 27, RHNA sites are primarily in areas where less than 20 percent of children are in female-headed households, which is not expected to impact fair housing concerns based on familial status.

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Figure 26: Percentage of Children in Female-Headed Households and RHNA Sites, 2017–2021 Source: HCD AFFH Data Viewer
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Figure 27: Female-Headed Households Comparison with RHNA Units Persons with Disabilities
The US Census Bureau provides information on the number of persons with disabilities of varying types and degrees. According to the US Census Bureau, a person is considered to have a disability if they have difficulty performing certain functions or difficulty with certain social roles. Affordability of appropriate housing and access, both within the home and to/from the home site, are the primary challenges for persons with disabilities. Access often requires specially designed dwelling units. Additionally, housing locations near public facilities and public transit are important for these special needs group. The 2021 ACS estimates that 18.5 percent of the population in the City of Madera and 16.6 percent of population in the Madera County has a disability.

The types of disabilities included in the census are:
▪ Hearing difficulty: deaf or has serious difficulty hearing ▪ Vision difficulty: blind or has serious difficulty seeing even with glasses ▪ Cognitive difficulty: has serious difficulty concentrating, remembering, or making decisions
▪ Ambulatory difficulty: has serious difficulty walking or climbing stairs ▪ Self-care difficulty: has difficulty dressing or bathing ▪ Independent living difficulty: has difficulty doing errands alone, such as visiting a doctor’s office or shopping
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For persons with disabilities, fair housing choice and access to opportunity includes access to housing in the most integrated setting appropriate to an individual’s special needs and disability-related services as required under federal civil rights law. For example, persons with disabilities who are unable to use stairs or need a zero-step shower may not have actual housing choice without the presence of housing units with these accessibility features.

High spatial segregation of persons with disabilities may indicate fair housing issues related to not only physical needs, but also economic disparities. According to the 2020 Annual Report on People with Disabilities in America,8 more than 25 percent of persons with disabilities (including physical, intellectual, and developmental; sensory; and other disability categories) live below the Census Bureau-designated poverty line, which is 14.5 percentage points higher than people without a disability. Persons with disabilities may be more reliant than persons without disabilities on fixed incomes or access to public transit.

According to 2016–2020 ACS estimates, approximately 19,408 Madera County residents had one or more disabilities. Communities located throughout the eastern region of the County, particularly in census tracts along the northern County border, were estimated to have a larger share of residents with disabilities compared to communities in the western regions of the County.

Figure 28 shows disability by type in the City and County of Madera. Ambulatory issues are the highest reported disability Countywide. A large population with walking difficulty creates a need for single-story housing, elevators, transit access, wheelchair access, larger homes for live-in help, and proximity to health facilities. For many in need of live-in help or living assistance, ADUs may serve as a caregiver unit. The City is including Program A - 5 to incentivize and promote ADU development to increase opportunities for lower-income households in lower-density, higher-opportunity areas of the City. This includes a recently adopted (February 2025) affordable bonus ADU program for both single and multifamily lots that goes beyond state law to allow additional affordable and market rate units. It also includes adopting a set of preapproved plans and providing promotional and educational materials regarding building ADUs in the City.
8 Institute on Disability, University of New Hampshire. 2020. “2020 Annual Report on People with Disabilities in America.” https://eric.ed.gov/?id=ED613092.

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Figure 28: Disability Characteristics by Age Group, 2019 Source: US Census Bureau ACS 2016-2019 (5-year estimates) Table C18108.

According to local knowledge provided by City staff, the Madera ADA Advisory Council (MADAAC) is comprised of seven members that serve four-year terms. Individuals serve in an advisory capacity to the City Council and staff on ADA matters including promoting pedestrian safety and access to all public streets; ensuring that all public buildings and facilities, services, programs, and activities are in compliance with ADA regulations; promoting inclusion of the disabled community in the City’s emergency and disaster preparedness plans; developing disability awareness and educational outreach programs; working with various City of Madera departments to ensure that all public buildings and facilities, remodeled and newly constructed, are in compliance with current laws guaranteeing access for all people with disabilities; promoting affordable and accessible housing in the community; making recommendations regarding unmet transit needs; and ensuring grievance procedures are followed and enforced as described in MADAAC Bylaws.

The City has identified and facilitated numerous projects in its Capital Improvement Program for various improvements within various neighborhoods including but not limited to pedestrian and bicycle paths and facilities, sidewalks, curb bulb-outs, crosswalks, rapid flashing beacons, high visibility striping, ADA ramps and curb returns, drive approaches, bridges, and trail connections for purposes of closing gaps, reducing pedestrian crossing distances, improve connectivity and improve and/or repair conditions related to safety.

Figure 29 shows the population of persons with disabilities by tract in the City. There is no clear pattern to the current areas with higher concentrations of the population with a disability. Healthcare facilities are distributed throughout the City.

Figure 30 shows the RHNA sites with population of persons with disabilities by tract in the City. As shown, the RHNA sites are relatively evenly distributed across tracts where 0-10, 10- Affirmatively Furthering Fair Housing ▐
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20, and 20-30 percent of the population has a disability. For example, about 25 percent of the RHNA units are located in an area where 0-10 percent of the population has a disability. As such, the RHNA sites are not anticipated to exacerbate fair housing concerns as they relate to residents with a disability.

Figure 29: Population of Persons with Disability by Tract (2010–2014 and 2017–2021) Source: HCD AFFH Data Viewer.

Figure 30: Population with a Disability Comparison of RHNA Units Findings
Overall, the City of Madera has higher concentrations of non-White and low- to moderateincome residents in the eastern part of the City. While poverty has decreased over time in tracts throughout the City, there is an increase in poverty in the central area of the City, near Affirmatively Furthering Fair Housing ▐
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downtown. Housing choice voucher use correlates with the areas where poverty is more prominent and where there is a larger non-White population. The selected RHNA sites are not anticipated to cause displacement or worsen patterns of segregation.

The City is including Program A - 1 to rezone three areas of the City to R3, as well as increasing the maximum density of the R2 and R3 zones to 20 du/ac and 50 du/ac, respectively, which will create ample opportunity for high-density residential development throughout the City. The City is also including Program A - 5 to incentivize and promote ADU development to increase opportunities for lower-income households in lower-density, higher-opportunity areas of the City. This includes a recently adopted (February 2025) affordable bonus ADU program for both single and multifamily lots that goes beyond state law to allow additional affordable and market rate units. It also includes adopting a set of preapproved plans and providing promotional and educational materials regarding building ADUs in the City.

In addition to increasing opportunities for housing choice and housing mobility in higheropportunity areas of Madera, the City will continue to implement and develop programs and strategies to create place-based improvements in areas of the City with greater need.

Improvements include park enhancements, pedestrian enhancements, bike lane construction, accessibility (compliant with ADA) improvements, transit improvements, and water and sewer infrastructure improvements.

The City’s RHNA strategy reflects the overall composition of Madera and is not expected to exacerbate conditions of segregation.

Racially and Ethnically Concentrated Areas of Poverty and Affluence Racially and Ethnically Concentrated Areas of Poverty (R/ECAP) To identify racially and ethnically concentrated areas of poverty (known as R/ECAPs), HUD developed thresholds based on racial and ethnic concentration and income level. The threshold for racial and ethnic concentration is a non-White population of 50 percent or more in metropolitan or micropolitan areas. The income threshold is based on areas of “extreme poverty,” where 40 percent or more of households earn incomes at or below the federal poverty line, or where the poverty rate is three times the average poverty rate in the metropolitan area, whichever is less. An area that meets both thresholds for racial or ethnic concentration and “extreme poverty” is considered a R/ECAP.

There are two R/ECAPs in the County of Madera, both located in the City of Madera, in census tracts 6.04 and 8.00. The tracts are shown in Figure 31 along with the proposed RHNA sites by income level. The tracts include the central downtown area and the northern area of the City.

As shown in Figure 32, the majority of RHNA units, about 75 percent, are located in nonR/ECAPs. Despite not concentrating site selection in the R/ECAPs, the City is pursuing targeted, place-based improvements in the R/ECAPs beyond the RHNA selection. The location of the RHNA units in or out of a R/ECAP will not exacerbate existing conditions.

Local stakeholders noted a disparity of housing and quality/access to amenities in east Madera, including downtown. The City is including Program E - 1 to improve disadvantaged neighborhoods through community outreach, neighborhood revitalization, and more. The Affirmatively Furthering Fair Housing ▐
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City is also including Program E - 3 to implement and develop programs and strategies to create place-based improvements in areas of the City with greater need. Improvements include park enhancements, pedestrian enhancements, bike lane construction, accessibility (compliant with the ADA) improvements, transit improvements, and water and sewer infrastructure improvements. The City will prioritize funding and efforts in the comparatively lower-resource and income areas of the City. Specific actions and efforts targeting areas of greater need, including the R/ECAP, include the following:
▪ Alley paving in the northeast area of the City ($398,000) ▪ Class I and Class II bike lanes and street crossings at Raymond Road and Cleveland Avenue and between the Fresno River and Raymond Road to the east ($315,000) ▪ Construction of missing wheelchair ramps and pedestrian facility improvements throughout the City ($400,000)
▪ Pedestrian and ADA-compliant improvements at Washington Elementary School ($678,000)
▪ Design, engineering, and construction of James Taubert Park, a new park in a historically underserved area ($1.9 million in Statewide Park Development and Community Revitalization Program)
▪ McNally Park rehabilitation including new equipment, musical instruments, and basketball court ($609,307)
▪ ADA-compliant curb returns and sidewalks citywide ($400,000) ▪ Sidewalk improvements, transit improvements, bike lanes, and safety improvements to improve accessibility and provide sidewalk gap closure along 5th Street and C Street, providing access to grocery stores, the medical clinic, library, and childcare facilities; bike lanes to provide connectivity from key destinations to the proposed Veteran Housing Project ($3.6 million, part of which funded by the Affordable Housing and Sustainable Communities Grant)
▪ Enhancements to the Caltrans Downtown Madera CAPM Project including wider sidewalks, landscaping, pedestrian safety, and enhanced crosswalks ($3 million) ▪ Planned sewer improvement in the northeast area to better serve future development.

On February 5, 2025, the City awarded Clinton Sewer and Water Main CDBG funding assistance including the renovation of a 12-inch sewer main and 8 or 10 inch water mains on the east side of the City ($767,246)
▪ Avenue 13 sewer line re-lining project. Completion date is Feb. 2025 ($14 million) ▪ Cook water tower rehabilitation ($2.3 million)
▪ Cleveland Avenue sewer lift station reconstruction awarded in December 2024 ($2 million)
▪ Northeast Madera water storage tank currently in design on City purchased land ($24 million)
▪ New headworks at the Wastewater treatment plant ($10 million) ▪ Olive Avenue street widening project
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▪ SR 145 road diet with construction to begin in 2025 ($17 million) ▪ The City has a sidewalk replacement team. This is funded through this fiscal year and the City recently applied for more grant funding to continue the program. To date, the City has spent approximately $500,000 in the past 2 years on replacing sidewalks in low income neighborhoods
▪ The City recently completed an energy project, for solar power to City facilities. This project included 150 solar street lights in older neighborhoods ($19 million) ▪ In Dec. 2024, the City was awarded $5.7 Million to improve pedestrian access to 5 schools, all in low income neighborhoods
▪ New playground at Millview Park ($50,000)
▪ Pool upgrades and repairs at the Centennial Pool Complex ($215,000) ▪ Tozer Park $1.3 Million Grant Outdoor Legacy Partnership Program with a 50 percent match
▪ Fresno River Trail Clean Up California Grant, including a new playground, trail clean up, and exercise equipment ($832,000)
▪ Lion’s Town & Country Park restroom renovation ($177,952) ▪ Lion’s Town & Country Walking Trail: ($1.6 Million in funds from Assemblywoman Cabellero and Soria)
▪ Sunrise Rotary Sports Complex new park installation ($75,000) ▪ New water tank in northeast Madera and rehabilitation of an existing water tank. The overall cost estimate of the project is $24,500,000. The tank itself is $15,700,000 while the offsite water main is $8,800,000. The tank allows provides multiple benefits to the City including reducing pumping electricity costs as the tank can be filled during offpeak hours, providing the equivalent of over two existing City wells during peak hours, bolstering water pressure at the high end of the water system ($24,500,000) ▪ Fee waivers for qualifying downtown development (see Program B-7). Up to a 100% reduction in Engineering Department Fees and 75% reduction in Planning and Building Fees. Eligible projects include new and remodel development, facade improvements, ADA improvements, and improvements to City streets, utilities and sidewalks.

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Figure 31: R/ECAPs in the City and Vicinity
Source: HCD AFFH Data Viewer.

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Figure 32: Presence of a R/ECAP Comparison of RHNA Units The R/ECAP in Madera is currently located in the central and northern areas of the City. As shown in Figure 34, in 2010, these tracts had a notable lower percent non-White population, with 40-60 percent of the population of these tracts being non-White, compared to the 60- 100 percent of the tracts in 2020 with a non-White population. This is a trend that is not specific to Madera, as the non-White population has increased throughout the region. Per the census, this change in trend data may also in part be due to improvements made to processing Hispanic origin and other ethnicity and race questions.9 There has been an increase in the non-White population in all neighborhoods in Madera, including notable increase in neighborhoods to the north and east of the R/ECAP. This trend is similar in other neighborhoods in the City when compared to the R/ECAP.

The downtown and core neighborhoods are the oldest in the City. In general, most of the neighborhoods built on the original railroad grid have public improvements, which include sidewalks. While the R/ECAP is in the downtown, most neighborhoods in the City have public improvements. There are a few areas in other neighborhoods which do not have sidewalks and some that have sidewalks interspersed (e.g., one side or the other or not complete along the entirety of a block frontage) but this is not common and is never far from complete and contiguous sidewalks. The largest concentration of blocks without sidewalks are found within the neighborhood just north of the river and downtown. When it comes to availability of services and commercial, neighborhoods east of the freeway and railroad rely on the 9 US Census Bureau Improvements to the 2020 Census Race and Hispanic Origin Question Designs, Data Processing, and Coding Procedures https://www.census.gov/newsroom/blogs/random-samplings/2021/08/improvements-to-2020-census-racehispanic-origin-question-designs.html Affirmatively Furthering Fair Housing ▐
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downtown, where there are shops and services available Overall, there is no significant difference between quality of street and sidewalks or quality of life when comparing the R/ECAP to other neighborhood.

For the purpose of addressing missing or maintaining existing public improvements, the City includes various projects in its Capital Improvement Program which include: alley pavement projects (which occur in multiple quadrants of the City), bike and pedestrian improvement projects which also focus on the repair and construction of sidewalks and crosswalks (allowing residents choices, including but not limited to neighborhoods, around schools and to key destinations), an ADA walkability sidewalks program (which adds missing wheel chair ramps City-wide and miscellaneous pedestrian facilities), bridges and railroad crossings, trails and various resurfacing, restoration and rehabilitation projects on existing streets.

The City is also installing a roundabout at the five-legged intersection of Lake and 4th streets with Central Avenue as a supplementary project to the Yosemite Road Diet. This roundabout will help with traffic circulation/management/calming in conjunction with the roundabouts that will be installed on Yosemite and will improve pedestrian connectivity and safety at that intersection, which is also near the City’s John Wells Youth Center and Centennial (public) Pool Complex.

As of November 2025, Madera has selected a consultant for the Safe Routes to Schools study.

The consultant is currently in the beginning stages of this project including gathering information, an initial outreach to stakeholder contacts, and reviewing the history of the area.

As this study is just beginning, the complete analysis and comparison of safe routes to schools between neighborhoods is not yet available. The City has indicated that there are a few areas in other neighborhoods which do not have sidewalks and some that have sidewalks interspersed (e.g., one side or the other or not complete along the entirety of a block frontage) but this is not common. Local knowledge has indicated that while there is some variation in sidewalk conditions, there is not a neighborhood with a known concentration of these concerns, and they are distributed geographically throughout the City.

These sidewalk gaps are not concentrated in the R/ECAP, and are located at a comparable rate in other neighborhoods, including north of the river and downtown.

There is adequate water supply in all neighborhoods in the City of Madera, including for the RHNA sites and in the newly annexed areas. Investments are being made to support water infrastructure in various neighborhoods in the City. This includes a new water tank in northeast Madera in addition to the rehabilitation of an existing water tank. There is no concentration in any specific neighborhood with water access concerns.

The City also recently purchased a ponding basin to facilitate the development of a 138-lot subdivision on 26.8 acres of land on Storey road, east of Yosemite Avenue, illustrating the City’s continued investment in resources to support infrastructure to support development throughout all neighborhoods in the City.

The southern neighborhoods in the City of Madera have the greatest concentration of sewer infrastructure access issues. The City’s Sewer Rehabilitation and Manhole Repair project consists of approximately $3.5 million in existing sewer rehabilitation and repairs. The project includes approximately 6,424 linear feet (LF) of cured-in-place pipe liner, approximately 3,832 LF of removed and replaced PVC Sewer Main, and various other work Affirmatively Furthering Fair Housing ▐
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related to sewer repair including manhole rehab/repair, point repair, and storm drain modification.

The City is also replacing a $55 million water main in the R/ECAP, with construction having began in early 2025, including approximately 13,844 LF of water main replacement and various other work related to water main replacement including gate valves, fire hydrants, and service laterals.

There is a notable concentration of community resources in the downtown, R/ECAP area, which correlates with the concentration of the population in poverty in these areas, as they provide the most direct access to resources. This includes job and economic opportunity as well as other amenities. The City is pursuing several mobility improvements to increase access to these resources from the other neighborhoods with a lower concentration of job opportunity. This includes improvements to sidewalks and crosswalks, bike infrastructure, bridges and railroad crossings, trails and various resurfacing, restoration and rehabilitation projects on existing streets.

Greatschools.org is a nonprofit organization that rates schools across the country. The Great Schools Summary Rating calculation is based on four ratings: the Student Progress Rating or Academic Progress Rating, College Readiness Rating, Equity Rating, and Test Score Rating. Ratings at the lower end of the scale (1-4) signal that the school is “below average,” 5-6 is “average,” and 7-10 is “above average.”
As shown in Figure 33, the school’s ratings in the region are primarily average with a ranking of 4 or 5, with some higher variation in northern areas of Madera County. Scores do not show a clear pattern correlating with fair housing trends. Schools are distributed across the City with similar ratings, and there is not a neighborhood with a notable concentration of very high or very low school scores, including the R/ECAP.

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Figure 33: GreatSchools Ratings in Madera and Surrounding Region According to local knowledge provided by City staff, new development and outward growth have led to shifts in the concentration of middle-class families, employment, shopping and retail activities, and underinvestment in the core of the City. This shift in growth and investment has contributed to degradation, vacant buildings, decline of property values and resulted in concentrations of poverty and lack of resources. This may have been further exacerbated by the extent of low-density residential development and the lack of focused downtown and core neighborhood infill planning and incentives in a smaller city within a historically agricultural and rural region.

The City has taken steps to incentivize reinvestment in infill areas through adoption of mixeduse provisions for commercial districts, recent amendments to the Zoning Regulations to streamline and incentivize housing production, and program efforts such as Council adoption of the Downtown Development Incentive Fee Reduction Program.

The Madera City Council has approved up to $3 million dollars from Local Transportation Funds (LTF) to support improvements to East Yosemite Avenue (State Route 145) and the State Department of Transportation (Caltrans) has approved use of these funds in conjunction with funding through the State Highway Operation and Protection Program toward a scope of work which will include aspects of the City of Madera’s State Route 145 (Yosemite Avenue) Downtown Main Street Final Report dated 2020 into the project design.

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The Caltrans scope of work will include installation of complete streets features and will implement a “road diet” reducing the number of lanes from four to two from E Street to Fig Street, install a center median islands between E Street and Flume Street, add a two-way leftturn in the center of the roadway, and construct Class II bike lanes on both sides of the corridor segment.

Other improvements to the East Yosemite Avenue (State Route 145) corridor will include:
▪ Roundabout/Traffic Circles at Lake Street, C Street and D Street; ▪ Bulb-outs at A and B Street;
▪ Widened sidewalks between E and B Streets and completion of sidewalks in areas where missing;
▪ Enhanced crosswalks, including Rectangular Rapid Flashing Beacons at A and B Streets for pedestrian crossings;
▪ Decorative street lighting between E and Lake Streets; and, ▪ Landscaping between E and Lake Streets, including shade trees.

The improvements reflect the City’s vision to make the downtown area a more attractive destination to live, work, and play while boosting economic development opportunities and enhancing the pedestrian and bicycle environment with the intent of shifting travel behavior through reduced driving and increased transportation choices. Construction is planned to begin early in 2026.

These improvements by Caltrans specifically target the City’s downtown, where the R/ECAP is located.

The City is actively seeking REAP 2.0 grant funding with potential supplement from Home Project Jurisdiction (Home P) and Permanent Local housing Allocation (PHLA) funds to facilitate a new downtown mixed-use affordable housing development project on land owned by the City on Yosemite Avenue and within the road diet project segment.

Madera County has advertised a Request for Proposal (RFP) and received and (in conjunction with City Staff) considered responses (June 2025) from qualified consultants to prepare a Safe Routes to School Plan in cooperation with Madera Unified School District (MUSD) City of Madera and Madera County. It is anticipated that the contract will commence in 2025 and will be for a term of 2 years.

The overall objective of the proposed SRTS Plan is to identify appropriate motorized and non-motorized design/improvement concepts to increase the functionality and safety of transportation systems around each of the MUSD school campuses for students, pedestrians, bicyclists, and drivers. The proposed Plan will complement Madera County’s General Plan, the City of Madera’s General Plan, the Madera County Transportation Commission’s Active Transportation Plan, and other local transportation planning documents to address the shortcomings in the existing local circulation network that impact the safe travel of students to their schools. Implementation and construction of the design concepts identified in the SRTS plan will require action after the creation of the plan.

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Figure 34: Patterns of Non-White Population Over Time
Since 2014, poverty levels have increased in the central City, where the R/ECAP is located, and decreased in most areas to the north and west. This downtown, central area is where many social economic resources are located, including job opportunities. This is also currently where most of the higher density housing and zoning is located. This indicates that the increased concentration over time in population below the poverty line in the central City may be due to congregation around resources and location of affordable housing.

The City is including Program A - 1 to rezone three areas of the City to R3, as well as increasing the maximum density of the R2 and R3 zones to 20 du/ac and 50 du/ac, respectively, which will create ample opportunity for high-density residential development outside of the R/ECAP areas. The City is also including Program A - 5 to incentivize and promote ADU development to increase opportunities for lower-income households in lowerdensity, higher-opportunity areas of the City. This includes a recently adopted (February 2025) affordable bonus ADU program for both single and multifamily lots that goes beyond state law to allow additional affordable and market rate units. It also includes adopting a set of preapproved plans and providing promotional and educational materials regarding building ADUs in the City. Furthermore, Programs E - 1 and E - 3 address neighborhood revitalization and place-based improvements in the downtown area.

Figure 35: Patterns of Poverty Status Over Time
Racially and Ethnically Concentrated Areas of Affluence (RCAAs) HUD defines racially concentrated areas of affluence (RCAAs) as areas where the percentage of the White population in a tract is over 1.25 times the average percentage of the White Affirmatively Furthering Fair Housing ▐
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population in the given Council of Government (COG) region and the median income is 1.5 times higher than the COG or State AMI, whichever is lower.

In addition to having a higher median income, areas of affluence experience less overcrowding and less housing cost burden on renters, and are generally less susceptible to displacement compared to LMI areas. There are no RCAAs in the City of Madera or in Madera County.

Disparities in Access to Opportunities
California Tax Credit Allocation Committee (TCAC)
One tool that can be used to analyze disparities in access to opportunities is the California Tax Credit Allocation Committee’s (TCAC) Opportunity Area scores. These were prepared by a task force commissioned by the TCAC and HCD to identify areas statewide whose economic, educational, and environmental characteristics support positive outcomes for low-income families. The map is updated annually. Opportunity maps are made for three domains: economic, environmental, and education. Each map uses categorical indicators to determine its individual score. A composite score and resource designation combining all three designations is then assigned to each block group.

To determine the final resource category, the top 20 percent of overall scores in a county are labeled as highest resource and the next 20 percent of scores are labeled as high resource.

Then, any area that is considered segregated and that has at least 30 percent of the population living below the federal poverty line is labeled as an area of high segregation and poverty. Any remaining uncategorized areas in the County are evenly divided between moderate resource and low resource areas. The rationale and metric for each indicator is described in more detail in current guidance documents for the California TCAC program.10 Economic Indicators
Housing opportunities and economic opportunities are closely linked. Access to high quality employment close to desired and affordable housing results in more housing opportunities and shorter commute times. The analysis for economic opportunities uses TCAC economic indicators, employment participation data from the ACS, and the HUD Jobs Proximity Index.

TCAC economic opportunities are measured by census tract. They consider poverty, adult education, employment, job proximity, and median home values. A higher economic index score reflects more positive economic outcomes. The HUD Jobs Proximity Index assesses the accessibility to job opportunities at the census block group level.

Economic outcomes vary across Madera County. Areas with more positive economic outcomes are in the eastern part of the County, and areas near Oakhurst and areas west and south of the City of Madera have the highest economic outcomes in the County. In contrast, areas within the Cities of Madera and Chowchilla and in the western part of the County have the lowest economic outcomes in the County.
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In 2020, Madera County had a labor force participation rate of 55 percent of persons 16 years and over. Estimates from the California Employment Development Department show that the average annual salary in Madera County in 2022 was $54,790. Management, legal occupations, and healthcare professionals and technical occupations have the highest average annual salaries, more than $45,000 higher than the County average salary.11 Occupations related to personal care and service, food preparation and serving, healthcare support, and fishing, farming, and forestry occupations have the lowest average salaries, at less than $40,000. The largest industries in Madera County in terms of employment include educational services, health care, and social assistance (22 percent); agriculture, forestry, fishing and hunting, and mining (15 percent); and retail trade (10 percent). Most jobs in these industries have lower average salaries.

In 2022, the City of Madera had a labor force of 46,679 of persons 16 years and over and a labor force participation rate of 62 percent (2016–2021 ACS). This is an increase of approximately 7 percent from the City’s 2015 labor force participation rate. The largest employment industries in the City of Madera are agriculture, forestry, fishing, and hunting (22 percent), educational services, health care, and social assistance (19 percent), and retail trade (9 percent). There are several large employers in the City, including the Ardagh Group, Baltimore Aircoil Company, Cherokee Freight Lines, Lamanuzzi & Pantaleo Cold Storage, Lion Raison, Inc., the San Joaquin Wine Company, and Walmart.12 Access to employment opportunities varies across the City. The northeast and portions of the central part of the City have lower job proximity index scores, while western and southeastern parts of the City have higher job proximity index scores. While portions of the southern portion of the City have higher job proximity index scores, this area has less positive economic outcomes. The western portion of the City has the most positive economic outcomes in the City, along with areas along the eastern boundary. The scores in the western portion of the City may be skewed by the large amount of vacant land outside of the City in this tract. The majority of the data in this western tract is from outside the City boundary.

According to local knowledge, the areas with lower economic opportunity are the older parts of the community and have generally older and smaller homes. The parcels are smaller in this area so there is less reinvesting in the underutilized parcels. The lower-income population is also more likely to live near the railroad. 11 California Employment Development Department, Occupational Wage data, 2022. 12 California Employment Development Department, Major Employers, 2022.

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Figure 36: TCAC Opportunity Areas – Economic Score by Tract, 2023 Source: HCD AFFH Data Viewer.

Education Indicators
Economics literature has consistently found about a 10 percent increase in wages/salary with each additional year of education.13 Therefore, educational attainment is directly linked to income and thus housing opportunities. To assess educational opportunities by geography, this analysis uses TCAC education domain scores, which incorporate a variety of indicators including math and reading proficiency scores, high school graduation rates, and student poverty rates at the census tract level.

In Madera County, education outcomes are highest in the rural, central, and eastern parts of the County. Educational outcomes in more urban areas of the County, including the Cities of Madera and Chowchilla, as well as areas east and south of the City of Madera have less positive outcomes. Areas of the County with the least positive education outcomes are east of Chowchilla and south of the City of Madera. According to Kidsdata.org (a data compilation program of the Lucile Packard Foundation for Children's Health), Madera 13 Annual Disability Statistics Compendium, 2020, https://disabilitycompendium.org/annualreport.

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County high school graduation rates are highest among Asian-American students (89 percent), White students (87 percent), and Hispanic/Latino students (87 percent).

Comparatively, graduation rates are lower among Black/African American students (80 percent), American Indian/Alaska Native students (77 percent), and multiracial students (77 percent).

The City of Madera is served by Madera Unified School District (MUSD), which operates 19 elementary schools, 9 middle schools, and 6 high schools. The MUSD has a student enrollment of approximately 19,937 students, grades kindergarten through twelfth grade.

About 63.7 percent of enrolled students are on free or reduced-price lunch.14 According to publicschoolreview.com, Madera High School has a high school graduation rate of 97 percent, which is higher than the high school graduation rate for Madera County.15 Greatschools.org is a nonprofit organization that rates schools across the country. The Great Schools Summary Rating calculation is based on four ratings: the Student Progress Rating or Academic Progress Rating, College Readiness Rating, Equity Rating, and Test Score Rating. Ratings at the lower end of the scale (1-4) signal that the school is “below average,” 5-6 is “average,” and 7-10 is “above average.”
As shown in Figure 37, the school’s ratings in the region are primarily average with a ranking of 4 or 5, with some higher variation in northern areas of Madera County. Scores do not show a clear pattern correlating with fair housing trends. The proposed sites will have equal access to education as schools are distributed throughout the City. 14 US News Madera Unified School District, https://www.usnews.com/education/k12/california/districts/madera-unified-110485. 15 Madera Unified School District, Public School Review, https://www.publicschoolreview.com/california/madera-unifiedschool-district/623340-school-district.

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Figure 37: GreatSchools Ratings in Madera and Surrounding Region The Madera Transit Station Relocation Plan is being led by the San Joaquin Joint Powers Authority (SJJPA) and the County, with participation from City, to consolidate and replace the City and County State Center Community College Specific Plans. This will ultimately result in an increase in access and connectivity to transit, and future expanded educational and employment opportunities for existing and future residents of the City.

Madera County has advertised a Request for Proposal (RFP) and received and (in conjunction with City Staff) considered responses (June 2025) from qualified consultants to prepare a Safe Routes to School Plan in cooperation with Madera Unified School District (MUSD), City of Madera and Madera County. It is anticipated that the contract will commence in 2025 and will be for a term of 2 years.

The overall objective of the proposed SRTS Plan is to identify appropriate motorized and non-motorized design/improvement concepts to increase the functionality and safety of transportation systems around each of the MUSD school campuses for students, pedestrians, bicyclists, and drivers. The proposed Plan will complement Madera County’s General Plan, the City of Madera’s General Plan, the Madera County Transportation Commission’s Active Transportation Plan, and other local transportation planning documents to address the shortcomings in the existing local circulation network that impact the safe travel of students to their schools. Implementation and construction of the design concepts identified in the SRTS plan will require action after the creation of the plan.

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The southern, eastern, and central areas of the City had less positive education outcomes, in contrast to the northwestern area of the City, which had more positive education outcomes.

The southern, eastern, and central areas of the City also have a predominant Hispanic population and non-White population.

Figure 38: TCAC Opportunity Areas – Education by Tract, 2021 Source: HCD AFFH Data Viewer.

Environmental Indicators
The environmental domain utilizes CalEnviroScreen (CES) 3.0 pollution indicators and values16 (see Figure 46 for more discussion on CES). As shown in Figure 39, a large portion of the City has positive environmental outcomes, between 0.75 and 1. Tracts with lower environmental scores are generally adjacent to or bisected by a highway. Particulate matter, pesticides, and contaminated drinking water are among the highest scoring pollutants in the area, which may be attributed to areas of high traffic or contributions from the agriculture industry surrounding the City.
16 Note that the 2021 TCAC environmental score relies on CES 3.0, rather than the updated CES 4.0.

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Figure 39: TCAC Opportunity Areas – Environmental by Tract, 2021 Source: HCD AFFH Data Viewer
TCAC Composite Score
Figure 40 displays the 2023 TCAC composite score for the City. There is high variation in resource categories within the City, with low resource or areas of high segregation and poverty in the central, southern, and eastern areas of the City. The areas with lower opportunity scores have a generally lower median income and a more predominant nonWhite population.

The tracts in the west with the highest opportunity contain an airport and significant agricultural land. Tracts that have the majority of their area outside of the City may be skewed by this outside data.

The City is including a number of programs to increase housing types and opportunities in higher-opportunity areas of the City. These efforts go beyond the sites that are included in the RHNA and help improve housing choice and mobility by providing opportunities to increase the number and type of dwelling units in lower-density residential zones.

The City is including Program A - 1 to rezone three areas of the City to R3, as well as increasing the maximum density of the R2 and R3 zones to 20 du/ac and 50 du/ac, Affirmatively Furthering Fair Housing ▐
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respectively, which will create ample opportunity for high-density residential development throughout the City. The City is also including Program A - 5 to incentivize and promote ADU development to increase opportunities for lower-income households in lower-density, higher-opportunity areas of the City. This includes a recently adopted (February 2025) affordable bonus ADU program for both single and multifamily lots that goes beyond state law to allow additional affordable and market rate units. It also includes adopting a set of preapproved plans and providing promotional and educational materials regarding building ADUs in the City.

In addition to increasing opportunities for housing choice and housing mobility in higheropportunity areas of Madera, the City will continue to implement and develop programs and strategies to create place-based improvements in areas of the City with greater need.

Improvements include park enhancements, pedestrian enhancements, bike lane construction, accessibility (compliant with the ADA) improvements, transit improvements, and water and sewer infrastructure improvements.

As shown in Figure 41, the RHNA units are distributed through all resource areas, with about 55 percent of units in moderate- or high-resource areas and 45 percent in low-resource areas or areas of high segregation and poverty. As there is high variation in the City, distributing RHNA units across all opportunity categories is unlikely to exacerbate any conditions of segregation or make any negative changes to the resource designation.

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Figure 40: Site Inventory and TCAC Composite Score by Tract, 2023 Source: HCD AFFH Data Viewer.

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Figure 41: Distribution of RHNA Units by TCAC Category
According to local knowledge provided by City staff, the core and downtown area of the City of Madera comprises a historically underserved area of the City within a Census Tract recognized by both the USDOT and EPA as disadvantaged.

This is the area where the City sees the greatest percentage of extremely low income households, the lowest median household incomes, and Census Tracts with the highest percentage of persons of Hispanic origin.

In the City, new development and outward growth have led to shifts in the concentration of middle-class families, employment, shopping and retail activities, and underinvestment in the core of the City. This shift in growth and investment has contributed to degradation, vacant buildings, decline of property values and resulted in concentrations of poverty and lack of resources. This may have been further exacerbated by the extent of low-density residential development and the lack of focused downtown and core neighborhood infill planning and incentives in a smaller city within a historically agricultural and rural region.

The City has taken steps to incentivize reinvestment in infill areas through adoption of mixeduse provisions for commercial districts within its zoning regulations, recent amendments to the Zoning Regulations to streamline and incentivize housing production, and program efforts such as Council adoption of the Downtown Development Incentive Fee Reduction Program.

The Madera City Council has approved up to $3 million dollars from LTF to support improvements to East Yosemite Avenue (State Route 145) and Caltrans has approved use of these funds in conjunction with funding through the State Highway Operation and Protection Program toward a scope of work which will include aspects of the City of Madera’s State Affirmatively Furthering Fair Housing ▐
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Route 145 (Yosemite Avenue) Downtown Main Street Final Report dated 2020 into the project design.

The Caltrans scope of work will include installation of complete streets features and will implement a “road diet” reducing the number of lanes from four to two from E Street to Fig Street, install a center median islands between E Street and Flume Street, add a two-way leftturn in the center of the roadway, and construct Class II bike lanes on both sides of the corridor segment.
• Roundabout/Traffic Circles at Lake Street, C Street and D Street; • Bulb-outs at A and B Street;
• Widened sidewalks between E and B Streets and completion of sidewalks in areas where missing;
• Enhanced crosswalks, including Rectangular Rapid Flashing Beacons at A and B Streets for pedestrian crossings;
• Decorative street lighting between E and Lake Streets; and, • Landscaping between E and Lake Streets, including shade trees.

The improvements reflect the City’s vision to make the downtown area a more attractive destination to live, work, and play while boosting economic development opportunities and enhancing the pedestrian and bicycle environment with the intent of shifting travel behavior through reduced driving and increased transportation choices. Construction is planned to begin early in 2026.

The City is actively seeking REAP 2.0 grant funding with potential supplement from Home Project Jurisdiction (Home P) and PHLA funds to facilitate a new downtown mixed-use affordable housing development project on land owned by the City on Yosemite Avenue and within the road diet project segment.

Updates and upgrades are proposed for the downtown Madera Intermodal Transit Center (MITC). The MITC was originally designed to offer multiple modes of transportation and connectivity through Greyhound Lines, taxi, the Madera County public transportation system (Madera County Connection) and the City public transit system (Madera Metro) public transit stops. While some operations have transferred to the newly constructed Transit Center in Madera’s Freedom Industrial Park, the existing structure on the transit center site is proposed to be remodeled to provide offices for City of Madera staff. Tenant improvements to the existing structure will include a new transit lobby with public service counter and public restrooms that will allow the site to continue to operate as a transit center. The existing bus shelter in the parking area will be removed and replaced with a new larger shelter and outdoor seating area for riders. Greyhound will continue serving the City, utilizing the site as a bus stop and local service destination and the site will continue to serve as a public transit transfer point for passengers of both the City of Madera Metro and Madera County Connection public transit systems. Collectively, these services will provide public transit opportunities and connectivity to local, regional and/or statewide destinations or beyond.

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Access to Opportunities, Regional Comparisons
HUD has developed a series of indices for fair housing analysis to assist cities in identifying disparities in access to opportunity. The following indicators are scored on a scale from zero to 100.
▪ Low Poverty Index: The low poverty index captures poverty at the census tract level.

The higher the score, the less exposure to poverty.
▪ School Proficiency Index: The school proficiency index uses the performance of fourth-grade students on state exams to describe which areas have higher and lower performing schools. The higher the score, the higher the school system quality. ▪ Labor Market Index: The labor market index measures the relative intensity of labor market engagement and human capital. The index is calculated using employment levels, labor force participation, and education attainment. The higher the score, the higher the labor market participation in a neighborhood. ▪ Transit Index: The transit index is based on estimates of transit trips taken by a threeperson, single-parent family with income at 50 percent of the median income for renters for the region. The higher the index, the more likely that the residents use public transit.
▪ Low Transportation Cost Index: The low transportation cost index is calculated based on estimates for a three-person, single-parent family with income at 50 percent of the median income for renters for the region. More specifically, this index considers transportation costs as a percentage of income for this household type. The higher the index, the lower the cost of transportation.
▪ Jobs Proximity Index: The jobs proximity index quantifies the accessibility of a given residential neighborhood as a function of its distance to all job locations within a region. Larger employment centers are more heavily weighted. The higher the index, the better access to employment opportunities.
▪ Environmental Health Index: The environmental health index summarizes potential exposure to a variety of toxins that are harmful to human health. The higher the index, the less exposure to toxins.

As shown in Table 57, the most variation between ethnicities in the City of Madera is seen in the low poverty index, with the Hispanic population at 18.9 while the White and Asian populations score 40.3 and 42.5, respectively. The jobs proximity index and transit index also have moderate levels of variation.

Compared to the wider Madera County region as a whole, the City of Madera scores comparatively higher for almost all index categories, with the exception of the environmental health index. Madera proves to have higher availability of labor market, transit, and jobs proximity. The City includes many of the resources and economic opportunities that serve the County as a whole.

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Table 57: Opportunity Indicators Low Poverty Index School Proficiency Index Labor Market Index Transit Index
Low
Transportation
Cost Index
Jobs Proximity
Index
Environmental
Health Index
City of Madera
White, Non-Hispanic 40.3 18.3 33.6 18.5 19.3 64.3 4.4
Black, Non-Hispanic 23.0 13.8 26.5 28.0 19.7 52.0 5.7
Hispanic 18.9 11.5 25.6 33.0 21.7 49.5 5.7
Asian or Pacific Islander, Non-Hispanic 42.5 21.7 34.9 16.2 17.2 64.8 4.0 Native American, Non-Hispanic 24.6 12.9 27.6 28.8 21.5 54.3 5.2 Madera County
White, Non-Hispanic 34.8 32.3 22.8 16.5 12.2 39.8 27.3
Black, Non-Hispanic 20.0 15.6 14.6 17.7 14.0 42.4 22.2
Hispanic 22.2 17.1 23.7 25.2 16.9 48.8 12.3
Asian or Pacific Islander, Non-Hispanic 37.7 26.7 29.6 16.2 13.2 52.3 15.8 Native American, Non-Hispanic 30.5 27.5 18.1 21.3 12.6 32.4 28.9 Source: Decennial Census; American Community Survey; Great Schools; Common Core of Data; School Attendance Boundary Information System; Local Affordability Index; Longitudinal Employer Household Dynamics; National Air Toxics Assessment.

Figure 42 below illustrates the distribution of the jobs proximity index in the City. The jobs proximity index quantifies the accessibility of a given residential neighborhood as a function of its distance to all job locations within a region. Larger employment centers are more heavily weighted. The higher the index, the better access to employment opportunities.

While the highest job proximity indices are in the west, where the high resource area is, the central area of the City where the R/ECAP is located, actually has a moderate jobs proximity index. This central downtown area having a moderate proximity to jobs indicates that there is access to economic opportunity for the higher density residential development in this region. Almost half the RHNA sites are in areas with moderate or high proximity to job opportunities.

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Figure 42: Jobs Proximity Index, 2017
Source: HCD AFFH Data Viewer.

Transportation
Reliable public transit access and active transportation options, such as walking and biking, are imperative for low-income residents and/or persons with disabilities to connect to employment opportunities. Lack of transportation options can impede fair housing choice and continue to reinforce barriers for low-income communities in accessing housing and employment opportunities.

Madera County has varied access to public transit. While there are several bus and Dial-ARide services offered in the Cities of Madera and Chowchilla, rural and eastern parts of the County have limited access to public transit. Accessible transportation infrastructure includes Madera County Connection (MCC) Transit, which provides bus service throughout the City of Madera and to Chowchilla and eastern Madera County. MCC Transit connects to other transit services in the region, including the Fresno Area Express, Yosemite Area Regional Transportation System, City of Chowchilla Area Transit (CATX), and City of Madera Dial-ARide. The City of Madera also operates Madera Metro, a fixed-route bus service. Other transit options in the County include Eastern Madera County Medical Escort Van, Eastern Madera County Senior Bus (for seniors 60 and older and persons with disabilities), MCC Madera Area Affirmatively Furthering Fair Housing ▐
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Dial-A-Ride (for rides beginning or ending in County areas or the City of Madera), MCC Chowchilla Area Dial-A-Ride, Amtrak, and Greyhound bus systems.

Dial-A-Ride provides an alternative service for passengers preferring the convenience of curb-to-curb transportation due to age, disability, or distance from a transit route. Although Dial-A-Ride is available to any member of the general public, its first priority is to provide complementary paratransit service in accordance with the ADA. The service operates weekdays from 7:00 a.m. to 6:30 p.m., Saturdays from 9:00 a.m. to 4:00 p.m., and Sundays from 8:30 a.m. to 2:30 p.m. The one-way Dial-A-Ride fare within the fixed route area, other parts of the City, and parts of the County is $1.00 for ADA riders and seniors and $3.00 for the public. The fare for all riders in the Dial-A-Ride service area outside the $1.00 County area is $3.00 for all riders. Dial-A-Ride operations take place within the Madera urban area, covering a 5-mile radius from the downtown area, and transport approximately 70,000 riders annually. The City provides an ADA-Paratransit brochure in both English and Spanish.17 Madera County received an average AllTransit performance score of 1.2, which equates to a very low combination of trips per week and number of jobs accessible by transit. Less than 1 percent (0.5 percent) of commuters use transit, 3 percent walk, and 0.6 percent bike to get to work.

Residents of the City of Madera have limited access to public transit. The City of Madera operates Madera Metro, a fixed-route public transit system. Other transit options in the City include a curb-to-curb Dial-A-Ride bus transit service with wheelchair accessibility, which requires reservations and a fee. The City received an average AllTransit performance score of 2.1, which equates to a very low combination of trips per week and number of jobs accessible by transit. Approximately 2 percent of commuters use transit to get to work.

Transit access is highest within the center of the City, as shown in Figure 43. The City recently updated and implemented the Madera Transit Plan for Madera Metro. The update included the recent realignment of existing routes, as well as the addition of a fourth route. 17 https://www.madera.gov/wp-content/uploads/2022/10/DAR-Brochure-2022.pdf.

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Figure 43: Madera Metro Service Area
Source: Madera Metro
According to the 2018 Madera County Active Transportation Plan, pedestrian infrastructure in the City of Madera is most extensive in the downtown due to short blocks that are easy to walk. Outside of the core downtown area, crosswalks are spaced farther apart, and sidewalk gaps become more common.

Walk Score is a private company that offers a walkability index, which measures the pedestrian friendliness of a given location by analyzing walking routes to nearby amenities and examining population density and road metrics, including block length and intersection density. According to Walk Score, the City has a walk score of 42 out of 100, which means that a moderate amount of errands require a car. The Environmental Protection Agency (EPA) also has a walkability index that ranks block groups according to their relative walkability.

According to the National Walkability Index, the center of the City is the most walkable, while the outer edges of the City have a below average walkability. The majority of the rest of the City has above average walkability. The central area, or downtown, currently has the highest concentration of high density housing in the City.

As shown in Figure 44, the City of Madera and Madera County have similar mode shares for transportation to work. In the City, a majority of workers drive alone to work, followed by 8 percent who carpool. Only about 2 percent of workers use public transportation or walk.

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Figure 44: Means of Transportation to Work
Source: US Census Bureau, ACS 16-20 (5-year Estimates), Table B08301.

RHNA sites were reviewed for their distance to the nearest transit stop. The sites evaluation found that 218 of the 223 sites are within a mile of a transit stop, 162 of the 223 sites are within 0.5 miles of a transit stop, and 58 of the 65 non-vacant sites are located within 0.5 miles of a transit stop. Figure 45 below shows the 0.5 mile radius around each transit stop, as well as each high quality transit stop per the HCD provided maps, and the RHNA site relationship to these stops. By providing opportunity for higher density residential development near transit stops, lower income households will be able to live in areas with direct transit access to economic hubs, job opportunities, and other resources that are available in the downtown area.

Currently, the purple line and orange line shown in Figure 43 have a frequency of 30 minutes, while the green and blue lines have a frequency of 1 hour. The City is pursuing $3.6 million of transit improvements, bike lanes, and safety improvements to improve accessibility along 5th Street and C Street, and provide access to grocery stores, the medical clinic, library, and childcare facilities. There are some RHNA sites in this neighborhood that will be directly affected by these improvements. Improvements to transit access to this area downtown will also improve access from other sites to this downtown area where resources are located.

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Figure 45: High Quality Transit Areas and RHNA Sites
Source: HCD AFFH Data Viewer.

CalEnviroScreen 4.0
The CalEnviroScreen map for Madera County identifies the degree to which communities are considered burdened by pollution. The western parts of the County have less positive environmental outcomes, most notably within and south of the City of Madera. The central and eastern parts of the County, which includes portions of the Sierra National Forest, have more positive environmental outcomes. The western part of the County has higher levels of pollutants from ozone, particulate matter, and pesticide use. Most of western Madera County is considered a CalEnviroScreen disadvantaged community.

The entire City of Madera has CalEnviroScreen percentiles over 71. The City has high pollution burden due to pesticide use and groundwater threats. The southern and central areas of the City have a higher pollution burden caused by particulate matter (PM2.5), diesel particulate matter, and traffic.

As shown in Figure 47, RHNA sites are primarily in areas with a CalEnviroScreen percentile between 60 and 80. The majority of the City falls within this category, and the RHNA site distribution follows existing trends within the City. RHNA sites located in the 80-100 percentile area, closer to downtown, will provide access to employment opportunities.

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Figure 46: Sites Inventory and CalEnviroScreen 4.0 Percentile Score by Tract Source: HCD AFFH Data Viewer.

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Figure 47: Distribution of RHNA Units by CalEnviroScreen 4.0 Percentile Score Findings
There is high variation in resource categories within the City, with low-resource or areas of high segregation and poverty in the central, southern, and eastern regions, and moderateand high-resource areas in the north and west. CalEnviroScreen percentiles are high throughout the City, likely due to proximity to agriculture and highway emissions. Transit opportunities are available throughout the City, and there are transit stops in proximity to the proposed rezone areas. As such, RHNA units are distributed throughout the City without concentration in low-resource areas.

Disproportionate Housing Needs
Substandard Housing
The AFFH Rule Guidebook defines disproportionate housing needs as a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when compared to the proportion of a member of any other relevant groups or the total population experiencing the category of housing need in the applicable geographic area (Code of Federal Regulations). The analysis is completed by assessing cost burden, overcrowding, and substandard housing. CHAS, developed by the census for HUD, provides detailed information on housing needs by income level for different types of households in Madera County.

Disproportionate housing needs are determined by finding trends in housing problems in the population by race, household size, or household age. A housing unit is considered Affirmatively Furthering Fair Housing ▐
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substandard or as having a housing problem if it has one or more of the following housing conditions:
▪ Housing unit lacks complete kitchen facilities
▪ Housing unit lacks complete plumbing facilities
▪ Household is cost burdened
▪ Housing unit is overcrowded
Large and elderly households are often more likely to experience housing problems. A large household is a household with three or more children but is also often calculated as a household with five or more people. An elderly household is calculated as any household with a person over 62 years of age.

Typically, housing over 30 years old is more likely to have rehabilitation needs, which may include replacing plumbing, roof repairs, foundation work, and other repairs. Housing units built before 1978 may have health risks such as lead-based paint and asbestos. Housing issues prompted by disrepair such as mold may elevate health conditions (e.g., asthma).

Based upon the substandard housing notices of violation over the past 4 years, the City has estimated that there are approximately 138 substandard housing units.

Approximately 55 percent of the housing stock in Madera County is more than 30 years old.

These units are potentially in need of repair and modernization improvements. Most of the County’s housing stock was constructed between 1970 and 2009.

White, Hispanic, elderly, and large household renters in the City experience high rates of housing problems, over 50 percent, while less than 20 percent of Black owners and Asian renters experience housing problems. Rates of housing problems are notably higher for renters across most categories. Large household renters experience housing problems at the highest rate in both the City of Madera and Madera County.

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Figure 48: Housing Problems by Tenure and Race/Elderly/Housing Size Source: HUD CHAS Data, 2021.

Cost burden is when a household spends more than 30 percent of its monthly income on housing costs such as rent, mortgage, or utilities. Large households have more costs to support more people, and may experience cost burden or a lack of excess funds to amend housing problems. Elderly households may be on a fixed income, which affects excess funds necessary for maintenance in an older home bought before retirement.

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Figure 49: Cost Burden by Tenure and Race/Elderly/Housing Size Source: HUD CHAS Data, 2021.

Homeowners in central and eastern parts of the County have higher rates of cost burden compared to other parts of the County (between 40 and 60 percent). In other parts of the County, between 20 and 40 percent of homeowners are cost burdened. Areas in the central and eastern parts of the County with higher rates of cost burden by both renters and homeowners correspond with areas that experience higher rates of poverty and have higher percentages of residents living with a disability and larger LMI populations.

Cost burden among homeowners is also prevalent in the central areas of the City of Madera.

In the central part of the City, between 60 and 80 percent of homeowners with a mortgage are cost burdened while in other areas of the City, 20-40 percent of homeowners with a mortgage are cost burdened.

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Figure 50: Overpayment by Owners, 2014 and 2021
Source: HCD AFFH Data Viewer.

Cost burden is widespread for renters and homeowners across Madera County. Renters generally experience greater rates of cost burden than homeowners. Approximately 54 percent of all renter households are cost burdened and 23 percent are severely cost burdened, while 25 percent of all owner households are cost burdened and 12 percent are severely cost burdened. However, among extremely low-income (0 to 30 percent AMI) and moderate-income households (80 to 120 percent AMI), a greater percentage of homeowners compared to renters are cost burdened.

Cost burden among renters is highest in the central and northern areas of the City of Madera (60-80 percent). In most of the City, between 40 and 60 percent of renters experience cost burden.

Figure 51: Overpayment by Renters, 2014 and 2021
Source: HCD AFFH Data Viewer
Table 58 highlights the nature of substandard housing conditions in Madera according to local knowledge from code enforcement over the past 2 years. Faulty plumbing is the most common violation, accounting for a total of 32 cases. Other common violations include pest infestation (19 cases), missing smoke alarm or carbon monoxide detectors (13 cases), and broken or nonfunctional fixtures such as water heaters, doors and windows (12 total cases).

Electrical and structural hazards are also significant with 9 and 11 cases respectively. Less common violations include dampness in habitable rooms, deteriorated flooring or roofing, ceiling leaks, and stagnant water.

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To combat these challenges, Madera leverages federal funding through the Community Block Grant (CDBG) program. Which funds support housing rehabilitation, emergency repairs and neighborhood revitalization projects.

Table 58: Code Enforcement Cases 2023-2025
Violation Type Number of Cases
Faulty Plumbing 32
No Smoke Alarms And/or No Carbon Monoxide Detectors 13
Faulty Wiring 11
Faulty Electrical 9
Structural Hazards 10
Pest Infestation 19
AC Not Working 12
Heater Not Working 3
Faulty Water Heater 3
Broken Fixtures (Doors, Windows, Sinks, etc.) 12
Trash & Debris 3
Dampness in Habitable Rooms 12
Unpermitted Garage Conversion 2
Holes in Walls 2
Deteriorated Floor / Foundation / Roof 5
Ceiling Leaking 2
Faulty Weather Protection 1
Stagnant Water 1
Source: City of Madera Code Enforcement
As shown in Figure 52, all but one census tracts within the City of Madera have less than 2 percent of units as substandard housing.

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Figure 52: Concentrations of Substandard Housing
Source: HCD AFFH Data Viewer.

Figure 53 shows the concentration of substandard housing and patterns of units in need of rehabilitation based on code enforcement data from 2023 to 2025. As shown below, there is not a distinct neighborhood where there is a high concentration of units in need of rehabilitation. There is a relatively even distribution throughout the City. The TCAC high opportunity area to the west has no substandard housing cases, as this area is primarily an airport, and there is little to no residential development in this neighborhood, compared to neighborhoods in central and northern Madera which have more residential development, and thus proportionately more code enforcement cases.

In an effort to preserve and rehabilitate existing housing stock, the City is including Program C - 1: Preservation of At-Risk Units, Program C - 2: Abandoned Real Property Registration Program, Program C - 3: Active Property Abatement Program, and Program C - 4:

Preservation of Farmworker Housing. Through these programs, the City will implement strategies to preserve affordable units that are at risk of converting to market rate and seek strategies to prevent neighborhood blight and improve conditions of substandard housing, thus maintaining housing opportunities in lower-income neighborhoods.

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Figure 53: Concentrations of Substandard Housing Code Enforcement Cases Source: City of Madera Code Enforcement
Overcrowding
Overcrowding is defined as housing units with more than one person per room (including dining and living rooms but excluding bathrooms and kitchen) while severe overcrowding refers to more than 1.5 persons per room. Overcrowding is a measure to understand the needs of large families where there are five or more persons per household. Generally, large households have special housing needs due to lower per capita income and the need for housing with three or more bedrooms.

Some large households may not be able to accommodate high cost burdens for housing and accept housing with too few rooms. Potential fair housing issues emerge if nontraditional households are discouraged or denied housing due to a perception of overcrowding. Household overcrowding reflects various living situations, including housing units that are inadequately sized to meet a household’s needs; the necessity or desire to have extended family members reside in an existing household; or unrelated individuals or families that share a single housing unit.

Not only is overcrowding a potential fair housing concern, but it can also contribute to other detrimental impacts, such as potentially straining electrical systems in older housing that has not been updated or contributing to a perceived shortage of parking. As a result, some property owners/managers may be more hesitant to rent to large households, thus making access to adequately sized housing even more difficult. According to local fair housing service providers and property managers, addressing the issue of large households is complex as there are no set of guidelines for determining the maximum capacity for a unit.

Fair housing issues may arise from policies intended to limit overcrowding that have a disparate impact on specific racial or ethnic groups with different preferences for housing size and/or ability to pay according to the household size standards identified.

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Overcrowding is low throughout most parts of Madera County. Western areas of the County and parts of the Cities of Madera and Chowchilla experience greater rates of overcrowding compared to central and eastern parts of the County. Areas with greater rates of overcrowding correspond with areas that are predominantly Hispanic.

Approximately 16 percent of households in the City of Madera experience overcrowding, which is higher than the rate of the County (about 11 percent). The central area of the City has a higher rate of overcrowding.

Figure 54: Overcrowded Households by Tract, 2021
Source: HCD AFFH Data Viewer.

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Table 59: Overcrowding by Tenure, 2021
Jurisdiction
Persons
/Room
Owners Renters Total
Overcrowded
Households
% of
Owners
Overcrowded
Households
% of
Renters
Overcrowded
Households
% of Total
Population
City of Madera 1.01 to 1.5 1,345 5.1% 4,515 17.4% 5,860 11.2% >1.50 450 1.7% 1,980 7.7% 2,430 4.7%
Total
Overcrowded
1,795 6.8% 6,495 25.1% 8,290 15.9%
Madera
County

1.01 to 1.5 3,813 4.4% 6,400 14.5% 10,213 7.8%
>1.50 1,540 1.8% 2,760 6.2% 4,300 3.3%
Total
Overcrowded
5,353 6.2% 9,160 20.7% 14,513 11.1%
Source: HUD CHAS Data, 2021.

Homelessness
Data on homelessness in Madera County is based on the 2023 Point-in-Time Count (PITC), information provided to HUD by the Fresno-Madera Continuum of Care (FMCoC). The PITC provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January for the Fresno and Madera region. A follow-up survey sampling of unsheltered and sheltered individuals is conducted two weeks following the count. The most recent count was conducted on January 24, 2023. No PITC was conducted in Fresno and Madera counties in 2024.

Madera County had an estimated homeless count of 140, 100 percent of which were unsheltered. There were 541 homeless persons surveyed in the City of Madera, 205 of whom were unsheltered. The City’s homeless population accounts for 12 percent of all homeless persons in the County. Table 60 shows the change in the sheltered/unsheltered population in the City, County, and region between 2022 and 2023. An increase in the homeless population may be attributed to Covid-19 or transfers from other Cities as Madera is the County hub for access to resources.

Affirmatively Furthering Fair Housing ▐
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th Cycle Housing Plan 165
Table 60: Regional Homeless Population
Homeless
Population
2022 2023 %
Change
%
Unsheltered Total Sheltered Total Unsheltered Sheltered Total Madera
City 73 150 223 205 336 541 142.6% 12.0%
Madera
County 55 0 55 140 0 140 154.5% 3.1%
Fresno
and
Madera
Region
Total
2,338 1,878 4,216 2,758 1,735 4,493 6.6% 100%
Source: 2020 and 2023 Madera County Homeless Point-in-Time Count and Housing Inventory Count.

Table 61 lists emergency shelters and transitional housing in the City of Madera. There are two facilities with 127 total beds for persons experiencing homelessness in the City. Madera is the County seat and largest City in Madera County; therefore, Madera is the central point for many supportive services for homeless individuals.

Shunammite Place is a supportive housing program that operates under the umbrella of Community Action Partnership of Madera County. The program is supervised by the Community Services Program Manager and is funded by HUD. The Shunammite Place program provides supportive housing to chronically homeless single men, women, and families. Shunammite Place utilizes the Housing First model to ensure the lowest possible barriers for individuals coming from the streets, places not meant for human habitation, or emergency shelters.

The City of Madera provides annual funds to homelessness prevention support and services through Community Development Block Grant (CDBG) funds. The City, which receives approximately $1 million/year ($981,730 in FY 2023/24) of CDBG entitlement funds, spends its CDBG entitlement allocation on a variety of initiatives, including supporting local nonprofits and enhancing park facilities. $422,319 of PLHA funds were awarded to the Madera Rescue Mission. The City of Madera just became a HOME participating jurisdiction.

This means that similar to CDBG it will receive HOME funds on an entitlement basis annually.

The HUD allocation for 2024 is $372,064.92. This City contributed a one-time match of $127,935.08 for a total of $500,000. HOME funds are able to be used for the following activities:
▪ New construction or rehabilitation of owner-occupied housing ▪ Homeownership assistance to homebuyers
▪ New construction of rehabilitation of rental housing
▪ Tenant based rental assistance
CAPMC has allocated $20,000 from the annual CDBG allocation for planning and administration of the Point In time survey. CAPMC is an active participant of the Fresno Madera Continuum of Care. CDBG funds are used towards this participation.

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Table 61: Homeless Facilities in Madera
Facility Name Type of Facility Target Population
Number of Shelter
Beds
Madera Rescue
Mission Emergency
Shelter
Emergency shelter Individuals and families
78 Madera Rescue
Mission Women’s
Transitional
Transitional
housing Women
Martha Diaz Shelter Emergency shelter
Victims of domestic violence,
sexual assault, or human
trafficking
18 Sugar Pine Village Transitional
Housing Individuals and families 16
Shunammite Place Permanent
Supportive Housing Individuals with disabilities 15
Total 127
The 2023 PITC also analyzed disproportionate impacts on people with protected characteristics. Key findings included
• 4,493 persons in the FMCoC experienced homelessness at the time of the count, a 7% increase from 2022.
• Among the FMCoC’s homeless population at the time of the count, 2,758 (61%) were unsheltered, 1,431 (32%) were staying at an emergency shelter, and 304 (7%) were enrolled in a transitional housing program.
• Single adults and couples accounted for 86% of the population experiencing homelessness, while persons in family households accounted for 14%. • 63% of persons experiencing homelessness were male, 36% were female, and 1% were transgender, questioning, or a gender that is not singularly male or female (e.g., non-binary, genderfluid, agender).
• Many homeless adults reported experiencing a disability, including 36% who reported a substance use disorder and 33% who reported a mental health problem.

The distribution of the homeless population by race and ethnicity are shown in Figure 55.

This includes a comparison of the distribution of race of the overall population versus the racial distribution of the homeless population. The racial distribution of the homeless population is relatively comparable to the region as a whole.

Affirmatively Furthering Fair Housing ▐
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th Cycle Housing Plan 167
Figure 55: Homeless Population by Race and Ethnicity
Source: 2023 Madera County Homeless Point-in-Time Count and Housing Inventory Count.

Areas of concentration of homeless encampments in the City include the downtown area and areas along the Fresno river. The entirety of the downtown area falls within at least 0.5 miles of a transit stop, and there are also several high quality transit stops just north of the Fresno river, indicating significant transit access for people experiencing homelessness in these areas.

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th Cycle Housing Plan 168
Figure 56: Patterns of Concentrations of Homelessness
Source: City of Madera and Michael Baker International
The City participates in the Madera Homeless Coalition, which consists of representatives of a variety of organizations, including the Madera Rescue Mission. The Madera Rescue Mission provides vital services, such as food, showers, and clean beds, to individuals experiencing homelessness in the City of Madera. Between July 2021 and June 30, 2022, homelessness services were provided to 119 individuals. The Mission provided 102 beds (38 for women and 64 for men) and served over 36,000 meals. The Mission currently has 12 participants in its 9- to 12-month recovery program. Through respite care, six clients were referred to Madera Community Hospital and, in partnership with the Camarena Health Mobile Unit, 25 people received medical assistance. Case management was offered to more than 65 clients; of these, six successfully found permanent housing and eight obtained full-time employment.

The Community Action Partnership of Madera County, Inc.’s (CAPMC) Rapid Rehousing Program funding is designed to assist individuals who are experiencing homelessness due to COVID-19. Between July 2021 and June 2022, the CAPMC Rapid Rehousing Program provided wraparound services to 54 residents in the City of Madera. The CAPMC Homelessness Engagement for Living Program offers comprehensive services for individuals experiencing homelessness. A total of 279 individuals came in contact with staff Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 169
from CAPMC through outreach. Of these, 1 entered a drug rehabilitation program, and 67 received referrals to Behavioral Health Services. Staff referred 14 individuals to Madera County Workforce, and of those, 3 gained employment. A total of 44 homeless individuals were assisted with obtaining a social security card and 10 with a birth certificate.

Displacement
The Urban Displacement Project (UDP) at the University of California, Berkeley, developed a map of “sensitive communities” where residents may be particularly vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost.

Sensitive communities are defined based on the following set of criteria:
▪ The share of very low-income residents is above 20 percent. ▪ The census tract must also meet two of the following criteria:
o The share of renters is above 40 percent.
o The share of people of color is above 50 percent.
▪ The share of very low-income households (50 percent AMI or below) that are severely rent burdened is above the county median. ▪ The census tract, or areas in close proximity, have been experiencing displacement pressures. Displacement pressure is defined as:
▪ The percentage change in rent in a selected census tract, divided by county median rent increases OR
▪ Median rent in a selected census tract, minus median rent for all surrounding tracts, divided by median rent for all tracts in county (rent gap)
Displacement, as defined by HCD, is used to describe any involuntary household move caused by landlord action or market changes. Shifts in neighborhood composition are often framed and perpetuated by established patterns of racial inequity and segregation.

Movement of people, public policies, and investments, such as capital improvements and planned transit stops, and flows of private capital can lead to displacement. Displacement is fueled by a combination of rising housing costs, rising income inequality, stagnant wages, and insufficient market-rate housing production.18 Decades of disinvestment in low-income communities, coupled with investor speculation, can result in a rent gap or a disparity between current rental income of the land, and potentially achievable rental income if the property is converted to its most profitable use. These processes can disproportionally impact people of color, as well as lower-income households, persons with disabilities, large households, and persons at risk or experiencing homelessness. 18 Been, V., Ingrid, E., & O’Regan, K. 2019. Supply Skepticism: Housing Supply and Affordability. Housing Policy Debate, 29(1), 25-40.

Affirmatively Furthering Fair Housing ▐
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th Cycle Housing Plan 170
For the purpose of AFFH analysis, “displacement is used to describe any involuntary household move caused by landlord action or market changes.”19 Neighborhoods can experience displacement for a variety of reasons:
▪ Disinvestment-driven displacement occurs when lower-income communities which receive less public sector investment deteriorate. Evaluating access to opportunity, including access to transit, high performing schools, parks, and other services/amenities, can identify areas that lack investment in infrastructure improvements and are considered low resource.
▪ Investment-driven displacement generally occurs after a period of disinvestment, when the market encourages a flood of public and private investment, leading to real estate speculation and infrastructure improvements.
▪ Disaster-driven displacement occurs when housing is destroyed or compromised by disasters and the result is that the housing is not rebuilt. Lower-income households who tend to rent (and therefore lack control over whether their homes are rebuilt) or lower-income homeowners who have fewer financial resources to rebuild their homes are most at risk of this type of displacement.

Sensitive communities are located in the western part of the County, particularly in the Cities of Madera and Chowchilla. There are no sensitive communities in the central or eastern parts of the County.

The central area of the City of Madera is considered a sensitive community and is vulnerable to displacement. Any RHNA sites with existing residential development could be developed to retain existing uses. RHNA site distribution is not expected to increase any risk of displacement.

In an effort to preserve and rehabilitate existing housing stock, the City is including Program C - 1: Preservation of At-Risk Units, Program C - 2: Abandoned Real Property Registration Program, Program C - 3: Active Property Abatement Program, and Program C - 4:

Preservation of Farmworker Housing. Through these programs, the City will implement strategies to preserve affordable units that are at risk of converting to market rate and seek strategies to prevent neighborhood blight and improve conditions of substandard housing, thus maintaining housing opportunities in lower-income neighborhoods.

The LHMP indicates that the probability of future occurrences of earthquakes in Madera is unlikely. Additionally, any future wildfires will likely have negligible magnitude/severity.

Since the construction of the dam in 1976, no floods have occurred in the City. The LHMP indicates that the probability of future occurrences of flood in Madera is unlikely. Therefore, disaster driver displacement is unlikely in the City of Madera. Environmental risk and constraints are further discussed in the Constraints on Housing Chapter. 19 HCD AFFH Guidebook, 2021
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Table 62: Estimated Displacement Risk, 2022
Source: HCD AFFH Data Viewer.

Findings
Overall, the City of Madera experiences housing problems and cost burden at a comparable rate to the region as a whole, with renters generally experiencing housing problems and cost burden at a higher rate than owners. Overcrowding is more prevalent in the City of Madera compared to Madera County. The City is including Program D - 1 and Program D - 2 to provide a set of incentives for and technical assistance to developers for housing projects that are affordable or for special needs households, including but not limited to persons with disabilities, persons experiencing homelessness, female-headed households, senior housing, transitional youth housing, and work with community groups to seek funding to help develop additional emergency shelter and transitional housing facilities in Madera.

Other Contributing Factors
2022 Comprehensive Housing Report for the San Joaquin Valley In response to housing supply and affordability challenges, the San Joaquin Valley Regional Early Action Planning (REAP) Committee commissioned a study of housing trends, Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 172
impediments, and best practices in the San Joaquin Valley. Funded by the REAP grant program, and with the coordination of HCD staff, the study included outreach to the eight counties in the San Joaquin Valley, stakeholders, city and county staff, Metropolitan Planning Organization staff, and the public. Interviews with builders, developers, housing advocates, and city, county, and Metropolitan Planning Organization staff led to meaningful analysis of barriers to housing affordability and production in the San Joaquin Valley.

Key findings in the study suggested that while the region has become more diverse in the past few decades, there are existing disparities in income, poverty, and homeownership among racial and ethnic groups. Stakeholder interviews provided insight to trends and challenges in housing affordability, and also helped establish a list of opportunity areas for affordable housing in the eight counties within the San Joaquin Valley: San Joaquin, Stanislaus, Merced, Madera, Fresno, Tulare, Kings, and Kern Counties.

History of Racial Covenants
In the 1960s, most communities were using restrictive covenants to prevent the non-White population from buying property. In Madera County, this led to many non-White residents, especially Black residents, owning farms as a way to establish community. As large companies purchased property and depleted the groundwater from the farmland in the area, White families moved to cities with greater resources, property values lowered, and many Black families purchased dry farmland in Madera County cities.

Madera has a non-White majority throughout the City, a pattern which may have continued from the historical context of these restrictive covenants in surrounding cities in the area.

Affirmatively Furthering Fair Housing ▐
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th Cycle Housing Plan 173
Fair Housing Issues, Contributing Factors, and Meaningful Action The City has adopted goals and actions that specifically address the contributing factors identified in the AFFH analysis. While the City views all contributing factors as important, higher priority was given to factors that limit fair housing choice and/or negatively impact fair housing per Government Code section 65583(c)(10)(A)(iv).

Table 63 displays the identified fair housing issue, contributing factor, actions taken to address the contributing factor, and priority level for each issue. Relevant programs are referenced in the action column for each contributing factor.

Table 63: Contributing Factors
Identified Fair Housing
Issue Contributing Factor Action Priority
Fair Housing Outreach and
Enforcement
• Lack of a variety of media used for outreach
• Lack of local fair housing outreach and
enforcement
• Lack of language access
• Lack of resources for fair housing agencies and
organizations
• D - 1: Incentives and Assistance for LowerIncome and Special Needs Housing • E - 2: Fair Housing Service Provider
• F - 1: Housing Outreach and Information
• F - 2: Bilingual Access and Outreach
Low
Integration and
Segregation
• Lack of variety in location, type, and supply of
affordable housing
• E - 1: Neighborhood Revitalization
• E - 3: Place-Based Improvements
Moderate
Disparities in Access to
Opportunities
• Displacement of residents due to economic
pressures related to rising housing costs
• Lack of variety in location, type, and supply of
affordable housing
• Land use and zoning
• A - 1: Rezoning Plan
• A - 2: General Plan and Zoning Densities
• A - 4: Technical Assistance and Outreach to
Developers
• A - 5: Accessory Dwelling Unit (ADU)
Production
• B - 1: Zoning Ordinance Updates
• B - 7: Fee Reduction Programs
• D - 1: Incentives and Assistance for LowerIncome and Special Needs Housing • D - 2: Coordination with Local Agencies for
Special Needs Households
High
Affirmatively Furthering Fair Housing ▐
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th Cycle Housing Plan 174
Identified Fair Housing
Issue Contributing Factor Action Priority
• E - 1: Neighborhood Revitalization
• E - 3: Place-Based Improvements
Disproportionate Housing
Needs
• Land use and zoning laws
• Rising rent costs and rising home values
• Location and type of affordable housing
• Displacement of residents due to economic
pressures
• A - 1: Rezoning Plan
• A - 5: Accessory Dwelling Unit (ADU)
Production
• B - 1: Zoning Ordinance Updates
• B - 7: Fee Reduction Programs
• C - 1: Preservation of At-Risk Units
• C - 2: Abandoned Real Property Registration
Program
• C - 3: Active Property Abatement Program
• C - 4: Preservation of Farmworker Housing
• D - 2: Coordination with Local Agencies for
Special Needs Households
High
Affirmatively Furthering Fair Housing ▐
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th Cycle Housing Plan 175
Table 64 provides a detailed overview of actions included in Housing Element Programs that are aimed at affirmatively furthering fair housing. The table separates the actions by their identified fair housing issue and priority level. It summarizes the specific commitment, timeline, geographic targeting, and metric for each program.

Table 64: AFFH Actions Matrix
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
Fair Housing Outreach and Enforcement
D - 1 The City will provide a set of incentives for and technical assistance to developers for housing projects that are affordable or for special needs households. The term “special needs households” covers all types of special needs households, including persons with disabilities, persons experiencing homelessness, female-headed households, senior housing, transitional youth housing, or any other identified special need housing type not listed.

Specifically, the City will do the following:
• Expedite the processing and approval of projects with units specifically set aside for lowerincome or special needs households. • Provide incentives to developers and property owners for the construction of affordable housing, including density bonuses for units for lower-income and senior households.

Incentives include modification of development requirements such as reduced parking standards for seniors, assisted care, and special needs housing. The City currently has a ministerial approval process for missing middle housing types up to 8 dwelling units. • Continue, via the City’s Grants Administration Division, to increase the assistance for homebuyers and homeowners in Madera by obtaining state and federal funding for existing housing programs, including the Owner Occupied Rehabilitation Program, and First-Time Homebuyer Program.
• Provide assistance to support low-moderate income families through the use newly acquired HOME funds through HUD, acquired in June 2024. Funding includes $372,065 through grant funding and City Funding of $127,935.
• Work with nonprofit housing developers to encourage the development of rental housing for extremely low- and very low-income seniors and persons with disabilities, including developmental disabilities, through the HUD Section 202 and Section 811 programs, as well as state programs, such as the Multifamily Housing Program. • Contact developers of all special needs and lower-income housing to assist in development where feasible by hosting an annual roundtable, or comparable outreach, to developers to provide information on the City’s regulations regarding housing development, opportunities Outreach to
developers
annually.

Review and
apply for
funding
annually.

Ongoing
technical
assistance as
project
applications
are received.

Develop
density bonus
incentives by
Q1 2028.

Citywide; High
Opportunity
and High
Income Areas
Apply for at least
one grant
annually to fund
affordable
housing
development.

Annual
developer
roundtable or
comparable
event. Process
two
affordable/special
needs housing
projects with the
expedited
review.

Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 176
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
and sites available for development, and the City’s development incentives (see Program A - 4).
• Create and adopt density bonus standards going above and beyond state law requirements for certain affordable and special needs housing types. • Outreach specifically to farmworker employees and developers of farmworker housing to discuss and provide opportunities for development of farmworker housing, including technical assistance on applications as they are submitted.
• Reach out to local farm employers to identify housing needs, seek funding to support development of farmworker housing. Seek partnerships with other jurisdictions in the region and other agencies, 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.
• Provide technical support, offer incentives, and partner on applications for funding for farmworker housing from HCD, USDA Rural Development loans and grants, and other funding sources that may become available.

E - 2 The City will collaborate with local agencies to designate an organization that will act as the lead agency for fair housing issues and formalize a system for processing fair housing complaints in Madera. An organization will be identified by Q1 2026.

The City will coordinate with the newly identified fair housing service provider to offer educational and training resources such as fair housing presentations, mass media communications, and multilingual literature distribution. The City will hold at least two workshops or other outreach events with the fair housing service provider or another qualified fair housing service provider throughout the planning period.

By Q1, 2026. Citywide Identified fair
housing service
provider. Provide
information to
100 households
regarding the fair
housing service
provider’s
services.

F - 1 The City shall publicize and provide information about its housing programs and fair housing information through a variety of medium and outreach methods.

The City shall use its website, newsletter, and other forms of media to provide information (e.g., affordable rental units, housing rehabilitation programs, the Down Payment Assistance Program, resources for homeless, links to housing services and resources, fair housing, and consumer Update the
City website
with housing
information
as new
resources
become
available.

Citywide Provide
information to
150 households
annually.

Affirmatively Furthering Fair Housing ▐
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th Cycle Housing Plan 177
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
information on housing choices) to residents on affordable housing in Madera as well as information on fair housing services.

The City shall coordinate with the Central Valley Regional Center on an outreach program informing residents of the housing and services available for persons with developmental disabilities. The City shall make information available on the City website.

The City will make available such information at local service centers, City offices, the Housing Authority of the City of Madera office, the public library, and other public facilities.

F - 2 The City will continue its efforts to provide materials and communications in both English and Spanish.

The City shall provide a detailed project review process and approval guidelines in English and Spanish available on the City’s website.

The City will review its demographics every five years to determine if translations in other languages are appropriate.

By Q1, 2026.

Review
demographics
every five
years.

Citywide;
R/ECAP
Spanish
materials on the
City’s website for
existing and new
website material,
including the
housing material
provided through
Program F - 1.

New Opportunities in High Resource and High Income Areas A - 1 The City will rezone to provide adequate sites to meet its housing need. The City will process zoning amendments to fully accommodate the City’s remaining housing need. Rezone sites will comply with the requirements of Government Code Section 65583.2(h) and (i).

To address AFFH goals and improve access for a diverse array of housing opportunities for all residents of Madera, including members of protected classes, the City will seek to expand affordable and multifamily housing opportunities in areas of high resource.

Reused Sites: The adequate sites rezoning will include a provision that on any non-vacant RHNA sites listed in the previous housing element or vacant RHNA sites listed in the previous two housing elements, residential development will be allowed by right , without any discretionary review or action, when a housing project provides at least 20 percent of the units affordable to lower-income households in compliance with Government Code Section 65583.2(c).

Replacement Policy: RHNA sites with existing residential uses will be subject to a replacement housing policy. Any demolished residential units located on a sites inventory property will be replaced pursuant to Government Code Sections 65915(c)(3) and 65583.2(g).

Rezoning for Lower Income Units: RHNA sites that are rezoned to accommodate for lower income units will comply with Government Code Section 65583.2(h), which includes by-right approval for projects that include at least 20 percent of the units for lower-income housing on the rezoned sites. This applies to 44 parcels (projected 2,410 units) of the sites inventory.

As soon as
possible after
adoption.

Defined Rezone
Areas
Rezoning of the
following:
82 parcels (123.4
acres) to the R3
zone (2,410
lower, 1,109
moderate, 1,340
above moderate
RHNA units)
Affirmatively Furthering Fair Housing ▐
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th Cycle Housing Plan 178
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
A - 2 The City will revise densities so that the zoning and General Plan densities align. Specifically, the City will:
• Increase the density of the R2 zone from 0–14.52 dwelling units per acre (du/ac) to 0–20 du/ac. • Revise the density of the R3 zone from 0–24.2 du/ac to 20–50 du/ac.

As a part of the rezoning plan, review and revise minimum lot sizes to ensure that they can facilitate the maximum density on all parcels.

As soon as
possible after
adoption
Citywide in the
Designated
Zones
Two zones with
increased density
A - 4 The City will provide technical assistance to housing developers on projects in the City, continuing efforts from the previous cycle as well as introducing new incentives and support.

The City will encourage and facilitate development on RHNA sites or affordable or special needs housing projects by assisting with site identification and entitlement processing, marketing materials for residential opportunity sites, and technical assistance to interested developers (see also Program D - 1).

Technical assistance includes but is not limited to offering fee waivers and deferrals for affordable housing projects, assistance with permit processing, and providing financial support when available.

The City shall continue to encourage and provide technical assistance to private developers to make applications for state and federal funding. The City will provide information on funding programs through various City departments and appropriate agencies.

Additionally, the City will support developments that require lot consolidation. The City will provide technical assistance to projects that require lot consolidation for development. The City will review its lot consolidation procedures and consider adopting a set of incentives that encourage lot consolidation, including but not limited to fee waivers and expedited processing.

The City will conduct outreach with affordable housing developers and developers of housing for special needs households, including large households, senior households, farmworkers, and extremely low-income households to inform them of development opportunities, funding opportunities, and any other educational and engagement methods in the City.

The City will also proactively follow up with developers after Planning approvals to ensure no issues or barriers arise in the application and approval of building permits and subsequent construction of RHNA sites.

Annual
outreach
event to
developers
High
Opportunity
and High
Income Areas
Annual outreach
to housing
developers.

Target 25% of
contacted
developers to be
affordable
housing
developers.

A - 5 Pursuant to California Government Code Section 65583(c)(7), the Housing Element must include programs to incentivize and specifically facilitate ADU construction for lower-income households. To comply with this and encourage the development of ADUs in Madera, the City adopted an affordable ADU bonus program in February 2025. The affordable ADU bonus program goes beyond state law for both single and multifamily lots. For single family lots, the bonus ADU program would allow for one additional market rate ADU for each affordable ADU that is deed restricted for lower or moderate Preapproved
plans by Q1,
2025.

Updated
website by
Q3, 2025.

High
Opportunity
and High
Income Areas
Increase the
number of new
ADUs permitted
annually in the
City from an
average of
approximately
Affirmatively Furthering Fair Housing ▐
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th Cycle Housing Plan 179
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
income households, not to exceed eight total units per lot. For multifamily lots the program would allow up to 8 detached ADUs (1 ADU/ea. primary) for proposed or existing MFR. • Additionally, to encourage the development of ADUs, the City will:
• Adopt a new set of preapproved/prereviewed plans. As a part of this effort, the City may partner with or utilize plans from neighboring jurisdictions, such as the County of Madera. • Develop and provide promotional and educational materials regarding building ADUs in the City. This includes information regarding the permit process in Madera, available resources for financing and funding ADUs, and information on developing ADUs affordable for lowerincome households. As a part of this effort, the City will update its website to provide thorough information on building an ADU in Madera. Information to be posted on the website includes FAQs, a step-by-step guide, and links to other readily available resources for homeowners.

The City will track ADUs developed in the City to ensure that the projections in the Housing Element (an average of 0.25 ADUs annually) are achieved.

The City will monitor ADU production and affordability levels. Should ADU production not meet projected targets, the City will pursue additional actions to encourage ADU production within six months of an identified shortfall. Additional actions include but are not limited to outreach and educational opportunities, grants and loans, or participation in regional ADU facilitation efforts.

0.4 to an average
of approximately

2. Development
of at least 6
projects through
the new bonus
ADU program.

B - 1 The City will update its zoning ordinance to remove constraints and comply with applicable state laws.

The following revisions were completed in February 2025:
• Amend the zoning ordinance to prohibit single-family development in multifamily residential zones.
• Amend the ordinance to comply with state density bonus law, specifically parking requirements for 100 percent affordable rental projects within one-half mile of an accessible major transit stop.
• Amend Chapter 10-3-5.1 to reflect the most recent amendments to state density bonus law. • Explicitly define and allow single-room occupancy units in the City. SROs are allowed in the PO, C-1, C-2, and C-N zones. A comprehensive set of standards for SROs was adopted. • Allow the development of low barrier navigation centers with a discretionary permit in mixeduse zones, as well as non-residential zones permitting multifamily uses. Revisions will ensure consistency with procedurals and requirements as provided in Government Code Sections 65662 and 65664.

Phase I
completed Q1
2025.

Phase II by Q1
2028.

Citywide One Updated
Zoning
Ordinance
Affirmatively Furthering Fair Housing ▐
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th Cycle Housing Plan 180
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
• Permit and process mobile homes and factory-built housing the same as conventional or stickbuilt single family structures.

The following revisions will be made in Phase II, by Q1 of 2025:
• Reduce parking requirements to 1 spare for studio/one bedroom units and 1.5 spaces to 2+ bedroom units.
• Remove CUP requirement for small and large group homes in residential zones. • Revise emergency shelter standards to comply with state law. Specifically, the City will revise emergency shelter parking standards to be based on staff levels only and add a definition of emergency shelters.
• Revise Emergency Shelter definition to note that for the purposes of the current definition, “emergency shelter” shall include other interim interventions, including, but not limited to, a navigation center, bridge housing, and respite or recuperative care. • Revise PD standards to allow developments to default to existing residential development standards of zones that allow the same density. Or, establish baseline development standards for PD zones.
• Revise parking requirements for supportive housing projects within one-half mile of a transit so that no minimum parking requirement is imposed.
• Allow group homes for seven or more persons in all zones allowing residential uses subject only to requirements of residential uses of the same type in the same zone.

D - 1 The City will provide a set of incentives for and technical assistance to developers for housing projects that are affordable or for special needs households. The term “special needs households” covers all types of special needs households, including persons with disabilities, persons experiencing homelessness, female-headed households, senior housing, transitional youth housing, or any other identified special need housing type not listed.

Specifically, the City will do the following:
• Expedite the processing and approval of projects with units specifically set aside for lowerincome or special needs households. • Provide incentives to developers and property owners for the construction of affordable housing, including density bonuses for units for lower-income and senior households.

Incentives include modification of development requirements such as reduced parking standards for seniors, assisted care, and special needs housing. The City currently has a ministerial approval process for missing middle housing types up to 8 dwelling units. • Continue, via the City’s Grants Administration Division, to increase the assistance for homebuyers and homeowners in Madera by obtaining state and federal funding for existing Outreach to
developers
annually.

Review and
apply for
funding
annually.

Ongoing
technical
assistance as
project
applications
are received.

Develop
density bonus
incentives by
Q1 2028.

Citywide; High
Opportunity
and High
Income Areas
Apply for at least
one grant
annually to fund
affordable
housing
development.

Annual
developer
roundtable or
comparable
event. Process
two
affordable/special
needs housing
projects with the
expedited
review.

Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 181
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
housing programs, including the Owner Occupied Rehabilitation Program, and First-Time Homebuyer Program.
• Provide assistance to support low-moderate income families through the use newly acquired HOME funds through HUD, acquired in June 2024. Funding includes $372,065 through grant funding and City Funding of $127,935. The
• Work with nonprofit housing developers to encourage the development of rental housing for extremely low- and very low-income seniors and persons with disabilities, including developmental disabilities, through the HUD Section 202 and Section 811 programs, as well as state programs, such as the Multifamily Housing Program. • Contact developers of all special needs and lower-income housing to assist in development where feasible by hosting an annual roundtable, or comparable outreach, to developers to provide information on the City’s regulations regarding housing development, opportunities and sites available for development, and the City’s development incentives (see Program A - 4).
• Create and adopt density bonus standards going above and beyond state law requirements for certain affordable and special needs housing types. • Outreach specifically to farmworker employees and developers of farmworker housing to discuss and provide opportunities for development of farmworker housing, including technical assistance on applications as they are submitted.
• Reach out to local farm employers to identify housing needs, seek funding to support development of farmworker housing. Seek partnerships with other jurisdictions in the region and other agencies, 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. • Provide technical support, offer incentives, and partner on applications for funding for farmworker housing from HCD, USDA Rural Development loans and grants, and other funding sources that may become available.

D - 2 The City shall coordinate with the Housing Authority of the City of Madera, its affiliated nonprofit organization, and other low-income housing developers to identify suitable sites and projects for affordable housing throughout the City, with the intent to avoid concentrating affordable housing opportunities in a limited number of neighborhoods.

The City shall work with the Housing Authority of the City of Madera to monitor the demand for senior housing to ensure that the needs of seniors are being met on an ongoing basis. The City shall also encourage the development of a full range of senior housing while finding ways to incorporate Annual
coordination
with
nonprofits
and support
through
CDBG
funding.

High
Opportunity
and High
Income Areas
Apply for at least
one grant
annually to fund
affordable
housing
development.

Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 182
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
adjacent service facilities, where appropriate, including affordable independent/semi-independent living accommodations for Madera’s senior population.

The City shall work with the Fresno Madera Continuum of Care, the Community Action Partnership of Madera County, local faith-based organizations, and other community groups to seek additional funding to help develop additional emergency shelter and transitional housing facilities in Madera.

The City shall advertise and encourage participation in the Housing Authority of the City of Madera’s administration of Housing Choice Vouchers for residents as the waiting list is opened.

The City shall work closely with local agricultural employers and the Housing Authority of the City of Madera to identify sites appropriate for farmworker housing and available funding sources, through the California Department of Housing and Community Development and US Department of Agriculture’s Rural Development programs.

Apply for at
least one
grant
annually.

E - 1 The City will continue to support neighborhood revitalization through the following existing and new efforts:

Neighborhood Revitalization Program: To ensure the improvement of disadvantaged neighborhoods, the City will continue its Neighborhood Revitalization program, which is designed to ensure the absence of blight and nuisances, and to maintain a clean environment for residents. Existing efforts of the Community Outreach Programming include Neighborhood Watch, Business Watch, Coffee with a Cop, MadKids Camp, and the Anti-Graffiti Program.

Other departmental efforts include the Safe & Clean Team and the Concrete Sidewalk Replacement Team. The Safe & Clean Team is dedicated to beautifying City streets through community cleanup efforts. The Concrete Sidewalk Replacement Team focuses on replacing sidewalks in low-income neighborhoods.

Revitalization/Redevelopment Fee Waivers: The City supports neighborhood revitalization and redevelopment through its fee waiver program (Program B 7)). This includes fee waivers for downtown development (new and remodel, façade improvements, ADA improvements, streetscape improvements), vacant and aging buildings, and non-profit buildings.

Windshield Survey: The City will a targeted windshield survey of the areas with known concentration of older housing stock and commercial structures to evaluate the condition of housing units and aging commercial structures in the downtown area. The windshield survey shall be completed by Q1 2027 and prior to creation of the Adaptive Reuse Ordinance to help inform appropriate incentives, needs, and policies for the Adaptive Reuse Ordinance.

Adaptive Reuse Ordinance: The City will encourage adaptive reuse of underutilized and vacant buildings to promote housing and commercial structure revitalization, especially in the downtown area. The City shall evaluate, and if appropriate, amend the Zoning Code to remove potential Ongoing 50% of
programs in
areas of the
City with
comparativel
y lower TCAC
scores.

Hold Community
Outreach
Programming
events at least
four times per
year. Complete at
least 50 repair or
cleanup projects
throughout the
planning period
(through the Safe
& Clean Team on
Concrete
Sidewalk
Replacement
Team efforts)
Completed
windshield
survey, adopted
Adaptive Reuse
Ordinance.

Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 183
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
constraints for adaptive reuse, including review or approval processes. The Adaptive Reuse shall include a set of incentives for reuse for lower income or special needs households, including but not limited to flexible building and development standards, fee waivers or deferrals, expedited processing, and building type flexibility, The City will adopt an Adaptive Reuse Ordinance to facilitate the conversion of underutilized properties for diverse housing opportunities by Q4 2028. Following the windshield survey and Adaptive Reuse Ordinance Adoption, the City will conduct proactive outreach to property owners regarding opportunities for redevelopment and to publicize the incentives.

Home Rehabilitation Grants: The City provides rehabilitation grants to low- and very low-income homeowners in partnership with the CalHome Owner-Occupied Rehabilitation Program. The program provides grants and low-interest loans that maintain safe and habitable housing conditions and promote long-term ownership. The City will continue to provide grants with the goal of 50% of investment in areas with comparatively lower TCAC scores.

Funding Prioritization: The City will continue prioritize funding and projects as part of the annual budgeting process and seek additional funding and other resources toward community revitalization in targeted areas; activities will involve a variety of neighborhood improvements and community development based on outreach including but not limited to infrastructure (e.g., water, sewer, storm drainage), evacuation routes, circulation, community facilities and recreation opportunities, parks, public art, community programs, streetscapes, accessibility, safe routes to school and active transportation. The City will continue to prioritize these efforts through funding sources included but not limited to CBDG and HOME funds as well as in seeking additional grant funding opportunities for such projects.

E - 3 The City will continue to implement and develop programs and strategies to create place-based improvements in areas of the City with greater need. Improvements include park enhancements, pedestrian enhancements, bike lane construction, accessibility (compliant with the Americans with Disabilities Act [ADA]) improvements, transit improvements, and water and sewer infrastructure improvements The City will prioritize funding and efforts in the comparatively lower-resource and income areas of the City as identified throughout the AFFH chapter.

Specific actions and efforts include the following:
• Alley paving in the northeast area of the City ($398,000) • Class I and Class II bike lanes and street crossings at Raymond Road and Cleveland Avenue and between the Fresno River and Raymond Road to the east ($315,000) • Construction of missing wheelchair ramps and pedestrian facility improvements throughout the City ($400,000)
As identified
in CIP; annual
distribution of
CDBG
funding.

R/ECAP Increased ADA
compliance and
neighborhood
improvements
Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 184
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
• Pedestrian and ADA-compliant improvements at Washington Elementary School ($678,000) • Design, engineering, and construction of James Taubert Park, a new park in a historically underserved area ($1.9 million in Statewide Park Development and Community Revitalization Program)
• McNally Park rehabilitation including new equipment, musical instruments, and basketball court ($609,307)
• ADA-compliant curb returns and sidewalks citywide ($400,000) • Sidewalk improvements, bike lanes, and safety improvements to improve accessibility and provide sidewalk gap closure along 5th Street and C Street, providing access to grocery stores, the medical clinic, library, and childcare facilities. Bike lanes to provide connectivity from key destinations to the proposed Veteran Housing Project ($3.6 million, part of which funded by the Affordable Housing and Sustainable Communities Grant) • Enhancements to the Caltrans Downtown Madera CAPM Project including wider sidewalks, landscaping, pedestrian safety, and enhanced crosswalks ($3 million) • Planned sewer improvement in the northeast area to better serve future development ($208,602)
• Avenue 13 sewer line re-lining project. Completion date is Feb. 2025 ($14 million) • Cook water tower rehabilitation ($2.3 million)
• Improving pedestrian access to 5 schools in lower income neighborhoods ($5.7 million) • Pool upgrades and repairs at the Centennial Pool Complex ($215,000) • Tozer Park $1.3 Million Grant Outdoor Legacy Partnership Program with a 50 percent match • Fresno River Trail Clean Up California Grant, including a new playground, trail clean up, and exercise equipment ($832,000)
• Lion’s Town & Country Park restroom renovation ($177,952) • Lion’s Town & Country Walking Trail: ($1.6 Million in funds from Assemblywoman Cabellero and Soria)
• Sunrise Rotary Sports Complex new park installation ($75,000) • Solar power to City facilities including 150 solar street lights in older neighborhoods ($19 million)
Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 185
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
• New water tank in northeast Madera and rehabilitation of an existing water tank. The overall cost estimate of the project is $24,500,000. The tank itself is $15,700,000 while the offsite water main is $8,800,000. The tank allows provides multiple benefits to the City including reducing pumping electricity costs as the tank can be filled during off-peak hours, providing the equivalent of over two existing City wells during peak hours, bolstering water pressure at the high end of the water system ($24,500,000)
• Fee waivers for qualifying downtown development (see Program B-7). Up to a 100% reduction in Engineering Department Fees and 75% reduction in Planning and Building Fees. Eligible projects include new and remodel development, facade improvements, ADA improvements, and improvements to City streets, utilities and sidewalks.

Housing Mobility
A - 1 The City will rezone to provide adequate sites to meet its housing need. The City will process zoning amendments to fully accommodate the City’s remaining housing need. Rezone sites will comply with the requirements of Government Code Section 65583.2(h) and (i).

To address AFFH goals and improve access for a diverse array of housing opportunities for all residents of Madera, including members of protected classes, the City will seek to expand affordable and multifamily housing opportunities in areas of high resource.

Reused Sites: The adequate sites rezoning will include a provision that on any non-vacant RHNA sites listed in the previous housing element or vacant RHNA sites listed in the previous two housing elements, residential development will be allowed by right, without any discretionary review or action, when a housing project provides at least 20 percent of the units affordable to lower-income households in compliance with Government Code Section 65583.2(c).

Replacement Policy: RHNA sites with existing residential uses will be subject to a replacement housing policy. Any demolished residential units located on a sites inventory property will be replaced pursuant to Government Code Sections 65915(c)(3) and 65583.2(g).

Rezoning for Lower Income Units: RHNA sites that are rezoned to accommodate for lower income units will comply with Government Code Section 65583.2(h), which includes by-right approval for projects that include at least 20 percent of the units for lower-income housing on the rezoned sites. This applies to 44 parcels (projected 2,410 units) of the sites inventory.

As soon as
possible after
adoption.

Defined Rezone
Areas
Rezoning of the
following:
82 parcels (123.4
acres) to the R3
zone (2,410
lower, 1,109
moderate, 1,340
above moderate
RHNA units)
A - 5 Pursuant to California Government Code Section 65583(c)(7), the Housing Element must include programs to incentivize and specifically facilitate ADU construction for lower-income households. To comply with this and encourage the development of ADUs in Madera, the City adopted an affordable ADU bonus program in February 2025. The affordable ADU bonus program goes beyond state law for both single and multifamily lots. For single family lots, the bonus ADU program would allow for one additional market rate ADU for each affordable ADU that is deed restricted for lower or moderate Preapproved
plans by Q1,
2025.

Updated
website by
Q3, 2025.

High
Opportunity
and High
Income Areas
Increase the
number of new
ADUs permitted
annually in the
City from an
average of
Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 186
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
income households, not to exceed eight total units per lot. For multifamily lots the program would allow up to 8 detached ADUs (1 ADU/ea. primary) for proposed or existing MFR. • Additionally, to encourage the development of ADUs, the City will:
• Adopt a new set of preapproved/prereviewed plans. As a part of this effort, the City may partner with or utilize plans from neighboring jurisdictions, such as the County of Madera. • Develop and provide promotional and educational materials regarding building ADUs in the City. This includes information regarding the permit process in Madera, available resources for financing and funding ADUs, and information on developing ADUs affordable for lowerincome households. As a part of this effort, the City will update its website to provide thorough information on building an ADU in Madera. Information to be posted on the website includes FAQs, a step-by-step guide, and links to other readily available resources for homeowners.

The City will track ADUs developed in the City to ensure that the projections in the Housing Element (an average of 0.25 ADUs annually) are achieved.

The City will monitor ADU production and affordability levels. Should ADU production not meet projected targets, the City will pursue additional actions to encourage ADU production within six months of an identified shortfall. Additional actions include but are not limited to outreach and educational opportunities, grants and loans, or participation in regional ADU facilitation efforts. approximately

0.4 to an average
of approximately

2. Development
of at least 6
projects through
the new bonus
ADU program.

B - 7 The City will continue providing fee reductions for qualifying projects through the following two programs:
• Downtown Development. Up to a 100% reduction in Engineering Department Fees and 75% reduction in Planning and Building Fees. Eligible projects include new and remodel development, facade improvements, ADA improvements, and improvements to City streets, utilities and sidewalks.
• Vacant and Aging Buildings. Up to a 100% reduction in Engineering Department Fees and 75% reduction in Planning and Building Fees. Eligible projects include new and remodeled development, facade improvements, ADA improvements, and improvements to City streets, utilities and sidewalks.
• Non-Profit Buildings: Up to a 50% reduction in Engineering, Planning, and Building Fees, with a $4,000 cap on building fee reductions. Eligible projects include new and remodeled development, exterior on-site improvements, ADA improvements, and improvements to City streets, utilities and sidewalks.
• In addition, the City of Madera Municipal Code Section 10-8.17 allows the Community Development Director to approve impact fee adjustments, waivers or findings of exemption.

By Q3, 2026. 50% of
funding in
areas of the
City with
comparativel
y lower TCAC
scores
Fee reductions
for at least 20
qualifying
projects in the
planning period.

Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 187
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
Such reductions and/or exemptions would be considered for residential infill development on sites previously developed and or utilized for residential use in the past.

D - 1 The City will provide a set of incentives for and technical assistance to developers for housing projects that are affordable or for special needs households. The term “special needs households” covers all types of special needs households, including persons with disabilities, persons experiencing homelessness, female-headed households, senior housing, transitional youth housing, or any other identified special need housing type not listed.

Specifically, the City will do the following:
• Expedite the processing and approval of projects with units specifically set aside for lowerincome or special needs households. • Provide incentives to developers and property owners for the construction of affordable housing, including density bonuses for units for lower-income and senior households.

Incentives include modification of development requirements such as reduced parking standards for seniors, assisted care, and special needs housing. The City currently has a ministerial approval process for missing middle housing types up to 8 dwelling units. • Continue, via the City’s Grants Administration Division, to increase the assistance for homebuyers and homeowners in Madera by obtaining state and federal funding for existing housing programs, including the Owner Occupied Rehabilitation Program, and First-Time Homebuyer Program.
• Provide assistance to support low-moderate income families through the use newly acquired HOME funds through HUD, acquired in June 2024. Funding includes $372,065 through grant funding and City Funding of $127,935. The
• Work with nonprofit housing developers to encourage the development of rental housing for extremely low- and very low-income seniors and persons with disabilities, including developmental disabilities, through the HUD Section 202 and Section 811 programs, as well as state programs, such as the Multifamily Housing Program. • Contact developers of all special needs and lower-income housing to assist in development where feasible by hosting an annual roundtable, or comparable outreach, to developers to provide information on the City’s regulations regarding housing development, opportunities and sites available for development, and the City’s development incentives (see Program A - 4).
• Create and adopt density bonus standards going above and beyond state law requirements for certain affordable and special needs housing types.

Outreach to
developers
annually.

Review and
apply for
funding
annually.

Ongoing
technical
assistance as
project
applications
are received.

Develop
density bonus
incentives by
Q1 2028.

Citywide; High
Opportunity
and High
Income Areas
Apply for at least
one grant
annually to fund
affordable
housing
development.

Annual
developer
roundtable or
comparable
event. Process
two
affordable/special
needs housing
projects with the
expedited
review.

Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 188
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
• Outreach specifically to farmworker employees and developers of farmworker housing to discuss and provide opportunities for development of farmworker housing, including technical assistance on applications as they are submitted.
• Reach out to local farm employers to identify housing needs, seek funding to support development of farmworker housing. Seek partnerships with other jurisdictions in the region and other agencies, 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. • Provide technical support, offer incentives, and partner on applications for funding for farmworker housing from HCD, USDA Rural Development loans and grants, and other funding sources that may become available.

D - 2 The City shall coordinate with the Housing Authority of the City of Madera, its affiliated nonprofit organization, and other low-income housing developers to identify suitable sites and projects for affordable housing throughout the City, with the intent to avoid concentrating affordable housing opportunities in a limited number of neighborhoods.

The City shall work with the Housing Authority of the City of Madera to monitor the demand for senior housing to ensure that the needs of seniors are being met on an ongoing basis. The City shall also encourage the development of a full range of senior housing while finding ways to incorporate adjacent service facilities, where appropriate, including affordable independent/semi-independent living accommodations for Madera’s senior population.

The City shall work with the Fresno Madera Continuum of Care, the Community Action Partnership of Madera County, local faith-based organizations, and other community groups to seek additional funding to help develop additional emergency shelter and transitional housing facilities in Madera.

The City shall advertise and encourage participation in the Housing Authority of the City of Madera’s administration of Housing Choice Vouchers for residents as the waiting list is opened.

The City shall work closely with local agricultural employers and the Housing Authority of the City of Madera to identify sites appropriate for farmworker housing and available funding sources, through the California Department of Housing and Community Development and US Department of Agriculture’s Rural Development programs.

Annual
coordination
with
nonprofits
and support
through
CDBG
funding.

Apply for at
least one
grant
annually.

High
Opportunity
and High
Income Areas
Apply for at least
one grant
annually to fund
affordable
housing
development.

Place-Based Improvements
B - 7 The City will continue providing fee reductions for qualifying projects through the following two programs:
• Downtown Development. Up to a 100% reduction in Engineering Department Fees and 75% reduction in Planning and Building Fees. Eligible projects include new and remodel By Q3, 2026. 50% of
funding in
areas of the
City with
comparativel
Fee reductions
for at least 20
qualifying
projects in the
planning period.

Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 189
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
development, facade improvements, ADA improvements, and improvements to City streets, utilities and sidewalks.
• Vacant and Aging Buildings. Up to a 100% reduction in Engineering Department Fees and 75% reduction in Planning and Building Fees. Eligible projects include new and remodeled development, facade improvements, ADA improvements, and improvements to City streets, utilities and sidewalks.
• Non-Profit Buildings: Up to a 50% reduction in Engineering, Planning, and Building Fees, with a $4,000 cap on building fee reductions. Eligible projects include new and remodeled development, exterior on-site improvements, ADA improvements, and improvements to City streets, utilities and sidewalks.

In addition, the City of Madera Municipal Code Section 10-8.17 allows the Community Development Director to approve impact fee adjustments, waivers or findings of exemption. Such reductions and/or exemptions would be considered for residential infill development on sites previously developed and or utilized for residential use in the past.
y lower TCAC
scores
E - 1 The City will continue to support neighborhood revitalization through the following existing and new efforts:

Neighborhood Revitalization Program: To ensure the improvement of disadvantaged neighborhoods, the City will continue its Neighborhood Revitalization program, which is designed to ensure the absence of blight and nuisances, and to maintain a clean environment for residents. Existing efforts of the Community Outreach Programming include Neighborhood Watch, Business Watch, Coffee with a Cop, MadKids Camp, and the Anti-Graffiti Program.

Other departmental efforts include the Safe & Clean Team and the Concrete Sidewalk Replacement Team. The Safe & Clean Team is dedicated to beautifying City streets through community cleanup efforts. The Concrete Sidewalk Replacement Team focuses on replacing sidewalks in low-income neighborhoods.

Revitalization/Redevelopment Fee Waivers: The City supports neighborhood revitalization and redevelopment through its fee waiver program (Program B 7). This includes fee waivers for downtown development (new and remodel, façade improvements, ADA improvements, streetscape improvements), vacant and aging buildings, and non-profit buildings.

Windshield Survey: The City will a targeted windshield survey of the areas with known concentration of older housing stock and commercial structures to evaluate the condition of housing units and aging commercial structures in the downtown area. The windshield survey shall be completed by Q1 2027 and prior to creation of the Adaptive Reuse Ordinance to help inform appropriate incentives, needs, and policies for the Adaptive Reuse Ordinance.

Ongoing 50% of
programs in
areas of the
City with
comparatively
lower TCAC
scores.

Hold Community
Outreach
Programming
events at least
four times per
year. Complete at
least 50 repair or
cleanup projects
throughout the
planning period
(through the Safe
& Clean Team on
Concrete
Sidewalk
Replacement
Team efforts)
Completed
windshield
survey, adopted
Adaptive Reuse
Ordinance.

Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 190
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
Adaptive Reuse Ordinance: The City will encourage adaptive reuse of underutilized and vacant buildings to promote housing and commercial structure revitalization, especially in the downtown area. The City shall evaluate, and if appropriate, amend the Zoning Code to remove potential constraints for adaptive reuse, including review or approval processes. The Adaptive Reuse shall include a set of incentives for reuse for lower income or special needs households, including but not limited to flexible building and development standards, fee waivers or deferrals, expedited processing, and building type flexibility, The City will adopt an Adaptive Reuse Ordinance to facilitate the conversion of underutilized properties for diverse housing opportunities by Q4 2028. Following the windshield survey and Adaptive Reuse Ordinance Adoption, the City will conduct proactive outreach to property owners regarding opportunities for redevelopment and to publicize the incentives.

Home Rehabilitation Grants: The City provides rehabilitation grants to low- and very low-income homeowners in partnership with the CalHome Owner-Occupied Rehabilitation Program. The program provides grants and low-interest loans that maintain safe and habitable housing conditions and promote long-term ownership. The City will continue to provide grants with the goal of 50% of investment in areas with comparatively lower TCAC scores.

Funding Prioritization: The City will continue prioritize funding and projects as part of the annual budgeting process and seek additional funding and other resources toward community revitalization in targeted areas; activities will involve a variety of neighborhood improvements and community development based on outreach including but not limited to infrastructure (e.g., water, sewer, storm drainage), evacuation routes, circulation, community facilities and recreation opportunities, parks, public art, community programs, streetscapes, accessibility, safe routes to school and active transportation. The City will continue to prioritize these efforts through funding sources included but not limited to CBDG and HOME funds as well as in seeking additional grant funding opportunities for such projects.

E - 3 The City will continue to implement and develop programs and strategies to create place-based improvements in areas of the City with greater need. Improvements include park enhancements, pedestrian enhancements, bike lane construction, accessibility (compliant with the Americans with Disabilities Act [ADA]) improvements, transit improvements, and water and sewer infrastructure improvements The City will prioritize funding and efforts in the comparatively lower-resource and income areas of the City as identified throughout the AFFH chapter.

Specific actions and efforts include the following:
• Alley paving in the northeast area of the City ($398,000) As identified
in CIP; annual
distribution of
CDBG
funding.

R/ECAP Increased ADA
compliance and
neighborhood
improvements
Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 191
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
• Class I and Class II bike lanes and street crossings at Raymond Road and Cleveland Avenue and between the Fresno River and Raymond Road to the east ($315,000) • Construction of missing wheelchair ramps and pedestrian facility improvements throughout the City ($400,000)
• Pedestrian and ADA-compliant improvements at Washington Elementary School ($678,000) • Design, engineering, and construction of James Taubert Park, a new park in a historically underserved area ($1.9 million in Statewide Park Development and Community Revitalization Program)
• McNally Park rehabilitation including new equipment, musical instruments, and basketball court ($609,307)
• ADA-compliant curb returns and sidewalks citywide ($400,000) • Sidewalk improvements, bike lanes, and safety improvements to improve accessibility and provide sidewalk gap closure along 5th Street and C Street, providing access to grocery stores, the medical clinic, library, and childcare facilities. Bike lanes to provide connectivity from key destinations to the proposed Veteran Housing Project ($3.6 million, part of which funded by the Affordable Housing and Sustainable Communities Grant) • Enhancements to the Caltrans Downtown Madera CAPM Project including wider sidewalks, landscaping, pedestrian safety, and enhanced crosswalks ($3 million) • Planned sewer improvement in the northeast area to better serve future development ($208,602)
• Avenue 13 sewer line re-lining project. Completion date is Feb. 2025 ($14 million) • Cook water tower rehabilitation ($2.3 million)
• Improving pedestrian access to 5 schools in lower income neighborhoods ($5.7 million) • Pool upgrades and repairs at the Centennial Pool Complex ($215,000) • Tozer Park $1.3 Million Grant Outdoor Legacy Partnership Program with a 50 percent match • Fresno River Trail Clean Up California Grant, including a new playground, trail clean up, and exercise equipment ($832,000)
• Lion’s Town & Country Park restroom renovation ($177,952) • Lion’s Town & Country Walking Trail: ($1.6 Million in funds from Assemblywoman Cabellero and Soria)
Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 192
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
• Sunrise Rotary Sports Complex new park installation ($75,000) • Solar power to City facilities including 150 solar street lights in older neighborhoods ($19 million)
• New water tank in northeast Madera and rehabilitation of an existing water tank. The overall cost estimate of the project is $24,500,000. The tank itself is $15,700,000 while the offsite water main is $8,800,000. The tank allows provides multiple benefits to the City including reducing pumping electricity costs as the tank can be filled during off-peak hours, providing the equivalent of over two existing City wells during peak hours, bolstering water pressure at the high end of the water system ($24,500,000)
Fee waivers for qualifying downtown development (see Program B-7). Up to a 100% reduction in Engineering Department Fees and 75% reduction in Planning and Building Fees. Eligible projects include new and remodel development, facade improvements, ADA improvements, and improvements to City streets, utilities and sidewalks.

Displacement Prevention
A - 5 Pursuant to California Government Code Section 65583(c)(7), the Housing Element must include programs to incentivize and specifically facilitate ADU construction for lower-income households. To comply with this and encourage the development of ADUs in Madera, the City adopted an affordable ADU bonus program in February 2025. The affordable ADU bonus program goes beyond state law for both single and multifamily lots. For single family lots, the bonus ADU program would allow for one additional market rate ADU for each affordable ADU that is deed restricted for lower or moderate income households, not to exceed eight total units per lot. For multifamily lots the program would allow up to 8 detached ADUs (1 ADU/ea. primary) for proposed or existing MFR. • Additionally, to encourage the development of ADUs, the City will:
• Adopt a new set of preapproved/prereviewed plans. As a part of this effort, the City may partner with or utilize plans from neighboring jurisdictions, such as the County of Madera. • Develop and provide promotional and educational materials regarding building ADUs in the City. This includes information regarding the permit process in Madera, available resources for financing and funding ADUs, and information on developing ADUs affordable for lowerincome households. As a part of this effort, the City will update its website to provide thorough information on building an ADU in Madera. Information to be posted on the website includes FAQs, a step-by-step guide, and links to other readily available resources for homeowners.

The City will track ADUs developed in the City to ensure that the projections in the Housing Element (an average of 0.25 ADUs annually) are achieved.

Preapproved
plans by Q1,
2025.

Updated
website by
Q3, 2025.

High
Opportunity
and High
Income Areas
Increase the
number of new
ADUs permitted
annually in the
City from an
average of
approximately

0.4 to an average
of approximately

2. Development
of at least 6
projects through
the new bonus
ADU program.

Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 193
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
The City will monitor ADU production and affordability levels. Should ADU production not meet projected targets, the City will pursue additional actions to encourage ADU production within six months of an identified shortfall. Additional actions include but are not limited to outreach and educational opportunities, grants and loans, or participation in regional ADU facilitation efforts.

B - 1 The City will update its zoning ordinance to remove constraints and comply with applicable state laws.

The following revisions were completed in February 2025:
• Amend the zoning ordinance to prohibit single-family development in multifamily residential zones.
• Amend the ordinance to comply with state density bonus law, specifically parking requirements for 100 percent affordable rental projects within one-half mile of an accessible major transit stop.
• Amend Chapter 10-3-5.1 to reflect the most recent amendments to state density bonus law. • Explicitly define and allow single-room occupancy units in the City. SROs are allowed in the PO, C-1, C-2, and C-N zones. A comprehensive set of standards for SROs was adopted. • Allow the development of low barrier navigation centers with a discretionary permit in mixeduse zones, as well as non-residential zones permitting multifamily uses. Revisions will ensure consistency with procedurals and requirements as provided in Government Code Sections 65662 and 65664.
• Permit and process mobile homes and factory-built housing the same as conventional or stickbuilt single family structures.

The following revisions will be made in Phase II, by Q1 of 2025:
• Reduce parking requirements to 1 spare for studio/one bedroom units and 1.5 spaces to 2+ bedroom units.
• Remove CUP requirement for small and large group homes in residential zones. • Revise emergency shelter standards to comply with state law. Specifically, the City will revise emergency shelter parking standards to be based on staff levels only and add a definition of emergency shelters.
• Revise Emergency Shelter definition to note that for the purposes of the current definition, “emergency shelter” shall include other interim interventions, including, but not limited to, a navigation center, bridge housing, and respite or recuperative care. • Revise PD standards to allow developments to default to existing residential development standards of zones that allow the same density. Or, establish baseline development standards for PD zones.

Phase I
completed Q1
2025.

Phase II by Q1
2028.

Citywide One Updated
Zoning
Ordinance
Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 194
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
• Revise parking requirements for supportive housing projects within one-half mile of a transit so that no minimum parking requirement is imposed.
• Allow group homes for seven or more persons in all zones allowing residential uses subject only to requirements of residential uses of the same type in the same zone.

B - 7 The City will continue providing fee reductions for qualifying projects through the following two programs:
• Downtown Development. Up to a 100% reduction in Engineering Department Fees and 75% reduction in Planning and Building Fees. Eligible projects include new and remodel development, facade improvements, ADA improvements, and improvements to City streets, utilities and sidewalks.
• Vacant and Aging Buildings. Up to a 100% reduction in Engineering Department Fees and 75% reduction in Planning and Building Fees. Eligible projects include new and remodeled development, facade improvements, ADA improvements, and improvements to City streets, utilities and sidewalks.
• Non-Profit Buildings: Up to a 50% reduction in Engineering, Planning, and Building Fees, with a $4,000 cap on building fee reductions. Eligible projects include new and remodeled development, exterior on-site improvements, ADA improvements, and improvements to City streets, utilities and sidewalks.

In addition, the City of Madera Municipal Code Section 10-8.17 allows the Community Development Director to approve impact fee adjustments, waivers or findings of exemption. Such reductions and/or exemptions would be considered for residential infill development on sites previously developed and or utilized for residential use in the past.

By Q3, 2026. 50% of
funding in
areas of the
City with
comparativel
y lower TCAC
scores
Fee reductions
for at least 20
qualifying
projects in the
planning period.

C - 1 The City, in cooperation with the Madera Housing Authority, will continue to regularly monitor deedrestricted units that have the potential of converting to market rate and shall implement strategies to preserve affordable units that are at risk of converting to market rate.

Additionally, the City in cooperation with the Madera Housing Authority shall facilitate tenant education for residents of at-risk development as a part of an early warning system for tenants who are living in assisted housing units that are two years away from potentially converting to market-rate units. As identified in the Needs Chapter, there are 357 units in two projects that are at risk of converting to market rate during the 6th Cycle Housing Element Period.

The City shall respond to notices of intent to pre-pay and will meet with property owners of local subsidized housing units when a project is at risk of converting to market rate. The City will contact the owners about their plans and, as necessary, identify potential buyers and possible sources of funding and will facilitate tenant education efforts.

Annually
review
affordable
housing term
expirations.

Noticing as
needed with
expiration of
covenants.

Citywide Preservation of
100% of below
market-rate units.

Preservation of
the 357 units set
to expire during
this planning
period.

Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 195
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
Strategies to preserve projects identified as being at risk of converting to market-rate housing include:
• Monitoring affordable housing term expiration status annually. • Notifying property owners annually about compliance with the extended noticing requirement (three-year, one-year, and six-month Notice of Intent) under state law. • Including preservation as an eligible use in Notices of Funding Availability. • Biennial contact with property owners of affordable units. • Identification of funding opportunities to purchase and preserve affordable units. • Noticing of tenants and technical assistance with applications for funds.

The City will take appropriate steps to preserve affordable units. This includes ensuring that units with affordability covenants that are close to expiration are conserved or replaced and remain affordable to moderate- and low-income households. For below market-rate units that are at risk of conversion during this planning cycle, the City will:
• Contact the property owners to assess their interest in extending the affordability covenant for the at-risk units.
• Work with owners, tenants, and nonprofit organizations to assist in the nonprofit acquisition of at-risk projects to ensure long-term affordability of the development. • Work with property owners to notify tenants of potential conversion to market rate, pursuant to state law.
• Contact affordable housing developers/providers to solicit their interest and financial capacity to acquire the at-risk units.
• Work with qualified operators, the California Department of Housing and Community Development, and the property owners to preserve the housing for lower-income households.

C - 2 The City shall continue to implement an abandoned real property registration program as a mechanism to protect residential neighborhoods from becoming blighted through the lack of adequate maintenance and security of abandoned properties.

Ongoing Citywide;
R/ECAP
Accurate
registration of
abandoned real
property
throughout the
planning period.

C - 3 The City shall continue to work with property owners to abate dilapidated, hazardous buildings while pursuing funding sources for an active abatement program. City Code enforcement works with Ongoing
assistance;
Citywide;
R/ECAP
Rehabilitation of
10 units annually
Affirmatively Furthering Fair Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 196
Progra
m Specific Commitment Timeline
Geographic
Targeting
2024 – 2032
Metric
property owners to conduct joint inspections with the Building Department and assist homeowners in bringing their properties into compliance in a reasonable timeline. The City will apply for at least one grant to fund this program in the planning period.
apply for
grant by Q1
2027.
during the
planning period.

C - 4 The City shall work with the Housing Authority of the City of Madera to identify farmworker housing that is in substandard condition and seek means to improve such conditions through active code enforcement and housing assistance programs.

Ongoing Citywide;
R/ECAP
Preservation of
all farmworker
housing units in
the City.

D - 2 The City shall coordinate with the Housing Authority of the City of Madera, its affiliated nonprofit organization, and other low-income housing developers to identify suitable sites and projects for affordable housing throughout the City, with the intent to avoid concentrating affordable housing opportunities in a limited number of neighborhoods.

The City shall work with the Housing Authority of the City of Madera to monitor the demand for senior housing to ensure that the needs of seniors are being met on an ongoing basis. The City shall also encourage the development of a full range of senior housing while finding ways to incorporate adjacent service facilities, where appropriate, including affordable independent/semi-independent living accommodations for Madera’s senior population.

The City shall work with the Fresno Madera Continuum of Care, the Community Action Partnership of Madera County, local faith-based organizations, and other community groups to seek additional funding to help develop additional emergency shelter and transitional housing facilities in Madera.

The City shall advertise and encourage participation in the Housing Authority of the City of Madera’s administration of Housing Choice Vouchers for residents as the waiting list is opened.

The City shall work closely with local agricultural employers and the Housing Authority of the City of Madera to identify sites appropriate for farmworker housing and available funding sources, through the California Department of Housing and Community Development and US Department of Agriculture’s Rural Development programs.

Annual
coordination
with
nonprofits
and support
through
CDBG
funding.

Apply for at
least one
grant
annually.

High
Opportunity
and High
Income Areas
Apply for at least
one grant
annually to fund
affordable
housing
development.

City of Madera

HOUSING ELEMENT
6TH CYCLE

CONSTRAINTS ON HOUSING
Constraints on Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 198
Constraints on Housing
Constraints to the development of adequate and affordable housing can be posed by market, governmental, infrastructure, and environmental factors. These constraints may result in housing that is not affordable to low- and moderate-income households or may render residential construction economically infeasible for developers. Constraints to housing production can significantly and disproportionately impact households with lower to moderate incomes and/or special needs.

Per Government Code Section 65583, local governments are required to analyze governmental and nongovernmental constraints to the production, maintenance, and improvement of housing for persons of all income levels and those with special needs and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing as part of housing elements updates. Where constraints to housing production related to the City’s regulations or land use controls are identified, appropriate programs to mitigate these constraints are included in the Housing Element. Local governments must also demonstrate in their constraints analysis that local efforts include the removal of barriers to achievement of regional goals for housing production and housing for persons with special needs.

Governmental Constraints
Local governments have little or no influence on federal monetary policies or national economic forces; yet these factors carry substantial weight on the overall cost of housing.

The local housing market, however, can be encouraged and assisted locally. Part of the Housing Element’s purpose is to require local governments to evaluate their past performance in this regard. By reviewing local conditions and regulations that may impact the housing market, the local government can prepare for future growth through actions that address housing needs for a diversity of the population, address public health and safety, and facilitate reducing the cost of housing production.

The City of Madera’s primary policies and regulations that affect residential development and housing affordability include the following: land use controls, development processing procedures and fees, impact fees, on- and off-site improvement requirements, building and housing codes, and code enforcement. This section discusses these policies and regulations and assesses whether any serve as a governmental constraint to the production of housing.

As part of the governmental constraints analysis, the Housing Element must also analyze potential and actual constraints upon the development, maintenance, and improvement of housing for persons with disabilities. Additional analysis of these constraints is included at the end of this section.

General Plan and Zoning Ordinance
The City of Madera General Plan and Zoning Ordinance establish allowable land use types, amount, and distribution of various uses throughout the City, including the distribution of housing. These policy and regulatory controls guide growth and Constraints on Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 199
development for the future. The discussion that follows focuses generally on the intent of these controls and their impact on the production of housing.

General Plan Land Use Designations
The City of Madera General Plan is a comprehensive, long-term guide for development in the City. The elements of any general plan should include integrated, internally consistent, and compatible policy objectives. The 2009 comprehensive update to the City of Madera General Plan has a 15-year planning horizon (to 2025). The Land Use Diagram sets broad guidance for land use development (see Figure 57).

Figure 57: General Plan Land Use Designation
The Land Use Element establishes the following land use designations that allow for residential development, along with the range of building intensity. ▪ Very Low Density Residential. The Very Low Density category is intended to be limited in its application to areas that have an established pattern of rural residential development, generally located along the edge of the urbanized area.

Ranchette-style homes on large lots are the predominant use at a density of 0 to 2 units per acre.
▪ Low Density Residential. The Low Density category represents the traditional single-family neighborhood with a majority of single-family detached homes, primarily for single-family dwellings at a density of 2.1 to 7 units per acre. ▪ Medium Density Residential. The Medium Density Residential category is generally characterized by small lot single-family detached, single-family attached Constraints on Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 200
(e.g., townhomes, condominiums, brownstones), and small apartment complexes with densities at a range of 7.1 to 15 units per acre.
▪ High Density Residential. The High Density Residential category is dominated by larger apartment and condominium complexes, and vertical mixed-use projects with residential use with densities at a range of 15.1 to 50 units per acre. ▪ Village Mixed Use. This category provides for a mix of uses generally corresponding to the Medium Density Residential, High Density Residential, and Commercial land use categories.
▪ Village Reserve. This category applies to lands in Village Reserve designated areas which require additional comprehensive planning as defined in this Land Use Element. Villages are collections of three to four neighborhoods and include a range of uses and a commercial center. The City has ten defined Villages (A -J).

Village Reserve-designated areas must implement a planning process to provide more detailed plans for these areas and individual development projects. ▪ Commercial. The Commercial land use allows a broad range of commercial uses including professional offices, as well as single- and multifamily units where permitted in the zone district. For nonresidential uses, the maximum floor area ratio (FAR) for the Commercial designation is 0.30.
▪ Office. The Office land use provides for the development of office centers near residential areas and is designed to buffer between residential areas and more intense uses or arterial streets. Single- and multifamily developments are permitted with a conditional use permit (CUP).
▪ Industrial. The Industrial land use provides for both light and heavy industrial development. Single- and multifamily developments are permitted with a CUP.

For nonresidential uses, the maximum FAR for the Industrial designation is 0.80. ▪ Resource Conservation/Agriculture. The Resource Conservation/Agriculture use designates lands planned to remain in use as agricultural lands (such as the growing of crops) or for conservation purposes (such as habitat lands). Singlefamily residences and farm employee housing are permitted if incidental to agricultural use.

Table 65 identifies the General Plan land use designations and the corresponding zoning districts. Madera’s General Plan is not a governmental constraint to the development of housing. Residential development is encouraged through both the stated policies and objectives of the Land Use Element as well as the City’s land use designations and associated development intensities.

Table 65: General Plan Land Use Designations Permitting Residential Uses General Plan Designation
Compatible Zoning
Ordinance Classification
Allowable Residential
Use
Density
(du/acre)
Very Low Density
Residential (VLD)
Urban Reserve (UR)
Unclassified (U)
Large lot residential
"ranchettes"
0 – 2.0
Low Density Residential
(LD)
RA Single-family detached
homes

2.1 – 7.0
Constraints on Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 201
General Plan Designation
Compatible Zoning
Ordinance Classification
Allowable Residential
Use
Density
(du/acre)
R-1
PD (4500)
PD (6000)
PD (8000)
PD (12000)
Medium Density
Residential (MDR)
R-2
PD (4500)
PD (3000)
Small lot single-family
detached; single-family
attached (townhomes,
condominiums,
brownstones), small
apartment complexes

7.1 – 15.0
High Density Residential
(HD)
R-3
PD (2000)
PD (1500)
Single-family and larger
apartment and
condominium
complexes, vertical
mixed-use projects

15.1 – 50.0
Village Mixed Use
(VMU)
Restricted Commercial (C-R)
Neighborhood Commercial (C-N)
Light Commercial (C-1)
Heavy Commercial (C-2)
Highway Commercial (C-H)
Professional Office (PO)
Planned Development (PD Zones)
Mix of uses generally
corresponding to the
Medium Density
Residential, High
Density Residential, and
Commercial land use
categories

8.0 – 18.0
Village Reserve (VR) All Districts Mix of uses including residential, commercial,
office, industrial, and
resource
conservation/agriculture

1.0 – 50.0
Commercial Restricted Commercial (C-R)
Neighborhood Commercial (C-N)
Light Commercial (C-1)
Heavy Commercial (C-2)
Any residential use Min 1 unit
per parcel
Office Professional Office (PO) New residential uses
and the expansion of
existing residential uses
with a use permit
Subject to
CUP
Industrial Industrial (I)
Industrial Park (IP)
Any residential use with
a CUP
Subject to
CUP
Resource
Conservation/Agriculture
Resource Conservation and Open
Space (RCO)
Urban Reserve (UR)
Single-family detached
homes; farmworker
housing
1 unit per
parcel in
agriculture
districts
Source: City of Madera Zoning Ordinance, 2022; City of Madera General Plan Constraints on Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 202
Specific Plans
A specific plan is a planning document that implements the goals and policies of the general plan. These plans contain more detailed development standards and implementation measures to which future projects located within a specified geographic area must adhere.

Ventana Specific Plan
The Ventana Specific Plan is a regulatory document adopted in 2007 and designed to provide residential housing, educational facilities, parks and landscaped open space areas, and circulation facilities that are consistent with the form and function of the City of Madera. The plan area is located to the west of State Route 99 in southern Madera and encompasses approximately 250.6 acres. The Ventana Specific Plan proposes approximately 1,444 residential units, 18.7 acres of parkland, neighborhood commercial uses, and a new elementary school. The residential densities range from 3 dwelling units per acre to 15 dwelling units per acre. Table 66 and Table 67 show the zoning designations and development standards included in the Ventana Specific Plan, respectively. Tentative subdivision map applications for the Specific Plan area are comprised of 855 single family residential lots and 2 multifamily residential lots (144 units); 20 acres of open space/park and 8.5 acres of open space/ponding basin were approved by Commission on December 12, 2023. No final map have been recorded or units constructed as of November 2024. The residential densities would allow for a range of housing types and do not constrain development of housing.

Table 66: Ventana Specific Plan Zoning Designations
Specific Plan Designation
Compatible Zoning Ordinance
Classification
Density
(du/ac)
Low-Density Residential
(VSP-LD)
RA
R-1
PD (6000)
PD (4500)
PD (8000)
PD (12000)

3.0 – 7.0
Medium-Density Residential
(VSP-MD)
R-2
PD (3000)

8.0 – 15.0
Constraints on Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 203
Table 67: Ventana Specific Plan Development Standards
Land Use /
Zoning
Average
Lot Size
(max/min)
Density
(du/ac)
Setback (min)
Front Side Rear Height
Low Density 6,000 sf /
10,000 sf;
4,500 sf /
5,500 sf

3.0 – 7.0 15 ft 5 ft (interior)
15 ft (exterior)
10 ft 2-story/
35 ft
Medium
Density
3,000 sf /
4,000 sf

8.0 –

15.0 10 ft 0 ft (interior, zero lot line)
4 ft (interior,
conventionally plotted)
10 ft (exterior)
10 ft 2-story/
35 ft
The Villages at Almond Grove
Approved in 2022, the Villages at Almond Grove Specific Plan includes approximately 1,883 gross acres located in Madera County that have been annexed into the City of Madera. Upon plan buildout, the Villages at Almond Grove Specific Plan will provide an estimated 10,783 dwelling units, up to 2.1 million square feet of commercial and office development, 163 acres of public parkland, 17 acres of natural open space, 54 acres of public facility/school uses, and 128 acres of major roadways. The residential densities will range from 0.1 dwelling units per acre to 50 dwelling units per acre. Table 68 and Table 69 show the zoning designations and development standards, respectively, included in the Almond Grove Specific Plan for multifamily residential uses. Three tentative subdivision maps have been approved for the Specific Plan area, but construction has not yet begun. The residential densities would allow for a range of housing types, up to high-density multifamily housing, and do not constrain development of housing.

Table 68: The Villages at Almond Grove Zoning Designations Specific Plan Designation
Compatible Zoning
Ordinance Classification
Density
(du/ac / FAR)
Village Medium Density
Residential
(V-MDR)
R-2
PD (3000)
PD (4500)

7.1 - 15.0
Village High Density
Residential
(V-HDR)
R-3
PD (2000)
PD (1500)

15.1 - 50.0
Village Mixed-Use (V-MU) R-A
R-1
R-2
R-3
PD (12000)
PD (8000)
PD (6000)
0 - 50.0 / 0.35
Constraints on Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 204
Specific Plan Designation
Compatible Zoning
Ordinance Classification
Density
(du/ac / FAR)
PD (4500)
PD (3000)
PD (2000)
PD (1500)
C-R
C-N
C-1
C-2
PO
UR
Constraints on Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 205
Table 69: The Villages at Almond Grove Development Standards Development Standard

V-MDR V-HDR V-MU
Single-Family
(Detached &
Attached) Multifamily
Single-Family
(Detached &
Attached) Multifamily Multifamily
Nonresidential
and MixedUse
Density (du/ac) 7.1 - 15.0 15.1 - 50.0 0 - 50.0 NA
FAR NA NA 0.35
Minimum Lot Area 2,780 sf/unit 1,600 sf/unit 1,600 sf/unit 1,200 sf/unit 1,200 sf/unit None Maximum Lot Coverage 75% 75% 75% None
Minimum Setbacks (feet)
Front Yard, Facing the Street
Porch, Balcony or Deck 8 ft 5 ft 8 ft - -
Living Space 10 ft 5 ft 10 ft - -
Front Entry Garage (min. / max.) 20 ft 5 ft / 7 ft or 18 ft or greater - - Front Yard, Facing a Paseo or Green Court
Porch, Balcony or Deck 0 ft 0 ft - -
Living Space 5 ft 10 ft 5 ft - -
From Couplet/Commercial Street (V-MU only)
Porch (from back of walk) - - - - 0 ft
Balcony or Deck (from back of walk) - - - - 3 ft
Ground Level Living, Retail and/or Office Space
(from back of walk)
- - - - 5 ft 0 ft
Living, Retail and/or Office Space Above Ground
Leve (from back of curb)
- - - - 3 ft
Surface Parking - - - - 0
Setback from Alley or Parking Field
Balcony or Deck 3 ft 3 ft 3 ft
Constraints on Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 206
Development Standard

V-MDR V-HDR V-MU
Single-Family
(Detached &
Attached) Multifamily
Single-Family
(Detached &
Attached) Multifamily Multifamily
Nonresidential
and MixedUse
Living Space 3 ft 3 ft 3 ft
Garage (min. / max.) 3 ft / 7 ft or 20 ft or greater 3 ft / 7 ft or 20 ft or greater 3 ft / 7 ft or 18 ft or greater Retail and/or Office Space
(back of walk or edge of paving if there is no
walk)
- - - - NA 0 ft or 5 ft
Surface Parking - - - - 0
Side Yard
Interior (building to building / to property line) 6 ft / 3 ft 10 ft / 5 ft 6 ft / 3 ft 10 ft / 5 ft - - Street 10 ft 10 ft 10 ft for
building
elements up
to 35 ft
- -
Rear Yard
Living Space not Adjacent to an Arterial,
Collector, or Local Street
5 ft 10 ft 5 ft 10 ft - -
Living Space Adjacent to an Arterial, Collector, or
Local Street
15 ft 15 ft 20 ft - -
Living Space Adjacent to an Alley 5 ft - - - -
Patio Cover, Balcony or Deck 3 ft 3 ft if
adjacent to
alley or 7.5 ft
- - - -
Maximum Building Height 3 stories / 40
ft
3 stories / 45
ft
3 stories / 40
ft
4 stories / 50
ft
3 stories / 40
ft
4 stories / 55 ft
Constraints on Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 207
Zoning Ordinance
The City regulates the type, location, density, and scale of residential development primarily through the Zoning Ordinance, Title X, Chapter 3 of the Code of Ordinances, as well as specific plan development codes. A zoning district is assigned to every parcel in the City and the Zoning Ordinance identifies compatible uses.

In general, the City’s zoning regulations are designed to balance the goal of providing affordable housing opportunities for all income groups while protecting the health and safety of residents and preserving the character of existing neighborhoods. Additionally, development standards are identified for each zoning district. Some zoning districts may allow similar uses but have different development standards. Residential development shall conform to the density range for each land use category, unless specific characteristics of the site reduce the development potential; it would result in impacts to roadways or other infrastructure; or development was limited by an existing Development Agreement.

The following discussion reviews the types and density of housing permitted and relevant development standards in the City of Madera Zoning Ordinance.

Airport Approach Zoning
The Madera Municipal Airport is located in northwest Madera, west of Highway 99, between Avenue 16 and Avenue 17. The Madera Countywide Airport Land Use Compatibility Plan establishes standards and regulations for the areas surrounding its airports. The land use compatibility factors that can affect residential development in the Airport Approach Zone are safety, noise, and airspace protection (building and structure height). It also establishes five airport height zones: Horizontal Surface Zone, Conical Surface Zone, Primary Surface Zone, Approach Surface Zone, and Transitional Surface Zone.

Development, particularly of noise-sensitive uses such as residential, is prohibited in the approach and departure zones. Residential uses fall within part of the Other Airport Environs zone established in the Airport Land Use Compatibility Plan (see Figure 58). The Other Airport Environs zone area is considered low risk, and all uses are acceptable except for those that would create a hazard to flight. The City of Madera includes regulations to prevent and mitigate airport hazards within the vicinity of the Madera Municipal Airport, such as limited building heights. As a result, the Airport Approach Zone is not considered a constraint to development.

Constraints on Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 208
Figure 58: Airport Land Use Compatibility Zones
Constraints on Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 209
Residential Districts
According to the City of Madera Zoning Ordinance Section 10-3.301, the City has 16 total zone districts, 10 of which allow residential development in the City of Madera. Table 70 shows these zone districts in relation to the minimum lot area and maximum residential density. The City allows for a range of residential densities. The maximum residential densities do not pose a constraint to development.

Madera’s development regulations allow for a variety of densities. However, R2, R3, and PD 1500 zones, which permit medium- and high-density residential development, are generally concentrated in Downtown Madera and the surrounding areas, which limits the distribution of medium- and high-density development throughout the entire City. PD 3000 and PD 4500 zones, which also permit multifamily housing, are distributed throughout the City. Additionally, the City allows single-family housing as a permitted use in all residential zones, including higher-density residential districts (i.e., R3), so long as the minimum density range of the applicable General Plan land use designation is met.

This has the potential to be an impediment to the development of higher-density, multifamily housing even in those districts where it is allowed. The City will adopt regulations that expand opportunities for multifamily housing developments throughout the City and amend the Zoning Ordinance to prohibit single-family development in multifamily residential zones (Program B - 1).

Development Standards
The City regulates the location, density, and scale of development through development standards in the City’s Zoning Code. Table 70 outlines the residential districts in the City’s Zoning Ordinance and specific plans that allow residential development as a primary or secondary use. This table includes the setbacks, height, and minimum lot area of each residential zone in the City. The Zoning Ordinance does not establish lot coverage for most zoning districts, except for office and industrial zones. Instead, lot coverage is established through setback requirements and indirectly through minimum open space requirements.

Height
Height limits in the RA, R1, and R2 zone are 35 feet; for the R3 zone, the height limit is 50 feet. The height limits do not constrain multifamily development from reaching the permitted densities in the General Plan (7.1-15.0 du/ac for medium density and 15.1-50.0 du/ac for high density).

Setbacks
All residential zones have setbacks, which are the minimum distance between a structure and a lot line. Setbacks in Madera are uniform in all residential zones with 15-foot front setbacks, 5-10-foot interior/exterior side setbacks, and 10-15-foot rear setbacks.

Additional requirements on rear setbacks include 15 feet where windows face the rear property line plus 5 feet per story for each story over two stories and 10 feet where there are no windows. For multifamily projects of three or more units, the setback for any twostory building from a single-family dwelling or low-density project or any R-1 zone shall be 15 feet. The setback for any three-story structure shall be 25 feet plus 5 feet for each Constraints on Housing ▐
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additional story over three. This setback requirement is a constraint for multifamily development and will be addressed through the objective design standards Program B - 6.

Lot Area
The Zoning Code specifies a minimum lot area for all residential zone districts. The lot size requirements are also dependent on whether the lot is an interior or corner lot. All zones require a 5,000-square-foot interior lot and 5,500-square-foot corner lot.

Lot Coverage
The City of Madera does not regulate residential lot coverage.

Minimum Open Space
All residential zones have minimum open space requirements. The amount of open space requirements are dependent on zone, ranging from 2,000 square feet in the RA zone to 500 square feet in the R3 zone. A smaller amount of open space required for higher density zones. The 500 square foot open space requirement could pose a constraint for high density projects in the R3 zone. This standard will be addressed through the objective design standards Program B - 6 to provide flexibility in meeting open space (for example on rooftops, common open space, and in setbacks) and opportunities for reduction of the open space requirement.

Minimum Lot Size
The minimum lot size in the residential zones is 80 feet in depth and 50 feet in width, except that corner lots have a minimum width of 60 feet. The minimum site area for creation of new lots in a Residential Zone is 5,000 square feet for interior lots, and 5,500 square feet for corner lots. These lot size standards are reasonable and appropriate for housing and do not constitute a constraint on development. To ensure that minimum lot sizes does not constraint the ability to meet the maximum density on parcels, as a part of the rezoning program (A - 1), minimum lot sizes will be reviewed and revised as necessary with the increase of density in the R-2 zone.

Cumulative Development Standards
The City has permissive and appropriate standards that work together to allow for a variety of housing types and densities in its residential zones. The setback and open space standards combined currently could pose a constraint to residential development.

These standards are being addressed and revised through Program B - 6. Cumulatively, the rest of the development standards work cohesively together and do not constitute as a constraint on residential development. There is no impact on cost, supply, choice, or ability to reach maximum density as a result of these standards.

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Table 70: Residential Zone Districts Development Standards Zone
District Min. Lot Area (sf)
Max
Height
(ft)
Min Lot
Width
(ft)
Minimum Yard Setback (ft) Min Open
Space/uni
t (sf)
Max Lot
Coverage
(%)
Max
Density
Front Side Rear (du/acre)
R-A
6,000; 6,500 for corner
lots 35
50 (60 for
exterior
lots)
15 5 (interior)
10 (exterior)
15 (windows)
10 (no window)
2,000 N/A 3.6
R-1
6,000; 6,500 for corner
lots 35
50 (60 for
exterior
lots)
15 5 (interior)
10 (exterior)
15 (windows)
10 (no window)
1,000 N/A 7.2
R-2
6,000; 6,500 for corner
lots 35
50 (60 for
exterior
lots)
15 5 (interior)
10 (exterior)
15 (windows)
10 (no window)
750 N/A 14.5
R-3
6,000; 6,500 for corner
lots 50
50 (60 for
exterior
lots)
15 5 (interior)
10 (exterior)
10)(7) 500 N/A 24.2
PD
(12000)
(8)
Subject to approval of
precise development
plan
N/A N/A N/A N/A N/A N/A N/A 3.6
PD
(8000)(8)
Subject to approval of
precise development
plan
N/A N/A N/A N/A N/A N/A N/A 5.4
PD
(6000)(8)
Subject to approval of
precise development
plan
N/A N/A N/A N/A N/A N/A N/A 7.2
PD
(4500)(8)
Subject to approval of
precise development
plan
N/A N/A N/A N/A N/A N/A N/A 9.6
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Zone
District Min. Lot Area (sf)
Max
Height
(ft)
Min Lot
Width
(ft)
Minimum Yard Setback (ft) Min Open
Space/uni
t (sf)
Max Lot
Coverage
(%)
Max
Density
Front Side Rear (du/acre)
PD
(3000)(8)
Subject to approval of
precise development
plan
N/A N/A N/A N/A N/A N/A N/A 14.5
PD
(2000)(8)
Subject to approval of
precise development
plan
N/A N/A N/A N/A N/A N/A N/A 21.7
PD
(1500)(8)
Subject to approval of
precise development
plan
N/A N/A N/A N/A N/A N/A N/A 29
C-R
5,000/6,000 for corner
lots 24 N/A 10 10(1) None(2) N/A N/A 14.5
C-N
5,000/6,000 for corner
lots 35 N/A 10 10(3) None(2) N/A N/A
Subject
to use
permit
C-1 2,000 50 N/A None(4) None(5) None(5) N/A N/A 24.2
C-2 2,000 65 N/A None(4) None(5) None(5) N/A N/A 24.2
PO 5,000/6,000 for corner
lots 35 N/A 10 5 5 N/A 75% 24.2
I Subject to CUP 65 N/A None(4) None(6) None(6) N/A 50% 24.2 UR Subject to CUP 35 N/A 50 40 20 N/A N/A 3.6
Source: City of Madera, Municipal Code, Chapter 3: Zoning Notes:
(1) 5 feet interior – adjacent to R or PD zones.
(2) Except when adjacent to R or PD zones.
(3) 15 feet when adjacent to R or PD zones.
(4) Except when partially in R zone.
(5) 10 feet when abutting to R zone.

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(6) 10 feet when adjacent to R zone.
(7) 10 feet except when abutting to R or PD zone, then 15 feet (windows facing rear) and 10 feet (no window). (8) PD zoning is used to authorize and regulate density of condominiums, cooperatives, planned developments, and other residential subdivisions. The district is intended to allow use of special design criteria for maximum utility of the site and to allow maximum design flexibility within the density limitations.

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Parking Standards
According to the Terner Center for Housing Innovation at UC Berkeley, parking can cost $25,000 to $75,000 per space to construct.20 Requiring less parking not only reduces the project budget but can allow for more space to build housing units.

The City of Madera requires off-street parking spaces for all new dwelling units. The parking requirements vary depending on the type of residential dwelling unit. Table 71 shows the parking requirement per housing type. Each parking space must be a minimum of 9 feet wide by 19 feet deep, and compact car spaces must be marked with a minimum of 8 feet wide by 16 feet deep. All parking within residential zones shall be located on the same lot as the buildings they are required to serve.

Under state Density Bonus law, parking standards can be reduced for qualifying developments, which requires a ratio of 0.5 parking spaces per unit for affordable and senior housing developments and no more than 0.3 parking spaces per unit for special needs housing developments. The Madera Affordable Housing Density Bonus allows for a reduction in the amount of parking required: one parking space for zero to one bedroom; two parking spaces for two or three bedrooms; and 2.5 parking spaces for four or more bedrooms. These parking standards are higher than what is established in state Density Bonus law, and therefore increases the cost of providing affordable housing, and could affect the feasibility of various housing projects in the City. In addition, requirements for parking space locations on the same lot as the dwelling units may also increase the cost of housing and affect the feasibility of housing projects. The City will implement Program B - 1 to update parking standards to comply with the state’s Density Bonus Law, additionally the program will allow the removal of parking requirements for 100 percent affordable rental projects within one-half mile of any accessible transit stop.

The City of Madera offers options for in-lieu payments for providing parking spaces within established parking districts, at a rate of $4,500 per space, at the discretion of the Planning Commission. The in-lieu payment is deposited into a City fund to be used for the purpose of acquiring and developing off-street parking facilities located, insofar as practical, in the general vicinity of the buildings for which the in-lieu payments were made. However, residential uses are excluded from this option, regardless of whether they are located within the Downtown Parking District. The City will amend the parking standards to allow for in-lieu payments to provide off-site parking in higher-density residential and commercial districts.

Generally, the City of Madera’s parking standards are comparable to many other surrounding cities and cities in California. Table 72 compares the City of Madera’s parking regulations to the City of Merced and City of Turlock. The City of Madera has higher parking requirements than Merced for single-family dwellings, but lower than Turlock, as it differentiates between unit sizes. In multifamily buildings, the City of Madera and the City of Merced also differentiate between unit sizes, but the City of Madera requires guest parking in projects with six or more units. The City of Turlock requires guest parking regardless of the size of the building. The City will implement Program B - 1 reduce parking requirements to 1 spare for studio/one bedroom units and 1.5 spaces to 2+ bedroom units. 20 Terner Center for Housing Innovation at UC Berkeley, 2016, https://ternercenter.berkeley.edu/proforma/.

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The parking standards for senior, supportive housing, and transitional housing are the same as typical multifamily housing in the City of Madera. Residential care homes require one covered parking space per unit plus guest parking, which is more restrictive than the City of Merced and City of Turlock, which require only one parking space every four units plus one space for every 300 square feet of nonresidential use, and one unit per 400 square feet, respectively. The City’s parking standards are not considered a constraint to development.

Table 71: Madera Parking Standards
Use Off-Street Parking Spaces Required
Residential Dwellings 1 ½ spaces for each bachelor, or one bedroom unit 2 spaces for dwelling units with more than one bedroom
Multifamily Housing Projects In addition to parking spaces required in residential dwellings, all projects with 6 or more units shall also provide off-street parking for visitors at central locations at one space for the first 4 units, and 1 space 4 units
thereafter
Senior Citizen Housing Projects
under § 10-3.5.1 Affordable Housing
Density Bonus
1 cover parking space for each unit, plus 1 guest parking space provided at the rate of 1 space for every 4 units, which shall be accessible. Employee parking to be
provided for 1 space every two employees.

Rooming and lodging houses,
fraternity and sorority houses, and
private clubs having sleeping rooms
1 space for each sleeping room
Source: City of Madera, Municipal Code, Chapter 3: Zoning Constraints on Housing ▐
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Table 72: Parking Standard Comparison
Housing Type City of Madera City of Merced City of Turlock One Family Dwelling 1 ½ spaces for each
bachelor, or one bedroom
unit
2 spaces for dwelling units
with more than one
bedroom
1 space per dwelling
unit
2 spaces per
dwelling unit
Multifamily 1 ½ spaces for each
bachelor, or one bedroom
unit
2 spaces for dwelling units
with more than one
bedroom
1 visitor space for every 4
units in projects with 6 or
more units

1.75 spaces per unit of
2 bedrooms or less up
to 30 units and 1.5
spaces per unit
thereafter, plus 0.5
spaces per additional
bedroom over 2 in each
unit and 1.0 spaces per
additional full or partial
bathroom over 3 in
each unit

1.5 space per
dwelling unit,
plus 1 guest
space per 4
dwelling units
Senior Housing /
Supportive /
Transitional
1 covered parking space
for each unit, plus 1 guest
parking space for every 4
units; 1 space every two
employees
1 space per 4 beds plus
1 space per 300 sf of
office and other
nonresidential areas
1 space per 400
sf of gross floor
area(1)
Source: City of Madera, Municipal Code, Chapter 3: Zoning; City of Merced, Municipal Code; City of Turlock, Municipal Code (1) The City of Turlock does not include senior or supportive housing in its parking standards. The above parking requirement is for convalescent, nursing, and group homes.

Cumulative Effect of Development Standards
The cumulative effect of the development standards in the City of Madera is not likely to constrain the ability of developers to achieve maximum densities on site development. The combination of setbacks, height, and parking requirements do not impede the ability of projects to reach the maximum density. The City of Madera has permissive standards for development.

Recent projects in Madera demonstrate that the existing development standards do not constrain development from meeting, and in a few cases exceeding, the maximum permitted density in each zone. Table 73 compares the approved projects with the development standards of the relevant zone.

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Table 73: Comparison of Development Standards of Recent Projects Project Zone
Actual
Density/
Max
Density
Permitted
(du/ac)
Actual
Height/
Max Height
Permitted
Actual Setbacks/Permitted Setbacks
Front Side
(Interior /
Exterior)
Rear
125 North C ST PD
(1500)

38.7 / 29.04 30 / NA 0 / NA (50, 0) / NA 6 / NA
Sugar Pine
Village
PD
(1500)

14.8 / 29.04 17 / NA 12 / NA (5, 10) / NA 10 / NA
111 Sherwood
Way
PD
(3000)

8.1 / 14.5 27 / NA 44 / NA 15 / NA 94 / NA
120 Wilson Ave R3 55.3 / 24.2 36 / 50 15 / 15 (5, NA) / (5,10)
18 / 10
1803 Sunset Ave R3 11 / 24.2 22 / 50 10 / 15 (5, 20) /
(5,10)
12 / 10
Source: City of Madera
Affordable Housing Density Bonus
City of Madera’s Municipal Code Chapter 10-3-5.100, Affordable Housing Density Bonus, was adopted in accordance with Section 65915 of the California Government Code. It established a density increase and incentive program for owner-occupied and rental housing development to encourage the development of housing affordable to moderate-, low-, and very low-income households. Additionally, the City provides flexibility in development standards through the Density Bonus Ordinance, which refers to the state Density Bonus Law (California Government Code Section 65915) for qualifications. A developer is entitled to receive a density bonus and other benefits if the development meets the requirements of state law and provides at least one of the following:
▪ At least 10 percent of the housing units are restricted to lower-income residents. ▪ At least 5 percent of the housing units are restricted to very low-income residents. ▪ The project is a senior citizen housing development.
▪ At least 10 percent of the housing units in a for-sale common interest development are restricted to moderate-income residents.
▪ The project contains five or more dwelling units.

Developments that meet the criteria may receive a 5 to 35 percent density bonus depending on the percent of qualifying units provided and their affordability levels. Applicants are also eligible for an increased density bonus for land donation when the following conditions are met:
▪ The applicant donates and transfers the land no later than the date of approval of the final map, parcel map, or residential development application.

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▪ The developable acreage and zoning classification of the land being transferred are sufficient to allow construction of units affordable to very low-income households in an amount not less than 10 percent of the number of residential units of the proposed development.
▪ The transferred land is at least one acre in size, or of sufficient size to allow development of at least 40 units; has the appropriate Land Use Plan designation; is appropriately zoned for development as affordable housing; and is or will be served by adequate public facilities and infrastructure. The land shall have appropriate zoning and development standards to make the development of the affordable units feasible.
▪ The transferred land shall have all of the permits and approvals, other than Building Permits, necessary for the development of the very low-income housing units on the transferred land, except that the City may subject the proposed development to subsequent design review.
▪ The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units.
▪ The land is transferred to the City or to a housing developer approved by the City. The City may require the applicant to identify and transfer the land to the approved housing developer.
▪ The transferred land shall be within the boundary of the proposed development or, if the City agrees, within one-quarter mile of the boundary of the proposed development.

An applicant for a density bonus may also request specific development incentives, including:
▪ A reduction in the site development standards of this Zoning Ordinance (e.g., site coverage limitations, setbacks, reduced parcel sizes, and/or parking requirements), or a modification of architectural design requirements that exceed the minimum building standards approved by the California Building Standards that would otherwise be required, that results in identifiable, financially sufficient, and actual cost reductions;
▪ Approval of mixed-use land uses not otherwise allowed by the Zoning Ordinance in conjunction with the housing development, if nonresidential land uses will reduce the cost of the housing development, and the nonresidential land uses are compatible with the housing project and the existing or planned development in the area where the project will be located;
▪ Other regulatory incentives that will result in identifiable, financially sufficient, and actual cost reductions; and/or
▪ A direct financial contribution granted by the review authority, including writing-down land costs, subsidizing the cost of construction, or contributing to the cost of infrastructure.

Recently passed state legislation includes new updates for density bonuses. Assembly Bill (AB) 571 prohibits local governments from charging affordable housing impact fees, Constraints on Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 219
including inclusionary zoning fees, public benefit fees, and in-lieu fees on deed-restricted affordable units that are part of a project eligible for a density bonus under the Density Bonus Law. AB 491 requires common entrances to amenities for affordable housing units and market-rate housing units in mixed income multifamily structures. AB 1763 amended the Density Bonus Law to allow for larger density bonuses if the project meets certain criteria.

Specifically, a project may have an 80 percent density bonus if 100 percent of the units are deed-restricted for lower-income households; also, a project may be entitled to an “unlimited density bonus” if the site is located within one-half mile of a major transit stop. An unlimited density bonus means there is no cap on the total number of residential units per acre permitted on the site; however, there are other restrictions, such as height limits, which have a practical limiting effect on the number of units that can be built. Chapter 10-3-5.1 of the Municipal Code does not reflect the most recent Density Bonus Law amendments. The City will implement Program B - 1 to amend Chapter 10-3-5.1 to reflect the most recent amendments.

Zoning for a Variety of Housing Types
Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of a variety of housing types for all economic segments of the population.

Persons and households of different ages, types, incomes, and lifestyles have various housing needs and preferences that evolve over time and in response to changing life circumstances. This includes single-family homes, multifamily housing, accessory dwelling units, mobile homes, farm employee housing, and foster homes.

Table 74 below summarizes the various housing types permitted within the City’s zoning districts.

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Table 74: Residential Uses in Zone Districts
Housing Type R-A R-1 R-2 R-3 PO C-N
CR(2) C-1
(1) C-2(1) I(4) UR
Farm employee housing P
(5)
Single-family dwellings P P P P CUP ZA/CUP(3) P ZA ZA CUP P (5)
Emergency shelters P
Accessory dwelling unit P P P P CUP P ZA ZA CUP
Detached dwelling w/no kitchen P P P P P ZA ZA CUP
Multifamily dwelling P P CUP P ZA ZA CUP
Two dwelling units (Duplex)(1) P P ZA ZA CUP
Mobile/manufactured homes P P P P P ZA ZA CUP
Assisted living facilities for elderly CUP CUP CUP CUP ZA ZA CUP Foster homes, rehabilitation facilities, day care centers, and other related facilities, <6 persons

P P P P P ZA ZA CUP
Foster homes, rehabilitation facilities, day care centers, and other related facilities, 7+ persons

CUP CUP CUP CUP ZA ZA CUP
Senior citizen/congregate care housing CUP P ZA ZA CUP
Rooming boarding housing CUP ZA ZA CUP
Hotels, motels, bungalow courts, and dwelling groups CUP ZA ZA CUP Rest homes and convalescent hospitals CUP ZA ZA CUP
Dormitory/fraternity/sorority CUP ZA ZA CUP
Group home CUP CUP CUP CUP CUP CUP CUP CUP
Source: City of Madera, Municipal Code, Chapter 3: Zoning Notes: P=Permitted Uses; CUP=Conditional Use Permit; ZA=Zoning Administrator Decision (1) Any use permitted in any R zone may be permitted in the C-1 or C-2 zone subject to a CUP. (2) Residential uses are limited to those only permitted in a R-2 district. (3) A Zoning Administrator Permit is required for one single-family home in conjunction with the principal commercial permitted use. A conditional use permit is required for a single-family home not in conjunction with the principal commercial permitted use.

Residential uses are permitted on the same site as a permitted commercial use, consisting of a one-family dwelling above the first floor or on the rear half of the same lot. A single-family dwelling not in conjunction with a principal permitted use requires a CUP. (4) Uses permitted in any R zone are permitted in I with a use permit. (5) When incidental to a permitted or conditional use.

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Accessory Dwelling Units
An accessory dwelling unit (ADU) is an attached, detached, or internal residential dwelling unit that provides complete independent living facilities for one or more persons. It includes permanent provisions for living, sleeping, eating, cooking, and sanitation and is located on the same parcel on which an existing single-family dwelling is situated or will be situated with the proposed development of single-family dwelling(s). ADUs are permitted in R-A, R1, R-2, R-3, C-N, C-R, and UR zones. They are allowed in C-1 and C-2 zones with administrative approval, and PO and I zones with CUPs. Additionally, ADUs may be located on any PD (Planned Development) Zone District lot where a Precise Plan allows for the construction of one unit per parcel.

A zoning administrator permit must comply with the following ADU development standards:
▪ The ADU must comply with minimum setback requirements; minimum side, street side, and rear yard setback shall be 4 feet.
▪ The ADU must have a maximum floor area of 1,200 square feet and a minimum floor area of 150 square feet, or the equivalent of an efficiency unit, whichever is greater.

Existing accessory structures converted to a detached ADU, may exceed 1,200 square feet equal to the square footage of the existing accessory structure converted. ▪ A one-story ADU must have a height limit of 16 feet but may be increased to 18 feet when located within one-half mile walking distance of a transit stop or a transit corridor or with an existing or proposed multi-story multifamily project. A two-story ADU has a maximum of 25 feet. An additional 2 feet in height is allowed to accommodate a roof pitch that is aligned with the roof pitch of the primary structure.

An existing accessory structure converted to a detached ADU may not have a maximum height that exceeds that of the primary structure. ▪ The ADU must comply with all applicable base zone district development standards including open space unless application of any one or more of these standards precludes construction of at least an 800 square foot ADU. ▪ If visible from the public street, an ADU must incorporate similar architectural features and building materials.
▪ Any balcony or windows must be designed to lessen privacy impacts to adjacent properties.
▪ A single-family dwelling or multi-family dwelling must already exist on the lot, or will be constructed in conjunction with the ADU.
▪ Bonus ADUs apply to single family residential zoned lots based on affordability.

Should a single-family lot deed restrict an ADU, it would qualify for one bonus accessory dwelling unit. If a single-family lot provides two deed restricted ADUs, they would be granted another bonus ADU for a total of 2 bonus ADUs compliant with accessibility requirements.
▪ Existing multifamily developments to have up to 8 total detached ADUs, with the stipulation that the development may have one detached ADU for every primary unit Constraints on Housing ▐
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in the existing development up to a maximum of 8. Proposed multifamily development projects may have up to 2 detached ADUs.
▪ One off-street parking space per ADU is required, unless the ADU is less than 750 square feet, within one-half mile of public transit, is within a historic preservation district, or is part of the existing primary residence, when on-street parking permits are required but not offered to the occupant, or where there is a car share vehicle located within one block
▪ Owner-occupancy is required in either the remaining portion of the primary dwelling or the newly created ADU. Owner-occupancy is not required if the owner is another governmental agency, land trust, or housing organization.

A number of changes to ADU law (Government Code Section 65852.2) between 2016 and 2025 made it necessary for the City to revise its provisions related to the construction of ADUs and requirements for parking spaces to be consistent with state law. AB 68 allows an ADU and a junior ADU to be built on a single-family lot, if certain conditions are met. The state has also removed owner-occupancy requirements for ADUs, created a tiered fee structure that charges ADUs based on their size and location, prohibits fees on units of less than 750 square feet, and requires jurisdictions to allow ADUs at existing multifamily developments. Additionally, the state requires that development standards involve no personal or subjective judgement, including design review standards involving architectural features.

The City of Madera’s ADU requirements and conditions (Section 10-3.513 of the Municipal Code) are not wholly in compliance with new state law. The City of Madera has an owneroccupancy requirement and does not permit ADUs at existing multifamily developments.

Further, the City’s requirement to provide 500 square feet of open space and privacy requirements are in conflict with state law. To facilitate the permitting process of ADUs and support ADU development, and bring the ADU requirements into compliance with state law, the City will implement Program A - 5 to update its Municipal Code Section 10-3.513 to comply with state law and provide incentives for the development of ADUs.

Senate Bill 9
Effective January 1, 2022, Senate Bill (SB) 9 requires ministerial approval of a housing development with no more than two primary units in a single-family zone, the subdivision of a parcel in a single-family zone into two parcels, or both. SB 9 facilitates the creation of up to four housing units in the lot area typically used for one single-family home. The City has not adopted an SB 9 ordinance or objective standards.

The City adopted a bonus affordable ADU program in February 2025 that allows additional ADUs in excess of those allowed by SB 9. This includes up to eight detached ADUs on multifamily lots and up to eight total units on single family lots.

The City will provide SB 9 outreach and education through the ADU Program A - 5 and Bilingual Access and Outreach Program F - 2.

Group Homes/Residential Care Facilities
The California Community Care Facilities Act (Health and Safety Code Section 1500) defines a residential care facility as “any facility, place, or building that is maintained and operated Constraints on Housing ▐
City of Madera Housing Element ▐ 6
th Cycle Housing Plan 223
to provide nonmedical residential care, day treatment, adult daycare, or foster family agency services for children, adults, or children and adults, including, but not limited to, the physically handicapped, mentally impaired, incompetent persons, and abused or neglected children.” A group home is any residence where residents pay a fee or other consideration to the group home operator in return for residential accommodations. A group home includes a boarding home, a rooming house, or a group residence for the elderly, or mentally or physically disabled or handicapped persons, or other persons in need of care and supervision. A residence serving six or fewer individuals is considered small, while a residence serving seven or more individuals is considered large. The term “group home” includes both licensed and unlicensed group homes.

A licensed group home is any residential facility subject to state licensing requirements pursuant to the California Health and Safety Code that has an up-to-date facility license.

Group homes subject to state licensing requirements include the following:
▪ Residential care facilities licensed or supervised by a federal, state, or local health/welfare agency that provide 24-hour non-medical care to unrelated persons who have a disability and need personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual in a family-like environment.
▪ Health facilities including congregate living health facilities, developmentally disabled nursing facilities, and intermediate care facilities. 21 An unlicensed group home is the use of a dwelling unit by an owner or operator as a dormitory, boarding house, rooming house, or similar use, where such residential facility is not subject to state licensing requirements or whose state license has expired or has been suspended or revoked.

The City adopted zoning amendments to Title X on February 5, 2025 which included defining group homes or residential care facilities compliant with California Government Code. The City treats supportive housing as permitted residential uses, and does not restrict the definition of a family, which would constrain group homes. As a result, the City complies with the California Community Care Facilities Act.

The City requires a CUP for small and/or large group homes or residential care facilities for more than six persons in residential zones (R-A, R-A, R-2, and R-3) as well as the commercial and industrial zones (C-R, C-1, C-2, and I). The City will revise its Zoning Ordinance to allow small group homes in residential zones without a CUP and will review and revise its Zoning Ordinance to remove constraints to large group homes. Specifically, the City will allow group homes for seven or more persons in all zones allowing residential uses subject only to requirements of residential uses of the same type in the same zone.

Single Family Dwelling
A single-family dwelling is defined in the City of Madera’s Municipal Code as a detached building containing only one dwelling unit. One-family residences are permitted in all residential zones in the City and C-R zones. A Conditional Use Permit (CUP) or a zoning 21 Health and Safety Code Section 1250.

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administrator permit is required for single-family residences in PO, C-N, C-1, C-2 and I zones.

Single-family residences are permitted in Urban Reserve Zones (UR) zones, as long as it is incidental to a permitted or conditional use. Permitting low-density housing in higher-density zones can constrain the development of higher-density residences. Program B - 1, completed in February 2025, included updates to the Zoning Ordinance to prohibit single-family dwellings in R-3 districts, and commercial and industrial zones.

Multifamily Dwelling
A multifamily dwelling is defined in the City’s Municipal Code as any building, group of buildings, or portion thereof which includes two or more dwelling units, and which are intended as ownership units, or in the case of apartments, rental or for-lease units.

Multifamily dwellings are permitted by right, without any discretionary review or action, in R-2, R-3, and C-R zones. A CUP or zoning administrator (ZA) permit is required for multiplefamily dwellings in PO, C-1, C-2, and I zones.

Manufactured Homes and Mobile Homes
Pursuant to Section 18007 to 18008 of the Health and Safety Code, a mobile home or manufactured home is defined as a structure which is transportable in one or more sections, is 8 body feet or more in width, or 40 body feet or more in length, in the traveling mode, or, when erected on-site, is 320 or more square feet. Mobile homes are defined as being constructed prior to June 15, 1976, while a manufactured home is constructed on or after the same date. Manufactured housing and mobile homes can be an affordable housing option for low- and moderate-income households.

Similar to state law, the City permits manufactured homes on permanent foundations wherever conventional single-family dwellings are allowed, as long as they meet the same standards as single-family dwellings in R-1 zones consistent with Government Code Section 65852.3. A building permit is required for all manufactured homes. There is no constraint on the development of manufactured homes.

Additionally the City of Madera Zoning Ordinance permits mobile homes ministerially in all residential zones subject to compliance with development standards addressing access, circulation, utilities and open space requirements. Mobile homes are permitted with an administrative plan review without a conditional use permit and are only subject to development standards that apply to other residential or commercial development. The Administrative Plan Review is the City’s approval process for ministerial projects. This was adopted as part of the zoning code update in February, 2025.

To further encourage and facilitate mobile home parks, the City allows a 20 percent density bonus for mobile home parks that limit residency based on age requirements for housing older persons.

As adopted in February of 2025, the City’s definition of Mobile home Park is any area or tract of land where two or more lots are rented or leased, held out for rent or lease, or were formerly held out for rent or lease and later converted to a subdivision, cooperative, condominium, or other form of resident ownership, to accommodate mobile homes used for human habitation. Manufactured and mobile homes shall meet the same standards as a conventional single family dwelling in regards to parking, building setbacks and other zoning Constraints on Housing ▐
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requirements. The City of Madera allows State licensed mobile home parks, and does not place any further development standards or zoning restrictions on mobile homes.

Single-Room Occupancy Facilities/Boarding Homes
Although single-room occupancies (SROs) are not defined in state law, generally, an SRO unit is small, usually 200 to 350 square feet, and consists of one habitable room in a structure of other SRO units, also known as a residential hotel. Residents typically share bathrooms and/or kitchens while some SRO units include kitchenettes, bathrooms, or half-baths.

Housing Element law requires the City to plan for and allow SROs. In Chapter 16: Rental Housing Inspections of Title IV, Public Welfare, of the City’s Municipal Code, “rental housing unit” is defined as including SROs for the purposes of that chapter, but SROs are not listed as a permitted residential use elsewhere in the zoning ordinance. By not including a definition or provisions for SRO units, developers may be discouraged from developing them. The City completed portions of Program B - 1 in February 2025 included amendments to the Zoning Ordinance to explicitly allow SRO units in commercial districts and add a definition of SRO.

Standards for SROs are outlined in Section 10-3.423 of the City’s municipal code. The standards regulate living unit standards, community facility standards, cooking facilities, and management plans. The standards are permissive and designed for health and safety of the occupants. Standards include a maximum occupancy per unit (two persons), minimum floor area (150 square feet), and minimum width (12 feet). Cooking facilities can be individual or communal.

Emergency Shelters
Government Code Section 65583(a)(4) requires the identification of a zone or zones where emergency shelters are allowed as a permitted use without a CUP or other discretionary permit. The identified zone(s) shall include sufficient capacity to accommodate the City’s need for emergency shelters and must provide capacity for at least one year-round shelter.

In Madera, emergency shelters are considered a temporary use and exempt from the requirement of a temporary use permit, as determined by the Planning Director. Monies deposited into the City’s Affordable Housing Trust Fund can be used for construction or rehabilitation of facilities for emergency shelters, if those facilities mitigate the impact of market-rate housing on the need for affordable housing.

AB 139, which went into effect on January 1, 2020, mandates that emergency shelters may only be subject to those standards which apply to residential and commercial development within the same zone, except that a city can apply standards regulating the number of beds, parking for staff provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone, length of stay, and other minor standards.

The City subjects emergency shelters to the development standards of the underlying zoning district, and implements operational requirements and limits on the number of beds and length of stay (Section 10-3.422 of the Municipal Code). The City’s standards comply with state regulations.

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

Additionally, identified sites must have a minimum area of 200 square feet per person to show that it may accommodate the number of people experiencing homelessness.

The Fresno-Madera Continuum of Care conducted a Point-in-Time (PIT) Count in January 2023 in Fresno County and Madera County. A total of 4,493 people were identified as experiencing homelessness in Fresno County and Madera County, 140 of which were in Madera County.22 Of those experiencing homelessness in the City Madera in 2023, 336 were sheltered and 205 were unsheltered.

Currently, the City of Madera permits emergency shelters by right, without any discretionary review or action, in C-2 zones. Under AB 2339, to accommodate at least 541 individuals with a minimum of 200 square feet per person, at least 108,200 square feet of nonresidential zoned vacant parcels are required. There are vacant C-2-zoned parcels at least 108,200 square feet in size; therefore, the City of Madera is meeting its obligation under AB 2339.

Emergency shelters are permitted by right (without a conditional use permit) and are only subject to development standards that apply to other residential or commercial development within the C-2 zone. Emergency shelters are permitted without discretionary review or action.

In February, 2025 the zoning ordinance was amended to ensure the definition of emergency shelter is consistent with state law. Specifically, emergency shelters are defined as housing, as defined in California Health and Safety Code Section 50801, with minimal supportive services for families or individuals experiencing homelessness, where occupancy is limited to sixth months or less. Medical assistance, counseling, and meals may be provided.

The most recent Point-in-Time Count data available from 2023 indicates that there are 205 unsheltered homeless individuals in the City of Madera. Government Code Section 65583(a)(4)(I) requires a minimum of 200 square feet per unsheltered person identified. This would require the City to have a minimum of one acre of vacant land in the C-2 zone, on approximately 5 sites, as emergency shelters in the City cannot exceed 50 beds. The C-2 zone currently has 65 vacant parcels, totaling over 315 acres of vacant land. Of these 65 parcels, 41 are between 0.5 and 10 acres, totaling 95 acres. This is significantly beyond what is required, showing that the C-2 zone has suitable capacity for the current unsheltered homeless population.

These sites are distributed throughout the City with sufficient proximity to transportation and services. Of the 353 parcels in the C-2 zone, 199 are within 0.5 miles of a transit stop. Twenty two of the 65 vacant parcels are within 0.5 miles of a transit stop, totaling 50 acres. The C-2 22 Fresno-Madera Continuum of Care, 2023, Point-in-Time Count & Housing Inventory Count, https://fresnomaderahomeless.org/point-in-time.

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zone is distributed throughout the City, with significant land in the downtown area with access to employment opportunities, grocery stores, and other resources. There is also a large amount of the C-2 zone in high opportunity designated areas.

In addition to the development standards of the C-2 zone, the following standards apply to emergency shelters in the City Code. All standards are in compliance with state law with the exception of parking requirements. Program B - 1 includes the revision of emergency shelter standards to base parking on staff levels only.
▪ Facility compliance with applicable state and local standards and requirements. o Federal, state and local licensing as required for any program incidental to the emergency shelter.
▪ Physical characteristics.
o Compliance with applicable state and local uniform housing and building code requirements.
o The facility shall have on-site security during all hours when the shelter is open.
o Facilities shall provide exterior lighting on pedestrian pathways and parking lot areas on the property. Lighting shall reflect away from residential areas and public streets.
o Facilities shall provide secure areas for personal property. ▪ Limited number of beds per facility. Emergency shelters shall not exceed 50 beds. ▪ Limited terms of stay. The maximum term of staying at an emergency shelter is six months in a consecutive 12-month period.
▪ Parking. The emergency shelter shall provide on-site parking at a rate of two spaces per facility for staff plus one space per six occupants allowed at the maximum capacity.
▪ Emergency shelter management. A management plan is required for all emergency shelters to address management experience, good neighbor issues, transportation, client supervision, client services, and food services. Such plan shall be submitted to and approval by the planning, inspections, and permitting department prior to operation of the emergency shelter. The plan shall include a floor plan that demonstrate compliance with the physical standards of this chapter. The operator of each emergency shelter shall annually submit the management plan to the planning, inspections and permitting department with updated information for review of the required management plan. The City Council may establish a fee by resolution, to cover the administrative cost of review of the required management plan.

Low Barrier Navigation Centers
In 2019, AB 101 was passed, requiring that a Low Barrier Navigation Center (LBNC) development be a use by right in mixed-use zones and nonresidential zones permitting multifamily uses. An LBNC is a low-barrier, temporary, service-enriched shelter that helps homeless individuals and families obtain permanent housing.

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The City of Madera does not currently explicitly allow LBNCs in any zone; although this does not prevent their development, it could discourage or prove difficult to submit an application.

The City will implement Program B - 1 to amend its Zoning Ordinance to explicitly allow the development of LBNCs, by right, without any discretionary review or action, in residential use and mixed-use zones, as well as nonresidential zones permitting multifamily uses.

Transitional/Supportive Housing
Transitional and supportive housing are more permanent housing options providing a more stable living situation for individuals and families that might otherwise be homeless; stay lengths are typically six months or longer, but no less than six months.

Supportive housing means housing with no limit on length of stay, as set forth in Government Code Sections 65582 and 65650, and SB 2 and SB 745, that is occupied by lowincome individuals who will receive, as part of their residency, supportive services designed to assist the individual in retaining housing, improving health, or enhancing other life functions. Consistent with Government Code Section 65583, transitional and supportive housing is permitted in all zones allowing residential use subject to the same permit requirement of other residential uses of the same type in the same zones. The target population includes homeless families, homeless youth, and persons with disabilities.

According to the City’s Zoning Ordinance, transitional and supportive housing are considered residential uses and are subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zone.

In 2018, AB 2162 required cities to change their zoning to provide a “by right” process and to expedite review for supportive housing projects of 50 units or fewer. This law applies to sites in zones where multifamily and mixed uses are permitted, including in nonresidential zones permitting multifamily uses. Additionally, AB 2162 prohibits local governments from imposing any minimum parking requirements for units occupied by supportive housing residents if the development is located within one-half mile of a public transit stop. AB 2162 requires 25 percent of the units (or a minimum of 12 units, whichever is greater) to be approved by right with no minimum parking. If the development consists of fewer than 12 units, then 100 percent of the units, excluding managers’ units, in the development shall be restricted to residents in supportive housing. To ensure compliance with AB 2162, as a part of Program B - 1, parking requirements for supportive housing projects within one-half mile of a transit will be revised so that no minimum parking requirement is imposed.

The City of Madera treats transitional and supportive housing as permitted residential units, which expedites the review for supportive housing. The City complies with state regulations for transitional and supportive housing, including all other regulations of AB 2162, such as thresholds and processing requirements.

Zoning Ordinance amendments completed in February 2025 ensured that the City allows supportive and transitional housing in appropriate residential, industrial, and commercial districts as well as added a definition of supportive housing the Zoning Ordinance.

Transitional and supportive housing are permitted uses in the PO, C-1, C-2, C-R, C-N, and I zones and are permitted uses with an administrative plan review in the RA, R-1, R-2, and R-3 zones. The Administrative Plan Review is the City’s approval process for ministerial projects.

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residential development in the same zone. This was adopted as part of the zoning code update in February, 2025.

Farmworker Housing
The Employee Housing Act (Division 13, Part 1 of the Health and Safety Code) requires employee housing for six or fewer employees to be allowed wherever single-family homes are allowed. Health and Safety Code Section 17021.6 precludes a local government from requiring a conditional use permit, zoning variance, and/ or other zoning clearance for certain agricultural employee housing. The City’s zoning and procedures are compliant with the Employee Housing Act (Health and Safety Code Section 17000 et seq.), specifically, Sections 17021.5, 17021.6, and 17021.8.

Section 17021.5 requires employee housing for six or fewer employees to be treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone. The City processes employee housing for six or fewer employees in the same manner as other dwellings of the same type. Employee housing for six or fewer employees is processed and permitting as a single-family dwelling in applicable residential zones.

Section 17021.6 requires employee housing consisting of no more than 12 units or 36 beds to be permitted in the same manner as other agricultural uses in the same zone. Agricultural uses are only allowed in the UR zones in the City. The City permits farmworker employee housing and single-family housing in UR zones when they are incidental to a permitted or conditional agricultural use. Per Section 10-3.10.502 of the City’s municipal code, farmworker housing is permitted in the same manner as agricultural uses in the UR zones.