Agenda, regular meeting — McFarland City Council, December 8, 2022 (part 1 of 3)

AGENDA

MCFARLAND CITY COUNCIL

MCFARLAND SUCCESSOR AGENCY

MCFARLAND PUBLIC FINANCE AUTHORITY

MCFARLAND IMPROVEMENT AUTHORITY

MCFARLAND PARKING AUTHORITY

REGULAR MEETING
CITY COUNCIL CHAMBERS December 8, 2022
103 W. SHERWOOD AVE, MCFARLAND, CA 6:00 PM
In Person Meeting
How to submit public comments:

The meetings of the City Council and all municipal entities, commissions, and boards (“the City”) are open to the public. At regularly scheduled meetings, members of the public may address the city on any item listed on the agenda, or on any non-listed matter over which the city has jurisdiction. At special or emergency meetings, members of the public may only address the city on items listed on the agenda.

There is a time limitation of two minutes per person. For any item that is not on the agenda and within the jurisdiction or interest of the city, please come to the podium at this time. The Brown Act does not permit any action or discussion on items not listed on the agenda. If you wish to speak regarding a scheduled agenda item, please come to the podium when the item number and subject matter are announced, and the mayor opens Public Comment on the item. When recognized, please begin by providing your name and address for the record (optional). Anyone wishing to submit written information at the meeting needs to furnish ten (10) copies to the City Clerk in advance to allow for distribution to City Council, staff, and the media. Willful disruption of the meeting shall not be permitted. If the Mayor finds that there is in fact willful disruption of any City Council Meeting, he/she may order the disrupting parties out of the room and subsequently conduct the City’s business without them present.

Americans with Disabilities Act:

In compliance with the ADA, if you need special assistance to participate in a city meeting or other services offered by the City, please contact the City Clerk’s office, at (661) 792-3091 ext. 2135.

Notification of at least 48 hours prior to the meeting, or time when services are needed, will assist the city staff in assuring those reasonable arrangements can be made to provide accessibility to the meeting or services.

CALL TO ORDER: Mayor Sally Tafoya
ROLL CALL:

Mayor, Sally Tafoya
Mayor Pro Tem, María T. Pérez
Council Member/Board Member, Saul Ayon
Council Member/Board Member, Ricardo Cano
Council Member/ Board Member, Amador Ayon

INVOCATION

PLEDGE OF ALLEGIANCE

PRESENTATIONS, INTRODUCTIONS AND AWARDS
• Recognition Awards on Behalf of Councilmember Saul Ayon PUBLIC COMMENT: The public may address the Council/Board Member on items, which do not appear on the agenda. Council/Board Members may respond briefly to statements made or questions posed. They may ask a question for clarification; may refer the item to staff for further study or for placement on a future agenda. Speakers are limited to two minutes for each person. Please state your name and address for the record prior to making a presentation. Fifteen minutes total will be allowed for any one subject.

DEPARTMENTAL REPORTS
A. Public Works Department
• Pothole Repairs
CONSENT AGENDA: The Consent Agenda consists of items that in staff’s opinion are routine and noncontroversial. These items are approved in one motion unless a Council Member/Board Member removes a particular item.

1. Approval of Payroll Report for the month of November 2022 in the amount of $277,273.19.

2. Approval of Expense Report in the Amount of $391,264.07 from November 2, 2022, to November 15, 2022.

3. Approval of December 1, 2022, Special Meeting Minutes.

4. Resolution NO. 2022- 0126, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

MCFARLAND APPROVING AN ADDITIONAL ALLOCATION OF FUNDS FROM THE

GENERAL FUND FOR THE FUNDING OF ENVIRONMENTAL WORK FOR SAN JOAQUIN RENEWABLES.

5. Resolution NO. 2022- 0127, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

MCFARLAND APPROVING AN ADDITIONAL ALLOCATION OF FUNDS FROM THE

GENERAL FUND FOR THE DESIGN OF THE ELMO HWY, PERKINS AVE, AND SHERWOOD AVE OVERPASSES.

6. Report, Discuss, and Possible Approval of Resolution NO. 2022- 0128, A RESOLUTION OF

THE CITY COUNCIL OF THE CITY OF MCFARLAND AUTHORIZING A BUDGET AMENDMENT OF $1,500.00 TO THE GENERAL FUND FOR THE CITY OF MCFARLAND CHRISTMAS TREE LIGHTING EVENT.

PUBLIC HEARINGS

7. It is Recommended that the City Council Conduct a Public Hearing to Receive Public Input of the Consideration and Adoption of Resolution NO. 2022- 0129, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MCFARLAND APPROVING THE 6TH CYCLE 2023-2031

MCFARLAND HOUSING ELEMENT AND THE ACCOMPANYING INTIAL STUDY AND NEGATIVE DECLARATION.
a. Staff Report– Community Development Director L. Ronk III Presentation- Cornelius Nuworsoo
b. Open the Public Hearing and Receive Public Testimony:
c. Close Public Hearing.
d. Motion to Approve Resolution NO. 2022- 0129, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MCFARLAND APPROVING THE 6TH CYCLE 2023-2031 MCFARLAND HOUSING ELEMENT AND THE ACCOMPANYING INTIAL STUDY AND NEGATIVE DECLARATION.

8. Introduction and First Reading of Amendment to the Building Code Ordinance NO. 0011 -2022,

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MCFARLAND ADOPTING ORDINANCE NO. G-8866 OF THE BOARD OF SUPERVISORS OF THE COUNTY OF KERN, STATE OF CALIFORNIA AMENDING CHAPTERS 17.04, 17.06, 17.08, 17.10, 17.12,

17.16, 17.20, 17.24, 17.26, 17.28, 17.32, 17.34, 17.36, 17.40, 17.44, 17.48, and 17.56 OF TITLE 17 OF THE ORDINANCE CODE OF THE COUNTY OF KERN CONCERNING BUILDING

REGULATIONS, RESIDENTIAL CODE, BUILDING CODE, GREEN BUILDING

STANDARDS CODE, MECHANICAL CODE, HOUSING CODE, PLUMBING CODE,

ELECTRICAL CODE, SEISMIC STRENGTHENING PROVISIONS FOR UNREINFORCED

MASONARY BEARING WALL BUILDINGS, GRADING CODE, FIRE CODE, WILDLAND

URBAN ENTERFACE CODE, DANGEROUS BUILDINGS CODE, BUILDING

RELOCATION, MOBILE HOME AND ACCESSORY STRUCTURES, FLOOD PLAIN MANAGEMENT CODE, AND ENERGY CODE AND AMENDING SECTION 1 OF ORDINANCE NOS. 004-2020 AND 005-2020 OF THE CITY OF MCFARLAND AND MCFARLAND MUNICIPAL CODE SECTION 15.04.160.

a. Staff Report: Community Development Director L. Ronk III b. Open Public Hearing and Receive Public Testimony:
c. Close Public Hearing:
d. Motion to Waive the Reading of the Ordinance Text in its Entirety, Read by Title Only, and Introduce for Reading Ordinance NO. 0011-2022, AN ORDINANCE OF

THE CITY COUNCIL OF THE CITY OF MCFARLAND ADOPTING
ORDINANCE NO. G-8866 OF THE BOARD OF SUPERVISORS OF THE COUNTY OF KERN, STATE OF CALIFORNIA AMENDING CHAPTERS 17.04,

17.06, 17.08, 17.10, 17.12, 17.16, 17.20, 17.24, 17.26, 17.28, 17.32, 17.34, 17.36,

17.40, 17.44, 17.48, and 17.56 OF TITLE 17 OF THE ORDINANCE CODE OF

THE COUNTY OF KERN CONCERNING BUILDING REGULATIONS,

RESIDENTIAL CODE, BUILDING CODE, GREEN BUILDING STANDARDS

CODE, MECHANICAL CODE, HOUSING CODE, PLUMBING CODE,

ELECTRICAL CODE, SEISMIC STRENGTHENING PROVISIONS FOR

UNREINFORCED MASONARY BEARING WALL BUILDINGS, GRADING

CODE, FIRE CODE, WILDLAND URBAN ENTERFACE CODE, DANGEROUS

BUILDINGS CODE, BUILDING RELOCATION, MOBILE HOME AND

ACCESSORY STRUCTURES, FLOOD PLAIN MANAGEMENT CODE, AND
ENERGY CODE AND AMENDING SECTION 1 OF ORDINANCE NOS. 004- 2020 AND 005-2020 OF THE CITY OF MCFARLAND AND MCFARLAND MUNICIPAL CODE SECTION 15.04.160.
e. Direct Staff to Schedule Second Reading and Adoption of Ordinance No.0011-2022 For the Next Regular City Council Meeting of December 22, 2022.

ADMINISTRATIVE AGENDA

9. Report, Discuss, and Possible Approval of Resolution NO. 2022-0130, A RESOLUTION OF

THE CITY COUNCIL OF THE CITY OF MCFARLAND APPROVING MEMORANDUM OF

UNDERSTANDING FOR HOSTING CIVICSPARK FELLOW

10. Report, Discuss and Possible Approval of Resolution NO. 2022-0131, A RESOLUTION OF

THE CITY COUNCIL OF THE CITY OF MCFARLAND APPROVING AGREEMENT WITH WILLDAN FINANCIAL SERVICES FOR DEVELOPMENT IMPACT FEE UPDATE.

11. Report, Discuss, and Possible Approval of Resolution NO. 2022- 0134, A RESOLUTION OF

THE CITY COUNCIL OF THE CITY OF MCFARLAND AUTHORIZING THE

APPLICATION AND ADOPTION OF THE PLHA PLAN FOR THE PERMANENT LOCAL HOUSING ALLOCATION PROGRAM.

12. Report, Discuss, and Provide Staff Direction of a Speed Bump Policy for the City of McFarland.

13. Report, Discuss, and Possible Approval of Resolution NO. 2022- 0136, RESOLUTION OF THE

CITY COUNCIL OF THE CITY OF MCFARLAND AUTHORIZING THE

RECLASSIFICATION OF THE FINANCE MANAGER POSITION TO THE ACCOUNTING

SUPERVISOR POSITION AND ESTABLISHING AN UPDATED JOB DESCRIPTION AND SALARY RANGE FOR THE ACCOUNTING SUPERVISOR POSITION.

14. Report, Discuss, and Possible Approval or Direction of Structural Changes in the McFarland Police Department.

15. Report, Discuss, and Possible Approval of Resolution NO. 2022-0137, A RESOLUTION OF

THE CITY OF MCFARLAND, CALIFORNIA, ESTABLISHING A CITY COUNCIL

COMMITTEE TO REVIEW ALL CANNABIS RELATED ITEMS WITHIN THE CITY OF MCFARLAND.

REPORTS FROM CITY COUNCIL ON COMMITTEE/SPECIAL DISTRICT MEETINGS a. Delano Mosquito Abatement District (DMAD) – Councilmember Ricardo Cano b. Kern Council of Governments (KCOG)- Mayor Tafoya or Mayor Pro-Tem Pérez c. Kern Economic Development Corp. (KEDC) – Mayor Tafoya or Mayor Pro-Tem Pérez d. Kern County Association of Cities (KCAC)
e. Poso Creek (IRWMP)- Councilmember S. Ayon
f. Kern Local Agency Formation Commission (LAFCO) – Councilmember S. Ayon

COUNCIL STATEMENTS AND REPORTS
On their own initiative, Council Members may make a brief announcement or a brief report on their own activities. In addition, Council Members may ask a question of staff or the public for clarification on any matter, provide a reference to staff or other resources for information. Alternatively, request staff to report to the City Council at a later meeting concerning any matter. Furthermore, the City Council, or any member thereof, may take action to direct staff to place a matter of business on a future agenda.

CLOSED SESSION
None

ADJOURNMENT
This is to certify this agenda was posted at McFarland City Hall on December 5, 2022. ___________________________
Francisca Alvarado, City Clerk
___________________________________________
Kenneth Williams, City Manager/ Chief of Police
Next Meeting: Regular City Council December 22, 2022.

The City of McFarland does not discriminate based on disability and complies with the provisions of the Americans with Disabilities Act (ADA). If you need special assistance to participate in this meeting, please contact the City Clerk’s Office at (661) 792-3091 at least 48 hours prior to the meeting to make reasonable arrangements to ensure accessibility to this meeting.

OT - Overtime 1 1 25.19
Sick - Sick Pay 1 36 604.44
Gross Total: 158 2661.22
110 - City Administration Total: 591.73 22153.53
12/1/2022 10:02:38 AM Page 1 of 12
Hourly - Hourly 3 145.75 8408.64
Sick - Sick Pay 3 50.5 2913.46
Gross Total: 258.25 14899.03
DRA100 Holiday - Holiday Pay 1 4 67.16
Hourly - Hourly 2 117 1964.43
OT - Overtime 2 15.48 578.64
Sick - Sick Pay 1 0.63 15.7
Gross Total: 175.48 4593.28
COS100 Cash Out - VAC - Cash Out - Vacation 1 38 2192.31 Holiday - Holiday Pay 2 24 1384.62
105 - City Council Total: 0 1000
Department: 110 - City Administration
Employee Number Pay Code # of Payments Units Pay Amount ALV100 Bilingual - Bilingual 2 0 27.68
Hourly - Hourly 2 159.37 3971.26
GON300 Salary - Elected - Salary - Elected Officials 1 0 200 Gross Total: 0 200
PER100 Salary - Elected - Salary - Elected Officials 1 0 200 Gross Total: 0 200
Ayo100 Salary - Elected - Salary - Elected Officials 1 0 200 Gross Total: 0 200
Cano100 Salary - Elected - Salary - Elected Officials 1 0 200 Gross Total: 0 200
City of McFarland, CA Pay Code Report
Summary By Department
11/1/2022 - 11/30/2022
Payroll Set: City-City of McFarland
Department: 105 - City Council
Employee Number Pay Code # of Payments Units Pay Amount AYO300 Salary - Elected - Salary - Elected Officials 1 0 200 Gross Total: 0 200
Salary - Salary 1 116.97 3980.8
Gross Total: 196.97 10468.19
115 - Finance & Accounting Total: 1170.47 30993.2
12/1/2022 10:02:38 AM Page 2 of 12
Sick - Sick Pay 2 10.45 193.64
Gross Total: 170.32 3218.56
VIR100 Holiday - Holiday Pay 1 8 461.54
Hourly - Hourly 1 72 6025.85
OT - Overtime 2 1.97 67.83
Sick - Sick Pay 1 18 341.82
SPSL - Supplemental Paid Sick Leave 1 0 36.4
Gross Total: 162.34 3471.41
VEL100 Hourly - Hourly 2 153.12 2837.31
OT - Overtime 2 6.75 187.61
OT - Overtime 2 0.79 22.5
Sick - Sick Pay 1 1.5 28.49
Gross Total: 160.52 3083.48
HER200 Holiday - Holiday Pay 2 4 84.15
Hourly - Hourly 2 138.37 2941.21
OT - Overtime 1 0.47 11.27
Gross Total: 133.2 2132.29
GON600 Bilingual - Bilingual 2 0 27.7
Hourly - Hourly 2 158.23 3004.79
Holiday - Holiday Pay 1 4 94.88
Hourly - Hourly 2 155.37 3685.38
OT - Overtime 2 10.66 379.28
Gross Total: 170.73 4222.3
GON100 Holiday - Holiday Pay 2 25 399.5
Hourly - Hourly 2 107.73 1721.52
Gross Total: 176.39 4396.97
ESP100 Bachelor's Degree - Bachelor's Degree 2 0 18.46
Bilingual - Bilingual 2 0 27.7
Comp Time Taken - Compensatory Time Taken 1 0.7 16.6
Payroll Set: City-City of McFarland
Department: 115 - Finance & Accounting
Employee Number Pay Code # of Payments Units Pay Amount ARC100 Hourly - Hourly 2 158.43 3757.96
OT - Overtime 2 17.96 639.01
OT - Overtime 2 65.5 3293.34
Gross Total: 245.5 9326.94
12/1/2022 10:02:38 AM Page 3 of 12
OT - Overtime 2 44 1771.44
PD - Court Stand-by - PD Court Stand-by 1 15 603.9
Gross Total: 239 7206.54
DEW100-147 Holiday - Reg - Holiday - Regular 1 12 402.24 Hourly - Hourly 2 168 5631.36
OT - Overtime 1 9.5 270.61
Sick - Sick Pay 1 10 189.9
Gross Total: 180.5 3517.9
CAZ100-151 Holiday - Reg - Holiday - Regular 1 12 322.08 Hourly - Hourly 2 168 4509.12
Intermediate POST - Intermediate POST Certificate 2 0 27.7 OT - Overtime 2 50.5 2136.15
Gross Total: 234.5 7352.65
AYON100 Holiday - Reg - Holiday - Regular 1 10 189.9
Hourly - Hourly 2 151 2867.49
Gross Total: 234 7191
ALW100-145 Comp Time Taken - Compensatory Time Taken 1 4 112.8 Holiday - Reg - Holiday - Regular 1 12 338.4
Hourly - Hourly 2 168 4737.6
ALB100-142 Holiday - Reg - Holiday - Regular 1 12 338.4 Hourly - Hourly 2 168 4737.6
OT - Overtime 2 42 1776.6
Personal - Personal Day 1 12 338.4
Vacation - Vacation Pay 1 9 280.17
Gross Total: 164.66 5168.6
140 - Planning Total: 164.66 5168.6
Department: 150 - Police
Employee Number Pay Code # of Payments Units Pay Amount DEL100 Bachelor's Degree - Bachelor's Degree 2 0 18.46
Holiday - Holiday Pay 1 4 124.52
Hourly - Hourly 2 150.1 4672.61
OT - Overtime 1 1.56 72.84
Payroll Set: City-City of McFarland
Department: 140 - Planning
Employee Number Pay Code # of Payments Units Pay Amount Hourly - Hourly 2 160 2892.8
OT - Overtime 1 35.5 962.76
Gross Total: 222 4036.36
12/1/2022 10:02:38 AM Page 4 of 12
Sergeant - Sergeant 2 0 41.54
Gross Total: 216 8123.26
HAS100-143 Comp Time Earned - Compensatory Time Earned 1 16.5 0 Holiday - Reg - Holiday - Regular 1 10 180.8
HAN100-112 Hourly - Hourly 2 168 5631.36
K-9 Officer - K-9 Officer 2 0 36.92
OT - Overtime 1 33 1659.24
PD - Court Stand-by - PD Court Stand-by 1 15 754.2
GAR100-114 Bilingual - Bilingual 1 0 13.84
Hourly - Temp - Hourly Temporary Employees 1 36 683.64
Sick - Sick Pay 1 12 227.88
Gross Total: 48 925.36
GAR100-146 Holiday - Reg - Holiday - Regular 1 12 338.4 Hourly - Hourly 2 168 4737.6
OT - Overtime 2 26 1099.8
Gross Total: 206 6175.8
GAL100-149 Holiday - Reg - Holiday - Regular 1 12 355.56 Hourly - Hourly 2 168 4977.84
Intermediate POST - Intermediate POST Certificate 2 0 27.68 Gross Total: 180 5361.08
EST150 Holiday - Reg - Holiday - Regular 1 12 322.08
Hourly - Hourly 2 168 4509.12
OT - Overtime 2 16.5 664.29
Gross Total: 196.5 5495.49
DON100 Holiday - Reg - Holiday - Regular 1 10 189.9
Hourly - Hourly 2 160 3038.4
OT - Overtime 1 7 199.4
Gross Total: 177 3427.7
Holiday - Reg - Holiday - Regular 1 10 199.6
Hourly - Hourly 2 157 3133.72
OT - Overtime 1 7.5 149.7
Personal - Personal Day 2 20 399.2
Gross Total: 376.08 7506.55
Payroll Set: City-City of McFarland
DIN100-96 Cash Out - Comp - Cash Out - Comp Time 1 10.63 212.17 Cash Out - VAC - Cash Out - Vacation 1 170.95 3412.16
Gross Total: 134 4604.24
12/1/2022 10:02:38 AM Page 5 of 12
OT - Overtime 1 6 170.91
Sick - Sick Pay 1 3 56.97
Gross Total: 179 3456.18
PES100-152 Holiday - Reg - Holiday - Regular 1 8 274.88 Hourly - Hourly 2 126 4329.36
Hourly - Hourly 2 127.75 3030.23
OT - Overtime 1 11.5 409.17
Sick - Sick Pay 1 27.5 652.3
Gross Total: 179.25 4281.46
PAD100 Holiday - Reg - Holiday - Regular 1 10 189.9
Hourly - Hourly 2 160 3038.4
Gross Total: 180 5601.6
NIE100-34 Military - Military Leave With Out Pay 2 0 0
Gross Total: 0 0
Nun100 Comp Time Earned - Compensatory Time Earned 1 4.5 0 Holiday - Reg - Holiday - Regular 1 8 189.76
Holiday - Reg - Holiday - Regular 1 10 189.9
Hourly - Hourly 2 160 3038.4
OT - Overtime 2 17.5 498.49
Gross Total: 187.5 3772.93
New100-148 Holiday - Reg - Holiday - Regular 1 12 373.44 Hourly - Hourly 2 168 5228.16
KNO100 Holiday - Reg - Holiday - Regular 1 12 422.52
Hourly - Hourly 1 72 2535.12
Gross Total: 84 2957.64
LOP125 Bachelor's Degree - Bachelor's Degree 2 0 18.46
Bilingual - Bilingual 2 0 27.68
Cash Out - VAC - Cash Out - Vacation 1 60 1777.8
Intermediate POST - Intermediate POST Certificate 1 0 13.85 Personal - Personal Day 1 12 355.56
Vacation - Vacation Pay 1 60 1777.8
Gross Total: 132.99 3963.57
OT - Overtime 2 79.5 4199.99
Gross Total: 259.5 10539.59
HER100-130 Bachelor's Degree - Bachelor's Degree 1 0 9.23 Cash Out - Comp - Cash Out - Comp Time 1 0.99 29.33
Payroll Set: City-City of McFarland
HEL100-128 Holiday - Reg - Holiday - Regular 1 12 422.64 Hourly - Hourly 2 168 5916.96
Sick - Sick Pay 1 8 307.68
Gross Total: 160 6553.6
160 - Building Inspection Total: 160 6553.6
12/1/2022 10:02:38 AM Page 6 of 12
RON100 Bldg Insp - Building Inspector 2 0 400
Holiday - Holiday Pay 1 8 307.68
Hourly - Hourly 1 64 2461.44
Salary - Salary 1 80 3076.8
Standby - Standby 2 0 200
Gross Total: 175.28 3051.73
155 - Animal Control Total: 363.83 6699.33
Department: 160 - Building Inspection
Employee Number Pay Code # of Payments Units Pay Amount Gross Total: 188.55 3647.6
RIV200 Hourly - Hourly 2 151 2354.09
OT - Overtime 2 15.28 357.33
Sick - Sick Pay 1 9 140.31
MUN100 Holiday - Reg - Holiday - Regular 1 9 154.89
Hourly - Hourly 2 156 2684.76
OT - Overtime 2 23.55 607.95
Standby - Standby 2 0 200
Gross Total: 50 949.5
WIL100-150 Salary - Salary 2 160 14230.76
Gross Total: 160 14230.76
150 - Police Total: 4618.82 141947.16
Department: 155 - Animal Control
Employee Number Pay Code # of Payments Units Pay Amount Holiday - Reg - Holiday - Regular 1 12 402.24
Hourly - Hourly 2 168 5631.36
OT - Overtime 2 77.5 3896.7
Gross Total: 257.5 9981.06
VEL200 Holiday - Reg - Holiday - Regular 1 10 189.9
Hourly - Hourly 1 40 759.6
Sick - Sick Pay 1 12 392.4
Gross Total: 60 1962
SHA-100-152 Advanced POST - Advanced POST Certificate2 0 32.3 Bachelor's Degree - Bachelor's Degree 2 0 18.46
Payroll Set: City-City of McFarland
RIV100-120 Holiday - Reg - Holiday - Regular 1 12 392.4 Hourly - Hourly 1 36 1177.2
OT - Overtime 2 19.5 728.62
Sick - Sick Pay 1 4 99.64
Gross Total: 179.5 4714.22
12/1/2022 10:02:38 AM Page 7 of 12
Hourly - Hourly 1 48 2362.94
Salary - Salary 1 91.68 3938.24
Vacation - Vacation Pay 1 24 1181.47
Gross Total: 171.68 8199.55
GUE100 Holiday - Holiday Pay 1 4 99.64
Hourly - Hourly 2 152 3786.32
Gross Total: 163.31 4259.46
175 - Grants Administration Total: 163.31 4259.46
Department: 180 - Public Works
Employee Number Pay Code # of Payments Units Pay Amount GON200 Auto Allowance - Auto Allowance 2 0 323.08
Holiday - Holiday Pay 1 8 393.82
Hourly - Hourly 2 147.79 3775.41
Notary - Notary 2 0 27.7
OT - Overtime 1 2.52 96.56
Sick - Sick Pay 1 5 127.73
SPSL - Supplemental Paid Sick Leave 1 4 102.18
165 - Code Enforcement Total: 292 5709.02
Department: 175 - Grants Administration
Employee Number Pay Code # of Payments Units Pay Amount GAR200 Bilingual - Bilingual 2 0 27.7
Holiday - Holiday Pay 1 4 102.18
Gross Total: 161 3066.89
PER200 Hourly - Hourly 1 53 1006.47
Gross Total: 53 1006.47
SHA100 Hourly - Temp - Hourly Temporary Employees 3 78 1635.66 Gross Total: 78 1635.66
ESQ100 Holiday - Reg - Holiday - Regular 1 9 170.91
Hourly - Hourly 2 148 2810.52
OT - Overtime 1 1 28.49
Sick - Sick Pay 1 3 56.97
Payroll Set: City-City of McFarland
Department: 165 - Code Enforcement
Employee Number Pay Code # of Payments Units Pay Amount Hourly - Hourly 2 154 4912.6
PW Cert - Grade 3 - Public Works Certification - Grade 3 2 0 69.24 Gross Total: 160 5173.24
12/1/2022 10:02:38 AM Page 8 of 12
200 - Lighting & Landscaping Total: 267 6102.62
Department: 500 - Sewer
Employee Number Pay Code # of Payments Units Pay Amount GON400 Comp Time Taken - Compensatory Time Taken 1 2 63.8 Holiday - Holiday Pay 1 4 127.6
Gross Total: 160 2620.8
MED200 Hourly - Hourly 2 97.5 1597.05
Sick - Sick Pay 1 7.5 122.85
Gross Total: 105 1719.9
VAS300 Workers Comp - Workers Comp Pay 2 2 1761.92
Gross Total: 2 1761.92
Department: 200 - Lighting & Landscaping
Employee Number Pay Code # of Payments Units Pay Amount Cruz100 Holiday - Holiday Pay 1 9 147.42
Hourly - Hourly 2 151 2473.38
Personal - Personal Day 1 18 294.84
Sick - Sick Pay 1 9 147.42
Vacation - Vacation Pay 1 18 294.84
Gross Total: 170 2866.5
180 - Public Works Total: 997.35 23818.19
Personal - Personal Day 2 18 309.6
Sick - Sick Pay 1 5.07 87.2
Gross Total: 162.07 2787.6
TEL100 Hourly - Hourly 2 115 1883.7
OT - Overtime 1 10 245.7
Sick - Sick Pay 1 7.38 120.88
Gross Total: 153.38 2545.12
PEN300 Holiday - Holiday Pay 1 4 68.8
Hourly - Hourly 2 135 2322
OT - Overtime 2 0.8 20.14
Gross Total: 160.72 2705.2
MAR100 Hourly - Hourly 2 142 2325.96
OT - Overtime 1 4 98.28
Payroll Set: City-City of McFarland
MAR210 Holiday - Holiday Pay 1 4 67.16
Hourly - Hourly 2 155.92 2617.9
MOR100 Workers Comp - Workers Comp Pay 2 2 1764.84
Gross Total: 2 1764.84
520 - Public Transit Total: 2 1764.84
Report Total: 9791.9 277273.19
12/1/2022 10:02:38 AM Page 9 of 12
Sick - Sick Pay 3 6.2 99.07
Standby - Standby 3 0 285.77
Gross Total: 239.3 4333.5
510 - Water Total: 490.73 8929.48
Department: 520 - Public Transit
Employee Number Pay Code # of Payments Units Pay Amount GAM200 Hourly - Hourly 1 62 990.76
Sick - Sick Pay 1 2.43 38.83
Gross Total: 64.43 1029.59
PED100 Hourly - Hourly 3 205.1 3277.5
OT - Overtime 3 28 671.16
Brau100 Hourly - Hourly 2 160 2686.4
OT - Overtime 2 27 679.99
Standby - Standby 2 0 200
Gross Total: 187 3566.39
Standby - Standby 2 0 214.29
Gross Total: 172 3202.91
500 - Sewer Total: 510 12174.16
Department: 510 - Water
Employee Number Pay Code # of Payments Units Pay Amount Pop100 Holiday - Holiday Pay 1 9 151.11
Hourly - Hourly 2 143 2400.97
OT - Overtime 2 12 302.22
Sick - Sick Pay 1 8 134.32
OT - Overtime 2 22 626.67
PW Cert - Grade 1 - Public Works Certification - Grade 1 2 0 23.16 Standby - Standby 2 0 185.74
Vacation - Vacation Pay 1 18 341.82
Gross Total: 178 3798.01
Payroll Set: City-City of McFarland
MED100 Holiday - Holiday Pay 1 4 75.96
Hourly - Hourly 2 134 2544.66
12/1/2022 10:02:38 AM Page 10 of 12
31-505-50200-0000-1 Overtime 8.84 270.45
31 - REFUSE/RECYCLING Total: 368.61 12607.31
32-510-50100-0000-1 Salaries - Permanent Employees 1033.92 25038.4 32-510-50150-0000-1 Wages - Temporary Employees 10.53 220.83 32-510-50200-0000-1 Overtime 70.2 2299.57
30-500-50150-0000-1 Wages - Temporary Employees 32.14 630.98 30-500-50200-0000-1 Overtime 49.05 1815.11
30-500-50800-0000-1 Auto Allowance 0 129.24
30 - SEWER Total: 1241.69 36499.06
31-505-50100-0000-1 Salaries - Permanent Employees 359.77 12336.86 01 - GENERAL FUND Total: 6771.57 192469.92
20-200-50100-0000-1 Salaries/Permanent Employees 271.8 6222.18 20-200-50200-0000-1 Overtime 0.58 21.86
20 - LIGHTING & LANDSCAPING-DISTRICT 1 Total: 272.38 6244.04 30-500-50100-0000-1 Salaries - Permanent Employees 1160.5 33923.73 01-165-50200-0000-1 Overtime 8.77 221.55
01-175-50100-0000-1 Salaries - Permanent Employees 195.31 5490.14 01-180-50100-0000-1 Salaries - Permanent Employees 724.67 14365.69 01-180-50200-0000-1 Overtime 33.26 1059.3
01-180-50800-0000-1 Auto Allowance 0 64.62
01-155-50100-0000-1 Salaries - Permanent Employees 292 5817.97 01-155-50200-0000-1 Overtime 31.06 772.22
01-160-50100-0000-1 Salaries - Permanent Employees 48 2246.1 01-165-50100-0000-1 Salaries - Permanent Employees 250.8 4986.67 01-165-50150-0000-1 Wages - Temporary Employees 56.94 1194.03 01-140-50200-0000-1 Overtime 1.56 72.84
01-150-50100-0000-1 Salaries - Permanent Employees 3765.82 106955.09 01-150-50150-0000-1 Wages - Temporary Employees 218 3998.96 01-150-50200-0000-1 Overtime 534 23868.5
01-150-50350-0000-1 Stipends 0 9.23
01-110-50100-0000-1 Salaries - Permanent Employees 123.82 6162.63 01-110-50200-0000-1 Overtime 0.25 6.3
01-115-50100-0000-1 Salaries - Permanent Employees 213.43 6368.78 01-115-50200-0000-1 Overtime 8.59 305.49
01-140-50100-0000-1 Salaries - Permanent Employees 195.1 6326.49 City of McFarland, CA Pay Code Report
Account Summary
11/1/2022 - 11/30/2022
Payroll Set: City-City of McFarland
Account Account Description Units Pay Amount
**BENEFIT AND NON GL TRANSACTIONS** 21 0
- Total: 21 0
01-105-50100-0000-1 Salaries - Permanent Employees 70.19 2177.32

Page 11 of 12 ends

34 - PUBLIC TRANSPORTATION Total: 2 1764.84
Report Total: 9791.9 277273.19
12/1/2022 10:02:38 AM
Payroll Set: City-City of McFarland
Account Account Description Units Pay Amount
32-510-50800-0000-1 Auto Allowance 0 129.22
32 - WATER Total: 1114.65 27688.02
34-520-50100-0000-1 Salaries - Permanent Employees 2 1764.84 Vacation - Vacation Pay Vacation Pay 5 129 3876.1
Workers Comp - Workers Comp Pay Workers Comp Pay 4 4 3526.76 Report Total: 9791.9 277273.19
12/1/2022 10:02:38 AM Page 12 of 12
Sergeant - Sergeant Sergeant 2 0 41.54
Sick - Sick Pay Sick Pay 28 256.16 7099.9
SPSL - Supplemental Paid Sick Leave Supplemental Paid Sick Leave 2 4 138.58 Standby - Standby Standby 13 0 1285.8
PW Cert - Grade 1 - Public Works Certification - Grade 1 Public Works Certification - Grade 1 2 0 23.16 PW Cert - Grade 3 - Public Works Certification - Grade 3 Public Works Certification - Grade 3 2 0 69.24 Salary - Salary Salary 5 448.65 25226.6
Salary - Elected - Salary - Elected Officials Salary - Elected Officials 5 0 1000 Notary - Notary Notary 2 0 27.7
OT - Overtime Overtime 61 751.29 29605.87
PD - Court Stand-by - PD Court Stand-by PD Court Stand-by 2 30 1358.1 Personal - Personal Day Personal Day 7 80 1697.6
Hourly - Temp - Hourly Temporary Employees Hourly Temporary Employees 4 114 2319.3 Intermediate POST - Intermediate POST Certificate Intermediate POST Certificate 5 0 69.23 K-9 Officer - K-9 Officer K-9 Officer 2 0 36.92
Military - Military Leave With Out Pay Military Leave With Out Pay 2 0 0 Comp Time Taken - Compensatory Time Taken Compensatory Time Taken 3 6.7 193.2 Holiday - Holiday Pay Holiday Pay 20 131 4157.74
Holiday - Reg - Holiday - Regular Holiday - Regular 23 248 6550.74 Hourly - Hourly Hourly 100 7287.53 180354.59
Bldg Insp - Building Inspector Building Inspector 2 0 400 Cash Out - Comp - Cash Out - Comp Time Cash Out - Comp Time 2 11.62 241.5 Cash Out - VAC - Cash Out - Vacation Cash Out - Vacation 3 268.95 7382.27 Comp Time Earned - Compensatory Time Earned Compensatory Time Earned 2 21 0 Advanced POST - Advanced POST Certificate Advanced POST Certificate 2 0 32.3 Auto Allowance - Auto Allowance Auto Allowance 2 0 323.08 Bachelor's Degree - Bachelor's Degree Bachelor's Degree 9 0 83.07 Bilingual - Bilingual Bilingual 11 0 152.3
City of McFarland, CA Pay Code Report
Pay Code Summary
11/1/2022 - 11/30/2022
Payroll Set: City-City of McFarland
Pay Code Description # of Payments Units Pay Amount
12/1/2022 9:58:36 AM Page 1 of 14
Expense Approval Report
City of McFarland, CA By Vendor Name
Payment Dates 11/2/2022 - 11/15/2022
Vendor Name Payable Number Post Date Description (Item) Account Number Amount Vendor: Advanced Data Storag - Advanced Data Storage, Inc.

Advanced Data Storage, Inc. 0155781 11/09/2022 Inv. 155781 10/22/22 01-150-52200-0000-1 41.40 Vendor Advanced Data Storag - Advanced Data Storage, Inc. Total: 41.40 Vendor: American Fidelity - American Fidelity
American Fidelity INV0022389 11/03/2022 American Fidelity Accident 2* P… 30-22800-0000-1 15.41 American Fidelity INV0022390 11/03/2022 Life 1 30-22900-0000-1 15.43 American Fidelity INV0022391 11/03/2022 American Fidelity - Disability In… 01-22700-0000-1 101.73 American Fidelity INV0022391 11/03/2022 American Fidelity - Disability In… 30-22700-0000-1 88.40 American Fidelity INV0022391 11/03/2022 American Fidelity - Disability In… 31-22700-0000-1 10.68 American Fidelity INV0022391 11/03/2022 American Fidelity - Disability In… 32-22700-0000-1 45.84 American Fidelity INV0022392 11/03/2022 Health FSA 01-22600-0000-1 19.23 American Fidelity INV0022392 11/03/2022 Health FSA 32-22600-0000-1 25.00 American Fidelity INV0022393 11/03/2022 Life 1 01-22900-0000-1 48.53 American Fidelity INV0022393 11/03/2022 Life 1 30-22900-0000-1 64.60 American Fidelity INV0022393 11/03/2022 Life 1 31-22900-0000-1 11.23 American Fidelity INV0022393 11/03/2022 Life 1 32-22900-0000-1 34.23 American Fidelity INV0022394 11/03/2022 Life 2 01-22900-0000-1 1.52 American Fidelity INV0022394 11/03/2022 Life 2 30-22900-0000-1 21.68 American Fidelity INV0022394 11/03/2022 Life 2 32-22900-0000-1 1.14 American Fidelity INV0022395 11/03/2022 Life 3 01-22900-0000-1 1.39 American Fidelity INV0022395 11/03/2022 Life 3 30-22900-0000-1 1.05 American Fidelity INV0022395 11/03/2022 Life 3 32-22900-0000-1 1.04 American Fidelity INV0022396 11/03/2022 Life 3 01-22900-0000-1 1.63 American Fidelity INV0022396 11/03/2022 Life 3 30-22900-0000-1 1.23 American Fidelity INV0022396 11/03/2022 Life 3 32-22900-0000-1 1.22 American Fidelity INV0022397 11/03/2022 Life 3 01-22900-0000-1 1.36 American Fidelity INV0022397 11/03/2022 Life 3 30-22900-0000-1 1.02 American Fidelity INV0022397 11/03/2022 Life 3 32-22900-0000-1 1.01 American Fidelity INV0022413 11/03/2022 Cancer 1 American Fidelity 30-22950-0000-1 5.54 American Fidelity INV0022414 11/03/2022 Cancer 2* - American Fidelity Pr…30-22950-0000-1 16.50 American Fidelity INV0022423 11/03/2022 American Fidelity Accident 1 01-22800-0000-1 19.34 American Fidelity INV0022424 11/03/2022 Life 1 01-22900-0000-1 9.81 American Fidelity INV0022425 11/03/2022 American Fidelity - Disability In… 01-22700-0000-1 252.97 American Fidelity INV0022426 11/03/2022 Health FSA 01-22600-0000-1 14.13 American Fidelity INV0022426 11/03/2022 Health FSA 30-22600-0000-1 2.55 American Fidelity INV0022426 11/03/2022 Health FSA 32-22600-0000-1 2.55 American Fidelity INV0022427 11/03/2022 Life 1 01-22900-0000-1 133.82 American Fidelity INV0022428 11/03/2022 Life 2 01-22900-0000-1 24.00 American Fidelity INV0022439 11/03/2022 Cancer 1 American Fidelity 01-22950-0000-1 13.53 American Fidelity INV0022460 11/12/2022 American Fidelity - Disability In… 01-22700-0000-1 10.68 American Fidelity INV0022461 11/12/2022 Life 1 01-22900-0000-1 25.84 Vendor American Fidelity - American Fidelity Total: 1,046.86 Vendor: American Office Solu - American Office Solutions, LLC American Office Solutions, LLC 19978 11/09/2022 19978 - IT Support 01-310-52200-0000-1 47.53 American Office Solutions, LLC 19979 11/09/2022 19979 - IT Support 01-310-52200-0000-1 263.84 American Office Solutions, LLC 20013 11/09/2022 20013 - IT Support 01-310-52200-0000-1 3,600.00 Vendor American Office Solu - American Office Solutions, LLC Total: 3,911.37 Vendor: Auto Zone - Auto Zone
Auto Zone 6270523383 11/02/2022 INV 6270523383 Auto Zone 32-510-56600-0000-1 12.71 Auto Zone 6270496474 11/09/2022 INV 6270496474 AutoZone 01-180-56600-0000-1 37.32 Vendor Auto Zone - Auto Zone Total: 50.03
Expense Approval Report Payment Dates: 11/2/2022 - 11/15/2022 12/1/2022 9:58:36 AM Page 2 of 14
Vendor Name Payable Number Post Date Description (Item) Account Number Amount Vendor: B-Line - B-Line Sales Inc.

B-Line Sales Inc. 28736 11/09/2022 INV 28736 B-Line 32-510-57400-0000-1 1,034.81 Vendor B-Line - B-Line Sales Inc. Total: 1,034.81
Vendor: Brenntag - Brenntag Pacific Inc.

Brenntag Pacific Inc. BPI286978 11/09/2022 INV BPI286978 Brenntag Pacific …32-510-57400-0000-1 1,791.62 Vendor Brenntag - Brenntag Pacific Inc. Total: 1,791.62 Vendor: Brink's, Inc. - Brink's, Inc.

Brink's, Inc. 5251816 11/09/2022 5251816 - Financial Services 01-130-51200-0000-1 256.75 Brink's, Inc. 5251816 11/09/2022 5251816 - Financial Services 30-500-51200-0000-1 256.74 Brink's, Inc. 5251816 11/09/2022 5251816 - Financial Services 31-505-51200-0000-1 256.74 Brink's, Inc. 5251816 11/09/2022 5251816 - Financial Services 32-510-51200-0000-1 256.74 Vendor Brink's, Inc. - Brink's, Inc. Total: 1,026.97
Vendor: Central Valley Offic - Central Valley Office Supply Inc Central Valley Office Supply Inc 0339152-001 11/09/2022 0339152-001 30-500-57200-0000-1 46.56 Central Valley Office Supply Inc 0339152-001 11/09/2022 0339152-001 31-505-57200-0000-1 46.56 Central Valley Office Supply Inc 0339152-001 11/09/2022 0339152-001 32-510-57200-0000-1 62.08 Central Valley Office Supply Inc 0339243-001 11/09/2022 0339243-001 Boxes 30-500-57200-0000-1 28.42 Central Valley Office Supply Inc 0339243-001 11/09/2022 0339243-001 Boxes 31-505-57200-0000-1 28.42 Central Valley Office Supply Inc 0339243-001 11/09/2022 0339243-001 Boxes 32-510-57200-0000-1 37.90 Vendor Central Valley Offic - Central Valley Office Supply Inc Total: 249.94 Vendor: Cintas - Cintas Corporation No.3
Cintas Corporation No.3 4135755307 11/02/2022 INV 4135755307 Cintas 01-180-51800-0000-1 121.83 Cintas Corporation No.3 4135755307 11/02/2022 INV 4135755307 Cintas 30-500-51800-0000-1 104.43 Cintas Corporation No.3 4135755307 11/02/2022 INV 4135755307 Cintas 32-510-51800-0000-1 39.93 Cintas Corporation No.3 4136463882 11/09/2022 INV 4136463882 Cintas 01-180-51800-0000-1 95.37 Cintas Corporation No.3 4136463882 11/09/2022 INV 4136463882 Cintas 30-500-51800-0000-1 81.74 Cintas Corporation No.3 4136463882 11/09/2022 INV 4136463882 Cintas 32-510-51800-0000-1 31.26 Vendor Cintas - Cintas Corporation No.3 Total: 474.56
Vendor: CITY OF WASCO - CITY OF WASCO
CITY OF WASCO 10201 11/02/2022 INV 10201 City of Wasco 01-165-54000-0000-1 70.53 CITY OF WASCO 10201 11/02/2022 INV 10201 City of Wasco 30-500-54000-0000-1 132.18 CITY OF WASCO 10201 11/02/2022 INV 10201 City of Wasco 32-510-54000-0000-1 165.39 Vendor CITY OF WASCO - CITY OF WASCO Total: 368.10
Vendor: CLA - CLIFTONLARSONALLEN LLP
CLIFTONLARSONALLEN LLP 3442875 11/09/2022 3442875 01-130-56050-0000-1 1,548.30 CLIFTONLARSONALLEN LLP 3442875 11/09/2022 3442875 30-500-56050-0000-1 1,548.30 CLIFTONLARSONALLEN LLP 3442875 11/09/2022 3442875 31-505-56050-0000-1 714.60 CLIFTONLARSONALLEN LLP 3442875 11/09/2022 3442875 32-510-56050-0000-1 1,607.85 CLIFTONLARSONALLEN LLP 3442875 11/09/2022 3442875 34-520-56050-0000-1 535.95 Vendor CLA - CLIFTONLARSONALLEN LLP Total: 5,955.00
Vendor: Core & Main LP - Core & Main LP
Core & Main LP R710992 11/02/2022 INV R710992 Core & Main 32-510-57400-0000-1 106.49 Core & Main LP R809297 11/02/2022 INV R809297 Core & Main 32-510-57400-0000-1 62.80 Core & Main LP R310900 11/09/2022 INV R310900 Core & Main 32-510-57400-0000-1 248.30 Vendor Core & Main LP - Core & Main LP Total: 417.59
Vendor: Data Ticket, Inc - Data Ticket, Inc
Data Ticket, Inc 032022 11/02/2022 Code Enforcement - March 202… 01-165-56000-0000-1 100.00 Data Ticket, Inc 123717 11/02/2022 Code Enforcement - March 202… 01-165-56000-0000-1 195.00 Data Ticket, Inc 123718 11/02/2022 Code Enforcement - March 202… 01-165-56000-0000-1 13.00 Data Ticket, Inc 124623 11/02/2022 Code Enforcement - April 2021 -…01-165-56000-0000-1 100.00 Data Ticket, Inc 126359 11/02/2022 Code Enforcement - May 2021 - …01-165-56000-0000-1 100.00 Data Ticket, Inc 126360 11/02/2022 Code Enforcement - May 2021 - …01-165-56000-0000-1 100.00 Data Ticket, Inc 126653 11/02/2022 Code Enforcement - June 2021 -…01-165-56000-0000-1 312.00 Data Ticket, Inc 127683 11/02/2022 Code Enforcement - July 2021 - …01-165-56000-0000-1 208.00 Data Ticket, Inc 129079 11/02/2022 Code Enforcement - August 202…01-165-56000-0000-1 96.00 Data Ticket, Inc 129080 11/02/2022 Code Enforcement - August 202…01-165-56000-0000-1 104.00 Data Ticket, Inc 129829 11/02/2022 Code Enforcement - September…01-165-56000-0000-1 100.00 Data Ticket, Inc 130818 11/02/2022 Code Enforcement - October 20…01-165-56000-0000-1 100.00 Expense Approval Report Payment Dates: 11/2/2022 - 11/15/2022 12/1/2022 9:58:36 AM Page 3 of 14
Vendor Name Payable Number Post Date Description (Item) Account Number Amount Data Ticket, Inc 130819 11/02/2022 Code Enforcement - October 20…01-165-56000-0000-1 100.00 Data Ticket, Inc 131811 11/02/2022 Code Enforcement - April 2021 -…01-165-56000-0000-1 100.00 Data Ticket, Inc 132028 11/02/2022 Code Enforcement - November …01-165-56000-0000-1 100.00 Data Ticket, Inc 132029 11/02/2022 Code Enforcement - November …01-165-56000-0000-1 100.00 Data Ticket, Inc 133057 11/02/2022 Code Enforcement - December … 01-165-56000-0000-1 100.00 Data Ticket, Inc 133058 11/02/2022 Code Enforcement - December … 01-165-56000-0000-1 100.00 Data Ticket, Inc 134344 11/02/2022 Code Enforcement - January 20… 01-165-56000-0000-1 100.00 Data Ticket, Inc 134345 11/02/2022 Code Enforcement - January 20… 01-165-56000-0000-1 100.00 Data Ticket, Inc 136139 11/02/2022 Code Enforcement - February 2… 01-165-56000-0000-1 100.00 Data Ticket, Inc 136140 11/02/2022 Code Enforcement - February 2… 01-165-56000-0000-1 100.00 Data Ticket, Inc 136542 11/02/2022 Code Enforcement - March 202… 01-165-56000-0000-1 100.00 Data Ticket, Inc 137702 11/02/2022 Code Enforcement - April 2022 -…01-165-56000-0000-1 100.00 Data Ticket, Inc 137703 11/02/2022 Code Enforcement - April 2022 -…01-165-56000-0000-1 100.00 Data Ticket, Inc 138797 11/02/2022 Code Enforcement - May 2022 - …01-165-56000-0000-1 100.00 Data Ticket, Inc 138798 11/02/2022 Code Enforcement - May 2022 - …01-165-56000-0000-1 100.00 Data Ticket, Inc 139869 11/02/2022 Code Enforcement - June 2022 -…01-165-56000-0000-1 100.00 Data Ticket, Inc 139870 11/02/2022 Code Enforcement - June 2022 -…01-165-56000-0000-1 100.00 Data Ticket, Inc 141026 11/02/2022 Code Enforcement - July 2022 - …01-165-56000-0000-1 100.00 Data Ticket, Inc 141027 11/02/2022 Code Enforcement - July 2022 - …01-165-56000-0000-1 100.00 Data Ticket, Inc 142088 11/02/2022 Code Enforcement - August 202…01-165-56000-0000-1 100.00 Data Ticket, Inc 142089 11/02/2022 Code Enforcement - August 202…01-165-56000-0000-1 100.00 Data Ticket, Inc 143236 11/02/2022 Code Enforcement - September…01-165-56000-0000-1 100.00 Data Ticket, Inc 143237 11/02/2022 Code Enforcement - September…01-165-56000-0000-1 100.00 Vendor Data Ticket, Inc - Data Ticket, Inc Total: 3,828.00 Vendor: Dee Jaspar - Dee Jaspar
Dee Jaspar 22-09030 11/09/2022 INV 22-09030 Dee Jaspar and A… 32-510-56000-0000-1 556.50 Dee Jaspar 22-09031 11/09/2022 INV 22-09031 Dee Jaspar and A… 32-510-56000-0000-1 2,591.50 Vendor Dee Jaspar - Dee Jaspar Total: 3,148.00
Vendor: Delano Equipment - Delano Equipment
Delano Equipment 41659 11/09/2022 INV 41659 Delano Equipment 01-190-53800-0000-1 130.98 Vendor Delano Equipment - Delano Equipment Total: 130.98 Vendor: Department of Transp - Department of Transportation Department of Transportation SL221383 11/09/2022 SL221383 - Signals & Street Ligh…01-180-58100-0000-1 39.50 Vendor Department of Transp - Department of Transportation Total: 39.50 Vendor: EDD - EDD
EDD INV0022417 11/03/2022 State Income Tax Withholding 01-22200-0000-1 588.77 EDD INV0022417 11/03/2022 State Income Tax Withholding 20-22200-0000-1 7.53 EDD INV0022417 11/03/2022 State Income Tax Withholding 30-22200-0000-1 507.84 EDD INV0022417 11/03/2022 State Income Tax Withholding 31-22200-0000-1 108.57 EDD INV0022417 11/03/2022 State Income Tax Withholding 32-22200-0000-1 227.16 EDD INV0022418 11/03/2022 SDI - State Disability Insurance 01-22200-0000-1 244.72 EDD INV0022418 11/03/2022 SDI - State Disability Insurance 20-22200-0000-1 24.59 EDD INV0022418 11/03/2022 SDI - State Disability Insurance 30-22200-0000-1 167.01 EDD INV0022418 11/03/2022 SDI - State Disability Insurance 31-22200-0000-1 35.25 EDD INV0022418 11/03/2022 SDI - State Disability Insurance 32-22200-0000-1 111.18 EDD INV0022419 11/03/2022 State Unemployment Insurance 01-22250-0000-1 64.38 EDD INV0022419 11/03/2022 State Unemployment Insurance 30-22250-0000-1 68.60 EDD INV0022419 11/03/2022 State Unemployment Insurance 31-22250-0000-1 13.02 EDD INV0022419 11/03/2022 State Unemployment Insurance 32-22250-0000-1 68.59 EDD INV0022443 11/03/2022 State Income Tax Withholding 01-22200-0000-1 2,492.35 EDD INV0022443 11/03/2022 State Income Tax Withholding 30-22200-0000-1 56.42 EDD INV0022443 11/03/2022 State Income Tax Withholding 31-22200-0000-1 54.36 EDD INV0022443 11/03/2022 State Income Tax Withholding 32-22200-0000-1 56.41 EDD INV0022444 11/03/2022 SDI - State Disability Insurance 01-22200-0000-1 740.79 EDD INV0022444 11/03/2022 SDI - State Disability Insurance 30-22200-0000-1 6.72 EDD INV0022444 11/03/2022 SDI - State Disability Insurance 32-22200-0000-1 6.66 EDD INV0022445 11/03/2022 State Unemployment Insurance 01-22250-0000-1 21.10 EDD INV0022445 11/03/2022 State Unemployment Insurance 30-22250-0000-1 20.45 EDD INV0022445 11/03/2022 State Unemployment Insurance 32-22250-0000-1 20.45 Expense Approval Report Payment Dates: 11/2/2022 - 11/15/2022 12/1/2022 9:58:36 AM Page 4 of 14
Vendor Name Payable Number Post Date Description (Item) Account Number Amount EDD INV0022449 11/03/2022 State Income Tax Withholding 01-22200-0000-1 49.45 EDD INV0022450 11/03/2022 SDI - State Disability Insurance 01-22200-0000-1 19.88 EDD INV0022465 11/12/2022 State Income Tax Withholding 01-22200-0000-1 442.51 EDD INV0022466 11/12/2022 SDI - State Disability Insurance 01-22200-0000-1 63.25 Vendor EDD - EDD Total: 6,288.01
Vendor: EFTPS - Electronic Federal Tax Payment System
Electronic Federal Tax Payment …INV0022415 11/03/2022 Federal Income Tax Withholding 01-22050-0000-1 1,683.91 Electronic Federal Tax Payment …INV0022415 11/03/2022 Federal Income Tax Withholding 20-22050-0000-1 43.57 Electronic Federal Tax Payment …INV0022415 11/03/2022 Federal Income Tax Withholding 30-22050-0000-1 1,336.40 Electronic Federal Tax Payment …INV0022415 11/03/2022 Federal Income Tax Withholding 31-22050-0000-1 227.23 Electronic Federal Tax Payment …INV0022415 11/03/2022 Federal Income Tax Withholding 32-22050-0000-1 529.90 Electronic Federal Tax Payment …INV0022416 11/03/2022 Social Security 01-22100-0000-1 2,758.32 Electronic Federal Tax Payment …INV0022416 11/03/2022 Social Security 20-22100-0000-1 277.38 Electronic Federal Tax Payment …INV0022416 11/03/2022 Social Security 30-22100-0000-1 1,882.28 Electronic Federal Tax Payment …INV0022416 11/03/2022 Social Security 31-22100-0000-1 396.92 Electronic Federal Tax Payment …INV0022416 11/03/2022 Social Security 32-22100-0000-1 1,254.48 Electronic Federal Tax Payment …INV0022420 11/03/2022 Medicare 01-22150-0000-1 645.06 Electronic Federal Tax Payment …INV0022420 11/03/2022 Medicare 20-22150-0000-1 64.86 Electronic Federal Tax Payment …INV0022420 11/03/2022 Medicare 30-22150-0000-1 440.20 Electronic Federal Tax Payment …INV0022420 11/03/2022 Medicare 31-22150-0000-1 92.84 Electronic Federal Tax Payment …INV0022420 11/03/2022 Medicare 32-22150-0000-1 293.44 Electronic Federal Tax Payment …INV0022441 11/03/2022 Federal Income Tax Withholding 01-22050-0000-1 6,150.76 Electronic Federal Tax Payment …INV0022441 11/03/2022 Federal Income Tax Withholding 30-22050-0000-1 119.85 Electronic Federal Tax Payment …INV0022441 11/03/2022 Federal Income Tax Withholding 31-22050-0000-1 111.02 Electronic Federal Tax Payment …INV0022441 11/03/2022 Federal Income Tax Withholding 32-22050-0000-1 119.85 Electronic Federal Tax Payment …INV0022442 11/03/2022 Social Security 01-22100-0000-1 8,350.86 Electronic Federal Tax Payment …INV0022442 11/03/2022 Social Security 30-22100-0000-1 75.46 Electronic Federal Tax Payment …INV0022442 11/03/2022 Social Security 32-22100-0000-1 75.46 Electronic Federal Tax Payment …INV0022446 11/03/2022 Medicare 01-22150-0000-1 2,082.06 Electronic Federal Tax Payment …INV0022446 11/03/2022 Medicare 30-22150-0000-1 43.48 Electronic Federal Tax Payment …INV0022446 11/03/2022 Medicare 31-22150-0000-1 25.80 Electronic Federal Tax Payment …INV0022446 11/03/2022 Medicare 32-22150-0000-1 43.36 Electronic Federal Tax Payment …INV0022447 11/03/2022 Federal Income Tax Withholding 01-22050-0000-1 169.03 Electronic Federal Tax Payment …INV0022448 11/03/2022 Social Security 01-22100-0000-1 224.08 Electronic Federal Tax Payment …INV0022451 11/03/2022 Medicare 01-22150-0000-1 52.40 Electronic Federal Tax Payment …INV0022463 11/12/2022 Federal Income Tax Withholding 01-22050-0000-1 1,098.38 Electronic Federal Tax Payment …INV0022464 11/12/2022 Social Security 01-22100-0000-1 713.00 Electronic Federal Tax Payment …INV0022467 11/12/2022 Medicare 01-22150-0000-1 166.76 Vendor EFTPS - Electronic Federal Tax Payment System Total: 31,548.40 Vendor: Fastlane Food Store - Fastlane Food Store
Fastlane Food Store 460200 11/02/2022 INV 460200 McFarland Gas 30-500-54000-0000-1 300.00 Fastlane Food Store 460725 11/02/2022 INV 460725 McFarland Gas 01-180-56600-0000-1 70.29 Fastlane Food Store 460737 11/02/2022 INV 460737 McFarland Gas 30-500-54000-0000-1 350.00 Fastlane Food Store 460534 11/09/2022 INV 460534 McFarland Gas 01-180-54000-0000-1 86.33 Vendor Fastlane Food Store - Fastlane Food Store Total: 806.62 Vendor: Franchise Tax - Franchise Tax
Franchise Tax INV0022440 11/03/2022 Case#609265321 01-22350-0000-1 75.00 Vendor Franchise Tax - Franchise Tax Total: 75.00
Vendor: ALV100 - Francisca Alvarado
Francisca Alvarado INV0022452 11/02/2022 Reimbursement F. Alvarado 01-105-53200-0000-1 149.00 Vendor ALV100 - Francisca Alvarado Total: 149.00
Vendor: Frontier - Frontier California Inc.

Frontier California Inc. 530-198-2194 10222022 11/02/2022 530-198-2194 10222022 - Tele… 32-510-57800-0000-1 60.58 Vendor Frontier - Frontier California Inc. Total: 60.58 Vendor: gotocom - GoTo Communications Inc
GoTo Communications Inc IN7101470116 11/10/2022 IN7101470116 - Telephone Serv…01-105-57800-0000-1 9.27 GoTo Communications Inc IN7101470116 11/10/2022 IN7101470116 - Telephone Serv…01-110-57800-0000-1 29.00 GoTo Communications Inc IN7101470116 11/10/2022 IN7101470116 - Telephone Serv…01-115-57800-0000-1 32.48 Expense Approval Report Payment Dates: 11/2/2022 - 11/15/2022 12/1/2022 9:58:36 AM Page 5 of 14
Vendor Name Payable Number Post Date Description (Item) Account Number Amount GoTo Communications Inc IN7101470116 11/10/2022 IN7101470116 - Telephone Serv…01-140-57800-0000-1 32.48 GoTo Communications Inc IN7101470116 11/10/2022 IN7101470116 - Telephone Serv…01-150-57800-0000-1 231.99 GoTo Communications Inc IN7101470116 11/10/2022 IN7101470116 - Telephone Serv…01-155-57800-0000-1 9.28 GoTo Communications Inc IN7101470116 11/10/2022 IN7101470116 - Telephone Serv…01-160-57800-0000-1 9.28 GoTo Communications Inc IN7101470116 11/10/2022 IN7101470116 - Telephone Serv…01-165-57800-0000-1 26.21 GoTo Communications Inc IN7101470116 11/10/2022 IN7101470116 - Telephone Serv…01-175-57800-0000-1 32.48 GoTo Communications Inc IN7101470116 11/10/2022 IN7101470116 - Telephone Serv…01-180-57800-0000-1 38.74 GoTo Communications Inc IN7101470116 11/10/2022 IN7101470116 - Telephone Serv…20-200-57800-0000-1 0.70 GoTo Communications Inc IN7101470116 11/10/2022 IN7101470116 - Telephone Serv…30-500-57800-0000-1 142.21 GoTo Communications Inc IN7101470116 11/10/2022 IN7101470116 - Telephone Serv…31-505-57800-0000-1 68.44 GoTo Communications Inc IN7101470116 11/10/2022 IN7101470116 - Telephone Serv…32-510-57800-0000-1 149.40 Vendor gotocom - GoTo Communications Inc Total: 811.96
Vendor: Granite Auto Parts I - Granite Auto Parts Inc
Granite Auto Parts Inc 823650 11/02/2022 INV 823650 Auto Parts 01-180-57400-0000-1 54.35 Granite Auto Parts Inc 824384 11/09/2022 INV 824384 Granite Auto Parts, …20-200-57400-0000-1 53.05 Granite Auto Parts Inc 824546 11/09/2022 INV 824546 Granite Auto Parts 30-500-56410-0000-1 57.22 Granite Auto Parts Inc 824573 11/09/2022 INV 824573 Granite Auto Parts 32-510-57400-0000-1 99.71 Vendor Granite Auto Parts I - Granite Auto Parts Inc Total: 264.33 Vendor: Granite Construction - Granite Construction
Granite Construction 2352215 11/09/2022 INV 2352215 Granite Constructi…01-180-56500-0000-1 925.92 Vendor Granite Construction - Granite Construction Total: 925.92 Vendor: Gregs Petroleum - Gregs Petroleum
Gregs Petroleum 349191 11/02/2022 349191 - Fuel 01-115-54000-0000-1 2,262.85 Gregs Petroleum 348460 11/09/2022 348460 - Fuel 01-115-54000-0000-1 647.51 Gregs Petroleum 350069 11/09/2022 350069 - Fuel 01-115-54000-0000-1 963.45 Vendor Gregs Petroleum - Gregs Petroleum Total: 3,873.81 Vendor: Hodges - Hodges Law Group
Hodges Law Group 00462 11/09/2022 00462 - Legal Services 01-130-56100-0000-1 9,771.48 Vendor Hodges - Hodges Law Group Total: 9,771.48
Vendor: Home Depot - Home Depot
Home Depot 020548/4514595 11/02/2022 Auth Code020548/4514595 Ho… 01-180-57400-0000-1 20.52 Home Depot 026995/8620380 11/02/2022 Auth Code 026995/8620380 H… 01-180-57400-0000-1 1.50 Home Depot 026995/8620380 11/02/2022 Auth Code 026995/8620380 H… 20-200-57400-0000-1 0.15 Home Depot 026995/8620380 11/02/2022 Auth Code 026995/8620380 H… 30-500-57400-0000-1 2.17 Home Depot 026995/8620380 11/02/2022 Auth Code 026995/8620380 H… 31-505-57400-0000-1 1.50 Home Depot 026995/8620380 11/02/2022 Auth Code 026995/8620380 H… 32-510-57400-0000-1 20.97 Home Depot 027538/7080406 11/02/2022 Auth Code 027538/7080406 H… 01-180-57400-0000-1 211.63 Home Depot WP49887844 11/02/2022 Order WP49887844 Home Dep… 26-110-53100-8550-1 2,733.38 Vendor Home Depot - Home Depot Total: 2,991.82
Vendor: Triple A Contruction - Ignacio Alejandro Ayon
Ignacio Alejandro Ayon 1501 11/02/2022 INV 1501 Triple A Construction … 32-510-56400-8270-1 1,500.00 Ignacio Alejandro Ayon 1658 P1 11/10/2022 1658 - City Hall Renovation 26-110-53100-8550-1 11,437.50 Vendor Triple A Contruction - Ignacio Alejandro Ayon Total: 12,937.50 Vendor: Visual Edge - Image Source
Image Source 25AR1525419 11/09/2022 25AR1525419 - Printer Mainten…01-130-54800-0000-1 546.24 Vendor Visual Edge - Image Source Total: 546.24
Vendor: INC - I-N-C Inc.

I-N-C Inc. 203355 11/09/2022 203355 - HR Consulting Services 01-130-56000-0000-1 1,886.58 I-N-C Inc. 203355 11/09/2022 203355 - HR Consulting Services 30-500-56000-0000-1 2,829.86 I-N-C Inc. 203355 11/09/2022 203355 - HR Consulting Services 32-510-56000-0000-1 2,829.86 Vendor INC - I-N-C Inc. Total: 7,546.30
Vendor: Irrigation Concepts - Irrigation Concepts
Irrigation Concepts 46896 11/02/2022 INV 46896 Irrigation Concepts 32-510-57400-0000-1 104.05 Vendor Irrigation Concepts - Irrigation Concepts Total: 104.05 Vendor: Jefferies Bros. - Jefferies Bros.

Jefferies Bros. 117367 11/09/2022 INV117367 JBI 30-500-57400-0000-1 281.77 Vendor Jefferies Bros. - Jefferies Bros. Total: 281.77
Expense Approval Report Payment Dates: 11/2/2022 - 11/15/2022 12/1/2022 9:58:36 AM Page 6 of 14
Vendor Name Payable Number Post Date Description (Item) Account Number Amount Vendor: PAD100 - Jennifer Padilla
Jennifer Padilla INV0022458 11/09/2022 POV Mileage Reimb - PD Court … 01-150-54000-0000-1 9.00 Jennifer Padilla INV0022459 11/09/2022 POV Mileage Reimb - PD Court … 01-150-54000-0000-1 9.00 Vendor PAD100 - Jennifer Padilla Total: 18.00
Vendor: John Hancock - John Hancock
John Hancock INV0022386 11/03/2022 401K - Employer 01-20800-0000-1 1,405.15 John Hancock INV0022386 11/03/2022 401K - Employer 30-20800-0000-1 987.06 John Hancock INV0022386 11/03/2022 401K - Employer 31-20800-0000-1 308.35 John Hancock INV0022386 11/03/2022 401K - Employer 32-20800-0000-1 589.63 John Hancock INV0022387 11/03/2022 401K - Employee 01-20800-0000-1 747.23 John Hancock INV0022387 11/03/2022 401K - Employee 20-20800-0000-1 78.62 John Hancock INV0022387 11/03/2022 401K - Employee 30-20800-0000-1 264.54 John Hancock INV0022387 11/03/2022 401K - Employee 31-20800-0000-1 116.52 John Hancock INV0022387 11/03/2022 401K - Employee 32-20800-0000-1 153.67 John Hancock INV0022388 11/03/2022 401K - Employer 20-20800-0000-1 131.04 John Hancock INV0022398 11/03/2022 401K Loan 1 32-20800-0000-1 32.25 John Hancock INV0022399 11/03/2022 401K Loan 1 01-20800-0000-1 45.90 John Hancock INV0022400 11/03/2022 401K Loan 2 01-20800-0000-1 21.13 John Hancock INV0022400 11/03/2022 401K Loan 2 30-20800-0000-1 15.85 John Hancock INV0022400 11/03/2022 401K Loan 2 32-20800-0000-1 15.87 John Hancock INV0022401 11/03/2022 401K Loan 3 01-20800-0000-1 35.73 John Hancock INV0022401 11/03/2022 401K Loan 3 30-20800-0000-1 26.80 John Hancock INV0022401 11/03/2022 401K Loan 3 32-20800-0000-1 26.80 John Hancock INV0022402 11/03/2022 401K Loan 3 01-20800-0000-1 34.35 John Hancock INV0022403 11/03/2022 401K Loan 5 01-20800-0000-1 157.75 John Hancock INV0022404 11/03/2022 401K Loan 4 01-20800-0000-1 17.08 John Hancock INV0022404 11/03/2022 401K Loan 4 30-20800-0000-1 34.17 John Hancock INV0022404 11/03/2022 401K Loan 4 32-20800-0000-1 34.17 John Hancock INV0022405 11/03/2022 401K Loan 4 01-20800-0000-1 19.69 John Hancock INV0022405 11/03/2022 401K Loan 4 30-20800-0000-1 39.37 John Hancock INV0022405 11/03/2022 401K Loan 4 32-20800-0000-1 39.36 John Hancock INV0022406 11/03/2022 401K Loan 4 01-20800-0000-1 145.50 John Hancock INV0022406 11/03/2022 401K Loan 4 20-20800-0000-1 4.50 John Hancock INV0022407 11/03/2022 401K Loan 4 01-20800-0000-1 51.07 John Hancock INV0022407 11/03/2022 401K Loan 4 20-20800-0000-1 1.58 John Hancock INV0022408 11/03/2022 401k Contribution 01-20800-0000-1 205.31 John Hancock INV0022409 11/03/2022 401k Contribution 01-20800-0000-1 78.76 John Hancock INV0022409 11/03/2022 401k Contribution 30-20800-0000-1 157.53 John Hancock INV0022409 11/03/2022 401k Contribution 32-20800-0000-1 157.53 John Hancock INV0022410 11/03/2022 401k Contribution 30-20800-0000-1 255.20 John Hancock INV0022411 11/03/2022 401k Contribution 01-20800-0000-1 193.30 John Hancock INV0022411 11/03/2022 401k Contribution 20-20800-0000-1 5.98 John Hancock INV0022412 11/03/2022 401k Contribution 01-20800-0000-1 141.16 John Hancock INV0022421 11/03/2022 401K - Employer 01-20800-0000-1 3,445.80 John Hancock INV0022421 11/03/2022 401K - Employer 30-20800-0000-1 20.13 John Hancock INV0022421 11/03/2022 401K - Employer 32-20800-0000-1 20.13 John Hancock INV0022422 11/03/2022 401K - Employee 01-20800-0000-1 1,436.34 John Hancock INV0022422 11/03/2022 401K - Employee 30-20800-0000-1 4.10 John Hancock INV0022422 11/03/2022 401K - Employee 32-20800-0000-1 4.10 John Hancock INV0022430 11/03/2022 401K Loan 1 01-20800-0000-1 138.52 John Hancock INV0022431 11/03/2022 401k Contribution 01-20800-0000-1 275.46 John Hancock INV0022432 11/03/2022 401k Contribution 01-20800-0000-1 175.65 John Hancock INV0022433 11/03/2022 401k Contribution 01-20800-0000-1 171.92 John Hancock INV0022434 11/03/2022 401k Contribution 01-20800-0000-1 298.89 John Hancock INV0022435 11/03/2022 401k Contribution 01-20800-0000-1 281.57 John Hancock INV0022436 11/03/2022 401k Contribution 01-20800-0000-1 233.34 John Hancock INV0022437 11/03/2022 401k Contribution 01-20800-0000-1 267.96 John Hancock INV0022438 11/03/2022 401k Contribution 01-20800-0000-1 569.71 John Hancock INV0022438 11/03/2022 401k Contribution 30-20800-0000-1 113.94 John Hancock INV0022438 11/03/2022 401k Contribution 31-20800-0000-1 113.94 Expense Approval Report Payment Dates: 11/2/2022 - 11/15/2022 12/1/2022 9:58:36 AM Page 7 of 14
Vendor Name Payable Number Post Date Description (Item) Account Number Amount John Hancock INV0022438 11/03/2022 401k Contribution 32-20800-0000-1 113.95 John Hancock INV0022462 11/12/2022 401k Contribution 01-20800-0000-1 177.64 Vendor John Hancock - John Hancock Total: 14,638.59
Vendor: K.C. Waste - K.C. Waste
K.C. Waste INV0022453 11/02/2022 July 2022 Gate Fees Increase Ad…31-505-52800-0000-1 1,219.86 K.C. Waste INV0022454 11/02/2022 August 2022 Gate Fees Increase…31-505-52800-0000-1 1,219.86 Vendor K.C. Waste - K.C. Waste Total: 2,439.72
Vendor: KOEFRAN - Koefran Industries, Inc.

Koefran Industries, Inc. 0000520386 11/02/2022 Invoice Koefran Inv 0000520386…01-155-51100-0000-1 220.50 Vendor KOEFRAN - Koefran Industries, Inc. Total: 220.50 Vendor: Magic Touch Car Wash - Magic Touch Car Wash
Magic Touch Car Wash 122- Fleet 11/09/2022 Inv 122-Fleet Car Wash PD (Mo… 01-150-52200-0000-1 673.00 Vendor Magic Touch Car Wash - Magic Touch Car Wash Total: 673.00 Vendor: McFarland Tire - McFarland Tire
McFarland Tire 27429 11/09/2022 INV 27429 McFarland Tire Servi… 20-200-56700-0000-1 15.00 Vendor McFarland Tire - McFarland Tire Total: 15.00
Vendor: Miguel Bautista - Miguel Bautista
Miguel Bautista 0206628 11/09/2022 Inv. 0206628 DJ - Trunk or Treat…01-150-53500-8620-1 150.00 Vendor Miguel Bautista - Miguel Bautista Total: 150.00
Vendor: Office Depot - Office Depot
Office Depot 259142233001 11/02/2022 259142233001 - Office Supplies 30-500-57200-0000-1 7.06 Office Depot 259142233001 11/02/2022 259142233001 - Office Supplies 31-505-57200-0000-1 7.06 Office Depot 259142233001 11/02/2022 259142233001 - Office Supplies 32-510-57200-0000-1 9.40 Office Depot 259234769001 11/02/2022 259234769001 - Office Supplies 30-500-57200-0000-1 31.01 Office Depot 259234769001 11/02/2022 259234769001 - Office Supplies 31-505-57200-0000-1 31.01 Office Depot 259234769001 11/02/2022 259234769001 - Office Supplies 32-510-57200-0000-1 41.34 Office Depot 259234804001 11/02/2022 259234804001 - Office Supplies 30-500-57200-0000-1 4.79 Office Depot 259234804001 11/02/2022 259234804001 - Office Supplies 31-505-57200-0000-1 4.79 Office Depot 259234804001 11/02/2022 259234804001 - Office Supplies 32-510-57200-0000-1 6.39 Office Depot 265200995001 11/02/2022 265200995001 - Office Supplies 30-500-57200-0000-1 25.00 Office Depot 265200995001 11/02/2022 265200995001 - Office Supplies 31-505-57200-0000-1 25.00 Office Depot 265200995001 11/02/2022 265200995001 - Office Supplies 32-510-57200-0000-1 33.32 Office Depot 271649900001 11/02/2022 271649900001 - Office Supplies 30-500-57200-0000-1 107.85 Office Depot 271649900001 11/02/2022 271649900001 - Office Supplies 31-505-57200-0000-1 107.85 Office Depot 271649900001 11/02/2022 271649900001 - Office Supplies 32-510-57200-0000-1 143.79 Office Depot 269220561001 11/09/2022 Inv. 269220561001 Office Suppl…01-150-57200-0000-1 101.93 Office Depot 271636591001 11/09/2022 Inv. 271636591001 Office Suppl…01-150-57200-0000-1 56.87 Office Depot 272976803001 11/09/2022 Inv. 272976803001 Office Suppl…01-150-57200-0000-1 39.05 Office Depot 272977055001 11/09/2022 Inv. 272977055001 Office Suppl…01-150-57200-0000-1 25.72 Vendor Office Depot - Office Depot Total: 809.23
Vendor: Pace Analytical Serv - Pace Analytical Services, LLC Pace Analytical Services, LLC B447657 11/02/2022 INV B447657 Pace Analytical Se… 32-510-58200-0000-1 120.00 Pace Analytical Services, LLC B457859 11/09/2022 INV B457859 Pace Analytical Se… 32-510-58200-0000-1 130.32 Vendor Pace Analytical Serv - Pace Analytical Services, LLC Total: 250.32 Vendor: Phoenix Group - Phoenix Group
Phoenix Group 082022202 11/09/2022 Citation Processing Services - # … 01-165-56000-0000-1 77.09 Vendor Phoenix Group - Phoenix Group Total: 77.09
Vendor: Premier Access Insur - Premier Access Insurance Company Premier Access Insurance Com… INV0021782 07/26/2022 08-1000548328 01-105-50550-0000-1 139.41 Premier Access Insurance Com… INV0021782 07/26/2022 08-1000548328 01-110-50550-0000-1 71.99 Premier Access Insurance Com… INV0021782 07/26/2022 08-1000548328 01-115-50550-0000-1 -5.19 Premier Access Insurance Com… INV0021782 07/26/2022 08-1000548328 01-140-50550-0000-1 68.65 Premier Access Insurance Com… INV0021782 07/26/2022 08-1000548328 01-150-50550-0000-1 1,601.89 Premier Access Insurance Com… INV0021782 07/26/2022 08-1000548328 01-155-50550-0000-1 143.71 Premier Access Insurance Com… INV0021782 07/26/2022 08-1000548328 01-160-50550-0000-1 28.88 Premier Access Insurance Com… INV0021782 07/26/2022 08-1000548328 01-165-50550-0000-1 163.02 Premier Access Insurance Com… INV0021782 07/26/2022 08-1000548328 01-175-50550-0000-1 173.30 Expense Approval Report Payment Dates: 11/2/2022 - 11/15/2022 12/1/2022 9:58:36 AM Page 8 of 14
Vendor Name Payable Number Post Date Description (Item) Account Number Amount Premier Access Insurance Com… INV0021782 07/26/2022 08-1000548328 01-180-50550-0000-1 496.10 Premier Access Insurance Com… INV0021782 07/26/2022 08-1000548328 20-200-50550-0000-1 252.52 Premier Access Insurance Com… INV0021782 07/26/2022 08-1000548328 30-500-50550-0000-1 460.03 Premier Access Insurance Com… INV0021782 07/26/2022 08-1000548328 31-505-50550-0000-1 174.14 Premier Access Insurance Com… INV0021782 07/26/2022 08-1000548328 32-510-50550-0000-1 635.35 Premier Access Insurance Com… INV0021782 07/26/2022 08-1000548328 34-520-50550-0000-1 144.42 Premier Access Insurance Com… 10-1000548328 09/21/2022 10-1000548328 01-105-50550-0000-1 139.41 Premier Access Insurance Com… 10-1000548328 09/21/2022 10-1000548328 01-110-50550-0000-1 71.99 Premier Access Insurance Com… 10-1000548328 09/21/2022 10-1000548328 01-115-50550-0000-1 285.90 Premier Access Insurance Com… 10-1000548328 09/21/2022 10-1000548328 01-140-50550-0000-1 68.65 Premier Access Insurance Com… 10-1000548328 09/21/2022 10-1000548328 01-150-50550-0000-1 1,760.93 Premier Access Insurance Com… 10-1000548328 09/21/2022 10-1000548328 01-155-50550-0000-1 143.71 Premier Access Insurance Com… 10-1000548328 09/21/2022 10-1000548328 01-160-50550-0000-1 28.88 Premier Access Insurance Com… 10-1000548328 09/21/2022 10-1000548328 01-165-50550-0000-1 163.02 Premier Access Insurance Com… 10-1000548328 09/21/2022 10-1000548328 01-175-50550-0000-1 173.30 Premier Access Insurance Com… 10-1000548328 09/21/2022 10-1000548328 01-180-50550-0000-1 496.10 Premier Access Insurance Com… 10-1000548328 09/21/2022 10-1000548328 20-200-50550-0000-1 252.52 Premier Access Insurance Com… 10-1000548328 09/21/2022 10-1000548328 30-500-50550-0000-1 793.14 Premier Access Insurance Com… 10-1000548328 09/21/2022 10-1000548328 31-505-50550-0000-1 305.23 Premier Access Insurance Com… 10-1000548328 09/21/2022 10-1000548328 32-510-50550-0000-1 720.55 Premier Access Insurance Com… 10-1000548328 09/21/2022 10-1000548328 34-520-50550-0000-1 144.42 Premier Access Insurance Com… 03-1000548328 2 10/05/2022 03-1000548328 2 01-150-50550-0000-1 426.41 Premier Access Insurance Com… 09-1000548328 10/05/2022 09-1000548328 01-105-50550-0000-1 139.41 Premier Access Insurance Com… 09-1000548328 10/05/2022 09-1000548328 01-110-50550-0000-1 71.99 Premier Access Insurance Com… 09-1000548328 10/05/2022 09-1000548328 01-115-50550-0000-1 69.27 Premier Access Insurance Com… 09-1000548328 10/05/2022 09-1000548328 01-140-50550-0000-1 68.64 Premier Access Insurance Com… 09-1000548328 10/05/2022 09-1000548328 01-150-50550-0000-1 1,760.93 Premier Access Insurance Com… 09-1000548328 10/05/2022 09-1000548328 01-155-50550-0000-1 143.71 Premier Access Insurance Com… 09-1000548328 10/05/2022 09-1000548328 01-160-50550-0000-1 28.88 Premier Access Insurance Com… 09-1000548328 10/05/2022 09-1000548328 01-165-50550-0000-1 163.02 Premier Access Insurance Com… 09-1000548328 10/05/2022 09-1000548328 01-175-50550-0000-1 173.30 Premier Access Insurance Com… 09-1000548328 10/05/2022 09-1000548328 01-180-50550-0000-1 496.10 Premier Access Insurance Com… 09-1000548328 10/05/2022 09-1000548328 20-200-50550-0000-1 252.53 Premier Access Insurance Com… 09-1000548328 10/05/2022 09-1000548328 30-500-50550-0000-1 631.25 Premier Access Insurance Com… 09-1000548328 10/05/2022 09-1000548328 31-505-50550-0000-1 151.30 Premier Access Insurance Com… 09-1000548328 10/05/2022 09-1000548328 32-510-50550-0000-1 660.70 Premier Access Insurance Com… 09-1000548328 10/05/2022 09-1000548328 34-520-50550-0000-1 144.42 Premier Access Insurance Com… 1000548328 11012022 11/02/2022 11-1000548328 Billing for 11/0… 01-105-50550-0000-1 132.05 Premier Access Insurance Com… 1000548328 11012022 11/02/2022 11-1000548328 Billing for 11/0… 01-110-50550-0000-1 68.14 Premier Access Insurance Com… 1000548328 11012022 11/02/2022 11-1000548328 Billing for 11/0… 01-115-50550-0000-1 65.79 Premier Access Insurance Com… 1000548328 11012022 11/02/2022 11-1000548328 Billing for 11/0… 01-140-50550-0000-1 65.32 Premier Access Insurance Com… 1000548328 11012022 11/02/2022 11-1000548328 Billing for 11/0… 01-150-50550-0000-1 1,670.19 Premier Access Insurance Com… 1000548328 11012022 11/02/2022 11-1000548328 Billing for 11/0… 01-155-50550-0000-1 136.28 Premier Access Insurance Com… 1000548328 11012022 11/02/2022 11-1000548328 Billing for 11/0… 01-160-50550-0000-1 27.26 Premier Access Insurance Com… 1000548328 11012022 11/02/2022 11-1000548328 Billing for 11/0… 01-165-50550-0000-1 154.61 Premier Access Insurance Com… 1000548328 11012022 11/02/2022 11-1000548328 Billing for 11/0… 01-175-50550-0000-1 164.48 Premier Access Insurance Com… 1000548328 11012022 11/02/2022 11-1000548328 Billing for 11/0… 01-180-50550-0000-1 470.41 Premier Access Insurance Com… 1000548328 11012022 11/02/2022 11-1000548328 Billing for 11/0… 20-200-50550-0000-1 239.67 Premier Access Insurance Com… 1000548328 11012022 11/02/2022 11-1000548328 Billing for 11/0… 30-500-50550-0000-1 598.70 Premier Access Insurance Com… 1000548328 11012022 11/02/2022 11-1000548328 Billing for 11/0… 31-505-50550-0000-1 143.33 Premier Access Insurance Com… 1000548328 11012022 11/02/2022 11-1000548328 Billing for 11/0… 32-510-50550-0000-1 626.43 Premier Access Insurance Com… 1000548328 11012022 11/02/2022 11-1000548328 Billing for 11/0… 34-520-50550-0000-1 136.75 Vendor Premier Access Insur - Premier Access Insurance Company Total: 20,177.24 Vendor: Principal Life - Principal Life Insurance Company Principal Life Insurance Company 1102068-10001 11012022 11/02/2022 Principal November 2022 - Life … 01-105-50700-0000-1 5.69 Principal Life Insurance Company 1102068-10001 11012022 11/02/2022 Principal November 2022 - Life … 01-110-50700-0000-1 0.96 Principal Life Insurance Company 1102068-10001 11012022 11/02/2022 Principal November 2022 - Life … 01-115-50700-0000-1 11.55 Principal Life Insurance Company 1102068-10001 11012022 11/02/2022 Principal November 2022 - Life … 01-140-50700-0000-1 9.24 Principal Life Insurance Company 1102068-10001 11012022 11/02/2022 Principal November 2022 - Life … 01-150-50700-0000-1 169.40 Principal Life Insurance Company 1102068-10001 11012022 11/02/2022 Principal November 2022 - Life … 01-155-50700-0000-1 13.86 Expense Approval Report Payment Dates: 11/2/2022 - 11/15/2022 12/1/2022 9:58:36 AM Page 9 of 14
Vendor Name Payable Number Post Date Description (Item) Account Number Amount Principal Life Insurance Company 1102068-10001 11012022 11/02/2022 Principal November 2022 - Life … 01-160-50700-0000-1 1.54 Principal Life Insurance Company 1102068-10001 11012022 11/02/2022 Principal November 2022 - Life … 01-165-50700-0000-1 10.24 Principal Life Insurance Company 1102068-10001 11012022 11/02/2022 Principal November 2022 - Life … 01-175-50700-0000-1 9.24 Principal Life Insurance Company 1102068-10001 11012022 11/02/2022 Principal November 2022 - Life … 01-180-50700-0000-1 34.42 Principal Life Insurance Company 1102068-10001 11012022 11/02/2022 Principal November 2022 - Life … 20-200-50700-0000-1 15.63 Principal Life Insurance Company 1102068-10001 11012022 11/02/2022 Principal November 2022 - Life … 30-500-50700-0000-1 56.72 Principal Life Insurance Company 1102068-10001 11012022 11/02/2022 Principal November 2022 - Life … 31-505-50700-0000-1 13.52 Principal Life Insurance Company 1102068-10001 11012022 11/02/2022 Principal November 2022 - Life … 32-510-50700-0000-1 44.55 Principal Life Insurance Company 1102068-10001 11012022 11/02/2022 Principal November 2022 - Life … 34-520-50700-0000-1 7.70 Vendor Principal Life - Principal Life Insurance Company Total: 404.26 Vendor: PTS RENTALS, INC - PTS RENTALS, INC
PTS RENTALS, INC 34980 11/09/2022 INV 34980 PTS Rentals Inc. 01-185-52200-0000-1 734.97 Vendor PTS RENTALS, INC - PTS RENTALS, INC Total: 734.97 Vendor: R&F Disposal - R&F Disposal
R&F Disposal 1031223 11/02/2022 INV 1031223 R & F Disposal, Inc 01-185-52200-0000-1 93.72 R&F Disposal 1031226 11/02/2022 INV 1031226 R & F Disposal, Inc 01-155-58050-0000-1 143.56 R&F Disposal 1031227 11/02/2022 INV 1031227 R & F Disposal, Inc 01-150-52200-0000-1 107.32 R&F Disposal 342544 11/02/2022 INV 342544 R & F Disposal, Inc 01-180-58050-0000-1 260.00 R&F Disposal 1031224 11/09/2022 INV 1031224 R & F Disposal, Inc 30-500-58050-0000-1 143.56 R&F Disposal 1031225 11/09/2022 INV 1031225 R & F Disposal, Inc 01-190-58000-0000-1 143.56 R&F Disposal 341901 11/09/2022 INV 341901 R & F Disposal, Inc 01-190-58050-0000-1 201.50 R&F Disposal INV0022455 11/09/2022 October 2022 RF Disposal Organ…31-505-52400-0000-1 2,126.04 R&F Disposal INV0022456 11/09/2022 October 2022 RF Disposal Garb… 01-100-41300-0000-1 -4,116.72 R&F Disposal INV0022456 11/09/2022 October 2022 RF Disposal Garb… 31-505-42340-0000-1 -2,166.75 R&F Disposal INV0022456 11/09/2022 October 2022 RF Disposal Garb… 31-505-52400-0000-1 82,334.32 R&F Disposal INV0022457 11/09/2022 October 2022 R&F Recycling Fe… 31-505-52500-0000-1 11,354.34 Vendor R&F Disposal - R&F Disposal Total: 90,624.45
Vendor: Arrowhead - Ready Refresh
Ready Refresh 22I0017185869 11/02/2022 22I0017185869 01-130-57200-0000-1 370.77 Vendor Arrowhead - Ready Refresh Total: 370.77
Vendor: Richards, Watson & G - Richards, Watson & G
Richards, Watson & G 239407 11/02/2022 239407 - Legal Services 01-130-56100-0000-1 53.44 Vendor Richards, Watson & G - Richards, Watson & G Total: 53.44 Vendor: SC SITES Services - SC SITES Services
SC SITES Services 51455 11/02/2022 INV 51455 SC Sites Services LLC 01-180-57800-0000-1 69.99 SC SITES Services 51455 11/02/2022 INV 51455 SC Sites Services LLC 32-510-57800-0000-1 69.99 SC SITES Services 51455 11/02/2022 INV 51455 SC Sites Services LLC 34-520-57800-0000-1 70.02 Vendor SC SITES Services - SC SITES Services Total: 210.00 Vendor: SECURE SYSTEMS - SECURE SYSTEMS
SECURE SYSTEMS 110122 11/09/2022 INV 11/01/22 Secure Systems 01-185-52200-0000-1 363.00 Vendor SECURE SYSTEMS - SECURE SYSTEMS Total: 363.00
Vendor: Stockbridge - Stockbridge General Contracting Inc Stockbridge General Contracting…31582 11/02/2022 Inv 31582 Payment 2 25-000-52960-8425-1 133,479.75 Vendor Stockbridge - Stockbridge General Contracting Inc Total: 133,479.75 Vendor: Supplyworks - Supplyworks Inc
Supplyworks Inc 712868132 11/02/2022 INV 712868132 Supplyworks 01-180-57400-0000-1 210.15 Supplyworks Inc 712868132 11/02/2022 INV 712868132 Supplyworks 01-185-57400-0000-1 210.09 Supplyworks Inc 712868132 11/02/2022 INV 712868132 Supplyworks 01-190-57400-0000-1 210.09 Supplyworks Inc 713369957 11/02/2022 INV 713369957 Supplyworks 01-180-57400-0000-1 32.39 Supplyworks Inc 713369957 11/02/2022 INV 713369957 Supplyworks 01-185-57400-0000-1 32.39 Supplyworks Inc 713369957 11/02/2022 INV 713369957 Supplyworks 01-190-57400-0000-1 32.39 Supplyworks Inc 714069358 11/02/2022 INV 714069358 Supplyworks 01-180-57400-0000-1 342.83 Supplyworks Inc 714069358 11/02/2022 INV 714069358 Supplyworks 01-185-57400-0000-1 342.94 Supplyworks Inc 714069358 11/02/2022 INV 714069358 Supplyworks 01-190-57400-0000-1 342.83 Vendor Supplyworks - Supplyworks Inc Total: 1,756.10
Expense Approval Report Payment Dates: 11/2/2022 - 11/15/2022 12/1/2022 9:58:36 AM Page 10 of 14
Vendor Name Payable Number Post Date Description (Item) Account Number Amount Vendor: THE BANCORP - THE BANCORP BANK
THE BANCORP BANK 569731 11/09/2022 Inv. 569731 Nov-2022 Lease Py… 01-150-58900-0000-1 7,227.09 Vendor THE BANCORP - THE BANCORP BANK Total: 7,227.09
Vendor: Torpedo - Torpedo Pest Control
Torpedo Pest Control 10646 11/02/2022 INV 10646 Torpedo Pest Control 01-185-52200-0000-1 100.00 Torpedo Pest Control 10646 11/02/2022 INV 10646 Torpedo Pest Control 01-190-52200-0000-1 100.00 Vendor Torpedo - Torpedo Pest Control Total: 200.00
Vendor: Ultrex Business - Ultrex Business
Ultrex Business 3609381 11/09/2022 Inv 3609381 Contract Services (… 01-150-52200-0000-1 186.31 Vendor Ultrex Business - Ultrex Business Total: 186.31
Vendor: USA Blue Book - USA Blue Book
USA Blue Book 134596 11/09/2022 INV134596 USABLUEBOOK 30-500-56410-0000-1 448.64 Vendor USA Blue Book - USA Blue Book Total: 448.64
Vendor: WestAir - WestAir Gases & Equipment, Inc.

WestAir Gases & Equipment, Inc. 80476127 11/09/2022 INV 80476127 WestAir 30-500-53800-0000-1 82.48 Vendor WestAir - WestAir Gases & Equipment, Inc. Total: 82.48 Vendor: Witcher Electric - Witcher Electric
Witcher Electric 38909AA 11/02/2022 INV 38909A Witcher Electric, Inc 26-110-53100-8550-1 1,805.89 Witcher Electric 38910AA 11/02/2022 INV 38910AA Witcher Electric, I… 26-110-53100-8550-1 1,971.39 Witcher Electric 38926AA 11/02/2022 INV 38926AA Witcher Electric, I… 26-110-53100-8530-1 778.53 Witcher Electric 38937AA 11/02/2022 INV 38937AA Witcher Electric, I… 26-110-53100-8550-1 781.95 Witcher Electric 38927AA 11/09/2022 INV 38927AA Witcher Electric, I… 26-110-53100-8550-1 1,861.80 Witcher Electric 38929AA 11/09/2022 INV 38929AA Witcher Electric, I… 26-110-53100-8550-1 1,613.75 Witcher Electric 38932AA 11/09/2022 INV 38932AA Witcher Electric, I… 26-110-53100-8550-1 2,827.17 Witcher Electric 38936AA 11/09/2022 INV 38936 AA Witcher Electric, … 26-110-53100-8550-1 1,188.66 Witcher Electric 38950AA 11/09/2022 INV 38950AA Witcher Electric, I… 01-130-56400-0000-1 327.46 Vendor Witcher Electric - Witcher Electric Total: 13,156.60 Grand Total: 391,264.07
Expense Approval Report Payment Dates: 11/2/2022 - 11/15/2022 12/1/2022 9:58:36 AM Page 11 of 14
Report Summary
Fund Summary
Fund Payment Amount
01 - GENERAL FUND 90,938.66
20 - LIGHTING & LANDSCAPING-DISTRICT 1 1,721.42
25 - CAPITAL IMPROVEMENTS PROJECTS 133,479.75
26 - MISCELLANEOUS GRANTS 27,000.02
30 - SEWER 16,428.64
31 - REFUSE/RECYCLING 99,792.89
32 - WATER 20,719.01
34 - PUBLIC TRANSPORTATION 1,183.68
Grand Total: 391,264.07
Account Summary
Account Number Account Name Payment Amount
01-100-41300-0000-1 Franchise Fees -4,116.72
01-105-50550-0000-1 Dental/Vision Premiums 550.28
01-105-50700-0000-1 Life Insurance 5.69
01-105-53200-0000-1 Dues & Subscriptions 149.00
01-105-57800-0000-1 Telephone & Communicat… 9.27
01-110-50550-0000-1 Dental/Vision Premiums 284.11
01-110-50700-0000-1 Life Insurance 0.96
01-110-57800-0000-1 Telephone & Communicat… 29.00
01-115-50550-0000-1 Dental/Vision Premiums 415.77
01-115-50700-0000-1 Life Insurance 11.55
01-115-54000-0000-1 Fuel 3,873.81
01-115-57800-0000-1 Telephone & Communicat… 32.48
01-130-51200-0000-1 Bank Charges 256.75
01-130-54800-0000-1 Maintenance Agreements 546.24
01-130-56000-0000-1 Professional Services - Ot… 1,886.58 01-130-56050-0000-1 Accounting/Auditing Servi… 1,548.30 01-130-56100-0000-1 Legal Services 9,824.92
01-130-56400-0000-1 Repairs/Maintenance-Bui… 327.46
01-130-57200-0000-1 Supplies - Office 370.77
01-140-50550-0000-1 Dental/Vision Premiums 271.26
01-140-50700-0000-1 Life Insurance 9.24
01-140-57800-0000-1 Telephone & Communicat… 32.48
01-150-50550-0000-1 Dental/Vision Premiums 7,220.35
01-150-50700-0000-1 Life Insurance 169.40
01-150-52200-0000-1 Contract Services 1,008.03
01-150-53500-8620-1 Contributions/Donations … 150.00
01-150-54000-0000-1 Fuel 18.00
01-150-57200-0000-1 Supplies - Office 223.57
01-150-57800-0000-1 Telephone & Communicat… 231.99
01-150-58900-0000-1 Debt Principal 7,227.09
01-155-50550-0000-1 Dental/Vision Premiums 567.41
01-155-50700-0000-1 Life Insurance 13.86
01-155-51100-0000-1 Animal Disposal 220.50
01-155-57800-0000-1 Telephone & Communicat… 9.28
01-155-58050-0000-1 Utilities Other 143.56
01-160-50550-0000-1 Dental/Vision Premiums 113.90
01-160-50700-0000-1 Life Insurance 1.54
01-160-57800-0000-1 Telephone & Communicat… 9.28
01-165-50550-0000-1 Dental/Vision Premiums 643.67
01-165-50700-0000-1 Life Insurance 10.24
01-165-54000-0000-1 Fuel 70.53
01-165-56000-0000-1 Professional Services-Oth… 3,905.09 01-165-57800-0000-1 Telephone & Communicat… 26.21
01-175-50550-0000-1 Dental/Vision Premiums 684.38
01-175-50700-0000-1 Life Insurance 9.24
Expense Approval Report Payment Dates: 11/2/2022 - 11/15/2022 12/1/2022 9:58:36 AM Page 12 of 14
Account Summary
Account Number Account Name Payment Amount
01-175-57800-0000-1 Telephone & Communicat… 32.48
01-180-50550-0000-1 Dental/Vision Premiums 1,958.71
01-180-50700-0000-1 Life Insurance 34.42
01-180-51800-0000-1 Clothing Allowance 217.20
01-180-54000-0000-1 Fuel 86.33
01-180-56500-0000-1 Repairs/Maintenance Str… 925.92
01-180-56600-0000-1 Repairs/Maintenance - V… 107.61
01-180-57400-0000-1 Supplies - Operating 873.37
01-180-57800-0000-1 Telephone & Communicat… 108.73
01-180-58050-0000-1 Utilities Other 260.00
01-180-58100-0000-1 Street Lighting 39.50
01-185-52200-0000-1 Contract Services 1,291.69
01-185-57400-0000-1 Supplies - Operating 585.42
01-190-52200-0000-1 Contract Services 100.00
01-190-53800-0000-1 Rental Equipment / Other 130.98
01-190-57400-0000-1 Supplies - Operating 585.31
01-190-58000-0000-1 Utilities 143.56
01-190-58050-0000-1 Utilities Other 201.50
01-20800-0000-1 Pension Payable 10,771.91
01-22050-0000-1 Federal Withholding Paya… 9,102.08
01-22100-0000-1 FICA Payable 12,046.26
01-22150-0000-1 Medicare Payable 2,946.28
01-22200-0000-1 State Withholding Payable 4,641.72
01-22250-0000-1 SUTA Payable 85.48
01-22350-0000-1 Garnishments 75.00
01-22600-0000-1 Health FSA 33.36
01-22700-0000-1 Disablity LTD 365.38
01-22800-0000-1 Accident 19.34
01-22900-0000-1 Life 247.90
01-22950-0000-1 Cancer-American Fidelity 13.53
01-310-52200-0000-1 Contract Services 3,911.37
20-200-50550-0000-1 Dental/Vision Premiums 997.24
20-200-50700-0000-1 Life Insurance 15.63
20-200-56700-0000-1 Repairs & Maintenance - … 15.00
20-200-57400-0000-1 Supplies - Operating 53.20
20-200-57800-0000-1 Telephone & Communicat… 0.70
20-20800-0000-1 Pension Payable 221.72
20-22050-0000-1 Federal Withholding Paya… 43.57
20-22100-0000-1 FICA Payable 277.38
20-22150-0000-1 Medicare Payable 64.86
20-22200-0000-1 State Withholding Payable 32.12
25-000-52960-8425-1 Streets & Roads Capital 133,479.75
26-110-53100-8530-1 Grant Expenditures LSRP 778.53
26-110-53100-8550-1 Grant Expenditure - ARPA… 26,221.49 30-20800-0000-1 Pension Payable 1,918.69
30-22050-0000-1 Federal Withholding Paya… 1,456.25
30-22100-0000-1 FICA Payable 1,957.74
30-22150-0000-1 Medicare Payable 483.68
30-22200-0000-1 State Withholding Payable 737.99
30-22250-0000-1 SUTA Payable 89.05
30-22600-0000-1 Health FSA 2.55
30-22700-0000-1 Disablity LTD 88.40
30-22800-0000-1 Accident 15.41
30-22900-0000-1 Life 105.01
30-22950-0000-1 Cancer- American Fidelity 22.04
30-500-50550-0000-1 Dental/Vision Premiums 2,483.12
30-500-50700-0000-1 Life Insurance 56.72
30-500-51200-0000-1 Bank Charges 256.74
Expense Approval Report Payment Dates: 11/2/2022 - 11/15/2022 12/1/2022 9:58:36 AM Page 13 of 14
Account Summary
Account Number Account Name Payment Amount
30-500-51800-0000-1 Clothing Allowance 186.17
30-500-53800-0000-1 Equipment Rental 82.48
30-500-54000-0000-1 Fuel 782.18
30-500-56000-0000-1 Professional Services - Ot… 2,829.86 30-500-56050-0000-1 Accounting/Auditing Servi… 1,548.30 30-500-56410-0000-1 Repairs & Maintenance E… 505.86
30-500-57200-0000-1 Supplies - Office 250.69
30-500-57400-0000-1 Supplies - Operating 283.94
30-500-57800-0000-1 Telephone & Communicat… 142.21
30-500-58050-0000-1 Utilities Other 143.56
31-20800-0000-1 Pension Payable 538.81
31-22050-0000-1 Federal Withholding Paya… 338.25
31-22100-0000-1 FICA Payable 396.92
31-22150-0000-1 Medicare Payable 118.64
31-22200-0000-1 State Withholding Payable 198.18
31-22250-0000-1 SUTA Payable 13.02
31-22700-0000-1 Disablity LTD 10.68
31-22900-0000-1 Life 11.23
31-505-42340-0000-1 Administration Fee -2,166.75
31-505-50550-0000-1 Dental/Vision Premiums 774.00
31-505-50700-0000-1 Life Insurance 13.52
31-505-51200-0000-1 Bank Charges 256.74
31-505-52400-0000-1 Contract Services - Refuse… 84,460.36 31-505-52500-0000-1 Contract Services - Recycl… 11,354.34 31-505-52800-0000-1 County Waste Manageme… 2,439.72
31-505-56050-0000-1 Accounting/Auditing Servi… 714.60
31-505-57200-0000-1 Supplies - Office 250.69
31-505-57400-0000-1 Supplies - Operating 1.50
31-505-57800-0000-1 Telephone & Communicat… 68.44
32-20800-0000-1 Pension Payable 1,187.46
32-22050-0000-1 Federal Withholding Paya… 649.75
32-22100-0000-1 FICA Payable 1,329.94
32-22150-0000-1 Medicare Payable 336.80
32-22200-0000-1 State Withholding Payable 401.41
32-22250-0000-1 SUTA Payable 89.04
32-22600-0000-1 Health FSA 27.55
32-22700-0000-1 Disablity LTD 45.84
32-22900-0000-1 Life 38.64
32-510-50550-0000-1 Dental/Vision Premiums 2,643.03
32-510-50700-0000-1 Life Insurance 44.55
32-510-51200-0000-1 Bank Charges 256.74
32-510-51800-0000-1 Clothing Allowance 71.19
32-510-54000-0000-1 Fuel 165.39
32-510-56000-0000-1 Professional Services - Ot… 5,977.86 32-510-56050-0000-1 Accounting/Auditing Servi… 1,607.85 32-510-56400-8270-1 Repairs & Maint. Building… 1,500.00 32-510-56600-0000-1 Repairs & Maintenance - … 12.71
32-510-57200-0000-1 Supplies - Office 334.22
32-510-57400-0000-1 Supplies - Operating 3,468.75
32-510-57800-0000-1 Telephone & Communicat… 279.97
32-510-58200-0000-1 Water/Soil/Other Analysis 250.32
34-520-50550-0000-1 Dental/Vision Premiums 570.01
34-520-50700-0000-1 Life Insurance 7.70
34-520-56050-0000-1 Accounting/Auditing Servi… 535.95
34-520-57800-0000-1 Telephone & Communicat… 70.02
Grand Total: 391,264.07
Expense Approval Report Payment Dates: 11/2/2022 - 11/15/2022 12/1/2022 9:58:36 AM Page 14 of 14
Project Account Summary
Project Account Key Payment Amount
**None** 391,264.07
Grand Total: 391,264.07

SPECIAL CITY COUNCIL MINUTES

IN PERSON MEETING
December 1, 2022

MCFARLAND CITY COUNCIL

MCFARLAND SUCCESSOR AGENCY

MCFARLAND PUBLIC FINANCE AUTHORITY

MCFARLAND IMPROVEMENT AUTHORITY
MCFARLAND PARKING AUTHORITY `

CALL TO ORDER
Mayor Pro Tem Pérez called the meeting to order at 4:30 p.m.

ROLL CALL
Councilmembers Present: Mayor Pro-Tem Pérez, Councilmember S. Ayon, Councilmember R. Cano, Councilmember A. Ayon
Councilmembers Absent: Mayor S. Tafoya

OFFICIALS PRESENT
Chief of Police/City Manager Williams, Finance Director Viramontes, City Clerk Alvarado Officials Absent: City Attorney Hodges, Public Works Director Gonzales, Community Development Director Ronk, Human Resources Director Arias

INVOCATION
Mayor Pro Tem Pérez

PLEDGE OF ALLEGIANCE
Councilmember A. Ayon

PUBLIC COMMENTS
No comments from the public were presented.

Public comment closed at 4:32 p.m.

ADMINISTRATIVE AGENDA

1. Report, Discuss and Provide Direction as to Which Insurance Broker, Benefit Solutions or HUB International the City Would like to Use for its Employee Insurance Medical Plans. - Councilmember Cano motioned to select Benefit Solutions as the City of McFarland’s Medical Insurance Broker; 2nd by: Councilmember A. Ayon.

ROLL CALL VOTE: 4/0
AYES: Mayor Pro-Tem Pérez, S. Ayon, R. Cano, A. Ayon,
NAYS: None
ABSTAIN: None
ABSENT: Mayor Tafoya
City Manager/Chief of Police Williams gave brief explanation on events that took place at the Regular City Council Meeting of November 23, 2022, when Council mistakenly selected the wrong medical insurance broker (item number 7 on the Amended Agenda).

Councilmember S. Ayon stated that he made the mistake of calling out HUB International as the broker the city wanted to work with believing that medical insurance representative Eric Trost worked for HUB, therefore selecting the incorrect broker to work with. Council then contacted City Manager Williams and requested item be brought back before them to clarify and select the correct broker they had originally wanted Benefits Solutions.

ADJOURNMENT
Meeting adjourned at 4:41 p.m.
____________________________
Francisca Alvarado, City Clerk

CITY OF MCFARLAND

STAFF REPORT
TO: Honorable Mayor and Council Members
FROM: Kenny Williams, City Manager
Larry A Ronk III, Community Development Director
DATE: December 8, 2022
SUBJECT: Appropriation of Funds for Environmental Work by Douglas Brown dba Douglas Environmental
SUMMARY:

The City Council approved an Amendment Agreement with Douglas Brown which was signed by all parties on May 12, 2022. Douglas Environmental’s scope of work is to prepare an Administrative Draft Initial Study/Mitigated Negative Declaration for the San Joaquin Renewables Biomass to Renewable Natural Gas Project consistent with the requirements of the California Environmental Quality Act (CEQA). Consultant’s originally performed the services for a fee based on time and materials not to exceed $62,105.00. The second stage in the environmental review will now need to be conducted. The total cost is $37,370.00.

RECOMMENDATION:

Staff recommends City Council approve the appropriation to fund the agreement with Douglas Brown dba Douglas Environmental Services which was approved by City Council on May 12, 2022.

FISCAL IMPACT:

No Fiscal Impact to the City as San Joaquin Renewables, LLC is responsible for paying the cost.

ATTACHMENTS:

Resolution No. 2022-0126

Page 1 of 2 ends

RESOLUTION NO. 2022-0126

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MCFARLAND

APPROVING AN ADDITIONAL ALLOCATION OF FUNDS FROM THE GENERAL

FUND FOR THE FUNDING OF ENVIRONMENTAL WORK FOR SAN JOAQUIN

RENEWABLES
WHEREAS, the City Council of the City of McFarland has approved a fiscal year budget for 2022/2023; and
WHEREAS, the City Council believe that the CEQA for the San Joaquin Renewables Project is necessary;
WHEREAS, the total funds needed for this appropriation to fund the environmental services described above is $37,370.00;
WHEREAS, the total funds needed for this appropriation was collected from San Joaquin Renewables;
NOW THEREFORE BE IT RESOLVED, by the City Council of the City of McFarland that it hereby finds and determines as follows:
1) The foregoing recitals are true and correct and incorporated herein as if set forth in full. 2) An additional $37,370.00 shall be allocated to the budget line for the Planning Professional Services from the City’s General Fund.
3) The City Manager is hereby authorized and directed to utilize funds in the amount of $37,370.00 for the environmental work required for the San Joaquin Renewables Project. 4) The City Clerk shall certify to the passage and adoption of this resolution. 5) This resolution is effective immediately.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of McFarland on the 8th day of December 2022 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

Page 2 of 2 ends

ATTEST:

Francisca Alvarado, City Clerk
CITY OF MCFARLAND:

Sally Tafoya, Mayor
I, _________________________, City Clerk of the City of McFarland, California, DO HEREBY CERTIFY that the foregoing resolution is a true and accurate copy of the Resolution passed and adopted by the City Council of the City of McFarland on the date and by the vote indicated herein.

Francisca Alvarado, City Clerk

CITY OF MCFARLAND

STAFF REPORT
TO: Honorable Mayor and Council Members
FROM: Kenny Williams, City Manager
Larry A Ronk III, Community Development Director
Mario Gonzales, Public Works Director
DATE: December 8, 2022
SUBJECT: Appropriation of Funds for the Design of Elmo Hwy, Perkins Ave, and Sherwood Ave Overpasses.

SUMMARY:

The City Council approved the design of these overpasses at the February 24th, 2022, meeting.

This design is almost complete, and the appropriation was not included in the 2022/2023 budget.

The city is including the work approved with this appropriation and funding by Transportation Development Act.

RECOMMENDATION:

Staff recommends City Council approve the appropriation to fund the design of the Elmo Hwy, Perkins Ave, and Sherwood Ave Overpasses.

FISCAL IMPACT:
$37,615.00 – Transportation Development Act Funds
ATTACHMENTS:

Resolution No. 2022-0127

Page 1 of 2 ends

RESOLUTION NO. 2022-0127

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MCFARLAND

APPROVING AN ADDITIONAL ALLOCATION OF FUNDS FROM THE GENERAL

FUND FOR THE DESIGN OF THE ELMO HWY, PERKINS AVE, AND SHERWOOD

AVE OVERPASSES
WHEREAS, the City Council of the City of McFarland has approved a fiscal year budget for 2022/2023; and
WHEREAS, the City Council believe that the design for the overpasses in order to rehabilitate the roads is necessary for path of travel; WHEREAS, the total funds needed for this appropriation to fund the design phase of the projects is $37,615.00;
WHEREAS, the total funds needed for this appropriation will be from Transportation Development Act funding;
NOW THEREFORE BE IT RESOLVED, by the City Council of the City of McFarland that it hereby finds and determines as follows:
1) The foregoing recitals are true and correct and incorporated herein as if set forth in full. 2) An additional $37,615.00 shall be allocated to the budget line for the Capital Improvement Fund from the City’s General Fund.
3) The City Manager is hereby authorized and directed to utilize funds for design of the Elmo Hwy, Perkins Ave, and Sherwood Ave Overpasses.
4) The City Clerk shall certify to the passage and adoption of this resolution. 5) This resolution is effective immediately.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of McFarland on the 8th day of December 2022 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

Page 2 of 2 ends

ATTEST:

Francisca Alvarado, City Clerk
CITY OF MCFARLAND:

Francisca Alvarado, City Clerk

CITY OF MCFARLAND

STAFF REPORT
TO: Honorable Mayor and Council Members
FROM: Kenny Williams, City Manager
Diego Viramontes, Finance Director
DATE: December 8, 2022
SUBJECT: Report, Discuss, and Possible Approval of resolution No. 2022-0128 A Resolution of the City Council of the City of McFarland authorizing a budget amendment of $1,500.00 to the General Fund for the City of McFarland Christmas Tree Lighting Event.

SUMMARY:

Per the request of Councilmember Ricardo Cano, the City of McFarland will be hosting its very first Christmas Tree Lighting Event on December 10, 2022. Since the cost of this event was not incorporated into the fiscal year 2022-2023 budget, it is necessary to record a budget amendment of $1,500.00 to the General Fund in order to purchase the needed items for this event. However, the cost of this event will be offset by donations from local vendors and business partners.

RECOMMENDATION:

Staff recommends the City Council discuss and possibly adopt a resolution authorizing a budget amendment of $1,500.00 to the General Fund for the City of McFarland Christmas Tree Lighting Event.

FISCAL IMPACT:

General Fund - $1,500.00. However, the cost of this event will be offset by donations from local vendors sand business partners.

ATTACHMENTS:

1. Resolution of the City Council of the City of McFarland authorizing a budget amendment of $1,500.00 to the General Fund for the City of McFarland Christmas Tree Lighting Event.

RESOLUTION NO. 2022-0128

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MCFARLAND AUTHORIZING A BUDGET AMENDMENT OF $1,500.00 TO THE GENERAL FUND

FOR THE CITY OF MCFARLAND CHRISTMAS TREE LIGHTING EVENT WHEREAS, the City Council of the City of McFarland has approved the operating budget for fiscal year 2022-23; and
WHEREAS, the fiscal year 2022-23 adopted operating budget did not account for $1,500.00 for the City of McFarland Christmas Tree Lighting Event; and WHEREAS, the City Council of the City of McFarland believes a budget amendment of $1,500.00 fiscal year 2022-23 adopted operating budget is necessary for the City of McFarland Christmas Tree Lighting Event.

NOW THEREFORE BE IT RESOLVED, by the City Council of the City of McFarland that it hereby finds and determines as follows:
1) The foregoing recitals are true and correct.
2) The City Manager is hereby authorized and directed to make the monetary budget amendment of $1,500.00 to the General Fund for the City of McFarland Christmas Tree Lighting Event.
3) The City Clerk shall certify to the passage and adoption of this resolution. 4) This resolution is effective immediately.

I hereby certify that the foregoing is a full, true and correct copy of the resolution of the City Council of the City of McFarland at a meeting held on Wednesday, December 8, 2022, moved by Councilmember __________________and seconded by Councilmember ___________________, duly adopted and passed by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________
________________________ Sally Tafoya, Mayor
Francisca Alvarado, City Clerk

CITY OF MCFARLAND

STAFF REPORT
TO: Honorable Mayor and City Council
FROM: Larry A Ronk III, Community Development Director
Brianahi De Leon, City Planner
DATE: December 8, 2022
SUBJECT: Report, Discuss, and Possible Approval of Resolution NO. 2022-0129 For the Approval of 6th Cycle 2023-2031 McFarland Housing Element SUMMARY:

In compliance with State of California law, the 6th Cycle 2023-2031 McFarland Housing Element presents a comprehensive assessment of housing needs in the City and lays out goals, objectives, policies, and programs to assist the City in meeting its housing needs. The Housing Element also describes how the City plans to accommodate its Regional Housing Needs Assessment (RHNA) of 244 units divided into four income groups to satisfy households in lower and upper income brackets including those with special needs.

McFarland’s 6th Cycle 2023-2031 Housing Element narrowed its focus on the location of new housing development onto the downtown and immediate vicinities as the most accessible and most location-efficient areas for relatively short-term development of additional housing.

The analysis concludes that the number of units possible in the downtown area, the location of sites, and the affordability of units can accommodate lower, moderate, and above moderate income RHNA allocations and result in a favorable assessment of fair housing in McFarland.

DISCUSSION:

This report reaffirms the importance for McFarland to remain compliant with the Housing Element. Potential benefits for the City are as follows:
• The updated housing element would open doors for grant applications through California Department of Housing and Community Development (HCD) especially for Community Development Block Grant (CDBG) funds.
• The preparation of an update to the McFarland General Plan, which comprehensively covered 14 elements and the associated Environmental Impact Report (EIR) have paved the way for the timely update of this 6th Cycle Housing Element. Together with the adopted 2040 McFarland General Plan, the City has updated vital planning documents to guide many facets of its growth and development.

ENVIRONMENTAL DETERMINATION:

CEQA Guidelines § 15152 and § 21083.3 of the Public Resources Code allow a Negative Declaration to be adopted when an EIR has previously been prepared for a program, policy, plan or ordinance with which the later project is consistent. The policies and programs of the Housing Element (the later project) and its CEQA documentation derive from the adopted McFarland General Plan and its Final Program EIR.

Following OPR’s (Governor’s Office of Planning and Research) Technical Advice, the City prepared an Initial Study & Negative Declaration, which tiers upon the Program EIR of the adopted 2040 McFarland General Plan. The policies and programs of the 6th Cycle 2023 to 2031 Housing Element are consistent with the General Plan programs and actions and the Housing Element contains no new proposals which would result in any significant effects that were not examined in the General Plan EIR.

FISCAL IMPACT:

With an adopted and accepted Housing Element, the City stands to gain tremendously with its enhanced ability to apply for various grant funds and remain compliant with State regulations on housing and land use planning. These can result in millions of dollars of investment in the City to address economic, housing, social and public facility needs.

The policy documents are guides for policy implementation in the future, which may include updates to the zoning regulations and preparation of specific plans, which would, in turn, facilitate responsible development to help protect, enhance, and build up the City of McFarland.

Potential upgrades to City infrastructure to serve future housing projects and additional property tax revenues from future housing development could have positive fiscal impacts on the City’s general fund revenues.

RECOMMENDATION:

Staff recommends approval of Resolution No. 2022-0129 approving the completed Mandatory 2023-2031 McFarland Housing Element and its Environmental Documentation to remain compliant with requirements of the California Department of Housing and Community Development and satisfy the terms of the grant under which the document is prepared.

ATTACHMENTS:

1. 6th Cycle 2023-2031 McFarland Housing Element

2. Initial Study and Negative Declaration for 2023 – 2031 Housing Element

3. Planning Commission Resolution Recommending the Housing Element

4. City Council Resolution on the Housing Element
RESOLUTION NO. 2022-0129
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MCFARLAND APPROVING THE 6TH CYCLE 2023-2031 MCFARLAND HOUSING ELEMENT AND THE ACCOMPANYING INTIAL STUDY AND NEGATIVE DECLARATION.

WHEREAS, California Government Code Sections 65580-65589.9 require cities to prepare a Housing Element as a component of each city's General Plan and to revise it regularly on a schedule set forth by the California Department of Housing and Economic Development (HCD); and
WHEREAS, the City Council initiated an update to the Housing Element of the General Plan and prepared proposed revisions to the Housing Element for the 2023-2031 Cycle (entitled "6th Cycle 2023- 2031 McFarland Housing Element"), which replaces the Housing Element that covered the period 2015 to 2023; and
WHEREAS, the 6th Cycle 2023-2031 McFarland Housing Element sets forth the housing policies for the City, facilitated the preservation and development of housing, and established programs to accommodate the City's share of the regional housing need in Kern County, California; and WHEREAS, the 6th Cycle 2023-2031 McFarland Housing Element complies with the requirements of State law; and
WHEREAS, in accordance with Government Code Section 65583, the City finds that the 6th Cycle 2023-2031 McFarland Housing Element complies with the duty to Affirmatively Further Fair Housing; and
WHEREAS, the City of McFarland has been assigned an allocation of 244 new housing units as its share of the regional housing need assessment (RHNA) in Kern County, California; and WHEREAS, in accordance with Government Code Section 65583.2, the City finds, based on the assessment in the 6th Cycle 2023-2031 McFarland Housing Element that there are no impediments to additional residential development during the period covered by the housing element on proposed housing sites identified in the site inventory to accommodate the lower income RHNA allocations; and WHEREAS, the 6th Cycle 2023-2031 McFarland Housing Element conforms to the purposes, intent, and provisions of all the Elements of the City's General Plan; and WHEREAS, the 6th Cycle 2023-2031 McFarland Housing Element conforms with the public necessity, convenience, and general welfare and will not have an adverse impact on the General Plan or any other plans being created by the City; and
WHEREAS, the McFarland Planning Commission conducted a public hearing on November 29, 2022 as a supplement to six previous public participation events during preparation of the General Plan and General Plan EIR in which public discussions covered housing needs, issues, people’s aspirations, and potential solutions; and
WHEREAS, the McFarland Planning Commission, on November 29, 2022 recommended that the City Council approve and adopt the 6th Cycle 2023-2031 McFarland Housing Element to replace the 2015-2023 Housing Element; and
WHEREAS, the City Council held an additional public hearing on December 8, 2022 on the 6th Cycle 2023-2031 McFarland Housing Element;
NOW, THEREFORE, BE IT RESOLVED, that the McFarland City Council hereby approves and adopts the 6th Cycle 2023-2031 McFarland Housing Element to replace the 2015-2023 Housing Element of the General Plan.
1) The Housing Element is in the best interest of the City. 2) The Housing Element will assist the City in satisfying the requirements and be in compliance with the State California Law.
3) The 6th Cycle 2023-2031 McFarland Housing Element is hereby adopted and put into effect. 4) The City Clerk shall certify to the passage and adoption of this resolution. 5) This resolution is effective immediately.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of McFarland on the 8th day of December 2022 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

BY ORDER OF THE CITY COUNCIL OF THE CITY OF MCFARLAND.

Attest: Approved:

Francisca Alvarado, City Clerk Sally Tafoya, Mayor
Attachments:

1. 6th Cycle 2023-2031 McFarland Housing Element

2. Initial Study and Negative Declaration for 2023 – 2031 Housing Element

3. Planning Commission Resolution Recommending the Housing Element

4. City Council Resolution on the Housing Element
Welcome
McFarland!
Bienvenidos!
Housing Element Update | Public Meeting
Actualización del Plan General | Reunión de la Comunidad November 29, 2022
Good evening; and thank you all for taking the time to be here tonight.

This is a public meeting to cap off the preparation and review of the new 6th Cycle McFarland Housing Element.
1 Housing Element Prepared by
De Lapide & Associates, Inc. ([email protected] | 510-381-9719) Dr. Cornelius Nuworsoo, Principal
He is also a Professor of Transportation and Land Use Planning California Polytechnic State University. San Luis Obispo Agenda

1. Introduction (5 mins)
a) Project Overview

2. Draft Housing Element Presentation (25 mins)
a) Consistency with Other Elements
b) Public Participation
c) 5th Cycle Accomplishments
d) 6th Cycle Opportunities
e) Constraints

3. Affirmatively Fair Housing (5 mins)

4. Initial Study / Negative Declaration (5 mins)

5. Community Feedback Session (45 mins)

6. Conclusion / Next Steps (5 mins)
On today's agenda, we will conduct an overview of the project referred to as the new Housing Element. Then we will explain how it relates to other elements of the General Plan and recap the series of previous public meetings related to this project.

Next, we will spend much of the presentation looking into what the previous Housing Element Accomplished and the Opportunities for meeting the requirements for the new Housing Element.

Then we will summarize how the City’s actions on housing foster fair housing and explain the environmental document prepared for the new Housing Element Finally, we will open the floor for public feedback after which we will outline next steps in the process.
2 Project Overview
California Government Code Section 65302(c) mandates that cities develop Housing Elements as part of their General Plans.

The code requires that Housing Elements identify and analyze both existing and projected housing needs and articulate statements of each jurisdiction’s goals, policies, quantified objectives and programs for preservation, improvement, and development of housing.

In adopting its Housing Element, a city must consider economic, environmental, and fiscal factors, as well as community goals as set forth in the General Plan, in accordance with California Government Code Section 65580 et. seq. 3 6th Cycle 2023-2031 McFarland Housing
Element
The project is the 6th Cycle 2023 to 2031 McFarland Housing Element.

The proposed Housing Element is made available to the General Public. The electronic copies of the documents are accessible at the City’s website; hard copies are at City Hall (401 West Kern Ave. McFarland, CA 93250).

Its environmental documentation is an initial Study, which tiers upon the Program EIR of the 2040 McFarland General Plan for the evaluation of potential environmental impacts expected to result from adoption of the 6th Cycle 2023 to 2031 McFarland Housing Element..
4 Consistency with Other
Elements of the General Plan
Now let us review the project’s Consistency with Other
Elements of the General Plan.

State law requires that all portions of the General Plan be internally consistent.
5 Land Use Housing Safety Environmental
Justice
Air
Quality
Public
Facilities Community Design
Circulation Open Space Noise Conservation Health Economic Development
Sustainable
Agriculture
Required Elements
Community
Plan
General Plan Elements
The City of McFarland’s adopted new 2040 General Plan consists of fourteen elements. These include the original mandated elements on land use, circulation, housing, conservation, open space, noise, and safety.

The Plan also includes Environmental Justice and Air Quality elements as mandated by Senate Bill 100 for disadvantaged communities.

For further depth, the General Plan has five optional elements including economic development, public services and facilities, community design, health, and sustainable agriculture.
6 Consistency
This Housing Element builds upon the other elements and is consistent with the policies in the General Plan. For example, the Housing Element incorporates residential development capacities established in the land Use Element and discussion of infrastructure and public services based upon information from the land Use and Public Facilities Elements.

As the Housing Element is updated through time, it should maintain internal consistency with the General Plan.
7 Public Participation
Now a recap of public participation . . .

During the General Plan process, cities and counties in California must provide opportunities to involve residents in the community planning process to ensure that policies reflect the current goals of the community.
8 Previous Public Meetings
Meeting/Reunion 1
October 24th
Meeting/Reunion 2
November 14th
Meeting/Reunion 3
February 17th
This housing element is a product of broad community participation in the form of:  Four community workshops (10/24/2019, 11/24/2019, 2/20/2020, and 3/11/2020), and one hearing held jointly with Council Meeting (8/26/2021) to gather input on existing housing needs, housing conditions, opportunities and constraints, and other housing issues and concerns;  Two additional public hearings are scheduled for the draft 6th Cycle Housing Element, one today at Planning Commission Meeting (11/29/2022) and another at City Council Meeting (12/8/2022) for discussion, recommendations, and ultimate approval of the Housing Element.
9 Previous Public Meetings
Meeting/Reunion 1
October 24th
Meeting/Reunion 2
November 14th
Meeting/Reunion 3
February 17th
A broad cross-section of residents in terms of ethnicity, income level, and occupation attended the meetings for which there were Spanish translations and Spanish versions of materials.

Discussions at these workshops and meetings indicate that housing for families and farmworkers is a concern and both single-family and single-room occupancy units are desired Residents of McFarland also support infill development that is affordable by design in the downtown core of McFarland. This update of the Housing Element captures these community aspirations for housing.
10 5
th Cycle 2015-2023 RHNA
Now onto a review of the outgoing Housing Element . . .

State housing element law assigns the responsibility for preparing the Regional Housing Needs Assessment (RHNA) to California councils of governments (COGs).

Kern Council of Governments (Kern COG) is responsible for the Kern County region, which undertakes the RHNA process prior to each housing element cycle.

For the previous 5th Cycle, Kern COG allocated 311 housing units to the City of McFarland, broken down into the four income groups labeled very low, low, moderate, and above moderate.
11 RHNA Allocations Met and Unmet
Income
Category
2015 - 2023
RHNA
(Dwelling
Units)
Completed in 5th
Cycle
Under
Construction
Percent
of RHNA
to be
Met
Very low1
93 13 80 0%
Low2
73 55 25%
Moderate 66 0 100%
Above
Moderate
79 245 -210%
Total 311 313 80 -26%
This Table illustrates the City of McFarland’s compliance with the current 2015-2023 housing need allocations.
1 Milestone Housing broke ground in 2022. Its expected
completion of 80 assisted housing units is in 2023;
2 Kendrea Place (at 1020 Kendrea Pl) was completed in
2020; it includes rentals and privately owned, 3- to 4- bedroom single family homes; occupants are Agoriented workers whose rents are based on salaries in the Ag sector. Rentals range from $280 monthly and
above.
12 RHNA Allocations Met and Unmet
0 50
100
150
200
250
300
350
400
450
Very low1 Low2 Moderate Above Moderate Total
2015-2023 Allocated vs Completed Housing Units
2015 - 2023 RHNA (Dwelling Units) Completed by 2022 To Complete in 5th Cycle This Chart shows the City of McFarland’s compliance with the current 2015-2023 housing need allocations. Orange bars show the numbers assigned to McFarland.

Brown bars show what the City accomplished by 2022, and the grey bars shows projected completion at the end of the 5th cycle..

Overall, indications are McFarland is on track to meet its total allocation for this 2015-2023 cycle when the new Milestone Housing project is completed in 2023. 13 2015-2023 Conclusions
0 50
100
150
200
250
300
350
400
450
Very low1 Low2 Moderate Above Moderate Total
2015-2023 Allocated vs Completed Housing Units
2015 - 2023 RHNA (Dwelling Units) Completed by 2022 To Complete in 5th Cycle The City produced mainly low-income and above moderate-income housing units.

These categories fill the gap in the types of housing where the City came short in the 4 th Cycle.

In the 5th Cycle, the City was short on moderate-income housing (sometimes termed middle-income housing), which seems difficult for many jurisdictions in California to produce.

For the future, however, McFarland has tremendous opportunity in the potential for accessory dwelling units to meet additional needs for low- and moderate-income housing.
14 6
th Cycle 2015-2023 RHNA
A look at the new Housing Element . . .

The current RHNA is for the sixth housing element cycle and covers a period of eight and a half years from June 30, 2023 through December 31, 2031.

Consistent with state law, McFarland’s 6th Cycle Housing Element plans to accommodate the City’s fair share of affordable housing in four required affordability groups.
15 2023-2031 RHNA
0 20
40 60
80 100
120
140
Very low Low Moderate Above Moderate
2023 - 2031 Regional Housing Allocation
For the 2023 to 2031 housing cycle, Kern COG assigned 244 units across the four income levels labeled as Very Low, Low, Moderate, and Above Moderate out of 57,650 total housing units to all its jurisdictions.

McFarland’s 6th Cycle 2023 to 2031 Housing Element narrowed its focus on the location of new housing development onto the downtown and immediate vicinities as the most accessible and most location-efficient areas for relatively short-term housing development.
16 Inventories of
Available
Sites
Vacant
A quick look at the opportunities for new housing beginning with vacant SITES . . .

Inventories of available sites in the 2040 General Plan indicate sufficient space to accommodate the City’s housing needs.

Vacant parcels with residential development opportunities in the downtown alone that are designated for housing development can accommodate 36 additional moderate and above moderate housing units. The map shows these parcels with white background
Then there are swaths of residential lands to the west and south of downtown.

Showing in yellow and orange.
17 Elmo Highway
Sherwood Ave
Inventories of Available Sites – Mixed Use
Mixed Use Areas
The Housing Element designates mixed-use development at such strategic locations as the City’s downtown and along major arterial streets. The map shows these parcels with brown background
The 2040 General Plan identified 56 acres of land across 25 parcels in the downtown area for conversion to mixed-use (that is housing and commercial mixed development) for low, very low, moderate, and above moderate-income housing.

It is particularly notable that two of the parcels that are vacant are relatively large and can accommodate mixed-use, specific plan centers for 223 additional units. 18 Inventories of
Available
Sites
ADU
Accessory Dwelling Units .. . .

Residential lots with potential to comfortably develop affordable accessory dwelling units (ADU) have the potential to generate 117 such units in the downtown area. The map shows these parcels with pink background
The analysis points to the conclusion that the number of units possible in the downtown area, the location of sites, and the affordability of units to build can accommodate lower, moderate, and above moderate income RHNA allocations and result in a favorable assessment of fair housing in McFarland. 19 Concluding Assessment
In summary, implementation of the programs in the Housing Element would provide sufficient housing sites to accommodate the City’s fair share of housing in various affordability brackets especially in the infill sites of downtown as well as mixed-use and ADU sites where infrastructure is readily available.

Implementation will increase development densities in the target areas and support the use of non-motorized, alternative modes of transport.

It will also enhance availability of affordable housing especially with programs to expedite processing of development applications in the target areas. For instance, consolidation of adjacent parcels to create unified development sites would occur under a simple administrative review process that is concurrent with application review.
20 Affirmatively Fair Housing
Fair Housing . . .

Effective January 1 2021, Government Code section 65583, subdivision (c)(10)(A) requires Housing Elements to include an assessment of fair housing to include discussion of four thematic areas:
a) Integration and segregation patterns and trends
b) Racially or ethnically concentrated areas of poverty c) Disparities in access to opportunity
d) Disproportionate housing needs within the
jurisdiction, including displacement risk.
21 Assessment
of Fair
Housing
Assessment
While there are no development proposals in the 2040 General Plan and its housing section that would cause disproportionate housing needs within the jurisdiction or create the risk of displacing segments of the population, the City has been typically below the recommended vacancy rate of 5 percent, which would indicate that McFarland residents have limited housing choice and mobility and could be susceptible to displacement risks that low vacancy rates could trigger. While such risks may be greater for households in the lower-income segments from price competition, the City has steadfastly kept the production of lowerincome housing at par with its allocations over the previous two cycles. And the incidence of homelessness is rare in the City.

The analysis points to a favorable assessment of fair housing in McFarland. 22 Initial Study / Negative Declaration
Environmental Documentation for the New Housing Element . . . .

The California Office of Planning and Research (OPR) issued a Technical Advice Series (OPR, December 2004 Edition) to clarify aspects of the California Environmental Quality Act.

According to the Technical Advice:

CEQA Guidelines § 15152 and § 21083.3 of the Public Resources Code allow a Negative Declaration to be adopted when an EIR has previously been prepared for a program, policy, plan or ordinance. The later project must be consistent with that program or other action and must not result in any significant effects which were not examined in that previous EIR. In order to tier from an EIR, the later project must be consistent with the general plan and zoning of the applicable city or county.

In this case, the EIR for the 2040 General Plan is the previous EIR and the 6th Cycle Housing Element is the later project
23 Tier off
General Plan
EIR
Consistent with the Technical Advice, the Initial Study & Negative Declaration for the 6th Cycle Housing Element
tiers upon the Program EIR of the General Plan.

The policies and programs of the 6th Cycle 2023 to 2031 Housing Element are consistent with the General Plan
programs and actions and the Housing Element contains
no new proposals which would result in any significant
effects that were not examined in the General Plan EIR. 24 Determination
Based on the evaluation in the Initial Study and the Final Program EIR for the 2040 McFarland General Plan,
McFarland Planning and Community Development
Department . . . .
. . . finds that the proposed project COULD NOT have a
significant effect on the environment, and a NEGATIVE
DECLARATION is hereby recommended.
25 Public Feedback
Thank You!
It is time for Questions & Comments from the public on the new Housing Element . . . . 26 Next Steps
For next steps . . . . .

The following other activities are anticipated:
o The Draft Housing Element to be reviewed by the State Department of Housing and Community Development (HCD). All comments provided by HCD would be addressed
o Final submission of the revised Housing Element to HCD for certification. 27 i

CITY OF MCFARLAND
2023 – 2031 Housing Element
Draft Update
Submitted by the City of McFarland
10/30/2022

Prepared by:

De Lapide & Associates, Inc.
[email protected]

ii
Acknowledgments
City Council
Sally Tafoya, Mayor
Maria T. Perez, Mayor Pro-Tem
Amador Ayon, Councilmember
Saul Ayon, Councilmember
Ricardo Cano, Councilmember
Planning Commission
Marco Martinez, Chairman
Jose Hernandez, Vice Chairman
Luis Sarabia, Commissioner
Jimmie White, Commissioner
Jose L. Hernandez, Commissioner
Planning Staff
Larry Ronk, Community Development Director
Brianahi De Leon, City Planner
Ron Brummett, Planning Consultant
iii
Table of Contents
Acknowledgments ........................................................................................................................................ ii City Council ............................................................................................................................................... ii Planning Commission................................................................................................................................ ii Planning Staff............................................................................................................................................ ii List of Tables................................................................................................................................................vii List of Figures............................................................................................................................................... ix City Council Resolution ................................................................................................................................. x Housing Element Update Guidance.............................................................................................................xii Attachment 2: Completeness Checklist...................................................................................................xii

1.0 Introduction ............................................................................................................................................ 1

1.1 Community Context............................................................................................................................ 1

1.2 Public Participation............................................................................................................................. 2

1.3 Consistency with Other Elements of the General Plan....................................................................... 2

1.4 Organization of the Element............................................................................................................... 3

2.0 Housing Needs Assessment.................................................................................................................... 4

2.1. Population Characteristics................................................................................................................. 4

2.1.1 Population Growth Trends........................................................................................................... 4

2.1.2 Age ............................................................................................................................................... 4

2.1.3 Race and Ethnicity........................................................................................................................ 5

2.1.4 Conclusion.................................................................................................................................... 5

2.2 Employment Trends............................................................................................................................ 6

2.2.1 Current Employment ................................................................................................................... 6

2.2.2 Projected Job Growth .................................................................................................................. 7

2.2.3 Jobs-Housing Balance .................................................................................................................. 8

2.2.4 Conclusion.................................................................................................................................... 9

2.3 Household Characteristics.................................................................................................................. 9

2.3.1 Growth in Households ................................................................................................................. 9

2.3.2 Household Composition and Size .............................................................................................. 10

2.3.3 Household Income..................................................................................................................... 11

2.3.4 Conclusion.................................................................................................................................. 12

2.4 Characteristics of the Housing Stock ................................................................................................ 13 iv

2.4.1 Housing Types and Growth........................................................................................................ 13

2.4.2 Housing Age and Conditions...................................................................................................... 14

2.4.3 Housing Tenure.......................................................................................................................... 15

2.4.4 Vacancy ...................................................................................................................................... 16

2.4.5 Housing Cost .............................................................................................................................. 16

2.4.6 Affordability and Overpayment................................................................................................. 18

2.4.7 Overcrowding............................................................................................................................. 19

2.4.8 Conclusion.................................................................................................................................. 19

2.5 Special Housing Needs...................................................................................................................... 19

2.5.1 Elderly ........................................................................................................................................ 20

2.5.2 Large Households....................................................................................................................... 21

2.5.3 Female Headed Households...................................................................................................... 22

2.5.4 Persons with Disabilities............................................................................................................ 23

2.5.5 Farmworkers.............................................................................................................................. 25

2.5.6 Homeless.................................................................................................................................... 27

2.5.7 Extremely Low-Income Households .......................................................................................... 28

2.6 Assisted Housing At-Risk of Conversion............................................................................................ 28

2.6.1 Inventory of Potential At-Risk Units .......................................................................................... 28

2.6.2 Risk of Conversion...................................................................................................................... 30

2.7 Future Growth Needs ....................................................................................................................... 30

2.7.1 Overview of the Regional Housing Needs Allocation ................................................................ 30

3.0 Resources for Residential Development............................................................................................... 32

3.1 Land Availability ............................................................................................................................ 32

3.1.1 Vacant Residential Parcels......................................................................................................... 32

3.1.2 Mixed Use Development ........................................................................................................... 33

3.1.3 Accessory Dwelling Unit Potential ............................................................................................. 33

3.2 Financial Resources....................................................................................................................... 33

3.2.1 Federal and State Resources...................................................................................................... 34

3.2.2 Local Resources.......................................................................................................................... 37

4.0 Constraints............................................................................................................................................ 38

4.1 Governmental Constraints................................................................................................................ 38

4.1.1 Land Use Controls...................................................................................................................... 38 v

4.1.2 Residential Development Processing Procedures ..................................................................... 45

4.1.3 Development Fees..................................................................................................................... 46

4.1.4 Regional Constraints.................................................................................................................. 48

4.1.5 Accessory Dwelling Units........................................................................................................... 48

4.2 Non-Governmental Constraints........................................................................................................ 50

4.2.1 Fiscal Constraints....................................................................................................................... 50

4.2.2 Citizen Behavior......................................................................................................................... 51

4.2.3 Environmental Constraints........................................................................................................ 51

4.2.4 Infrastructure and Public Facilities ............................................................................................ 53

5.0 Energy Conservation Opportunities...................................................................................................... 55

5.1 Planning and Land Use...................................................................................................................... 55

5.2 Energy Efficient Practices and Technologies .................................................................................... 56

6.0 Housing Action Plan.............................................................................................................................. 57

6.1 Affordable Housing Supply ............................................................................................................... 57

6.2 Conservation and Rehabilitation ...................................................................................................... 59

6.3 At-Risk Units...................................................................................................................................... 59

6.4 Special Needs.................................................................................................................................... 60

6.5 Energy Conservation......................................................................................................................... 61

6.6 Equal Opportunity Housing............................................................................................................... 63

6.7 Quantified Objectives....................................................................................................................... 64

7.0 Appendices............................................................................................................................................ 66

7.1 Appendix A: Evaluation of 2015 Housing Element ........................................................................... 66

7.1.1 Program Evaluation.................................................................................................................... 66

7.1.2 Appropriateness of Goals and Policies ...................................................................................... 66

7.1.3. Progress in Meeting Quantified Objectives.............................................................................. 66

7.1.4. Effectiveness in Addressing Special Needs Populations........................................................... 78

7.1.5. Shortfall of Sites from the 5th Cycle Planning Period................................................................ 78

7.2 Appendix B: Residential Land Inventory........................................................................................... 81

7.2.1 Vacant Land................................................................................................................................ 81

7.2.2 Mixed-Use Development........................................................................................................... 83

7.2.3 Accessory Dwelling Unit Potential ............................................................................................. 83

7.2.4 Conclusions on Inventory of Residential Opportunities............................................................ 91 vi

7.3 Appendix C: Affirmatively Furthering Fair Housing .......................................................................... 93

7.3.1 Outreach .................................................................................................................................... 93

7.3.2 Assessment of Fair Housing ....................................................................................................... 93

7.3.3 Sites Inventory ......................................................................................................................... 111

7.3.4 Identification of Contributing Factors...................................................................................... 112

7.3.5 Goals and Actions .................................................................................................................... 117

7.4 Appendix D: Development Fees...................................................................................................... 118

SCHEDULE OF USER AND REGULATORY FEES - LAND DEVELOPMENT AND ENCROACHMENT PERMIT FEES .......................................................................................................................................................... 129 SCHEDULE OF USER AND REGULATORY FEES - ANIMAL LICENSING AND REGULATION FEES.......... 132

8.0 References.......................................................................................................................................... 134 vii
List of Tables
Table 2-1: Population Growth Trends - McFarland City vs. Kern County, 2000-2019.................................. 4 Table 2-2: Age Distribution - McFarland City vs. Kern County, 2019............................................................ 5 Table 2-3: Population by Race/Ethnicity - McFarland City vs. Kern County, 2019 ....................................... 5 Table 2-4: Labor Force and Employment Rates - McFarland City vs. Kern County, 2019 ............................ 6 Table 2-5: Distribution of Employment by Occupation and Median Income – McFarland City, 2019......... 7 Table 2-6: Protected Job Growth by Occupation from 2018 to 2028 - Bakersfield Metropolitan Statistical Area 8 Table 2-7: Jobs to Housing Ratios – McFarland City vs. Kern County, 2019................................................. 9 Table 2-8: Household Growth Trends – McFarland City, 2000 to 2019 ..................................................... 10 Table 2-9: Household Composition – McFarland City vs. Kern County, 2019 ............................................ 10 Table 2-10: Distribution of Household Sizes – McFarland City vs. Kern County, 2019............................... 11 Table 2-11: Household Income – McFarland City, 2019............................................................................. 11 Table 2-12: Comparative Median Household Incomes - Kern County and Cities, 2019............................. 12 Table 2-13: Median Income Distribution of Household Income Groups – McFarland City, 2019.............. 12 Table 2-14: Housing Unit Type - McFarland City vs. Kern County, 2019 .................................................... 13 Table 2-15: Age Distribution and Growth of Housing Stock – McFarland City, 2019................................. 14 Table 2-16: Trends in Housing Conditions – McFarland City, 2012 to 2019............................................... 15 Table 2-17: Trends in Housing Tenure of Occupied Units – McFarland City, 2000 to 2019....................... 16 Table 2-18: Comparative Home Values – Kern County and Cities, 2000 to 2019 ...................................... 17 Table 2-19: Distribution of Contract Rent Payments – McFarland City, 2019............................................ 18 Table 2-20 Percent of Household Income Spent on Housing – McFarland City, 2019............................... 18 Table 2-21: Overcrowding - McFarland City vs. Kern County, 2019 ........................................................... 19 Table 2-22: Households by Age of Householder – McFarland City, 2000 to 2019 ..................................... 20 Table 2-23: Householder by Tenure and Age – McFarland City, 2019 ....................................................... 20 Table 2-24: Number of Rooms per Occupied Housing Unit by Tenure – McFarland City, 2019 ................ 22 Table 2-25 Persons per Occupied Housing Unit by Tenure – McFarland City, 2019 .................................. 22 Table 2-26: Occupied Housing Units by Household Type by Tenure – McFarland City, 2019.................... 23 Table 2-27: Comparative Characteristics of Householders – McFarland City, 2019 .................................. 23 Table 2-28: Population with Disability – McFarland City, 2019.................................................................. 24 Table 2-29: Top 10 Agricultural Products by Rank - Kern County, 2018 & 2019 ........................................ 26 Table 2-30: Estimates of Employed Populations by Sector – McFarland City vs. Kern County, 2019........ 27 Table 2-31: Inventory of Assisted Affordable Housing Developments – McFarland City, 2022................. 29 Table 2-32: Shares of Households vs. RHNA Allocations by Income Groups – McFarland City, 2019........ 31 Table 3-1: Capacity of Vacant Residential Lands – McFarland City, 2022 .................................................. 33 Table 3-2: Additional Federal, State, and Private Financial Resources....................................................... 34 Table 4-1: McFarland General Plan Residential Land Use Designations .................................................... 39 Table 4-2: Residential & Commercial Zoning – McFarland City, 2019........................................................ 39 Table 4-3: Development Standards in McFarland Zoning Code ................................................................. 40 Table 4-4: Allowed Residential Development by Zone – McFarland City, 2019......................................... 40 Table 4-5: Parking Space & Street Width Standards .................................................................................. 43 Table 4-6: Typical Permit Processing Time Requirements – McFarland City, 2019.................................... 46 Table 4-7: Fees that Affect Housing Production – McFarland City, 2021................................................... 47 viii
Table 4-8: Sewer Capacity and Projected Sewer Demand.......................................................................... 54 Table 6-1: Comparison of RHNA Allocations Met and Unmet by Income Groups in McFarland ............... 64 Table 6-2: Quantified Housing Need in McFarland for 2023-2031 Cycle ................................................... 64 Table 6-3: 2023-2031 Housing Need Allocation in Kern County ................................................................ 65 Table A-1: Evaluation of Programs in 2015 Housing Element - City of McFarland..................................... 67 Table A-2: Appropriateness of 2015 McFarland Housing Element Goals and Policies............................... 73 Table A-3a. Progress in Achieving Quantified Objectives (All Incomes)..................................................... 76 Table A-3b. Progress in Achieving Quantified Objectives (Lower Incomes) – Under Construction ........... 76 Table A-3c. Progress in Achieving Quantified Objectives (Lower Incomes) – Completed ADUs................ 76 Table A-4: Residential Permits - City of McFarland, 2015 through 2022 ................................................... 77 Table A-5: Residential Affordability Levels by Income Group in McFarland .............................................. 78 Table B-1: Summary of 2023-2031 RHNA Allocations to McFarland.......................................................... 81 Table B-2: Capacity of Vacant Residential Lands and Other Residential Potential – McFarland City, 202282 Table B-3: Summary of Residential Land Use Potential within 2040 McFarland General Plan.................. 84 Table B-4: Inventory of Vacant Residential Sites in Central McFarland (2022).......................................... 85 Table B-5: Inventory of Sites in Central McFarland for Mixed-Use Development (2022).......................... 85 Table B-6: Inventory of Parcels in Central McFarland with Potential for Accessory Dwelling Units (2022)87 Table C-1: Population by Race/Ethnicity - McFarland City vs. Kern County, 2019 ..................................... 94 Table C-2: Labor Force and Employment Rates - McFarland City vs. Kern County, 2019 ........................ 102 Table C-3: Distribution of Employment by Occupation and Median Income – McFarland City, 2019..... 103 Table C-4: Protected Job Growth by Occupation from 2018 to 2028 - Bakersfield Metropolitan Statistical Area .................................................................................................................................................................. 104 Table D-1: Consolidated List of Fees in McFarland.................................................................................. 118 ix
List of Figures
Figure 2-1: Age Distribution of Housing Stock – McFarland City, 2019...................................................... 15 Figure 2-2: Median Household Income vs. Median Home Value – McFarland City, 2000-2019................ 17 Figure 4-1: Environmental Constraints Map–Prime Agricultural Lands under Williamson Act Contract... 52 Figure 4-2: Environmental Constraints Map–Floodable Areas................................................................... 52 Figure 4-3: Environmental Constraints Map–Swainson’s Hawk (threatened species) Habitat Suitability. 53 Figure B-1: Traffic Analysis Zones (TAZ) in McFarland and Sphere of Influence ........................................ 83 Figure B-2: Opportunities for Housing in Central McFarland ..................................................................... 92 Figure C-1: 2010 Concentrations of Hispanic Population by Census Block in McFarland and its Region .. 95 Figure C-2: 2020 Concentrations of Hispanic Population by Census Block in McFarland and its Region .. 96 Figure C-3: 2010 Concentrations of Poverty by Census Block in McFarland and its Region ...................... 98 Figure C-4: 2020 Concentrations of Poverty by Census Block in McFarland and its Region ...................... 99 Figure C-5: 2010 Concentrations of Housing Cost Burdens by Census Block in McFarland and its Region100 Figure C-6: 2020 Concentrations of Housing Cost Burdens by Census Block in McFarland and its Region101 Figure C-7: 2010 Incidence of Unemployment by Census Block in McFarland and its Region................. 105 Figure C-8: 2020 Incidence of Unemployment by Census Block in McFarland and its Region................. 106 Figure C-9: 2010 Incidence of Housing Vacancy by Census Block in McFarland and its Region............... 108 Figure C-10: 2020 Incidence of Housing Vacancy by Census Block in McFarland and its Region ............ 109 Figure C-11: 2010 Incidence of Hazardous Waste by Census Block in McFarland and its Region............ 113 Figure C-12: 2020 Incidence of Hazardous Waste by Census Block in McFarland and its Region............ 114 Figure C-13: 2010 Incidence of Toxic Release by Census Block in McFarland and its Region.................. 115 Figure C-14: 2020 Incidence of Toxic Release by Census Block in McFarland and its Region .................. 116 x
City Council Resolution
To be added . . . .
xi
xii
Housing Element Update Guidance
Attachment 2: Completeness Checklist

HOUSING ELEMENT COMPLETENESS CHECKLIST
A Quick Reference of Statutory Requirements for
Housing Element Updates
Updated 1/2021
The purpose of this completeness checklist is to assist local governments in the preparation of their housing element. It includes the statutory requirements of Government Code section 65580 – 65588. Completion of this checklist is not an indication of statutory compliance but is intended to provide a check to ensure that relevant requirements are included in the housing element prior to submittal to the Department of Housing and Community Development pursuant to Government Code section 65585(b). For purposes of the Checklist the term “analysis” is defined as a description and evaluation of specific needs, characteristics, and resources available to address identified needs.

For technical assistance on each section visit California Housing and Community Development Building Blocks Technical Assistance (https://www.hcd.ca.gov/communitydevelopment/building-blocks/index.shtml) Housing Element Completeness Checklist 1/1/2021 xiii
Public Participation
Checklist
Government Code section 65583, subdivision (c)(8)
Description of Requirement Page
Number
Description of the diligent efforts the jurisdiction made to include all economic segments of the community and/or their representatives in the development and update of the housing element
2 Summary of the public input received and a description of how it will be considered and incorporated into the housing element. 2 Review and Revise
Government Code section 65588, subdivision (a)
Description of Requirement Page
Number
Progress in implementation – A description of the actual results or outcomes of the previous element’s goals, objectives, policies, and programs (e.g. what happened).
66-78
Effectiveness of the element – For each program, include an analysis comparing the differences between what was projected or planned in the element and what was achieved.
66, 67-72
Appropriateness of goals, objectives, policies, and programs –A description of 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. (e.g. continued, modified, or deleted.) 66, 73-75
Special needs populations – Provide a description of how past programs were effective in addressing the housing needs of the special populations. This analysis can be done as part of describing the effectiveness of the program pursuant to (2) if the jurisdiction has multiple programs to specifically address housing needs of special needs populations or if specific programs were not included, provide a summary of the cumulative results of the programs in addressing the housing need terms of units or services by special need group. 66, 75, 76
AB 1233 – Shortfall of sites from the 5th cycle planning period – Failure to implement rezoning required due to a shortfall of adequate sites to accommodate the 5th cycle planning period RHNA for lower-income households triggers the provisions of Government Code section 65584.09. 32, 78, 81
Comments:

Besides, the key pages indicated in this checklist, there are other descriptions and analyses of these topics throughout the document.

Housing Element Completeness Checklist 1/1/2021 14
Housing Needs Assessment – Quantification and Analysis of Need Government Code section 65583, subdivision (a)(1)(2) and section 65583.1, subdivision (d)
For information on how to credit reductions to RHNA See “Housing Element Sites Inventory Guidebook” at HCD’s technical assistance memos (https://www.hcd.ca.gov/communitydevelopment/housing-element/housing-element-memos.shtml) Description of Requirement Page
Number
Population (e.g., by age, size, ethnicity, households by tenure) and employment trends 1-9
Household characteristics including trends, tenure, overcrowdings and severe overcrowding 9-15, 19
Overpayment by income and tenure 15-19
Existing housing need for extremely low-income households 28 Projected housing needs: Regional Housing Needs Allocation (RHNA) by income group, including projected extremely low-income households 64-65 Housing stock conditions, including housing type, housing costs, vacancy rate 13-19 Estimate of the number of units in need of replacement and rehabilitation 57-60 Identification and Analysis of the Housing Needs for Special Needs Populations
Government Code section 65583, subdivision (a)(7)
Description of Requirement Page
Number
Elderly 20
Persons with Disabilities, including Developmental Disabilities 23 Large Households 21
Farmworkers (seasonal and permanent) 25
Female Headed Households 22
Homeless (seasonal and annual based on the point in time count 27 Optional: Other (e.g. students, military) 28
Comments:

Commensurate with Housing Needs assessments for Special Needs Populations, there are policies and programs directed at these groups.

Housing Element Completeness Checklist 1/1/2021 15
Affirmatively Further Fair Housing - An Assessment of Fair Housing – Required for Housing Element due after 1/1/2021.

Government Code section 65583, subdivision (c)(10)(A)
Part 1 Outreach
Description of Requirement Page
Number
Does the element describe and incorporate meaningful engagement that represents all segments of the community into the development of the housing element, including goals and actions?
2, 93
Part 2 Assessment of Fair Housing
Description of Requirement Page
Number
Does the element include a summary of fair housing enforcement and capacity in the jurisdiction? 93-117
The element must include an analysis of these four areas:

Integration and segregation patterns and trends 93-97
Racially or ethnically concentrated areas of poverty 97-101 Disparities in access to opportunity 102-106
Disproportionate housing needs within the jurisdiction, including displacement risk 107-111
Each analysis should include these components:
■Local: Review and analysis of data at a local level
■ Regional impact; Analysis of local data as it compares on a regional level ■ Trends and patterns: Review of data to identify trends and patterns over time ■ Other relevant factors, including other local data and knowledge ■ Conclusion and findings with a summary of fair housing issues Part 3 Sites Inventory
Description of Requirement Page
Number
Did the element identify and evaluate (e.g., maps) the number of units, location and assumed affordability of identified sites throughout the community (i.e., lower, moderate, and above moderate income RHNA) relative to all components of the assessment of fair housing?
111-112
Did the element analyze and conclude whether the identified sites improve or exacerbate conditions for each of the fair housing areas (integration and segregation, racially and ethnically concentrated areas of poverty, areas of opportunity, disproportionate housing needs including displacement)? 112
Comments: Appendix B has additional details on residential land inventory. It includes table and maps of actual sites on pages 81 through 92
Housing Element Completeness Checklist 1/1/2021 16
Part 4 Identification of Contributing Factors
Description of Requirement Page
Number
Did the element identify, evaluate, and prioritize the contributing factors to fair housing issues? 112-116
Part 5 Goals and Actions Page
Description of Requirement Page
Number
Did the element identify, goals and actions based on the identified and prioritized contributing factors? 63, 117
Do goals and actions address mobility enhancement, new housing choices and affordability in high opportunity areas, place-based strategies for preservation and revitalization, displacement protection and other program areas? 63, 117
Programs must include the following components:

Actions must be significant, meaningful and sufficient to overcome identified patterns of segregation and affirmatively further fair housing.

Metrics and milestones for evaluating progress on programs/actions and fair housing results.

Affordable Housing Units At-Risk of Conversion to Market Rate Government Code section 65583, subdivision (a)(9)
See Preserving Existing Affordable Housing (https://www.hcd.ca.gov/policyresearch/preserving-existing-affordable-housing.shtml) Description of Requirement Page
Number
Provide an inventory of units at-risk of conversion from affordable to market-rate rents within 10 years of the beginning of the planning period. The inventory must list each development by project name and address, the type of governmental assistance received, the earliest possible date of change from low-income use, and the total number of elderly and nonelderly units that could be lost from the locality’s low-income housing stock in each year. 28-30
Provide an estimate and comparison of replacement costs vs. preservation costs 28-30
Identify qualified entities to acquire and manage affordable housing 37 Identify potential funding sources to preserve affordable housing 33-37 Comments: According to the Kern County Housing Authority and City data, there are no units at risk of converting to market rate during the 2023-2031 time period.

Housing Element Completeness Checklist 1/1/2021 17
Analysis of Actual and Potential Governmental Constraints Government Code section, 65583, subdivisions (a)(5), (a)(4), (c)(1), and section 65583.2, subdivision (c)
See “Accessory Dwelling Unit Handbook” at HCD’s Accessory Dwelling Unit Assistance page (https://www.hcd.ca.gov/policy-research/accessorydwellingunits.shtml) Description of Requirement Page
Number
Land use controls (e.g. parking, lot coverage, heights, unit size requirements, open space requirements, Accessory Dwelling Unit (ADU) requirements, floor area ratios, growth controls (e.g., caps on units or population or voter approval requirements, conformance with the requirements of SB 330), inclusionary requirements, consistency with State Density Bonus Law and Housing Accountability Act, and consistency with zoning and development standard website publication and transparency requirements pursuant to Gov. Code § 65940.1 subd. (a)(1)(B)).
38 Local processing and permit procedures (e.g., typical processing times, permit types/requirements by housing type and zone, decision making criteria/findings, design/site/architectural review process and findings, description of standards [objective/subjective], planned development process). Element should also describe whether the jurisdiction has a process to accommodate SB 35 streamline applications and by-right applications for permanent supportive housing and navigation centers.
45-46
Building codes and their enforcement (e.g., current application of the California Building Code, any local amendments, and local code enforcement process and programs)
44-45
On and Off-Site improvement requirements (e.g., street widths, curbing requirements) 87-88
Fees and other exactions (e.g., list all fees regardless of entity collecting the fee, analyze all planning and impact fees for both single family and multifamily development, provided typical totals and proration to total development costs per square foot, and consistency with fee website publication and transparency requirements pursuant to Gov. Code § 65940.1 subd. (a)(1)(A)). 46-47
Housing for persons with disabilities (e.g. definition of family, concentrating/siting requirements for group homes, reasonable accommodation procedures, application of building codes and ADA requirements, zoning for group homes and community care facilities)
23-24
Analysis of locally-adopted ordinances that directly impact the cost and supply of housing (e.g. inclusionary ordinance, short-term rental ordinance) 38-39 Comments:

Housing Element Completeness Checklist 1/1/2021 18
An Analysis of Potential and Actual Nongovernmental Constraints Government Code section, 65583, subdivision (a)(6)
Description of Requirement Page
Number
Availability of financing 22-27
Price of land 50
Cost of Construction 51
Requests to develop housing below identified densities in the sites inventory and analysis NA
Typical timeframes between approval for a housing development project and application for building permits 45-46
Does the analysis demonstrate the jurisdiction’s action(s) to mitigate nongovernmental constraints that create a gap between planning for housing to accommodate all income levels and the construction of housing to accommodate all income levels? Zoning for a Variety of Housing Types
Government Code section, 65583, subdivisions (a)(4), (c)(1), and subdivision 65583.2 subdivision (c)
Provide an analysis of zoning and availability of sites for a variety of housing types including the following:

Description of Requirement Page
Number
Multifamily Rental Housing 40-42
Housing for Agricultural Employees (permanent and seasonal) (compliance with Health and Safety Code sections 17021.5, 17021.6, and 17021.8 41 Emergency Shelters (including compliance with new development/parking standards pursuant to AB 139/Gov. Code § 65583 subd. (a)(4)(A)). 42 Low Barrier Navigation Centers 40
Transitional Housing 40
Supportive Housing (including compliance with AB 2162, statutes of 2019) 40 Single-Room Occupancy Units 42
Manufactured homes, including compliance with Gov. Code § 65852.3 42 Mobile Home Parks 42
Accessory Dwelling Units 48
Comments:

Housing Element Completeness Checklist 1/1/2021 19
Site Inventory and Analysis
Government Code, section 65583, subdivision (a)(3), section 65583.1, subdivision See “Housing Element Sites Inventory Guidebook” and “Default Density Standard Option” at HCD’s technical assistance memos (https://www.hcd.ca.gov/communitydevelopment/housing-element/housing-element-memos.shtml) See Site Inventory Form (https://www.hcd.ca.gov/community-development/housingelement/docs/Site_inventory_template09022020.xlsm) and Site Inventory Form Instructions (https://www.hcd.ca.gov/community-development/housingelement/docs/Site_inventory_instructions.pdf) Site Inventory – The site inventory must be prepared using the form adopted by HCD.

An electronic copy of the site inventory is due at the time the adopted housing element is submitted to HCD for review and can be sent to [email protected].

Site Inventory
Description of Requirement Page
Number
Sites Inventory Form Listing: Parcel listing by parcel number, size, general plan and zoning, existing uses on non-vacant sites, realistic capacity, level of affordability by income group, publicly owned sites (optional). 81-91
Prior Identified Sites: Address whether sites are adequate to accommodate lower income needs based on identification in the prior planning period for nonvacant sites or two or more for vacant sites. 83-84
Map of sites 92
Did the jurisdiction use the sites inventory form adopted by HCD? Site Inventory Analysis and Methodology
Description of Requirement Page
Number
RHNA Progress: List the number of pending, approved or permitted units by income group based on actual or anticipated sales prices and rents since the beginning of the projection period
81 Environmental Constraints: Address any known environmental or other constraints, conditions or circumstances, including mitigation measures, which impede development in the planning period
51-53
Appropriate density: Identification of zoning to accommodate RHNA for lowerincome households:
• Identify zones meeting the “default” density (Gov. Code § 65583.2 subd. (c)(3)(B)) or;
• Identify and analyze zones with densities less than the “deemed appropriate” (default) density that are appropriate to accommodate lower RHNA. 32, 81
Comments:

Housing Element Completeness Checklist 1/1/2021 20
Description of Requirement Page
Number
Capacity: Describe the methodology used in quantifying the number of units that can be accommodated on each APN:
• If development is required to meet a minimum density, identify the minimum density, or;
• Describe the methodology used to determine realistic capacity accounting for land use controls and site improvement requirements, typical density trends for projects of similar affordability, and current or planned infrastructure. • For sites with zones allowing non-residential uses, demonstrate the likelihood of residential development
32-33
Infrastructure: Existing or planned infrastructure to accommodate the regional housing need, including water, sewer and dry utilities 53-54 Small and large sites: Sites identified to accommodate lower RHNA that are less than one-half acre or larger than 10 acres require analysis to establish they are adequate to accommodate the development of affordable units. 33, 42
Affirmatively Furthering Fair Housing: Identified sites throughout the community that affirmatively furthers fair housing (see page 5 of checklist) 95 Nonvacant Sites Analysis: For nonvacant sites, demonstrate the potential and likelihood of additional development within the planning period based on extent to which existing uses may constitute an impediment to additional residential development, past experience with converting existing uses to higher density residential development, current market demand for the existing use, any existing leases or other contracts that would perpetuate the existing use or prevent redevelopment of the site for additional residential development, development trends, market conditions, and regulatory or other incentives or standards to encourage additional residential development on these sites 33, 43, 85
If nonvacant sites accommodate 50 percent or more of the lower-income RHNA, demonstrate the existing use is not an impediment to additional development and will likely discontinue in the planning period, including adopted findings based on substantial evidence.

NA
Nonvacant sites that include residential units (either existing or demolished) that are/were occupied by, or subject to, affordability agreements for lower-income households within 5 years are subject to a housing replacement program. (Gov.

Code § 65583.2 subd. (g)(3))
NA
Please note: This checklist does not include new requirements related to zoning for sites accommodating the moderate and above moderate income pursuant to AB 725, statutes of 2020 as this requirement is not enacted until 2022.

Comments:

Housing Element Completeness Checklist 1/1/2021 21
Alternative Methods to Accommodate the RHNA: Optional
Description of Requirement Page
Number
Accessory Dwelling Units: Analyze the number and affordability level of ADU units projected to be built within the planning period, including resources and incentives and other relevant factors such as potential constraints, and the likelihood of availability for rent
33, 48,87
Existing Residential Units: number and affordability level of units rehabilitated, converted or preserved that meet the provisions of alternative adequate sites. In addition, this includes units in a motel, hotel, or hostel that are converted to residential units and made available to persons experiencing homelessness as part of a COVID-19 response and acquisition of mobile home park. If using this option, the adequate site alternative checklist must be provided.

Other: Jurisdictions are encouraged to consult with HCD regarding other alternative methods options including new manufactured housing park hookups, floating homes/live aboard berths, conversion of military housing, adaptive reuse of commercial uses, or other housing opportunities unique to the community to ensure their adequacy to accommodate RHNA.

Other Miscellaneous Requirements
Also see Technical Advisories issued by the Governor’s Office of Planning and Research at:

New state legislation related to General Plans Appendix C (http://opr.ca.gov/docs/OPR_Appendix_C_final.pdf) and Fire Hazard Planning General Plan Technical Advice Series (http://opr.ca.gov/docs/Final_6.26.15.pdf) Description of Requirement Page
Number
Description of the means by which consistency with the general plan will be achieved and maintained. (Gov. Code § 65583 subd. (c)(8)) 2-3 Description of construction, demolition, and conversion of housing for lowerand moderate-income households within the Coastal Zone (if applicable). (Gov.

Code § 65588 subds. (c) and (d))
NA
Description of opportunities for energy conservation in residential development. (Gov. Code § 65583 subd. (a)(8)) 55, 61
Description of consistency with water and sewer priority requirements pursuant to SB 1087 (Gov. Code § 65589.7) 53
Other elements of the general plan triggered by housing element adoption:
• Disadvantaged Communities (Gov. Code § 65302.10)
• Flood Hazard and Management (Gov. Code § 65302 subds. (d)(3) and (g)(2)(B))
• Fire Hazard (Gov. Code § 65302 and 65302.5)
• Environmental Justice (Gov. Code § 65302 subd. (h))
• Climate Adaptation
2-3
Comments: Environmental Justice
Housing Element Completeness Checklist 1/1/2021 22
Schedule of Actions/Programs
Government Code, section 65583, subdivisions (c)(1 – 7), and (10) For adequate site programs See “Housing Element Sites Inventory Guidebook” at HCD’s technical assistance memos (https://www.hcd.ca.gov/community-development/housingelement/housing-element-memos.shtml) Program Description Program numbers Page
number
Program(s) to provide adequate sites (large/small
sites, incentives for mixed use/nonvacant sites,
publicly owned sites, annexation, etc.)
Pol 1.1 57
If required: Program to accommodate a shortfall
of adequate sites to accommodate the lower
RHNA. This program must meet the specific
criteria identified in Gov. Code § 65583.2 subd.
(h) and (i).

NA
If required: Program to accommodate an
unaccommodated need from the previous
planning period pursuant to Gov code §
65584.09
Prg-1.3 58
If required: Program when vacant/nonvacant
sites to accommodate lower RHNA have been
identified in multiple housing elements, if
needed. (Gov. Code § 65583.2 subd. (c))
NA
If required: Program to provide replacement
units when occupied by, or deed restricted to
lower-income households within the last 5 years,
if needed. (Gov. Code § 65583.2 subd. (g)(3))
NA
Program(s) to assist in the development of housing to
accommodate extremely low, very-low, low or
moderate-income households, including special
needs populations
Goal 1 57
Program to address governmental and
nongovernmental constraints to the maintenance,
improvement, and development of housing
Prg-2.1 59
Program(s) to conserve and improve the condition of
the existing affordable housing stock Goal 2 59
Comments:
xxiii
■
Program Description Program numbers Page
number
Program(s) to promote and affirmative further fair
housing opportunities Prg-6.2, Prg-6.4 63
Program(s) to preserve units at-risk of conversion
from affordable to market-rate rents. Prg-1.5 59
Program(s) to incentivize and promote the creation of
accessory dwelling units that can be offered at an
affordable rent. Prg-1.2 58
Do programs specify specific clear commitment, meaningful actions, that will have beneficial impact within the planning period? Do programs identify timing, objectives (quantified where appropriate), and responsible parties, if appropriate for implementation? Quantified Objectives
Government Code, section 65583, subdivisions (b)
For an example table addressing this requirement visit California Housing and Community Development Building Blocks (https://www.hcd.ca.gov/communitydevelopment/building- blocks/program-requirements/program-overview.shtml) Description of Requirement Page
Number
Estimate the number of units likely to be constructed, rehabilitated and conserved or preserved by income level, including extremely low-income, during the planning period
66, 76
Comments:
1 1.0 Introduction
The California legislature identifies the attainment of an acceptable home and suitable living environment for every citizen as California's main goal for housing. Recognizing the key role local government planning plays in achieving this goal, the State mandates that all cities and counties prepare and adopt a housing element as part of their comprehensive General Plans. In the housing element, State law requires local governments to adequately plan to meet the existing and projected housing needs of all economic segments of the population. Unlike the other mandatory elements, the housing element is subject to detailed statutory requirements regarding its content and must be updated every, five or eight years, according to a schedule set by the California Department of Housing and Community Development (HCD). The housing element is also subject to mandatory review and certification by HCD. The City of McFarland is on an 8-year review cycle.

This 2023 update of McFarland’s Housing Element includes policies and programs to address the City’s housing needs through 2031. It serves as the short-term version of the long-term vision encapsulated in the adopted 2040 McFarland General Plan which addresses comprehensive housing needs for residents of all income levels within the City through 2040 and serves as one of the bastions for allocation of land use in the future. This 2023 update provides a comprehensive analysis of McFarland's demographic, economic, and housing characteristics as required by State law. The Element also contains an evaluation of the City's progress in implementing the 2015 Housing Element. Based on the City's housing needs, available resources, constraints and opportunities for housing production and preservation, and its past performance, the 2023 update of the Housing Element establishes a strategy of goals, measurable objectives, and related policies and programs to address present and future housing needs of the City.

1.1 Community Context
The City of McFarland sits in the northern section of Kern County within California’s Central Valley. The City straddles Highway 99, approximately 25 miles north of Bakersfield and approximately seven miles south of Delano. McFarland’s boundaries encompass approximately three-square miles of land consisting of mostly residential, institutional, and agricultural uses. McFarland’s Sphere of Influence and the surrounding area have primarily agricultural uses.

McFarland’s population as of 2017 was 13,930. The distribution depicts a high concentration of younger individuals with more minors than young adults and more of the latter than middle-aged adults. The median age in McFarland was 26 years old. McFarland had higher percentages of young children and teenagers and lower percentages of older working adults and seniors than Kern County and California. McFarland’s racial composition was predominantly white alone. It was also 96% Hispanic or Latino. Most of McFarland’s residents therefore identified as white in terms of race and Hispanic or Latino in terms of ethnicity, according to US Census categorization.

McFarland’s median household earned $35,069 in 2017, which was 69% of Kern County’s median household income and 52% of California’s median household income. Because McFarland’s median household income fell below 80% of the area median income, it qualifies as a Disadvantaged Community. Notably, McFarland’s median family income is lower than its median household income. Typically, family income was higher than household income in Kern County and California.

McFarland’s percentage of residents earning less than the poverty level was over 1.5 times as large as Kern County’s and more than double California’s. Many of the residents below the poverty level were children. Over 50% of children under the age of 5 were below the poverty level. Almost 50% of children aged 5 to 17 were below the poverty level. The percentage below the poverty level decreases rapidly with age. Unemployment in McFarland was higher than Kern County and California. McFarland’s 2017 unemployment rate was 14.2% compared to Kern County’s rate of 10.7% and California’s rate of 7.0%.
2 McFarland’s median home value was $149,200 in 2017. This was more than $40,000 lower than the median home value in Kern County for the same year. Census numbers from 2010 to 2017 show that home values in McFarland and Kern County decreased from 2010 to 2013, then increased after 2013 and have continued increasing. During this period, the median rent of all rental units in the City rose from $675 in 2010 to $876 in 2017. Overpayment of rent is a significant problem throughout California due to high housing costs. According to HUD, households spending more than 30% of their income on housing are considered cost burdened. 48% of all households in McFarland are cost burdened and are overpaying for housing. This indicates the need for affordable housing in McFarland.

Most housing units in the City were single-family detached units as of 2017, making up about 86% of all housing units. The next largest unit type category of multi-family of two to four units consisted of 7% of all housing units. Mobile homes made up 2% of all housing units. Approximately 39% of McFarland’s existing housing units were built before 1980. There has been consistent new construction of homes from 1970 to the present. According to the land use inventory conducted in October 2019, about 73% of the housing stock in McFarland was in good condition, and about 24% was in fair condition. Only 2% of the housing stock was in poor condition.

1.2 Public Participation
This housing element is a product of broad community participation by residents and stakeholders of McFarland, including City Staff, the School District, and City Council jointly with the preparation of the General Plan. Input from all segments of the community was to help assure that appropriate housing strategies were more efficiently and effectively evaluated, developed, and implemented. During preparation of the update to the Housing Element, citizen and stakeholder participation was actively sought in the following ways:
• Four community workshops (10/24/2019, 11/24/2019, 2/20/2020, and 3/11/2020), and a hearing held jointly with Council Meeting (8/26/2021) to gather input on existing housing needs, housing conditions, opportunities and constraints, and other housing issues and concerns;
• Two additional public hearings are scheduled for the draft 6th Cycle Housing Element, one at Planning Commission Meeting (11/29/2022) and another at City Council Meeting (12/8/2022) for discussion, recommendations, and approval of the Housing Element.
• Public notices of the community workshops were posted on the City's website, in the local newspaper, and at City Hall.
• Notices were in both English and Spanish; they were also mailed out in addition to postings; and • The following other activities are anticipated:
o The Draft Housing Element to be reviewed by the State Department of Housing and Community Development (HCD). All comments provided by HCD would be addressed o Final submission of the revised Housing Element to HCD.

A broad cross-section of residents in terms of ethnicity, income level, and occupation attended the meetings for which there were Spanish translations and versions of materials. Discussions at these workshops and meetings indicate that housing for families and farmworkers is a concern and both single-family and single-room occupancy units are desired to accommodate the need. Residents of McFarland also support infill development that is affordable by design in the downtown core of McFarland. This update of the Housing Element captures community aspirations for housing.

1.3 Consistency with Other Elements of the General Plan State law requires that all portions of the General Plan be internally consistent. The City of McFarland’s adopted new 2040 General Plan consists of fourteen elements. These include the original mandated elements on land use, circulation, housing, 3 conservation, open space, noise, and safety. The Plan also includes Environmental Justice and Air Quality elements as mandated by Senate Bill 100 for disadvantaged communities. For further depth, the General Plan has five optional elements including economic development, public services and facilities, community design, health, and sustainable agriculture. This Housing Element builds upon the other elements and is consistent with the policies in the General Plan. For example, the Housing Element incorporates residential development capacities established in the land Use Element and discussion of infrastructure and public services based upon information from the land Use and Public Facilities Elements. As the Housing Element is updated through time, it should maintain internally consistency with the General Plan.

Senate Bill 1087 of 2005 requires cities to provide a copy of their Housing Elements to local water and sewer providers, and also requires that these agencies provide priority hookups for developments with lower-income housing. The City of McFarland is its own water and sewer provider; there is no separate water or sewer district. Staff members from the City Public Works Department were consulted during the preparation of the Housing Element, in compliance with this requirement. Upon adoption, a copy of the Housing Element is to be disseminated to key water and sewer service staff.

The existing housing element spans a period from 2015 to 2023. HCD requires updates to the Safety and Conservation Elements (pursuant to GC Section 65302(g)), and an Environmental Justice Element (pursuant to GC Section 56430) of the General Plan on or before the update of this 2023 Housing Element. These elements have been appropriately updated during the development of the new 2040 McFarland General Plan.

1.4 Organization of the Element
The Housing Element is organized into six chapters. This first chapter is introductory, touching on the statutory requirements of a Housing Element and background to the City. Chapter 2 provides assessment of housing needs in terms of subject matters outlined by State law. It discusses characteristics of the population, employment, household, and housing stock; special housing needs; assisted housing at-risk of conversion; and future growth according to the Kern County Association of Governments. Chapter 3 describes the resources available in McFarland to achieve the City's allocation of regional housing needs, including land resources, financial and administrative resources, and energy conservation opportunities. Chapter 4 provides a discussion of both governmental and nongovernmental constraints.

Chapter 5 discusses opportunities for conserving energy in residential development. Finally, Chapter 6 contains goals, measurable objectives, policies, and programs for housing in McFarland based on community input and background research. Appendix A provides a review of the 2015 Housing Element; Appendix B has detailed analysis of sites suitable for residential development. Appendix C covers an assessment of fair housing enforcement and capacity. And Appendix D has a schedule of fees.
4 2.0 Housing Needs Assessment
State law requires local governments to adequately plan to meet their existing and projected housing needs, including their share of the regional housing needs. This chapter provides that assessment of housing needs based on analyses of general characteristics and trends in the population, employment, households, and housing stock. The chapter looks at characteristics of disadvantaged groups with special housing needs and whether any existing assisted housing units are atrisk of conversion to market rate housing. Finally, the chapter examines the City's projected housing needs based on the Kern County Association of Governments’ Regional Housing Needs Allocation (RHNA).

This Housing Needs Assessment relies on the most recent data from the US Census of Population and Housing, US Economic Census, California Department of Finance, California Employment Development Department (EDD), Kern County Association of Governments (KernCOG), and other relevant sources. The discussion includes implications of findings for the City's housing policies and programs.

2.1. Population Characteristics

2.1.1 Population Growth Trends
Population growth is a primary determinant of housing need. The City of McFarland has experienced a steady population growth since 2000. Table 2-1 shows that between 2000 and 2019, the City's population increased by 54 percent to 14,823 people, which represented 1.7 percent of the total County population. McFarland’s growth equates to an annual increase of 3 percent. By comparison, Kern County's total 2019 population of 887,641 represents an annual growth of 2 percent over the same period. Although a relatively small city, McFarland has been growing approximately one and a half times as fast as the County.

Table 2-1: Population Growth Trends - McFarland City vs. Kern County, 2000-2019 Year McFarland City Kern County
2000 9,618 661,645
2010 12,302 815,693
2015 13,028 865,736
2017 13,930 878,744
2019 14,823 887,641
Percent change 54% 34%
Annual percent change 3% 2%
Source: U.S Census Bureau, DEC SF2, Table DP1, 2000; U.S Census Bureau, 2010 American Community Survey, Table DP05; U.S Census Bureau, 2015 American Community Survey, Table DP05; U.S Census Bureau, 2017 American Community Survey, Table DP05; U.S Census Bureau, 2019 American Community Survey, Table DP05

2.1.2 Age
Age characteristics of the population influence housing needs as different age groups have different housing needs based on lifestyles, family types, income levels, and housing preferences. Table 2 -2 compares the age distributions of the population in the City and the County in 2019. The table depicts a more youthful population in McFarland than Kern County while the County has a higher share of the senior population. For instance, in 2019, 48 percent of City residents were under the age of 25 compared to 39 percent in the County. Consistent with this distribution the median age of 26.2 years in the City contrasts with 31.6 years in the County in 2019.
5 Table 2-2: Age Distribution - McFarland City vs. Kern County, 2019 Age Group
McFarland City Kern County
Persons Percent Persons Percent
Under 18 years 5,095 34% 258,089 29%
18 to 24 years 2,047 14% 91,753 10%
25 to 44 years 4,670 32% 249,672 28%
45 to 64 years 2,356 16% 193,415 22%
65 to 74 years 486 3% 57,162 6%
75 to 84 years 134 1% 26,953 3%
85 years and over 35 0% 10,597 1%
Total Population 14,823 100% 887,641 100%
Median age (years) 26.2 31.6
Source: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table S0101

2.1.3 Race and Ethnicity
Table 2-3 reveals that the City of McFarland depicts lower racial diversity than Kern County. While nine out of ten (90%) of the City’s population is white, three quarters of the County population (74%) is white. Consequently, there are clear differences in the composition of other races between the City and the County. Where the difference is most noticeable is in Hispanic origin. While 53 percent of County residents claimed Hispanic origin in 2019, nearly all of City residents or 95 percent claimed Hispanic origin.

Table 2-3: Population by Race/Ethnicity - McFarland City vs. Kern County, 2019 Race and Ethnicity McFarland City Kern County
Persons Percent Persons Percent
Racial Distribution
White alone 13,314 90% 660,147 74%
Black or African American alone 161 1% 48,550 6%
American Indian and Alaska Native alone 51 0%

2.1.4 Conclusion
Population data indicates steady growth which would suggest the need for a steady supply of housing. The youthful population could indicate either the need for housing to suit large families with youthful dependents or housing for 6 households of young adults. A subsequent section of this chapter on household characteristics further explores these potential needs.

2.2 Employment Trends

2.2.1 Current Employment
Different types of employment opportunities determine household incomes which in turn determine the types and sizes of housing that households could afford. According to the American Community Survey, both McFarland and Kern County depicted similar levels of employment with approximately three out of five of those residents in the labor force employed in 2019. Approximately 10 percent of those in the labor force were unemployed. This is higher than both the state and national trends, which are around 6 percent unemployment. The next subsection and the section on household characteristics further explore the distribution of incomes by employment type and households respectively and implications for housing affordability.

Table 2-4: Labor Force and Employment Rates - McFarland City vs. Kern County, 2019 McFarland City Kern County
Persons Percent Persons Percent
In Labor Force* 5,754 56% 382,691 58%
Employed 4,983 87% 345,187 90%
Unemployed 771 13% 37,504 10%
Not in Labor Force 4,467 44% 273,725 42%
All ages 16 and over 10,221 656,416
*Ages 16 and over in labor force
Source: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table S2301 Table 2-5 shows the distribution of employment by occupation and median income. In 2019, the largest employment sector for McFarland residents was agriculture with two out of every five employed residents. With a median income of just over $17,000, agriculture provided nearly $5,000 more in annual salary than the lowest-paying sector (Food Preparation and Serving), but it provided $70,000 lower annual salary than the highest-paying sector (Management). Close examination of the distribution suggests that working residents of McFarland fall predominantly into occupations that pay low to mid-level salaries that are below $43,000 a year. Housing affordability would depend on the number of income earners in households and families.
7 Table 2-5: Distribution of Employment by Occupation and Median Income – McFarland City, 2019 Industry Persons Percent Median Salary
Farming, fishing, and forestry occupations 2,121 43% 17,209 Office and administrative support occupations 565 11% 31,533 Sales and related occupations 339 7% 20,054
Production occupations 250 5% 26,475
Installation, maintenance, and repair occupations 231 5% 29,226 Material moving occupations 228 5% 19,231
Construction and extraction occupations 217 4% 68,224
Community and social service occupations 151 3% 50,547
Food preparation and serving related occupations 149 3% 12,318 Building and grounds cleaning and maintenance occupations 133 3% 14,472 Healthcare support occupations 133 3% 16,503
Transportation occupations 131 3% 40,026
Educational instruction, and library occupations 97 2% 16,392 Personal care and service occupations 96 2% 13,750
Management occupations 42 1% 86,538
Business and financial operations occupations 38 1% -
Legal occupations 33 1% -
Healthcare practitioners and technical occupations 31 1% 43,897 Architecture and engineering occupations 0 0% -
Arts, design, entertainment, sports, and media occupations 0 0% - Computer and mathematical occupations 0 0% -
Life, physical, and social science occupations 0 0%
Protective service occupations 0 0% -
All Employed 4,985 100% 20,080
Sources: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table S2401; U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table B24011

2.2.2 Projected Job Growth
The number and type of new future jobs affect future housing needs. Table 2-6 shows projected job growth by occupation for the Bakersfield Metropolitan Statistical Area (Bakersfield MSA) over the decade from 2018 to 2028. Total employment is projected to grow by 10 percent during this period for an increase of 38,000 new jobs. This would bring the employment of Bakersfield MSA to approximately 432,700 by 2028 (California Employment Development Department, 2022). Close examination reveals that economic sectors with the most growth are largely made up of typically well-paying occupations such as Private Educational Services and Health Care, Transportation, Construction, and Professional and Business Services.

Table 2-6 shows, however, that the fastest growing sector is predicted to be Private Household Workers, which is a typically lower paying occupation. This would not bode well in terms of housing affordability for McFarland residents who are concentrated in this low-paying job sector, as without multiple income-earning persons in households, difficulties with housing affordability would remain. However, there is opportunity to move into higher paying sectors as jobs in these sectors continue to increase.
8 Table 2-6: Protected Job Growth by Occupation from 2018 to 2028 - Bakersfield Metropolitan Statistical Area Occupation Title
Annual Average Employment Employment Change
2018 2028 Jobs Percent
Educational Services (Private), Health Care, and Social Assistance 38,100 46,000 7,900 21%
Trade, Transportation, and Utilities 53,300 59,200 5,900 11% Total Farm 62,400 66,700 4,300 7%
Transportation, Warehousing, and Utilities 13,200 17,200 4,000 30% Government 66,100 69,300 3,200 5%
Professional and Business Services 27,200 30,300 3,100 11% Construction 15,900 18,600 2,700 17%
Leisure and Hospitality 26,700 29,300 2,600 10%
Self-Employment 19,500 20,700 1,200 6%
Retail Trade 31,800 32,900 1,100 3%
Manufacturing 13,200 13,900 700 5%
Wholesale Trade 8,300 9,000 700 8%
Financial Activities 7,600 8,000 400 5%
Private Household Workers 100 300 200 200%
Information 2,000 2,100 100 5%
Mining and Logging 9,300 9,200 -100 -1%
Total Employment 394,700 432,700 38,000 10%
Source: California Employment Development Department, 2022

2.2.3 Jobs-Housing Balance
A regional balance of jobs to housing is necessary for housing demand to match with supply. When the number of jobs significantly exceeds the housing supply, the rental and for-sale housing markets may become saturated, requiring households to pay much larger shares of their incomes for housing than would otherwise be necessary. A tight housing market can also result in overcrowding as households double up in available units or in longer commute times as workers seek more affordable housing outside the region. According to the 2013-2023 regional growth forecasts of the Kern Council of Governments (KernCOG), the relationship between jobs and housing is a very significant concern. The problem of jobs to housing imbalance has intensified in recent years and workers have increasingly crowded into the limited available housing in Kern County.

Conventional wisdom dictates that reasonable jobs to housing ratios should be within the range of 1.0 to 1.5 jobs to one housing unit. A ratio above 1.5 could indicate that there may be an insufficient supply of housing to meet the needs of the local workforce. A ratio below 1.0 could denote an insufficient supply of jobs to support the local population. Table 2-7 shows that the City of McFarland had jobs to housing ratio of approximately 1.84 compared to the County ratio of 0.99.

There are nearly twice as many jobs as there are housing units; this indicates an imbalance of jobs to houses, which can cause difficulties in housing affordability and overcrowding in McFarland.

In 2019, McFarland had 6,204 jobs for 4,983 employed workers within the City. This shows an insufficiency of the labor force for the number of jobs. It also means that large numbers of the labor force likely commute from outlying areas for work. US Census data revealed that McFarland had very little “In-Area Employment Efficiency” for all Jobs in 2019. Only 11 percent of the jobs within the City are held by residents while 89 percent are held by those who lived outside the City.

Similarly, 83 percent of employed residents worked outside the City. This indicates that workers from other parts of the County continue to move to McFarland for its relative affordability, but this external demand can cause increase in the cost of housing in the City. The 2040 General Plan recommends that the City should work to maintain housing affordability and 9 take steps to create new jobs that suit the skills of residents to reduce commute times and improve the quality of life for residents.

Table 2-7: Jobs to Housing Ratios – McFarland City vs. Kern County, 2019 McFarland City Kern County
Total Housing Units 3,367 298,117
Total Jobs 6,204 295,206
Jobs to Housing Ratio 1.84 0.99
Source: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table DP05; US Census, On-The-Map Tool of the Longitudinal Employer Household Dynamics, 2019

2.2.4 Conclusion
The employment characteristics and trends indicate a strong need for moderate-income and lower-income housing to support the housing needs of residents employed by the farming and services sectors. The demand for affordable homes and apartments is likely to remain very high as the labor force continues to grow faster than the housing supply. It is therefore important to provide adequate affordable housing, particularly for farm and service workers. The City should continue to incentivize housing growth in order to reduce the imbalance between jobs and housing. As higher paying sectors continue to grow, the City should also monitor housing prices as new units are built to ensure that a sufficient supply of low income housing units remains for farm and service workers.

2.3 Household Characteristics

2.3.1 Growth in Households
Household characteristics are important indicators of the type and size of housing needed in a city. The US Census Bureau defines a "household" as all persons occupying a housing unit, which may include single persons living alone, families related through marriage or blood, or unrelated persons who share a single unit. Under this definition, the number of households in a community has the most direct effect on the quantity of housing units needed irrespective of the sizes of or amenities within the units. Table 2-8 shows trends in the growth of households in McFarland from 2000 to 2019. The City experienced intermittent periods of growth spurts ranging from annual rates just over 1 percent to highs of 7 percent. In 2019, there were 3,367 households in McFarland reflecting the latest period of growth spurt and an average annual rate of

1.8 percent over nearly two decades. This result is consistent with the previous finding that many people in the region choose to live in McFarland for the relative affordability of its housing even if they do not have employment within the City. 10 Table 2-8: Household Growth Trends – McFarland City, 2000 to 2019 Year Households
Inter-Census
Change
Annual InterCensus Growth
Rate
2000 1,990
2010 2,693 703 7.1%
2015 2,897 204 1.5%
2017 3,086 189 1.3%
2019 3,367 281 1.8%
Average Annual Growth (2000-2019) 3%
Source: U.S Census Bureau, DEC SF2, Table DP1, 2000; U.S Census Bureau, 2010 American Community Survey, Table DP05; U.S Census Bureau, 2015 American Community Survey, Table DP05; U.S Census Bureau, 2017 American Community Survey, Table DP05; U.S Census Bureau, 2019 American Community Survey, Table DP05

2.3.2 Household Composition and Size
Table 2-9 provides a snapshot of family orientation among households in McFarland compared to Kern County. Households in the City are more family-oriented than the County. Family households comprised approximately 88 percent of all households in the City while the County had 74 percent of family households. Similarly, family composition is much more youthful in the City with 62 percent of all households having minor children under 18 years old compared to just 38 percent of all households in the County. Consistent with these data therefore, the City has larger average household and family sizes than the County. This suggests that housing in the City should cater mostly to relatively larger family households.

Table 2-9: Household Composition – McFarland City vs. Kern County, 2019 Type
McFarland City Kern County
Households Percent Households Percent
Total Households 3,269 100% 270,282 100%
Family Households 2,869 88% 200,426 74%
Households w/ children under 18 years 2,031 62% 102,629 38% Non-Family Households 400 12% 69,856 26%
Average Household Size 4.14 3.17
Average Family Size 4.47 3.69
Source: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table S1101 Further scrutiny of the distribution of household sizes reveals in Table 2-10 that almost two thirds of all households in McFarland had four or more persons in 2019. On the contrary, nearly two thirds of all households in the County had three or fewer persons per household. These data suggest that McFarland has a higher need for large housing units than some of the other communities in Kern County.
11 Table 2-10: Distribution of Household Sizes – McFarland City vs. Kern County, 2019 Persons per Household
McFarland City Kern County
Households Percent Households Percent
1-Person Household 393 12% 56,033 21%
2-Person Household 454 14% 74,753 28%
3-Person Household 443 14% 43,532 16%
4-Person Household 672 21% 45,917 17%
5-Person Household 824 25% 27,620 10%
6-Person Household 237 7% 13,391 5%
7-Person Household 246 8% 9,036 3%
Total Households 3,269 100% 270,282 100%
Average Household Size 4.14 3.17
Source: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table B11016

2.3.3 Household Income
Household income is a primary factor in housing affordability. Table 2-11 shows the breakdown of the City’s households by income in 2019. It reveals a concentration of households in the low to lower middle-income categories with 70 percent of households earning less than $50,000. This reinforces the need for affordable housing units in the City.

Table 2-11: Household Income – McFarland City, 2019
Income Range
Households Percent
Cumulative
Percent
Less than $10,000 222 7% 7%
$10,000 to $14,999 127 4% 11%
$15,000 to $24,999 608 19% 29%
$25,000 to $34,999 654 20% 49%
$35,000 to $49,999 680 21% 70%
$50,000 to $74,999 356 11% 81%
$75,000 to $99,999 307 9% 90%
$100,000 to $149,999 180 6% 96%
$150,000 or more 134 4% 100%
All Households 3,269 100%
Source: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table S1901 Comparative median income data in Table 2-12 for 2019 further confirms the need for more affordable housing in McFarland than some other communities in the region. At $35,000, McFarland had the lowest median income among cities in Kern County in 2019, representing nearly two thirds of the County median income. Since McFarland depicts less than 80 percent of the Area Median Income (AMI) it falls under the classification of a “disadvantaged community” under the criteria of the State of California. This provides further justification for relatively more affordable housing to adequately accommodate the lower incomes of the City’s residents.
12 Table 2-12: Comparative Median Household Incomes - Kern County and Cities, 2019 Jurisdiction
Median
Household
Income
Percent of
County Median
Income
State of California 75,235 141%
Kern County 53,350 100%
Bakersfield City 63,139 118%
Delano City 63,139 118%
Wasco City 39,250 74%
McFarland City 35,346 66%
Source: U.S. Census Bureau, 2019 American Community Survey 5-Year Estimates, Table DP03 State law established household income categories for purposes of housing programs based on area median income (AMI).

State law also requires quantification and analysis of housing needs for various-income groups. The criteria for the categories are as follows:
• Extremely low households earn less than 30 percent of AMI • Very low-income households earn 31 percent to 50 percent of AMI • Low-income households earn 51 percent to 80 percent of AMI • Moderate income households earn 81 percent to 120 percent of AMI • Above moderate-income households earn 121 percent of AMI and above.

Table 2-13 reveals that households in McFarland fall predominantly in the lower income categories with 60 percent in those “low” categories compared to 40 percent in the moderate-income categories. The table reflects the equivalent re-allocation of McFarland’s share of total 2015 to 2023 RHNA units according to the distribution of income groups in 2019.

Table 2-13: Median Income Distribution of Household Income Groups – McFarland City, 2019 Income Group
Definition
(Percent
AMI*)
2019
Income
Range
2019
Households
Percent of
Households
Equivalent
2015-2023
RHNA Units
Extremely low < 30% < $16,005 411 13% 39
Very low 31-51%
$17,000 -
26,675 678 21% 65
Low 51% - 80%
$27,209 -
$42,680 886 27% 84
Moderate 81% - 120%
$43,214 -
$64,020 517 16% 49
Above Moderate < 121% $64,554 778 24% 74
Total - - 2,858 100% 311
*For a four-person household
Sources: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table S1901; Kern Council of Governments, Regional Housing Needs Allocation Plan, 2015-2023

2.3.4 Conclusion
McFarland has experienced steady growth in households. This trend is anticipated to continue under the 2040 General Plan. To adequately accommodate residents, it is essential to provide adequately sized and reasonably priced housing for 13 all types of households, but especially for large-family households. The demand for affordable homes including apartments is likely to remain high given the distribution of households by income groups.

2.4 Characteristics of the Housing Stock

2.4.1 Housing Types and Growth
The City of McFarland had 3,367 housing units in 2019. Table 2-14 reveals that the housing stock was predominantly singlefamily detached, which made up a little over 80 percent of the total housing stock. The next highest category of housing units, with 14 percent of the total stock, is comprised of multi-family units. Compared to the County as a whole, McFarland had a higher percentage of single-family detached units, a lower percentage of multi-family units, and a miniscule share of mobile homes. Since City residents depict higher shares of large family households than the County, it is likely mobile homes would tend to be too small to suit the housing needs of many McFarland residents although mobile homes provide an avenue for affordable units.

Table 2-14: Housing Unit Type - McFarland City vs. Kern County, 2019 Housing Type
McFarland City Kern County
Number Percent Number Percent
1-Unit Detached 2,807 83% 214,228 72%
1-Unit Attached 62 2% 6,999 2%
2+ Units 464 14% 54,313 18%
Mobile Home 34 1% 22,057 7%
Total Units 3,367 100% 297,597 100%
Source: U.S. Census Bureau, 2019 American Community Survey 5-Year Estimates, Table DP04 Table 2-15 shows growth in the housing stock over nearly a century. The City began to experience relatively high growth in its housing stock in the 1940s and sustained that growth over six consecutive decades till 2010 when home building slowed.

During its highest boom period between 2000 and 2010, the City produced an average of 76 housing units per year although annual average over nearly a century is approximately half of that rate at nearly 40 units per year. Since 2010, home building has slowed. The average annual increase dropped to 27 units per year after 2010, which is the second lowest annual average and a dramatic drop from the boom of the previous decade. 14 Table 2-15: Age Distribution and Growth of Housing Stock – McFarland City, 2019 Year Built Housing Units
Percent of
2019 Housing
Stock
Cumulative
Percent
Average
Annual
Increase
Built 1939 or earlier 125 3.70% 4%
Built 1940 to 1949 281 8.30% 12% 28.1
Built 1950 to 1959 185 5.50% 18% 18.5
Built 1960 to 1969 241 7.20% 25% 24.1
Built 1970 to 1979 572 17.00% 42% 57.2
Built 1980 to 1989 576 17.10% 59% 57.6
Built 1990 to 1999 348 10.30% 69% 34.8
Built 2000 to 2009 763 22.70% 92% 76.3
Built 2010 to 2013 216 6.40% 98% 54.0
Built 2014 or 2019 60 1.80% 100% 10.0
Total 3,367 100% - -
Built 2010-2019 276 8% -

27.60 Built 1940 to 2019 3,242 96% -

40.53 Source: U.S. Census Bureau, 2019 American Community Survey 5-Year Estimates, Table DP04

2.4.2 Housing Age and Conditions
Housing age may be an important indicator of housing condition. Housing units built prior to 1978, before stringent limits on the amount of lead in paint were imposed, may have exterior or interior building components coated with lead-based paint. It is most likely that housing units of that era would also have lead-based paint in deteriorating conditions that can be hazardous and would require rehabilitation. Figure 2-1 shows the age distribution of the housing stock. In combination with Table 2-15, the data indicates that nearly half of the housing stock was constructed in the pre-1978 era or are more than 40 years old. Nearly additional 30 percent of the housing stock is over 20 years old. These findings suggest that there may be a strong need for maintenance and rehabilitation, including remediation of lead-based paint, for a large portion of the City's housing stock. The lead-based Paint Hazard Control (LHC) and the Lead Hazard Reduction (LHRD) grant programs provide opportunities to identify and control lead-based paint hazards in eligible privately-owned housing for renter or owneroccupants.

In October 2019, graduate students from the City and Regional Planning Department of the California Polytechnic State University, San Luis Obispo, conducted a citywide walking survey to identify the general structural conditions of homes in McFarland. Table 2-16 summarizes the results of this survey and others before it. The surveys categorized the conditions of the housing units as follows:
• Good – dwelling units in good condition required no repairs or would only need minor maintenance (such as painting or patching of roof, etc.).
• Fair – dwelling units in fair condition required rehabilitation in the form of one or more structural repairs. • Poor – dwelling units in poor condition required the replacement of all exterior elements and were generally considered not feasible for repairs, but rather for reconstruction. 15 The 2019 housing survey revealed that most of the housing stock (73 percent) was in good condition. A very small proportion (2 percent) was considered dilapidated and in need of replacement. The general trend depicts an increase in overall quality of housing. This increase in quality could be partially due to newly constructed housing and partially due to rehabilitation grant programs like the Owner Occupied Rehabilitation Programs that allow homeowners to receive up to a $50,000 loan from the City to repair their residences.

Figure 2-1: Age Distribution of Housing Stock – McFarland City, 2019 Source: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table DP04 Table 2-16: Trends in Housing Conditions – McFarland City, 2012 to 2019 Condition
Kern COG Housing Data
Report, 2012
McFarland Housing
Element, 2015
Cal Poly Land Use
Inventory, 2019
Number Percent Number Percent Number Percent
Good 1,007 49% 243 12% 2,262 73%
Fair 999 49% 796 39% 754 24%
Poor 40 2% 1,007 49% 70 2%
Total Housing Units 2,046 100% 2,046 100% 3,086 100%
Source: Kern COG, 2012 Kern Regional Housing Data Report, Table 20; City of McFarland, 2015 Housing Element, Table 23, City of McFarland, 2020 Background Report, Table 6-11

2.4.3 Housing Tenure
Housing tenure, or the split between owner-occupied and renter-occupied housing units, is an important indicator of the housing market. Communities need an adequate supply of units for both rental and purchase in order to accommodate a range of households with varying incomes, family sizes and composition, needs, and lifestyles. Table 2-17 shows that the share of owner-occupied housing units in McFarland has hovered consistently near 55 percent of the total housing stock since 2000. The share of renter-occupied units remained close to 40 percent over the last two decades with a small increase in 2015. Vacancy rates remained very low (from 2 to 4 percent) throughout the period reflecting the tight housing market in the region.
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
80+ 70-79 60-69 50-59 40-49 30-39 20-29 10-19 0-9
Percent of 2019 Housing Stock
Age of Housing Units (Years)
Age Group Cumulative Percent
16 Table 2-17: Trends in Housing Tenure of Occupied Units – McFarland City, 2000 to 2019 Housing Type
2000 2010 2015 2017 2019
Number Percent Number Percent Number Percent Number Percent Number Percent Occupied housing units 1,990 98% 2,573 96% 2,840 98% 3,022 98% 3,269 97% Owner-occupied 1,158 57% 1,440 53% 1,536 53% 1,749 57% 1,902 56% Renter-occupied 832 41% 1,133 42% 1,304 45% 1,273 41% 1,367 41% Vacant housing units 41 2% 120 4% 57 2% 64 2% 98 3%
Total Units 2,031 100% 2,693 100% 2,897 100% 3,086 100% 3,367 100% Source: U.S Census Bureau, DEC SF2, Table DP1, 2000; U.S Census Bureau, DEC SF1, Table H003, 2000; U.S Census Bureau, 2010 American Community Survey 5-Year Estimate, Table DP04; U.S Census Bureau, 2015 American Community Survey 5-Year Estimate, Table DP04; U.S Census Bureau, 2017 American Community Survey 5-Year Estimate, Table DP04; U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table DP04

2.4.4 Vacancy
The housing vacancy rate depicts the relationship between housing supply and demand. For example, if the demand for housing is greater than the available supply, then the vacancy rate would be very low, and the price of housing would most likely increase. A low overall vacancy rate that indicates high demand and short supply of housing may result in overcrowding and ultimately unsafe, unsanitary, or otherwise unsuitable accommodations. When low vacancy results in high prices of homes and rentals, the effect is most severe on lower income households, people on fixed incomes, families with children, and other special-need groups. Housing discrimination could occur when the rental vacancy rate is low.

The vacancy rate also indicates whether a community has an adequate housing supply to provide choice and mobility. The US Department of Housing and Urban Development (HUD) indicates that a vacancy rate of 5 percent is enough to provide choice and mobility. Table 2-17 shows that the highest vacancy rate in McFarland over the previous two decades was 4 percent in 2010 in the aftermath of the housing market crash of the mid-2000s. Before and after the crash, the vacancy rate was close to 2 percent. The data reveal that the City has been typically below the recommended vacancy rate of 5 percent, which would indicate that McFarland residents have limited housing choice and mobility and could be susceptible to the adverse conditions associated with low vacancy rates.

2.4.5 Housing Cost
A major barrier to housing availability is the cost of housing. That is why State Law expressly requires cities to plan for a variety of housing opportunities at various prices that are suitable and affordable to various income groups in the community. Figure 2-2 shows that the median home value in McFarland more than doubled from $76,000 in 2000 to $163,800 in 2010. Although the median home value retreated to $120,200 in 2015, median home prices in 2019 show an upward trend from decade to decade. Noticeably, the median household income has only inched up slightly since 2000, with a peak in 2010 at $35,656. Over almost two decades, home values increased at an average annual rate of 6 percent compared to 2 percent for household incomes. This implies increasing pressure of housing expenditure on households over time.

While home prices over the period increased overall, historically the median sale price in McFarland has been substantially lower than the median sales prices for the neighboring areas. Table 2-18 compares home values in McFarland with neighboring communities, the County and the State from 2000 to 2019. The data confirms that McFarland traditionally had lower housing cost than its neighbors.

The median rent in McFarland was $903 per month for all types of rental housing in 2019. Table 2-19 shows the distribution of rental units by contract rent payments in 2019. The median rent is higher than 30 percent of the median income ($884), meaning renting is unaffordable for most residents. This is especially true for approximately half of all households in 17 McFarland who earn below the median income and would be even more hard pressed to afford the median rent in the City.

Comparably, 30 percent of median income in the County of Kern was $1,334 per month, but rents are much higher in the region outside McFarland.

Figure 2-2: Median Household Income vs. Median Home Value – McFarland City, 2000-2019 Source: U.S Census Bureau, DEC SF3, Table DP4, 2000; U.S Census Bureau, 2010 American Community Survey 5-Year Estimate, Table B25109; U.S Census Bureau, 2015 American Community Survey 5-Year Estimate, Table B25109; U.S Census Bureau, 2017 American Community Survey 5-Year Estimate, Table B25109; U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table B25109
Table 2-18: Comparative Home Values – Kern County and Cities, 2000 to 2019 Jurisdiction 2000 2010 2015 2017 2019
State of California 211,500 458,500 385,500 443,400 505,000 Kern County 93,300 217,100 167,400 190,600 213,900
Bakersfield City 106,500 245,100 199,600 228,400 247,000 Delano City 86,700 184,300 147,700 167,900 182,900
Wasco City 81,700 174,000 135,400 155,800 168,500
McFarland City 76,000 163,800 120,200 149,200 171,000
Source: U.S Census Bureau, DEC SF3, Table DP4, 2000; U.S Census Bureau, 2010 American Community Survey 5-Year Estimate, Table B25109; U.S Census Bureau, 2015 American Community Survey 5-Year Estimate, Table B25109; U.S Census Bureau, 2017 American Community Survey 5-Year Estimate, Table B25109; U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table B25109
$24,821
$35,656 $34,032 $34,840 $35,346
$76,000
$163,800
$120,200
$149,200
$171,000
$-
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
$140,000
$160,000
$180,000
$200,000
2000 2010 2015 2017 2019
Values ($)
Year
Median Household Income Median Home Value
18 Table 2-19: Distribution of Contract Rent Payments – McFarland City, 2019 Value Number Percent
Cumulative
Percent
Less than $500 184 13% 13%
$500 to $999 691 51% 64%
$1,000 to $1,499 378 28% 92%
$1,500 to $1,999 69 5% 97%
$2,000 to $2,499 14 1% 98%
$2,500 to $2,999 0 0% 98%
$3,000 or more 0 0% 98%
No rent paid 31 2% 100%
Total 1,367 100%
Total Median Gross Rent $903
Total Median Contract Rent $737
2-bedroom Apartment $878
30% City's Median Income $884
Source: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table DP04; U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table B25058; U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table B25031; U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table B19013

2.4.6 Affordability and Overpayment
Housing is typically the largest single item of recurrent expenditure for California families. According to HCD criteria, housing is affordable when a household spends less than 30 percent of its gross income on rental or ownership. When a household spends 30 percent or more of its gross income on housing, it is classified as cost-burdened or “overpaying”.

Table 2-20 shows the distributions of households by income range, expenditure, and tenure. The data reveals that twothirds of all renters in McFarland overpaid for housing while nearly a third of owners overpaid in 2019. In absolute numbers, two times as many renters as owners were cost burdened. It is noteworthy that low-income households make up the majority of all renters in McFarland.

Table 2-20 Percent of Household Income Spent on Housing – McFarland City, 2019 Tenure
Household Income Range
Less than
$10,000
$10,000
to
$34,999
$35,000
to
$49,999
$50,000
to
$74,999
$75,000
or more Total
Percent of
Households
Owner - Occupied Units
Less than 30 percent 0 801 623 540 945 2,909 78%
30 percent or more 56 249 361 0 39 705 19%
Not computed 0 118 16 0 0 134 4%
Total 56 1,168 1,000 540 984 3,748 100%
Renter - Occupied Units
Less than 30 percent 7 850 240 151 248 1,496 59%
30 percent or more 138 478 97 23 14 750 30%
Not computed 21 260 10 0 0 291 11%
Total 166 1,588 347 174 262 2,537 100%
Source: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table B25074; U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table B25095
19 2.4.7 Overcrowding
Limited household incomes, high housing prices, and inadequate sizes of units within a community trigger overcrowding.

The US Census Bureau considers a housing unit to be overcrowded when there is more than one person per room, excluding bathrooms and kitchens. Severe overcrowding occurs when a unit has more than 1.5 occupants per room.

Overcrowding can result when there are not enough adequately sized housing units within a community, or when high housing costs relative to income force too many individuals or families to share housing. Overcrowding can also accelerate deterioration of the housing stock.

Table 2-21 shows that overcrowding is more prevalent in McFarland than in Kern County as a whole. In 2019, 9 percent of owner households in the City lived under overcrowded conditions compared to 3 percent of County residents. Similarly, levels of overcrowding among renters were 9 percent in the City and 6 percent in the County. By tenure, the City had similar rates of overcrowding for renters and owners while renter units were slightly more crowded than owner units in the County. Overcrowding has significantly decreased from its high in 2015, particularly for renters, when 24 percent of households lived in overcrowded conditions. This suggests that the amount of affordable housing has increased since 2015, however the City should continue to monitor affordable housing to maintain low rates of overcrowding.

Table 2-21: Overcrowding - McFarland City vs. Kern County, 2019 Household Type
McFarland City Kern County
Households Percent Households Percent
Owner Occupied 1,902 58% 157,554 58%
Overcrowded 250 8% 6,718 2%
Severely Overcrowded 25 1% 1,778 1%
Renter Occupied 1,367 42% 112,728 42%
Overcrowded 227 7% 10,869 4%
Severely Overcrowded 54 2% 5,538 2%
Total Households 3,269 100% 270,282 100%
Source: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table B25014 Notes:
• Overcrowded is when there is more than 1 person per room • Severely overcrowded is when there is more than 1.5 persons per room

2.4.8 Conclusion
The City's housing stock is largely in good condition; however, two-thirds of the housing stock is more than 30 years old, which might require more regular maintenance and repair. Since 2000, housing prices in the City have increased at a faster pace than household incomes. As a result, approximately a quarter of all households in the City spent approximately a third or more of their incomes on housing with the cost burden more common among renters than owners. The numbers of households that can comfortably afford the median priced home in the City and the numbers that can afford the median priced apartment have declined since 2015. All these findings point to the need for more affordable housing in the future.

Programs to assist moderate-income first-time buyers and lower-income renters could help narrow the affordability gap.

Chapter 3 includes a list of potential funding sources and programs.

2.5 Special Housing Needs
Special circumstances make it difficult for certain groups to find decent, affordable housing. The circumstances may relate to type of employment and income, family characteristics, disability, or other limiting conditions. Those who fall into these circumstances would have “special need” for housing. Those with such specific demographic characteristics as large families with low incomes, for instance, might need housing units with three or more bedrooms that they can afford. Those in such 20 special occupational groups as seasonal farm workers might need single-room occupancy units. Analysis of special needs housing can help a municipality identify groups with the most serious housing needs in order to develop and prioritize programs to respond to those needs. State law specifically requires analysis of the special housing needs of the elderly, large families, female-headed households, persons with disabilities, farmworkers, homeless persons and families, and extremely low-income households. Chapters 3 and 4 further discuss housing resources and constraints to housing provision.

2.5.1 Elderly
Fixed incomes, high health care costs, and physical disabilities are three typical circumstances that categorize some senior households for special housing need. Table 2-22 shows the trend in senior-headed households in McFarland from 2000 to 2019. Senior households have kept pace with other households growing from fewer than 300 in 2000 to 444 in 2019 thereby maintaining a similar, but slightly increasing share from 8 percent of all households in 2000 to 14 percent in 2019.

The share of senior-headed households in McFarland was lower than Kern County, which had 58,117 senior-headed households, (or 21% of all households) in 2019.

Table 2-22: Households by Age of Householder – McFarland City, 2000 to 2019 Age of
Householder
2000 2010 2015 2017 2019
Households Percent Households Percent Households Percent Households Percent Households Percent Up to 64
years 1,717 53% 2,286 70% 2,510 77% 2,636 81% 2,825 86% 65 years+ 259 8% 287 19% 330 10% 386 12% 444 14%
Total 3,269 60% 3,269 79% 3,269 87% 3,269 92% 3,269 100% Source: U.S Census Bureau, DEC SF3, Table H014, 2000; U.S Census Bureau, 2010 American Community Survey 5-Year Estimate, Table B25007; U.S Census Bureau, 2015 American Community Survey 5-Year Estimate, Table B25007; U.S Census Bureau, 2017 American Community Survey 5-Year Estimate, Table B25007; U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table B25007
Table 2-23 shows the distribution of householders by tenure in McFarland in 2019. At 4 percent, senior-headed households make up one of the smallest shares among renters; and with 21 percent, senior-headed households make up the single largest share among home owners. Because senior citizens are on fixed incomes, they particularly tend to need affordable housing, especially if homes become too costly to maintain or if rents increase. Some senior citizens who do not rent or own housing could share housing with other family members. For instance, some elderly parents could live with their adult, children, or in other shared arrangements which could result in overcrowding.

Table 2-23: Householder by Tenure and Age – McFarland City, 2019 Age of Householder
Renter Occupied Owner Occupied All Tenure
Households Percent Households Percent Households Percent 15 to 24 159 12% 0 0% 159 5%
25 to 34 401 29% 383 20% 784 24%
35 to 44 437 32% 367 19% 804 25%
45 to 54 215 16% 370 19% 585 18%
55 to 64 106 8% 387 20% 493 15%
65 and over 49 4% 395 21% 444 14%
Total 1,367 100% 1,902 100% 3,269 100%
Source: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table B25007 21 Elderly persons may also have additional physical and social needs particularly if: (a) they have no immediate family; (b) lack mobility through physical impairment; (c) or lack access to transportation alternatives. Such needs may include transportation, social service referrals, financial assistance employment, long-term care for the homebound, and day care.

It behooves long-range planning to recognize elderly persons' needs and design programs to address them. Various organizations and programs that can assist seniors with their housing needs in McFarland include supportive services, rental subsidies, senior housing, and housing rehabilitation assistance. The Kern County Aging and Adult Services offers many programs for senior residents including in-home care and medical administrative support. The nutrition program serves lunch at community centers in nearby cities including Delano and Wasco every day and delivers meals to homebound seniors who are unable to walk or drive to a center. The County provides dial-a-ride services in McFarland.

To address elderly housing needs, the City could require developers to design housing units that are accessible to all persons, regardless of physical ability. Units should also be affordable for seniors who are on fixed incomes.

2.5.2 Large Households
The US Census Bureau defines large households as those containing five or more persons. These households may have special housing needs because there is often a limited supply of adequately sized, affordable housing units in communities.

Large units generally cost more than smaller units pushing them out of the affordability range. To cover expenditure on such necessities as food and health care, it is common for lower-income households that are large to reside in smaller (more affordable) units, which frequently results in overcrowding. Are both the supply and affordability of large units issues for large households in McFarland?
Table 2-24 shows the distribution of occupied housing units by number of rooms and tenure for 2019. It reveals that 86 percent of renter units and 88 percent of owner units have four to six rooms, which would seem to be predominantly family friendly. However, for large families not to live under overcrowded conditions, there needs to be at least as many rooms as there are persons in the household. In 2019, large units of five or more rooms made up approximately 50 percent of renter units and 90 percent of owner units. The large units were not necessarily affordable as there were nearly two times as many large owner units as renter units. This could explain the slight overcrowding noted in Table 2-21.

Table 2-25 shows the distribution of occupied housing units by number of persons and tenure for 2019. It provides further insight into the potential for overcrowding. Households with five or more persons occupied just over 40 percent of renter units and nearly 40 percent of owner units. While the share of large renter units was sufficient for the share of large households, the share of large owner units far outweighs the share of large households suggesting affordability issues with owner units for large families.

To address overcrowding and adequately supply large households with suitable housing, the City can offer incentives to facilitate the development of large housing units with four or more bedrooms. A shortage of large units can be alleviated through inclusionary zoning and community partnerships with entities such as Self-Help Enterprises, Habitat for Humanity, and other affordable housing developers that offer opportunities for affordable housing ownership. Funding sources such as the first-time homebuyer program and Community Development Block Grant program can help move renters to home ownership. Chapter 3 discusses resources for general financial assistance which may be available to large households. 22 Table 2-24: Number of Rooms per Occupied Housing Unit by Tenure – McFarland City, 2019 Number of Rooms
Renter Occupied Owner Occupied All Tenure
Housing Units Percent Housing Units Percent Housing Units Percent 1 Room 18 1% 0 0% 18 1%
2 Rooms 64 5% 0 0% 64 2%
3 Rooms 67 5% 20 1% 87 3%
4 Rooms 539 39% 196 10% 735 22%
5 Rooms 483 35% 925 49% 1,408 43%
6 Rooms 158 12% 551 29% 709 22%
7 Rooms 19 1% 148 8% 167 5%
8 Rooms 19 1% 39 2% 58 2%
9 Rooms or more 0 0% 23 1% 23 1%
Total 1,367 100% 1,902 100% 3,269 100%
Source: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table B25020 Table 2-25 Persons per Occupied Housing Unit by Tenure – McFarland City, 2019 Number of Rooms
Renter Occupied Owner Occupied All Tenure
Housing Units Percent Housing Units Percent Housing Units Percent 1 Person 114 8% 279 15% 393 12%
2 Persons 115 8% 339 18% 454 14%
3 Persons 282 21% 161 8% 443 14%
4 Persons 287 21% 385 20% 672 21%
5 Persons 377 28% 447 24% 824 25%
6 Persons 98 7% 139 7% 237 7%
7 Persons or more 94 7% 152 8% 246 8%
Total 1,367 100% 1,902 100% 3,269 100%
Source: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table B25009

2.5.3 Female Headed Households
Single-parent households, particularly female-headed households, often require special consideration and assistance with affordable housing, accessible day care, health care, and other supportive services. Because of relatively lower incomes visà-vis higher living expenses, female-headed households tend to have limited opportunities for affordable, decent, and safe housing. These households become particularly vulnerable as they try to balance the needs of their children with responsibilities of work.

Table 2-26 shows the distribution of household types in McFarland by tenure in 2019. Among unmarried households, there were nearly three times as many female-headed households as male-headed households. Table 2-27 reveals that the burden of single parenting fell disproportionately on women with 79 percent of these households looking after one or more persons under age 18 years. A quarter of these unmarried female householders also had care-taking responsibilities for persons aged 60 years and over.

From the perspective of tenure, there were two times as many female-headed households in renter units as in owner units.

This has implications for the incomes of female-headed households and the availability of affordable units to suit their needs. In 2019, nearly half of all female-headed households lived below the poverty level. 23 Table 2-26: Occupied Housing Units by Household Type by Tenure – McFarland City, 2019 Number of Rooms
Renter Occupied Owner Occupied All Tenure
Housing Units Percent Housing Units Percent Housing Units Percent Married Couple Family 843 62% 1,215 64% 2,058 63%
Male Householder, no spouse present 79 6% 154 8% 233 7% Female Householder, no spouse
present 331 24% 247 13% 578 18%
Nonfamily Householders 114 8% 286 15% 400 12%
Total 1,367 100% 1,902 100% 3,269 100%
Source: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table S2501 The Boys and Girls Club is a resource for female-headed households with children. This organization has a branch in McFarland where it offers many programs and opportunities for children and young adults.

In addition, the federal Aid for Dependent Children program (AFDC) provides support for the children in single-parent families. Depending on household income, single-parent family households may also qualify for other federal housing assistance programs, such as Section 8 vouchers which subsidize the balance of the rental cost in excess of 30 percent of the renter's gross income. The program enables the prospective tenant to use the subsidy in the private market place in search for rental housing. To further address the housing needs of female-headed households, the City should promote the development of additional multifamily housing.

Table 2-27: Comparative Characteristics of Householders – McFarland City, 2019 Household Type
One or more people
under 18 years
One or more people
over 60 years and over
Income in the past 12
months below poverty
level
Housing Units Percent Housing Units Percent
Housing
Units Percent
Married Couple Family 1,531 74% 352 17% 382 19%
Male Householder, no spouse present 156 67% 57 25% 7 3% Female Householder, no spouse present 458 79% 132 23% 259 45% Nonfamily Householders 0 0% 232 58% - -
All Household Types 2,145 66% 773 24% 648 20%
Source: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table S1101; U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table B17013

2.5.4 Persons with Disabilities
A disability is a physical or mental impairment that substantially limits major life activities. Persons with disabilities tend to have special housing needs in the form of affordable housing because of low or fixed incomes, higher health costs associated with their disabilities, and special requirements for mobility. Table 2-28 shows the distribution of the disability population in McFarland among the six groups that the US Census identifies. Census data for 2019 revealed that the incidence of disability in McFarland cuts across gender and race. City-wide, 3 percent of the population had one or more of the six disability types. The two most prevalent forms of disability in 2019 were: (a) ambulatory; and (b) independent living difficulty, both of which occurred disproportionately among seniors.

The living arrangements for persons with disabilities depend on the type and severity of the disability. Many disabled persons can live at home in an independent environment with or without the help of other family members. To maintain independent living, disabled persons may require assistance, which may include special design features for the physically 24 disabled, income support for those who are unable to work, and in-home care for persons with medical conditions. These services are available through public or private agencies.

Table 2-28: Population with Disability – McFarland City, 2019 Type of Disability Disability
Population
Percentage of
Total Civilian
Population
With hearing difficulty 70 0.5%
With vision difficult 38 0.3%
With a cognitive difficulty 69 0.5%
With an ambulatory difficulty 304 2.2%
With a self-care difficulty 91 0.7%
With an independent living difficulty 201 1.5%
Subtotal Disability Population 458 3.4%
Total Civilian Noninstitutionalized Population 13,565 100% Source: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table S1810 In 1984, Title 24 of the State Uniform Building Code mandated that all multiple-family residential projects containing more than five units and constructed after September 15, 1985 conform to specific disabled, adaptability, and accessibility regulations. In 1988, the Federal government enacted the US Fair Housing Amendment Act with the intent to increase the number of rental units being built that would be accessible to handicapped individuals. In July 1993, the State of California issued the "California Multifamily Access Requirements" based upon the Act. However, despite these regulatory changes, the actual increase in the number of accessible units available in the rental market has remained small. Even though Federal and State housing laws require certain design features or adaptation of housing design for physical accessibility in multifamily residential buildings, many dwelling units built before March 1991 are not subject to these accessibility requirements. There is a need therefore to adapt houses or apartments for wheelchairs and other special requirements for individuals with physical disabilities. Requiring adaptive design features in new construction, for example, does not assist such individuals as seniors who choose to remain in older housing rather than move to assisted living facilities or other newly constructed housing. A good planning consideration to suit persons with physical disabilities is to locate new housing units in proximity to services and public transportation.

Persons with mental disabilities are a critically under-served population with respect to housing. The physical modification of housing is typically not necessary to accommodate mentally disabled persons, but they generally require more services and more monetary support. The mentally disabled tend to have limited opportunities for jobs and incomes making affordable housing important for them. Many mentally disabled persons would prefer to live independently, but because of monetary circumstances, they are compelled to live with other family members or in group homes. This may cause additional stress and problems. In some cases, the need for a resident assistant to help deal with crises or challenging situations may also create special housing demand. This would suggest that there is a need for some apartment or condominium complexes that are reserved exclusively for persons requiring extra assistance in dealing with their daily routines. However, McFarland may be too small for such apartments, which are typically found in larger cities. Because many mentally handicapped persons are unable to drive, access to public transportation for these residents is also important. There are a limited number of day treatment facilities and programs in McFarland, which include drop-in socialization centers to serve persons with mental disabilities. These individuals do not have regional centers as do the 25 persons with physical disabilities and there is no respite care for families who provide round-the-clock care for relatives with mental disabilities.

Aiming for Independence, Maturity, Equality, & Success (AIMES) is a non-profit organization that provides supportive care for adults with developmental disabilities living independently as well as homes with 24-hour care for developmentally disabled individuals. AIMES Homes is located in Bakersfield, but the organization provides services throughout Kern County such as money management, homemaking and community integration.

2.5.5 Farmworkers
The definition of “farmworker” is a person who earns primary income through permanent or seasonal agricultural labor.

Permanent farm laborers work year-round in the fields, processing plants, or support activities. When workload increases during harvest periods, seasonal workers supplement the labor force often through a labor contractor. For some crops, farms may hire migrant workers, that is, those whose travels prevent them from returning to their primary residence every evening.

It has been problematic estimating the size of the agricultural labor force as the US Census and other data sources undercounted or mis-classified farmworkers. For instance, the government agencies that track farm labor are not consistent in the definitions of related terms. Farm labor sometimes includes only field laborers and other times includes workers in plants that process farm produce. Length of employment sometimes includes only permanent workers and other times includes seasonal workers. Place of work sometimes refers to the location of the business, but other times refers to the field.

In another instance, the Migrant and Seasonal Farmworker Enumeration Profiles Study conducted in 2000 by the Migrant Health Program of the US Department of Health and Human Services used several approaches to count farmworkers at the county level. One approach first estimated the crop acreage and then the labor required for growing and harvesting.

Another approach used the unemployment insurance reports of employers like what the Employment Development Department tabulated. Another estimate used the amount of area devoted to greenhouses to determine nursery and greenhouse workers. The results of this study showed that the Migrant Seasonal Farm Workers for Kern County was approximately 71,823.

The U.S. Census of Agriculture (Ag Census) estimates that 34,501 laborers were hired in 2012 across 1,004 farms and ranches in Kern County. However, according to the Ag Census, the number of farms dropped by 16 percent to 845 in 2017 with only 20,469 hired workers. As a result, the average number of workers per farm dropped by about 10 workers in 5 years. The decrease could be partially attributed to immigration policy changes during this period that affect the amount of available labor. Table 2-29 shows the top ten agricultural products by rank in Kern County. 26 Table 2-29: Top 10 Agricultural Products by Rank - Kern County, 2018 & 2019 Crop Value 2018 Rank 2019 Rank
Almonds, including by-products $1,643,241,000 2 1
Grapes, all $1,425,247,000 1 2
Citrus, Fresh and Processing $997,785,000 4 3
Pistachios $886,702,000 3 4
Milk, Market, and Manufacturing $570,405,000 5 5
Carrots, Fresh and Processing $336,151,000 6 6
Cattle and Calves $269,644,000 7 7
Alfalfa $140,721,000 8 8
Pomegranates, Fresh and Processing $122,102,000 14 9
Apiary $107,233,000 9 10
Sources: Kern County, Agricultural Production Report, 2019; http://www.kernag.com/caap/crop-reports/crop10_19/crop2019.pdf Table 2-30 shows the distribution of the total employed population by sector in McFarland and Kern County in 2019. The Agriculture Industry was the single largest employer of McFarland residents making up 46 percent of the employed in the City and 16 percent of the employed in the County. This reflects the importance of farmworkers in the City. Using the 2017 US Census of Agriculture for the County and applying the share of those employed in Agriculture would yield an upper estimate of 863 farmworkers in McFarland. According to 2020 ACS estimates, the median earning per worker across all economic sectors in McFarland was $24,325 in a year, which was one fourth lower than the similar median earning in Kern County of $32,040. What was most notable was the fact that the agriculture sector was among the bottom five earning sectors in Kern County with a median earning of $21,534, which was about a third lower than the median across all sectors.

The economic disadvantage of agricultural workers in McFarland reflected in its lower median earning of $20,039 per farmworker per year, which was 7 percent lower than the comparatively low earnings in Kern County. With this income per farmworker per year in McFarland, most farmworkers in the City are likely to fall into the lowest income categories.

The scale and type of agricultural production in the County and the sector's importance to both the local and State economies suggest the need for decent and sanitary housing options for farmworkers. Seasonal and migrant farmworkers tend to save as much of their earnings as possible for repatriation to their countries of origin to support families. This often leads migrant farmworkers to seek the lowest-cost alternatives for housing during their stay. This further exacerbates the need for housing that is affordable to farmworkers. Given the importance of agriculture and its labor force, the provision of adequate farmworker housing is a critical issue for McFarland as many of these workers are believed to live in poor housing conditions and face the problems of overpayment or overcrowding.

An effective means to address the housing needs of the City's farmworker population is to facilitate development of new rental housing that is affordable to low and very low-income households. This should include both single and multiple room units. The City approved the Milestone Housing affordable housing project, which included 80 extremely low, very low, and low-income rental housing units. The City also has several programs in place to increase affordable housing. Examples of such programs include density bonuses for subdivisions that include affordable housing components and ongoing pursuit of state and federal funds to assist in the development of affordable housing. 27 Table 2-30: Estimates of Employed Populations by Sector – McFarland City vs. Kern County, 2019 Industry
Kern County McFarland City
Kern
County
Percent of
County
McFarland
City
Percent of
City
Agriculture, forestry, fishing and hunting, and mining 54,356 16% 2,292 46% Construction 24,066 7% 224 5%
Manufacturing 18,237 5% 171 3%
Wholesale trade 9,696 3% 65 1%
Retail trade 35,855 10% 523 11%
Transportation and warehousing, and utilities 20,163 6% 335 7% Information 3,585 1% 19 0%
Finance and insurance, and real estate and rental and leasing 12,045 4% 15 0% Professional, scientific, and management, and administrative and waste management services 27,821 8% 129 3%
Educational services, and health care and social assistance 69,087 20% 541 11% Arts, entertainment, and recreation, and accommodation and food services 29,584 9% 290 6%
Other services, except public administration 15,966 5% 111 2% Public administration 22,984 7% 270 5%
Civilian Employed Population 16 Years and Over 343,445 100% 4,985 100% 2017 U.S Census of Agriculture Farm Workers 20,469 863* Percent of County Employed in Agriculture 100% 4.2%
Agriculture as Share of Ag. Forestry … Mining 38% 38%
*Note: McFarland estimate = Kern 2017 Farmworkers total of 20,469 x 0.042 Sources: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table DP03; U.S Census of Agriculture, 2017 Census Volume 1, Chapter 2: County Level Data, Table 7

2.5.6 Homeless
Homeless persons are individuals who lack regular nighttime residence possibly due to limited or lack of regular income.

Some of them need short-term, temporary or emergency shelter probably due to immediate crisis while others have longterm or chronic needs. The homeless represent a broad spectrum of the population including single men and women, couples, families, displaced youth without parents, and seniors. They can include individuals who are victims of economic dislocation, the physically disabled, teen parents with children, veterans, those discharged from hospital or jail, alcohol and drug abusers, survivors of domestic violence, persons with AIDS, immigrants, refugees, and farmworkers.

According to the McFarland Police Department, there were rarely any homeless persons in the City. A 2022 Point in Time Report by the Bakersfield/Kern Regional Homeless Collaborative did not conduct a count in McFarland but counted 36 unsheltered persons in Delano and 14 unsheltered persons in Wasco. In the past, homeless persons have been transient farmworkers who did not yet find a place to live, but they did not remain unsheltered over extended periods of time. Most transient workers were able to afford some form of shelter when they gained employment, but often under overcrowded or otherwise inadequate conditions.
28 The rare occurrence of homelessness in McFarland does not call for an emergency shelter or transitional housing facility, however, such a facility is permitted by right in areas zoned C-2 for commercial uses. Chapter 4 further discusses this issue under constraints to housing development. There are social services and year-round shelters for the homeless at locations in Bakersfield and throughout the county. The Kern County Housing Authority has an office location in McFarland to provide public housing assistance. The City also meets and coordinates with other government agencies and community groups to address homelessness.

2.5.7 Extremely Low-Income Households
The California Department of Housing and Community Development (HCD) defines “extremely low-income” households as those earning up to 30 percent of area median income (AMI). In 2019, Kern County had a median income of $53,350.

Households earning up to $16,005 would therefore fall into the classification of extremely low-income households. Table 2- 13 reveals that households in McFarland fall predominantly in the lower income categories with 60 percent in those “low” categories compared to 40 percent in the moderate-income categories. Nearly 411 households or 13 percent of total households in McFarland fell into the extremely low-income category. These households (among others) depict a variety of housing situations and needs when they face overpayment, overcrowding, and substandard housing conditions. Other families and individuals receiving public assistance in the form of social security insurance (SSI) or disability insurance tend to fall into the category of extremely low-income households.

One way to address the housing needs of those in the extremely low-income category is to facilitate development of single and multiple room rental housing, as well as supportive rental housing linked to a range of support services. Supportive housing can help residents to maintain stable housing and lead productive lives. Services may include childcare, afterschool tutoring, and career counseling, among others. The Solinas Village affordable housing development in McFarland offers supportive services to its residents.

2.6 Assisted Housing At-Risk of Conversion
This section identifies all residential projects in McFarland that are under an affordability covenant, along with those housing projects that are at-risk of losing their low-income affordability restrictions within the eight-year period from 2023 to 2031. This information is used to establish quantified objectives for units that can be conserved during this planning period. The inventory includes all units assisted under any federal, state, or local program.

2.6.1 Inventory of Potential At-Risk Units
Table 2-31 is an inventory of developments within McFarland which participate in federal, state, or local programs that provide some form of assistance either through financial subsidy or control. 29 Table 2-31: Inventory of Assisted Affordable Housing Developments – McFarland City, 2022 Project Name
Address Year
Number
of Units Authority Program
Covenant
Expires
Daybreak Apartments
799 Fifth
Street 2005 61
Winn
Residential LIHTC 2060
McFarland Family Apartments
1030
Kendrea
Avenue 2001 80

LIHTC, HUD,
Federal
Home Loan
Bank of San
Francisco 2066
Milagro del Valle Apartments
106 11th
Street 2003 46 LIHTC, HUD 2058
Solinas Village Apartments
711 5th
Street 1993 52
AWI
Management
Corporation LIHTC 2048
La Fiesta Apartments
510 San
Juan St 1970s 72
Michaels
Organization
Section 515
Rural Rental
Housing,
Section 521
USDA
Rental
Assistance None
Kendrea Place
1020
Kendrea
Place 2020 68
LIHTC,
Section 515
Rural Rental
Housing,
Federal
Home Loan
Bank of San
Francisco 2068
Kendrea Place
1050
Kendrea
Place 2013 48
LIHTC,
Section 515
Rural Rental
Housing,
Federal
Home Loan
Bank of San
Francisco 2068
Milestone Housing*
780 W
Sherwood
Ave 2022 80
Kern County
Parcel
Number
201-010-
33 52 Kern County
HOME
Investment
Partnerships
Program
*Broke ground in 2022, expected completion in 2022
Source: Kern Housing Authority, 2020; Affordable Housing Online, 2022 30 2.6.2 Risk of Conversion
According to the Kern County Housing Authority and City data, there are no units at risk of converting to market rate during the 2023-2031 time period.

2.7 Future Growth Needs
In accordance with State law, this section provides a quantification of McFarland's share of the regional housing need as established in the Regional Housing Needs Allocation (RHNA) prepared by the Kern Council of Governments (KernCOG).

2.7.1 Overview of the Regional Housing Needs Allocation The Regional Housing Needs Allocation process is a key planning tool for local governments to anticipate and prepare for future housing need. RHNA quantifies the anticipated need for housing within each jurisdiction based on regional population forecasts of the California Department of Finance. Communities within specific regions determine collaboratively how to share the need and address it in updates to the housing elements of general plans.

KernCOG has the responsibility of preparing the RHNA for the incorporated and unincorporated communities within Kern County, which includes the City of McFarland. The most current RHNA was adopted in June 2014 and covers a period from December 31, 2015 through December 31, 2023. KernCOG applied the following methodology to allocate housing units to each jurisdiction:
• KernCOG estimated the future population within each jurisdiction based upon State Department of Finance projections and knowledge of circumstances particular to Kern County. • KernCOG converted the change in population into housing units necessary to accommodate increases in population. The estimate included a vacancy rate that reflects a "healthy" housing market that would enable movement among units and replacement of existing units that may become demolished. • KernCOG divided the estimate of housing needs into four groups based on income categories labelled as very low, low, moderate, and above moderate income. This step is to target enough quantity of housing for all income groups in the community. (The “very low” category is subdivided in this document to show the “extremely low” as a fifth category)
• The process first allocates housing needs for each jurisdiction based on the percentage of households that falls into each category. For instance, if 15 percent of households fall under the low-income category, then 15 percent of future housing needs should be affordable to households within that income category. • The process then adjusted allocations according to such factors that may be particular to each jurisdiction as disproportionate housing types, number of renters, number of persons receiving public assistance, employment patterns, commuting patterns, and avoidance of over-impaction of low-income households.

Senate Bill 375 (5B 375) (Steinberg, 2008) and Senate Bill 575 (Steinberg, 2009) affect the RHNA process and this fifth Housing Element cycle in several ways. The main changes in this cycle include: (a) the integration of the RHNA process with the Regional Transportation Plan (RTP) and the Sustainable Communities Strategy (SCS); (b) requirement for coordination and consistency of the housing element with the RTP and SCS; and (c) the length of the housing element cycle. The fifth cycle for the Kern County region covers an eight-year planning horizon (December 2015 to December 2023).

Table 2-32 compares the shares of households in five income categories in 2019 with the adjusted shares of KernCOG's RHNA allocations for the 2015-2023 period. While the RHNA allocation indicates a split of 53 percent to the lower income categories and 46 percent to the upper income categories, the shares of households suggests that a higher proportion of RHNA allocation should go to lower income categories. Table 2-13 shows what would be equivalent allocations based solely 31 on shares of households in various income categories as is the practice with many RHNA processes. At any rate, McFarland needs to plan for a substantial proportion of affordable housing to meet the needs of lower income households.

Table 2-32: Shares of Households vs. RHNA Allocations by Income Groups – McFarland City, 2019 Income Group
2019 Shares of Households by Income
Group
Equivalent 2015-2023
RHNA Units
Income
Range Households
Percent of
Households Households
Percent of
RHNA
Extremely low < $16,005 411 33% - -
Very low
$17,000 -
26,675 678 33% 93 30%
Low
$27,209 -
$42,680 886 27% 73 23%
Moderate
$43,214 -
$64,020 517 16% 66 21%
Above Moderate $64,554 778 24% 79 25%
Civilian Employed Population 16 Years and
Over - 3,269 100% 311 100%
Sources: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table S1901; Kern Council of Governments, Regional Housing Needs Allocation Plan, 2013-2023
KernCOG projects a total need of 311 new housing units in McFarland across various income categories over the eight-year planning period. RHNA suggests McFarland needs to maintain a balance between ranges of affordable and market rate housing.
32 3.0 Resources for Residential Development

3.1 Land Availability
Government Code Section 65583(a)(3) requires the Housing Element to contain "an inventory of land suitable for residential development, including vacant sites and sites having the potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites." Appendix B contains a detailed analysis of vacant land and potential development opportunities. The following paragraphs summarize the results of this analysis.

The most recent Regional Housing Needs Allocation (RHNA) for Kern County covers the eight-year planning horizon from 2023 to 2031. Consistent with this length of planning horizon, this 2023-2031 housing element for McFarland adopts the City's share of the regional housing need of 244 units. Consistent with the City’s 2040 General Plan, the housing element focuses on the development potential of vacant land zoned for residential uses (infill sites), mixed use development in the City's downtown, and developing a variety of housing options. Mixed-density housing is most appropriate for accommodating the needed for affordable housing. R-3 Multiple Dwelling (high density) would allow up to 15 dwelling units per acre and are located closest to Downtown, while new R-1 single family homes are further from the Downtown.

Extending City limits allows for more vacant land for housing, particularly in the West expansion and Whisler Road Neighborhood areas to the south.

Development potential depends on the residential density standards of the City. Consideration of whether site constraints and land use controls can achieve the permitted densities help in refining the estimates of housing capacities. In general, the acreage of the parcel was multiplied by the allowable density, unlike the more restrictive minimum lot area per unit set forth in the Zoning Code. Any fractional component on the number of units allowed under the density standards was dropped. The application of density bonuses was not included in the calculation of allowable units; rather, the allowable base land use density was used. The conduct of a parcel-by-parcel evaluation of any unusual site characteristics or land use controls led to further downward adjustments to the allowable number of residential units if additional constraints to development existed. Constraints that in some cases resulted in lower residential development potential included right-ofway for road access, irregular lot shapes, difficulty in meeting minimum roadway frontage requirements, and existence of wetlands or drainage courses on the parcel. Adherence to this methodology provided a conservative residential capacity that took into consideration any special or unusual circumstances.

Although in many cases, lot consolidation could result in a larger percentage of buildable area and a higher number of housing units, this methodology to calculate development potential did not take this possibility into account. It should be noted, however, that there are opportunities for lot consolidation, particularly in the City's Downtown Core.

3.1.1 Vacant Residential Parcels
The California Polytechnic State University in San Luis Obispo conducted a Land Use Inventory in 2019 as part of the update to the General Plan and Land Use Element. As of October 20, 2019, the City had 77 acres of vacant land. Based on the residential densities in the Zoning Code and Land Use Element, and as further evaluated for site and planning constraints in Appendix B. Table 3-1 indicates that the 77 acres of vacant residential land can conservatively accommodate approximately 485 units, which is approximately double the 244 units in the 6th Cycle Regional Housing Needs Allocation to McFarland for the June 2023 through December 2031 period. Beyond 2031, McFarland has plenty more space allocation for housing development including affordable units.
33 Table 3-1: Capacity of Vacant Residential Lands – McFarland City, 2022 Residential Land Use Vacant Land
(acres)
Allowable
Density (units
per acre)
Historic
Density (built
units per
acre)
Realistic
Capacity
(housing
units)
Vacant Land in Central Built-up Area
Single Family 73 8 6

439
Apartment 4 24 12

46 Mobile Home 0 8 5

0 Subtotal in built-up area of
central McFarland 77

485
Vacant Land in General Plan Including Annexation Areas
General Plan Residential: LowDensity 1072 8 6
4,704
General Plan Residential:

Medium-Density 471 6 8

3,829
General Plan Residential: HighDensity 258 24 12
4,041
General Plan Residential with
ADU Opportunities

1,219
Grand total residential capacity

13,793
Subtotal Affordable Potential
(high density & ADU)

5,260
Source: City of McFarland, 2040 General Plan, General Plan Map

3.1.2 Mixed Use Development
Historically, McFarland did not deploy much mixed use development, however, the updated 2040 General Plan includes new mixed use zones that are to provide additional housing opportunities including those for lower income residents.

Proximity between housing and commercial development within mixed-use zones makes for location-efficient sites that can promote the use of alternative modes, reduce vehicle miles of travel, and lower pollution. The General Plan has designated two relatively large parcels in the central area of the City that have potential for 223 housing units at the two mixed-use centers. Appendix has further details including an inventory of parcels.

3.1.3 Accessory Dwelling Unit Potential
Residential lots with potential to comfortably develop affordable accessory dwelling units (ADU) have the potential to generate 117 such units in the downtown area. Appendix has further details including an inventory of parcels.

3.2 Financial Resources
Financing is available for infrastructure and housing improvements through Federal, State, and local programs. The following subsections identify certain programs.
34 3.2.1 Federal and State Resources
Community Development Block Grant Program (CDBG) – Federal funding for housing is available through the Department of Housing and Urban Development (HUD). The CDBG program is flexible allowing funds to be used for a wide range of activities. The eligible activities include, but are not limited to, acquisition or disposition of real estate or property, public facilities and improvements, relocation, rehabilitation and construction of housing with certain limitations, homeownership assistance, and clearance activities. The City continues to apply for CDBG funds toward rehabilitation of public facilities.

Low-Income Housing Tax Credit Program – The Tax Reform Act of 1986 created the low-Income Housing Tax Credit Program to provide an alternate method of funding low-income and moderate-income housing. Each state receives a tax credit based on population to fund housing that meets program guidelines. The tax credits typically leverage private capital into new construction or acquisition and rehabilitation of affordable housing. Limitations on projects funded under the Tax Credit programs include requirements that rent is restricted by median income on certain minimum percentages of units.

Other Federal and State Resources – Table 3-2 summarizes additional funding sources that can assist extremely low, very low, low, and moderate-income households or developers of affordable housing. Many of these funding sources are typically eligible for specific types of projects and may not be secure. However, they do offer opportunities to facilitate affordable and adequate housing.

Table 3-2: Additional Federal, State, and Private Financial Resources Program Description Eligible Activities
Federal Resources
HUD Section 202
Forgivable loans to non-profit
developers of supportive housing for
the elderly Site acquisitions, rehabilitation, new construction HUD Section 203(k)
Long-term, low interest loans at fixed
rate to finance acquisition and
rehabilitation of single-family homes Site acquisitions, rehabilitation, new construction HUD Section 811
Grants to non-profit developers of
supportive housing for persons with
disabilities, including group homes,
independent living facilities and
intermediate care facilities
Site acquisitions, rehabilitation, new construction,
rental assistance
U.S Department of Agriculture
(USDA), Rural Development
Service's Section 514 Farm Labor
Housing Program
Below market-rate loans for farmworker
rental housing Site acquisitions, rehabilitation, new construction U.S Department of Agriculture
(USDA), Rural Development
Service's Section 514 Rural Rental
Housing Program
Below market-rate loans for low and
very low-income rental housing Rental assistance
USDA Rural Development Section
504 Housing Repair and
Rehabilitation Program
Loans and grants to repair and
rehabilitate the homes for low-income
families and seniors Rehabilitation
USDA Rural Development Section
533 Housing Preservation Grant
(HGP) Program
Grants to nonprofit and government
agencies to fund housing rehabilitation
programs for low-income households Rehabilitation
Section 8
Rental assistance program which
provides a subsidy to very low-income
families, individuals, seniors, and the
disabled. Participants pay a percentage Rental assistance 35 Program Description Eligible Activities
of their adjusted income toward rent
HOME
Grant program intended to expand the
supply of decent and safe affordable
housing. HOME is designed as a
partnership program between the
federal, state, local governments, nonprofit and for-profit housing entities to finance build/rehabilitate, and manage
housing for lower income owners and
renters Rehabilitation, administration
ACCESS and National Homebuyers
Fund (NHF) Gold Programs
ACCESS and NHF are second loan
programs for down payments
assistance. Allows low and moderateincome homebuyers to pay for down payment and closing costs up to 7% of
the sales price Down payment assistance
233(f) Mortgage Insurance for
Purchase/Refinance
Mortgage insurance for purchase or
refinance of existing multifamily
projects
New rental housing operation, administration,
acquisition
241(a) Rehabilitation Loans for
Multifamily Projects
Provides mortgage insurance for
improvements repairs, or additions to
multi-family projects Rehab of apartments, energy conservation Congregate Housing Services
Program
Provides grants to public agency or
private non-profit to provide meal
services and other supportive services
to frail, elderly, and disables residents in
federally assisted housing. Also supports
remodeling to meet physical needs Grants
HOPE 3- Homeownership of
Single-Family Homes
Program provides grants to State and
local governments and non-profit
organizations to assist low-income, first
time homebuyers in becoming
homeowners by utilizing government
owned or finances single-family
properties Grants
HOPE 6- Revitalization of Severely
Distressed Public Housing
Provides funds for revitalization,
demolition and disposition of severely
distressed public housing for Section 8
tenant-based assistance Grants, rent subsidies
HOPE II- Homeownership for
Multifamily Housing
Provides grants to develop programs
allowing mostly low-income families to
purchase units in multifamily housing
projects owned, finances or insured by
HU or other federal, state, or local
public agencies Grants
Sec. 202 Supportive Housing for
Elderly
Provides capital grants and operation
subsidies for supportive housing for
elderly Rent subsidies, construction, rehabilitation
State Resources
CaliHome
Provides grants to local governments
and non-profit agencies for owner
occupied rehabilitation programs and Site acquisition, rehabilitation 36 Program Description Eligible Activities
new home development projects
CalHFA Rental Housing Programs
Provides below market rate financing
offered to builders and developers of
multifamily and elderly rental housing.

Tax exempt bonds provide belowmarket mortgages Site acquisitions, rehabilitation, new construction Self-help Builder Assistance
Program (SHBAP)
State lower interest rate CalHFA loans
to owner-builders who participate in
self-help housing projects sponsored by
non-profit housing developers
Site acquisitions, rehabilitation, new construction,
home buyers’ assistance
Multifamily Housing Program
(MHP) State deferred-payment loans
Rehabilitation, new construction, rental housing,
supportive housing for disabled
Multifamily Housing Program
(MHP) Supportive Housing
Allocation
MHP loans for supportive housing for
special needs populations Supportive housing
Joe Serna Jr. Farmworker Housing
Grant Program (JSJPWHG)
Provides grants and loans to local
governments and nonprofit housing
developers for farmworker housing
New construction, acquisition, migrant housing,
housing with related health services
Weatherization Assistance
Program
Grants from California Department of
Community Services and Development
to improve the energy efficiency of
homes occupied by low-income
households to reduce their heating and
cooling costs Improvements
Mobile Home Park Resident
Ownership Programs (MPROP)
Loans from California Department of
Housing and Community Development
for the purchase of mobile home parks
by local governments, nonprofit
corporations, or residents Mobile homes
California Self-Help Housing
Program (CSHHP)
Grants from the California Department
of Housing and Community
Development for the administrative
costs of self-help or owner-builder
housing projects Administration, new construction
Predevelopment Loan Program
(PDLP)
Short-term loans from the California
Department of Housing and Community
Development for the construction,
rehabilitation, conversion, or
preservation of affordable housing
projects
Rehabilitation of apartments, acquisition,
preservation of affordable housing, new rental
housing
Special Needs Affordable Housing
Lending Program
All multifamily projects that serve at-risk
tenants in need of special services
Rehabilitation of apartments, acquisition, new
rental housing
Private Resources
Federal Home Loan Bank (FHLB)
Affordable Housing Program
Provides competitive grants and
subsidized loans to create affordable
rental and homeownership
opportunities New construction, new rental housing
Access to Housing and Economic
Assistance for Development
(AHEAD) Program
Recoverable grants from the Federal
Home Loan Bank of San Francisco to
support housing projects during the
conception and early stages of
development New construction, new rental housing
37 Program Description Eligible Activities
Community Investment Program
(CIP)
Funds from the Federal Home Loan
Bank of San Francisco to finance firsttime homebuyer programs, create and maintain affordable housing, and
support other community economic
development activities Homebuyer assistance
Federal National Mortgage
Association (Fannie Mae)
A variety of homebuyer assistance,
rehab assistance, and minority
homeownership assistance
Homebuyer assistance, rehabilitation, minority
homeownership assistance
California Community
Reinvestment Corporation (CCRC)
Nonprofit mortgage banking consortium
that pools resources to reduce lender
risk in finance of affordable housing.

Provides long term debt financing for
affordable multifamily rental housing New construction, rehabilitation, acquisition Community Reinvestment Act
Loan Program
Provides real estate construction
financing, small business loans, and
consumer loans
Acquisition loans, business loans,
predevelopment or interim finance, construction
or rehabilitation loans
Vision Forward
To provide affordable housing to lowincome residents throughout the U.SAcquisition loans, construction or rehabilitation loans, down payment assistance
Affordable Housing Programs
Provides grants or subsidies interest
rate loans for purchase, construction, or
rehabilitation of owner-occupied
housing by or for very low-, low-, and
moderate-income households or to
finance the purchase, construction or
rehabilitation of rental housing
Construction or rehabilitation loans, grants, longterm loans, technical assistance

3.2.2 Local Resources
McFarland Redevelopment Agency (RDA) – As of January 1, 2011, the statewide dissolution of all Redevelopment Agencies ceased this local resource for funding affordable housing and redevelopment projects in McFarland. However, the concept of redeveloping sparsely built or disused parts of a community remains relevant specially in promoting compact mixed-use development to meet State goals for VMT reduction.

Housing Authority of the County of Kern (HACK)– The Housing Authority provides rental housing and supportive services to eligible persons with limited incomes through a variety of programs. The agency develops and manages housing for lowincome households; it administers federal Section 8 rental housing assistance programs in the private rental market; and it offers a HUD-certified comprehensive counseling agency that serves homeowners and renters.

Self-Help Enterprises – Self-Help Enterprises is a non-profit community development organization based in the San Joaquin Valley. The organization helps to build low-income homes for families and provides resources and educational classes to low-income families. Self-Help Enterprises built Solinas Village, a 52 unit multi-family community. The project includes two-, three-, and four-bedroom units, all of which are affordable. There is also a community center, outdoor common space with grills and a playground. For residents, Self-Help Enterprises offers educational classes. 38 4.0 Constraints
The Government Code prescribes that the Housing Element addresses constraints to housing production and availability (Gov. Code §65583(a)(5) and (6)). Governmental constraints impact housing costs and supply as well as certainty with the housing market via controls on use of land, codes and enforcement, requirements for on-site and off-site improvements, fees and exactions, processing and permit procedures, and guidelines for housing production to suit persons with disabilities.

Non-governmental constraints are primarily market-driven and generally outside direct government control, but jurisdictions can influence and offset the negative impact of nongovernmental constraints through responsive programs and policies. This group of constraints include land prices, construction costs, and availability of financing. The following sections analyze various constraints to housing.

4.1 Governmental Constraints
Governmental regulations intend to control development for the health, safety, and welfare of the community, but can also unintentionally increase the costs of development and consequently the cost of housing. The following subsections describe potential governmental constraints, which could affect the supply and cost of housing in McFarland.

4.1.1 Land Use Controls
General Plan
State law requires each city and county in California to prepare a long-term, comprehensive plan to guide its growth and future development. The Land Use Element of the General Plan establishes the basic land uses and density of development within the various areas of the City. Under State law, the elements of the General Plan must be internally consistent, and the City's zoning must be consistent with the General Plan. The Land Use Element must therefore provide suitable locations and densities to implement the policies of the Housing Element.

The City adopted the 2040 General Plan in 2021. The 2040 McFarland General Plan covers a comprehensive set of required and optional elements. Table 4-1 shows the residential land use designations in the Land Use Element, which include low density, medium density, and high-density housing. The City is also working to expand a Mixed-Use category for compatible residential and commercial uses to intermix with each other. Additionally, individual residential land use categories can accommodate a variety of housing types and styles and can assure a diversity and mixture of housing types throughout the City. Secondary dwelling units are allowed in all residential zones.

The category termed Planned Residential Development is an overlay district that allows increased flexibility in design with relaxed development standards for efficient use of certain housing sites. Specific allowances include deviation from standard setback requirements, removal of minimum or maximum lot size standards, and reduced parking requirements.

Development sites seeking this overlay designation must demonstrate to the City Council that the project meets one or more of the following criteria:
• It provides facilities or amenities suited to such special needs groups as the elderly or families with children. • It transfers allowable development within a site from areas of greater to areas of lower environmental sensitivity or hazard.
• It provides a wider range of housing types and costs than would be possible with development of uniform dwellings throughout the project site or neighborhood.
• Features of the design meet or exceed tenets of conventional standards related to privacy, useable open spaces, adequate parking, compatibility with neighborhood character, and others. 39 • It incorporates features which can result in lower consumption of materials, energy, or water than conventional development.

Table 4-1: McFarland General Plan Residential Land Use Designations Land Use Designation Density Housing Type
Residential: High-Density 24 units per acre Duplexes, triplexes, and apartments Residential: Medium-Density 15 units per acre Town houses Residential: Low-Density 8 units per acre Single Family houses Mixed-Use 8 units per acre
Vertical or lateral juxtaposition of such
compatible uses as housing (typically in
the form of flats), office, and retail
Source: City of McFarland, 2020 Background Report, Pages 34 and 35 Zoning Designations
The City regulates the type, location, density, and scale of residential development through the Zoning Code. Zoning regulations are tools to implement the General Plan and are designed to protect and promote the health, safety, and general welfare of residents. The Zoning Code also helps to preserve the character and integrity of existing neighborhoods.

The Zoning Code sets forth residential development standards for each zoning district. Table 4-2 shows the four zones that allow residential development by right in McFarland.

In addition to the residential zones, three commercial zones permit varying levels of mixed-use and multiple-family residential development as either allowed or conditionally permitted uses. Table 4-2 also shows the commercial zones.

Table 4-2: Residential & Commercial Zoning – McFarland City, 2019 Zoning Code
Density
Residential
R-S, E, R-1, R-1C One-Family Residential District
R-2 Two-Family Dwelling Zone
R-3 Limited Multiple-Family Dwelling Zone
R-4 Multiple-Family Dwelling Zone
Commercial
C-O Professional Office Zone
C-1 Neighborhood Commercial Zone
C-2 Commercial Zone
Source: City of McFarland, Zoning Ordinance, Title 17, Chapter 17.08.010 Table 4-3 summarizes the development standards in the City’s zoning regulations. With the adoption of the 2040 General Plan, it is expected that the zoning regulations would be updated to synchronize with the densities in the Plan where necessary. Notwithstanding, the zoning regulations as they stand are largely compatible with the new General Plan.

Table 4-4 provides a summary of the residential uses permitted under the City's zoning regulations. It is possible to accommodate low-income housing and special needs housing in multiple zones in McFarland, provided they meet sitespecific development standards. 40 Table 4-3: Development Standards in McFarland Zoning Code Zoning Designation
Minimum
Lot Size
(Sq. Ft.)
Density
(units per
acre) or
FAR*
Setback Requirements (Feet)
Height
Limit
Front Rear Side
R-S 6,000 0-2 25 5 5 35
E 10,000 2-4 25 5 5 35
R-1 6,000 5-8 25 5 5 35
R-1C 6,000 5-8 25 5 5 35
R-2 6,000 9-15 25 5 5 35
R-3 6,000 9-15 15 5 5 35
R-4 6,000 16-24 10 5 5 45
C-O 6,000 - 10 20 0 45
C-1 6,000
< 1,500
FAR 45 20 0 55
C-2 - - 40 20 0 75
*FAR is ratio of building floor area (sq ft) to land area (sq ft) Source: City of McFarland, Zoning Ordinance, Title 17, Chapter 17.08 - 17.80 Table 4-4: Allowed Residential Development by Zone – McFarland City, 2019 Housing Types
R-S R-1 R-1C R-2 R-3 R-4 C-O C-1 C-2
Single Family Attached P P P P P P
Single Family Detached P P P P P P
Duplexes to Fourplexes P P
Multifamily (5+ Units per Structure) P
Manufactured Homes (Mobile Homes) P P P P P P
Secondary Units C C C
Emergency Shelters P
Single Room Occupancy P P P P P P C
Transitional/Supportive Housing P P P P P P
P = Permitted; C = Conditional Use Permit
Source: City of McFarland, Zoning Ordinance, Title 17; City of McFarland, 2015 Housing Element Update, Table 32 Zoning for a Variety of Housing Types
Emergency Shelters, Transitional Housing, and Supportive Housing – In 2007, the State Legislature adopted Senate Bill 2 (SB 2), which requires local governments to identify one or more zoning districts that permit emergency shelters by right in their zoning codes. That means the shelters would not require conditional use permit, which could pose constraints. The law requires jurisdictions to amend zoning codes to allow by right in all residential zoning districts "transitional housing" and "supportive housing" (as defined by the Health and Safety Code Sections 50675.2(h) and 50675.14(b)). SB 2 also specifies that "emergency shelters" (as defined in the Health and Safety Code Section 50801(e) may only be subject to those development and management standards that apply to residential development within the same zone except that a local government may apply written, objective standards that include all the following:
• The maximum number of beds or persons permitted to be served nightly by the facility. • Off-street parking based upon demonstrated need, provided that the standards do not require more parking for emergency shelters than for other residential or commercial uses within the same zone. • The size and location of client exterior and interior onsite waiting and client intake areas. 41 • The provision of onsite management.
• The proximity to other emergency shelters if emergency shelters are not required to be more than 300 feet apart.
• The length of stay.
• Lighting.
• Security during hours that the emergency shelter is in operation.

Table 4-4 reveals that the City's Zoning Code lists Emergency Shelters as a permitted use by right within the C-2 zone, however supportive housing is allowed by right in all residential zones.

Title 17 of the McFarland Municipal Code covers “ZONING”; and Chapter 17.134 covers “DEVELOPMENT STANDARDS”.

Close examination of this chapter of the Code reveals the following:

1. Section 18.134.010 on “Purpose and Application” identifies a list of circumstances to which the design standards apply. The list does not expressly include emergency shelters, but refers generally to “all multifamily development in the medium density residential (R-2), high density residential (R-3), residential professional (RP), professional office (C-O), neighborhood commercial (C-1), commercial (C-2), limited manufacturing (M-1) light manufacturing (M-2) and general manufacturing (M-3) zone districts, and precise development (P-D) district except as otherwise provided in this chapter.”

2. Section 18.134.042 on “Development Standards—Emergency Shelters” details standards specific to emergency shelters.

There is no designated location for emergency shelter during natural disasters. Close examination of the Municipal Code confirms that McFarland has not faced the need for emergency shelters for individuals in the past given that it has hardly any homeless population. However, the Code needs to make provisions for such other circumstances that might need emergency shelters for victims of spousal abuse, child abuse, and sudden, catastrophic economic situations. This housing element adds programs to allow emergency shelters in all zones that permit housing without requirements for design review permits and discretionary actions as the design review decision-making criteria.

Residential Care Facilities and Group Homes – Residential care facilities include any family home, group home, or rehabilitation facility that provides non-medical care to persons in need of such personal services that are essential for daily living as protection, supervision, assistance, guidance, or training. State law (Health and Safety Code Sections 1267.8, 1566.3, and 1568.08) requires local governments to treat licensed group homes and residential care facilities with six or fewer residents the same as single-family uses. Furthermore, local governments must allow licensed residential care facilities in any area zoned for residential use and may not require licensed residential care facilities of six or fewer persons to obtain conditional use permits or variances that are not required of other family dwellings. Supportive housing is permitted in all residential zones by right as well as in C-2 zone.

Farmworker Housing – The City complies with the Employee Housing Act (Government Code Sections 17021.5 and 17021.6). Farmworker housing is allowed by right in all R-4 zones and is treated as any other multifamily housing unit in McFarland. The Housing Element includes Programs to facilitate the development of multi-family housing in McFarland to serve those working in the agricultural sector.

Housing for Persons with Disabilities – Both the Federal Fair Housing Act and the California Fair Employment and Housing Act impose an affirmative duty on local governments to make reasonable accommodations in the form of modifications or exceptions in zoning laws and other land use regulations when such accommodations may be necessary to afford disabled 42 persons an equal opportunity to use and enjoy a dwelling. The Building Code adopted by the City of McFarland incorporates accessibility standards contained in Title 24 of the California Administrative Code.

Adherence to zoning and development standards in the City's Zoning Code can present a potential constraint on the development, maintenance, and improvement of housing for persons with disabilities. Such standards do not pose a major constraint for new construction or redevelopment on large parcels because there is typically ample design flexibility to include accommodations for persons with disabilities. However, for redevelopment or retrofitting of existing buildings on smaller lots, setback requirements may conflict with the provision of accommodations for persons with disabilities.

Programs in the Housing Element call for modification of zoning standards short of a variance to provide for accommodations for persons with disabilities.

Notwithstanding constraints related to zoning and development standards, the City strives to provide reasonable accommodations for persons with disabilities in the enforcement of building codes and issuance of building permits. The City takes special needs into consideration and allows for adjustment of specification if requested. The City may accept changes due to practical difficulties or unnecessary hardship in enforcing the Code. In addition, the Housing Element includes programs to establish a formal and written procedure to reasonably accommodate accessibility needs. As part of these programs, the City is to provide information to all interested parties regarding accommodations in zoning, permit processes, and application of building codes for persons with disabilities.

Compliance with accessibility standards contained in the Building Code could increase the cost of housing production and can also impact viability in the rehabilitation of older properties that need to be brought up to code. However, these regulations provide minimum standards that require compliance to assure the development of safe and accessible housing.

In addition to providing disabled access in new construction projects, McFarland also provides funding for retrofitting existing rental and owner-occupied housing for ADA access under the City's Occupied Housing Rehabilitation Program.

Single Room Occupancy – A single room occupancy facility (SRO) is defined in the Zoning Ordinance as “a cluster of seven or more units of weekly or longer tenancy providing sleeping or living facilities, in which sanitary facilities may be provided within the units, and cooking facilities may be shared.” This use requires a conditional use permit in the C-2 zones. It is only subject to those development and management standards that apply to residential development within the same zone. The Housing Element includes programs to facilitate the development of single room occupancy units in McFarland.

Mobile and Manufactured Homes – Pursuant to Government Code Section 65852.3, the location and permit process for manufactured housing should be regulated in the same manner as a conventional or stick-built structure. Specifically, Government Code Section 65852.3(a) requires that except for architectural requirements, a local government should only subject manufactured homes (also called mobile homes) to the same development standards as a conventional singlefamily residential dwelling on the same lot including, but not limited to, requirements for building setback, side and rear yard, enclosures, access, vehicle parking, aesthetics, and minimum square footage. Mobile and manufactured homes are conditionally permitted uses in all residential zones in McFarland as well as Mobile Home One Family zones (M-H), Mobile Home Subdivision zones (M-S), and Mobile Park zones (M-P).

Standard Parking and Street Requirements
Excessive parking standards can pose a significant constraint to housing development by increasing development costs and reducing the potential land availability for project amenities or additional units. Many parking standards do not reflect actual parking demand. Table 4-5 lists the parking standards in the McFarland Zoning Code. These requirements are generally not a development constraint and are comparable to those in jurisdictions throughout the State of California. 43 Table 4-5: Parking Space & Street Width Standards
Type of Use Requirement
R-S 2
E 2
R-1 2
R-1C 2
R-2 2
R-3 1.5
R-4 1.5
*Parking requirement may be reduced as part of Planned Residential Development Source: City of McFarland, Zoning Ordinance, Title 17; City of McFarland, 2015 Housing Element Update, Table 35 Parking requirements may be reduced in a Planned Residential Development. There are no other formal provisions for parking reductions in areas where extra parking is unnecessary and uneconomical. The Housing Element includes programs to reduce parking requirements for mixed use commercial and residential units downtown and where parking is seen as onerous.

Curbs, Gutters, and Sidewalks
The City’s police power and the California Subdivision Map Act (Section 66410 et seq.) give it authority to require public improvements in tandem with housing development activities. The City of McFarland therefore requires for new subdivisions such improvements as full street rights-of-way (including curbs, gutters, and sidewalks) as well as extension of utilities to serve the homes. Depending on circumstances at a site, additional site improvements may include drainage structures to manage storm water, retaining walls, sound walls to reduce noise impacts, or traffic control devices.

Requirements for site improvements fall generally into the two categories termed “on-site” and “off-site” improvements.

On-site improvements refer to those within the project site or parcel and may include paving, parking spaces, landscaping, automatic irrigation, etc. Off-site improvements refer to those that occur outside the project site but have direct bearing on site activities and may include sidewalks, curbs and gutters, paved streets, fire hydrants, extensions of utilities, and so on in conformity with the City’s subdivision improvement standards. The City’s ordinance states the following:
“Standards shall be those standards adopted by the city council, and any amendments to those standards as may be adopted from time to time. The city clerk shall make these standards available to the public. Copies of these standards may be obtained at City Hall, 401 Kern Avenue, during normal business hours.” (Ord. 170 §§ 5.00, 5.01, 1978)
Specifications for the design and installation of curbs, gutters, and sidewalks aim at assuring consistency and safety throughout the City. The specifications are generally not development constraints, and compare to those in jurisdictions throughout the State, and typically include the following:
• Construct curbs and gutters separately from sidewalks. • Use Weakened Plane Joints for all joints, except expansion joints shall be placed in curbs, gutters, and sidewalks at BCR and ECR and around utility poles located in sidewalk areas. • Construct Weakened Plane Joints at regular intervals, up to 10 feet for walks and up to 20 feet for gutters. • Align sidewalk and curb joints.
• Curb and gutter widths are generally 24 inches.
• Sidewalk widths should be 4 to 6 feet.
44 • Curbs and gutters can be constructed of Portland Cement Concrete or of Asphalt Concrete. • Anchor curbs with dowels or epoxy.
• Measure the grade line at the curb line at top of curb; round all exposed corners on PCC curbs and gutters by half an inch and make gutters integral with the curb unless otherwise specified.

Other Potential Governmental Constraints
Policies and programs in the City’s General Plan and Housing Element have maintained the collection of affordable housing development fees for large developments. This Housing Element will continue to retain the pertinent policy and associated programs which require large new housing projects that received an increase in allowable density through a general plan amendment, rezoning, or specific plan to pay a fee as determined by City Council into an affordable housing trust fund. The City Council may waive the fee if it has determined that the project provides enough lower income housing units commensurate with that which the collection of the fee would generate. The applicant seeking a waiver would request this in the development approval process and present the rationale for how the subject project meets the criteria for the waiver. Additionally housing developments of 15 or more units are required to provide 15 percent to 20 percent affordable units. The affordable housing and fee requirements are not expected to present a significant constraint on projects since the economic benefit of increased units would be larger than the cost of complying with the policy. Furthermore, for projects with affordable housing components that would equal or exceed the value of the calculated fee, the City Council could waive the fee.

Building Codes
For the sake of continuity, McFarland adopts the same building code as used by Kern County Building Department. Both are based on the California Building Code (CBC), which determines the minimum residential construction requirements for all of California. The 2022 CBC promotes safe housing and is not considered a significant constraint to housing production as it is the minimum necessary to protect public health, safety, and welfare. The City’s code (15.04.060) states:
“Ordinance No. G-8670 of the board of supervisors of the county of Kern, state of California which amends Chapters 17.04, 17.06, 17.08, 17.10, 17.12, 17.16, 17.20, 17.24, 17.26, 17.28, 17.32, 17.34, 17.36, 17.40, 17.44,

17.48, and 17.56 of the Ordinance Code of the county of Kern adopting the following uniform codes (or portions of same) is hereby incorporated by this reference into the building code of the city of McFarland: Building Regulations—General, Residential Code, Building Code, Green Building Standards Code, Mechanical Code, Housing Code, Plumbing Code, Electrical Code, Existing Building Code, Grading Code, Fire Code, Wildland-Urban Interface Code, Dangerous Buildings Code, Building Relocation Code, Mobile Home and Accessory Structures, Floodplain Management Code, and Energy Code. All amendments and repealers of the foregoing chapters by the board of supervisors of the County of Kern hereinafter adopted by the board of supervisors shall be automatically incorporated herein without further action of the city council.” McFarland is like most cities, which largely respond to code enforcement problems after receipt of complaints. The usual process begins with a field investigation following a complaint. The investigator assesses if the complaint is valid. The City responds through letters, phone calls, or site visits to serious violations that have implications for health and safety. The City encourages voluntary compliance. If compliance is not forthcoming, the City may take more aggressive action through the legal process. The City's philosophy is to mitigate serious health or safety problems, but to allow the property owners reasonable time and flexibility to comply. The City attempts to balance the need to ensure safe housing against the potential loss of affordable housing that might result from overly strict enforcement. There is no indication that code enforcement actions have unnecessarily restricted the use of older buildings or inhibited rehabilitation. 45 Building Heights
Chapter 17 of the Municipal Code states that buildings in R-1, R-2, and R-3 districts are not to exceed two and one half stories or 35 feet. Buildings in R-4 zones are not to exceed four stories or 45 feet.

The 2040 General Plan recommends mixed-use development near the downtown core and the increase in intensity of development for a more efficient way to develop the City. Consistent with the General Plan, this Housing Element includes programs for amendment to the zoning code to enable development of three-story and four-story structures in areas designated for multi-family housing as an avenue to produce more housing for the available acreage, reduce cost per unit, and make these types of units even more affordable. This is possible under the existing code under conditional use permits, but the amendment can make development of affordable units more attractive to developers especially where lot sizes are limited.

4.1.2 Residential Development Processing Procedures
There are various levels of review and processing of residential development applications, depending on the size and complexity of the development. The Planning Commission is involved in making decisions about all large, discretionary development projects. City staff process small projects that do not include rezoning or general plan amendment, subdivision of land, conditional use permit, or a variance via “over the counter” zoning clearance. The City also has a design review process, which may be required for residential developments, depending on the scope and location of the proposed development. Subsequent paragraphs discuss the Design Review Process in further detail.

City staff review all planning permit applications for completeness. Discretionary actions (such as rezoning, tract maps, and conditional use permits) undergo environmental review pursuant to the California Environmental Quality Act (CEQA). Once the application is deemed complete, staff review zoning clearances for conformity with the Zoning Code and General Plan.

If the project is in conformity with the Zoning Code and General Plan, staff issues zoning clearance, and the applicant can apply for and obtain a building permit. In practice, most Planning applications undergo concurrent Planning Department review and Building Department plan check, such that the applicant is often able to obtain a building permit with the zoning clearance.

The time it takes to get through the entitlement and permitting process could pose a potential constraint, but City staff strive to assist applicants during the process. The 2040 General Plan includes measures to streamline the permitting process in order to meet housing needs. The City's permit processing for both discretionary permits and ministerial permits is efficient with no backlog of cases. Table 4-6 lists typical permit processing times. As noted, a typical single-family residential unit takes on average about 2 days to process. A typical multi-family residential development requires a building plan review and engineering review as well as CEQA review and has an average processing time of 1 to 2 months.

Therefore, development processing procedures in McFarland do not present a significant constraint to housing production.

When processing a request to retrofit homes for accessibility, the procedure is the same as for any home improvement and its handling depends on the scope of the change. The City does not impose special permit procedures or requirements that could impede the retrofitting of homes for accessibility and for meeting ADA requirements. Instead, the City has a reasonable accommodation procedure that allows a disabled person, or a representative of a disabled person to request relief from the strict application of the land use or building regulations as set forth in the Code, in order for such disabled person to use a dwelling. City officials are not aware of any instances in which an applicant experienced delays or rejection of a retrofit proposal for accessibility to persons with disabilities. 46 Table 4-6: Typical Permit Processing Time Requirements – McFarland City, 2019 Type of Approval or Permit
Single Family
(Subdivision)
Single Family
and MultiFamily (Less
than 5 units -
Infill)
Multi-Family
(5 or more
units) Subdivision
Site Plan Review X X
Building Plan and Review and Approval X X
Engineering Review and Approval X X
Zoning Consistency Approval
CEQA Review and Public Comment X X
Pre-Development Meeting X
Planning Commission Approval
Approval
Planning
Commission
Approval
City Council
Approval
Time Estimate 2 days 2-3 weeks 1-2 months 3-6 months
Source: City of McFarland, 2015 Housing Element Update, Table 33

4.1.3 Development Fees
State law limits the charging of fees to process development permits to a reasonable cost of providing the service. The City and other public agencies charge various fees and assessments to cover the costs of processing permit applications and providing services and facilities such as schools, parks, and infrastructure. Assessment of many of the fees depends on the magnitude of the project's impact or on the extent of the benefits to be derived. The three main types of development and permitting fees are:
1) Building fees
2) Planning fees
3) Land development engineering and encroachment permit fees The City updated user and regulatory fees in August 2021. The intent of this revision was to better ensure that the City collects enough funds to cover the staff costs of processing the applications. Many of the City's discretionary permit application fees are actual costs based on deposits collected at time of application submittal. Most ministerial permits are one-time flat fees. Larger development projects may require a tract map or a conditional use permit, and some projects require rezoning or are planned residential developments. Table 4-7 includes the most common planning fees and Appendix D includes the complete schedule of fees. The City’s fees are not excessive and are lower than or equal to those levied in surrounding cities and thus do not present a significant obstacle to production of affordable housing.

The City also requires development impact fees, which include all County and regional impact fees for infrastructure improvements. Table 4-7 lists possible impact fees for a single family development; larger projects may require additional impact fees.
47 The actual total fee per unit derives from all fees that are required for the project. Some fees may not be applicable to certain projects. Some fees are based on sliding scale for size of unit or number of units in multi-family projects. Typical fees range from $6,000 and up for a single-family unit to $22,000 for a multi-family project of seven units or more. The total fee depends on how many units are being built and if plan check fees for grading or other activities apply.

On-Site and Off-Site Improvements
In order to provide a safe and suitable environment for residential development, the City requires that certain public improvements be made. Each dwelling unit must connect to the City's water and sewer systems and project sites must properly capture and discharge runoff water into detention basins or storm drain systems. The City also requires that curbs, gutters, and sidewalks be placed along the frontage of every lot on which new construction or significant alteration is done.

Table 4-7 lists water, sewer, and traffic impact fees. These and other site improvement costs are typical of all cities in California and do not impose a significant constraint on the development of housing in McFarland. The City does not impose any unusual requirements as conditions of approval for new development. City regulations generally intend to facilitate private development and new construction.

Table 4-7: Fees that Affect Housing Production – McFarland City, 2021 Type of Approval or Permit
Minimum fee
Initial
deposit
Fixed Fee
or
Deposit
for CostBased
Fee
Zoning Clearance - Alterations/Additions (Residential) $65 - Fixed Zoning Clearance - New Construction (Single Family Residential) $130 - Fixed Zoning Clearance - New Construction (2-4 Residential Units) $195 - Fixed Zoning Clearance - New Construction (5+ Residential Units) $520 - Fixed Zoning Clearance - New Construction (Non-Residential) $260 - Fixed Zoning Clearance - Alterations/Additions (Non-Residential) $130 - Fixed CUP minor - within residential and open space zones $520 $520 Deposit CUP major - within all other zones $1,560 $4,680 Deposit CUP minor - Amendment $520 $520 Deposit
CUP major - Amendment $780 $1,560 Deposit
Pre-Application Review $520 $520 Deposit
New Specific Plan/Master Plan/Development Plan - $9,750 Deposit Amendment Specific Plan/Master Plan/Development Plan $3,900 $3,900 Deposit Annexation and Pre-zoning $6,500 $9,750 Deposit
Development Agreement/Amendment/Annual Review - $3,900 Deposit Environmental Review - Categorical Exemption $200 - Fixed Environmental Review - Negative Declaration/Initial Study $1,300 $5,460 Deposit Environmental Review - Mitigated Negative Declaration/Initial Study $4,160 $7,410 Deposit Environmental Review - EIR/Amendment/Addendum $5,200 $8,775 Deposit Façade Change Review $195 - Fixed
General Plan Text/Map Amendment $4,500 $5,200 Deposit
Home Occupation Permit $65 - Fixed
Land Use Contracts - Create Preserve/New Contract $1,040 $2,000 Deposit Land Use Contracts - Cancellation $1,560 $2,000 Deposit 48 Type of Approval or Permit
Minimum fee
Initial
deposit
Fixed Fee
or
Deposit
for CostBased
Fee
Land Use Contracts - Non-Renewal $250 - Fixed
Tentative Parcel Map $3,120 $3,500 Deposit
Tentative Tract Map $4,160 $4,500 Deposit
Final Parcel Map $2,080 $2,500 Deposit
Final Tract Map $2,600 $3,000 Deposit
Technology Fee 5% - Fixed
Training Fee 5% - Fixed
Second Dwelling Unit Review $390 $390 Deposit
Encroachment Permit $200 Fixed
Plan Review 75% - -
Grading Permit
T&M, plus 15% admin
fee $1,500 Deposit
Development Impact*
Law Enforcement $545 - -
Park Development $2,218 - -
Government $1,706 - -
Sewer
$4398 - $5334
(depending on location) - -
Water $3,920 - -
Traffic** $8,194 - -
*For single family dwelling
**A traffic study may be prepared for large residential projects Source: City of McFarland, User and Regulatory Fee Schedule, 2021; City of McFarland, 2015 Housing Element Update, Table 37

4.1.4 Regional Constraints
Regional constraints can result from policies of external jurisdictions that affect a community. In McFarland, regional constraints are possible from policies of Kern County or the Kern County Local Agency Formation Commission (LAFCO) if the City must follow those policies. The Kern LAFCO is a supra-local planning agency that reviews and evaluates all proposals for formation of special districts, incorporation of cities, annexation to special districts or cities, consolidation of districts, and merger of districts with cities. McFarland is in the process of expanding City limits to accommodate future growth, a process which requires approval from its LAFCO. The 2040 General Plan accounts for this additional land to accommodate growth to 2040 and beyond. The inability to annex this land would pose a significant regional constraint in the long term.

Chapter 3 has additional details on availability of land in McFarland for housing.

4.1.5 Accessory Dwelling Units
Section 17.12.090 of the McFarland Municipal Code titled “Secondary Units” includes regulations on Accessory Dwelling Units (ADUs). However, the language has not been updated to the more modern term, “Accessory Dwelling Units” as utilized in State law (Government Code Section 65852.2). The 2040 General Plan includes a program to adopt an updated Accessory Dwelling Unit ordinance as permitted by State law (Government Code Section 65852.2) which grants local agencies the ability to allow ADUs in single and multi-family zones. The new ordinance could expand the zones that allow ADUs from just R-1, as is permitted now, to all residential zones. 49 The current McFarland ordinance allows accessory dwelling units (ADU) through discretionary review only in R-1 districts and is subject to certain requirements and standards, which include the following:
• The secondary residential unit may be occupied by family members, guests, servants or employees of the property owner, or used as a rental unit. The second unit cannot be sold. • The lot on which the secondary residential unit is to be established shall be a minimum of seven thousand five hundred net square feet in area and shall not be subdivided unless it meets the minimum requirements for subdivision.
• The existing principal dwelling on the lot shall contain a minimum of one thousand one hundred square feet. • Only one secondary residential unit may be created per legal lot. • The total floor area of the secondary residential unit may not exceed nine hundred square feet or fifty percent of the total floor area of the existing principal dwelling, whichever is greater. The minimum size for a second dwelling unit is at least six hundred forty square feet.
• The secondary residential unit shall contain separate kitchen and bathroom facilities and have a separate entrance. • The existing principal dwelling on the lot shall be occupied by the property owner. • The secondary residential unit shall comply with the development standards for the zone in which it is located, including front-, rear-, and side-yard setbacks, minimum distance between structures, height limits but excluding minimum lot area per dwelling unit standards.
• Off-street parking for the secondary residential unit shall be provided in accordance with Section 17.144.020 of the McFarland Municipal Code.
• The secondary residential unit shall be constructed in accordance with the provisions of Title 15 of the McFarland Municipal Code and other codes as adopted by the city in regard to room size, plumbing, heating and electrical equipment.
• The secondary residential unit shall be constructed in such a manner as to be compatible with the existing principal dwelling unit and neighborhood in terms of design, height, material and landscaping. • The principal entrance to the secondary residential unit shall not be visible from the street. • The secondary residential unit shall comply with applicable health standards and shall be approved by the Kern County director of health.
• Mobile homes shall not be utilized as secondary residential units nor shall secondary residential units be permitted for lots where the existing principal dwelling is a mobile home. • There shall be metered water service, sewer, and other essential services to maintain the second unit. Water service shall be provided to the satisfaction of the McFarland Mutual Water Company. An additional charge for refuse collection and sewer service and the payments of utilities shall be the responsibility of the property owners. • The second unit shall not materially reduce the privacy otherwise available to residents of adjoining properties and shall not create a nuisance.
• Additional requirements or conditions may be added as deemed necessary to assure that the second unit will not, under the circumstances or particular case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or the general welfare of the City.

Certain provisions of the Code promote affordability thereby reducing governmental constraints and ultimately cost on the implementation of ADUs.
50 4.2 Non-Governmental Constraints
Non-governmental constraints are primarily market-driven and generally outside direct government control. However, local governments can influence and offset negative impacts of non-governmental constraints through responsive programs and policies. Analyzing specific housing cost components including the availability of financing, cost of land, and construction costs assists a local government in developing and implementing housing and land-use programs that respond to prevailing conditions. Factors that influence the cost of new housing may be beyond a locality's control, yet municipalities can create such essential preconditions as favorable zoning and development standards as well as fast-track permit processing among others to facilitate development of a variety of housing types at affordable levels.

4.2.1 Fiscal Constraints
Many of the constraints to new (and especially affordable) housing production stem from insufficient funding, which is a common problem throughout the State, but particularly in McFarland. Proposition 13 limits the increase of property assessments to two percent per year, unless the property is sold, in which case it is reassessed at its selling price. Property taxes comprise approximately 42 percent of the City's total tax revenue while in other California cities this percentage is as low as 25 percent. Furthermore, the City reported a decrease in both sales and property tax in the past fiscal year. As a result of this level of dependency on property taxes, the City admits having a difficult time maintaining needed services.

This makes the City less able to use direct fiscal means to promote housing production.

Availability of Financing
The availability of financing affects a household's ability to purchase a home or improve on it. For example, in McFarland, it can be difficult for very low, low, and moderate-income first-time homebuyers to acquire enough savings and income to pay for down payment, closing costs, monthly mortgage, and tax and insurance premiums. It can also be challenging for households in these income groups to rehabilitate their homes. However, City programs to assist first time homebuyers and homeowners looking to rehabilitate their homes as well as a few private financing and government assistance programs are available to the community as discussed in Chapter 3 on Resources.

Cost of Land
The cost of land varies and influences the cost of housing production. Cost factors include location, the market value of land as reflected in its unit price per square foot, the intended use (whether residential or commercial) reflected in its zoning designation, the number of proposed units or density of development permitted on the site, and the size of the parcel.

Land that is conveniently located in a desirable area that is zoned for residential or commercial uses will likely tend to be more valuable and thus more expensive than a remote piece of land that is zoned for agricultural uses.

There have not been many recent land sales in the McFarland area so it is hard to determine the cost of vacant land with no entitlements and vacant land with entitlements. Therefore, the City is utilizing land costs in the northwest Bakersfield area.

The average cost of vacant without entitlements in 2015 was $40,091 with a maximum of $55,082 per acre and a minimum of $25,499 per acre. The cost for vacant land with entitlements in 2015 was considerably higher with an average cost of $94,741 per acre with a maximum of $118,256 per acre and a minimum of $69,961 per acre. There is 1 active subdivision in McFarland that had lots priced an average of $30,000 while in the northwest Bakersfield area the average lot price was $32,476 in 2015. With price stability in the real estate market since 2014, it is anticipated that the price of land would remain in the same ballpark when adjusted to 2015 dollars.

Site Improvement Costs
Non-governmental site improvement costs may include the cost of providing access to the site, clearing the site, and grading building pad areas. In the case of a subdivision, such costs may also include major improvements like building roads 51 and installing new infrastructure. As with land costs, multiple factors such as site topography and proximity to established roads, sewer lines, and water lines can affect site improvement costs. Site improvement costs typically also include engineering and other technical assistance costs to assure construction of the development according to established codes and standards.

Cost of Construction
Construction costs do vary widely depending on the environmental conditions and scale of development. Important determinants of construction costs include the amenities built into the unit, materials used, the prevailing labor rate, and any unusual project site conditions that require special construction measures. In McFarland, mitigation of flood risk can necessitate more excessive vents or sump pumps for houses that could increase construction costs. The unit construction cost for multiple family residences such as apartments is generally lower than single-family residences. The average construction cost of a good quality multifamily apartment averaged approximately $65 to $75 per square foot in 2015.

Prevailing Wages
State and federal laws require that when government funds assist affordable housing projects, the units must be constructed using the prevailing wages adopted by the State Department of Industrial Relations or the Federal Department of Labor. Wages typically add 25 to 30 percent to the cost of construction. Given McFarland’s proximity to large population centers, there is no issue with finding the requisite labor at prevailing wages.

4.2.2 Citizen Behavior
Housing preferences have evolved over the past half century. From the inception of track home construction of 900 to 1200 square feet, consumers have opted for predominantly large, detached houses of two to three times the typical sizes in the past. The expectation to live in large homes is not compatible with affordable housing in California and has contributed to the high cost of living in the State. Bias towards single-family residences can become a constraint when neighbors oppose the location of denser, more affordable housing in their neighborhoods.

Auto dependency causes housing expansion to increase road traffic volumes, congestion, and noise. Community disdain for these types of problems sometimes lead to opposition to all types of development whether residential, commercial, or industrial. Community opposition can delay housing production, increase costs, and impair a city’s ability to meet its housing and economic goals. While the community wants to maintain the small-town feel of McFarland, community opposition to single-family or multi-family development is typically not a factor and therefore does not pose a constraint to housing development in the City.

4.2.3 Environmental Constraints
The environmental factors that have the potential to constrain residential development include City boundaries and limits, protected agricultural land, floodable areas, and seismic faults. Figures 4-1, 4-2, and 4-3 identify the key environmental constraints in and around McFarland. In addition to the Williamson Act lands, habitat areas fall mostly outside City boundaries and thus do not pose constraints to housing development. Much of the eastern half of McFarland falls within the 100 year flood zone. This would be a constraint to housing development, however the 2040 General Plan has taken flooding into considerations and determined there is sufficient space for housing outside of the 100 year flood zone to meet housing need. There is high habitat suitability for the Swainson's Hawk and the Burrowing Owl, but the Tricolored Blackbird has low habitat suitability in McFarland. Therefore, landscape development within the suitability locations, should include vegetation that expands the foraging, breeding, and nesting capabilities of these species. 52 Figure 4-1: Environmental Constraints Map–Prime Agricultural Lands under Williamson Act Contract Figure 4-2: Environmental Constraints Map–Floodable Areas 53 Figure 4-3: Environmental Constraints Map–Swainson’s Hawk (threatened species) Habitat Suitability The City's General Plan policies include measures to protect sensitive areas from development, to protect public safety by avoiding development in hazardous areas and reduce the risk of flooding. While these policies could constrain residential development, they are necessary to promote the public good. It is important to also note that these environmental factors do not substantially constrain vacant lands identified in Appendix B to accommodate the City's fair share of housing.

Boundaries/Limits
City boundaries limit the available land for housing development. Williamson Act contract lands surround the City’s boundaries on all sides and thus limit expansion to those directions as well. However, McFarland’s 2040 Plan involves expansion of the urban development boundary, which includes swapping some of the agricultural land with previously designated urban lands to accommodate future growth.

Flood Zones
The eastern portions of McFarland fall within the 100-year and 500-year flood zones which accommodate many homes.

Future plans focus residential development in areas outside of the flood zone. The City also adopted a Hazard Mitigation Plan in 2015 which includes flood hazard mitigation policies to reduce the effect of floods on residential areas.

Seismic Faults
The Alquist-Priolo Earthquake Fault Zoning Act (Public Resources Code Section 2621, et seq.) restricts development on the surface traces of known active faults that are mapped by the State Geologist. No Alquist-Priolo faults are within the City limits. The closest active fault is the Pond Fault Zone located six miles to the west of McFarland. The City has been working with owners to seismically upgrade buildings where necessary. Seismic faults do not pose a constraint to housing development in the City.+

4.2.4 Infrastructure and Public Facilities
The availability of infrastructure and public facilities is important in evaluating the potential of developing additional housing. The following subsections discuss the capacity of such key facilities as water and sewer. Both the City's water and sewage treatment systems are adequate to serve current and future needs. 54 Wastewater System
The City operates a wastewater treatment plant with a sewer capacity of about 1.55 million gallons per day. Increases in population and changes in land use would increase demand for the City of McFarland’s wastewater treatment facilities and therefore potentially exceed wastewater treatment requirements of the Central Coast Regional Water Quality Control Board. There is a planned expansion of the wastewater treatment plant to increase the capacity to 2.5 million gallons per day which could help with future increases in demand. Table 4-8 shows that sewer capacity without the expansion is likely inadequate beyond the next eight years, the planning horizon of this Housing Element, However, the expansion will increase the capacity to an adequate level, thereby ensuring that wastewater systems are not a constraint on housing development.

Table 4-8: Sewer Capacity and Projected Sewer Demand
Future Year
Population
Projection
(Persons)
Gallon Per
Person/Day
Total City
Usage
(Gallons)
Capacity
(Gallons)
Percent of
Capacity
2040 without expansion 23,690 80 1,895,200 1,550,000 122% 2040 with expansion 23,690 80 1,895,200 2,500,000 76%
Source: City of McFarland, 2015 Housing Element Update
Water Supply Sources
There are four wells within the City of McFarland. McFarland’s peak source capacity is 7,300 gallons per minute with an approximate annual consumption of 1,825-acre feet. The maximum daily water use is estimated as 11,028 cubic feet per second and peak demand is estimated at 7.43 million gallons per day. The City completed an Urban Water Master Plan Update in 2020, which calculated existing and future water demand within the City. The study confirmed that the existing and proposed water infrastructure could adequately serve the City's residents over a 20-year planning period. In addition, the study established a plan for future water improvements to accommodate future growth.

Water quality and supply are limiting factors for growth in cities throughout California; however, McFarland has adequate groundwater allocations to accommodate population increase. The 2040 McFarland General Plan calls for incorporation of water conservation measures through the implementation of the State mandated Model Water Efficient Landscape Ordinance and incorporating Executive Order E-37-16 for existing and new developments. This action could offset some of the new water demand. All indications are that water supply poses no immediate constraint to housing development in McFarland.
55 5.0 Energy Conservation Opportunities
State law requires all new construction to comply with energy conservation standards that establish maximum allowable energy use from non-renewable sources (California Administrative Code, Title 24). These requirements apply to design components such as structural insulation, air infiltration and leakage control, features on thermostats, and water heating system insulation for tanks and pipes. State law also requires that a tentative tract map provide for future passive or natural heating or cooling opportunities in the subdivision, including designing the lot sizes and configurations to permit orienting structures to take advantage of a southern exposure, shade or prevailing breezes.

This chapter describes opportunities to conserve energy in residential development, including energy saving design, energy saving materials, and energy efficient systems and features. Areas evaluated include planning and land use and energy efficient building practices and technologies. Planning to maximize energy efficiency and the incorporation of energy conservation and green building features can contribute to reduced housing costs for homeowners and renters, in addition to promoting sustainable community design and reduced dependence on vehicles. Such planning and development standards can also reduce greenhouse gas emissions. Chapter 6 on Housing Action Plan provides the goals, policies, and programs for conserving energy in new housing development and retrofits in McFarland.

5.1 Planning and Land Use
The arrangement and compactness of land uses can conserve energy. Land use patterns that separate uses excessively, spread development on the landscape, and promote auto dependency tend to isolate residential areas from commercial uses like grocery stores causing residents to travel long distances to take care of daily shopping and service needs.

Alternatively, keeping a balance between jobs and housing within the same community and locating them near each other can help to reduce travel distances, promote use of alternative forms of transportation, and reduce energy use. Long trips necessitate use of the automobile or other mechanical forms of movement with attendant gasoline consumption. Short distances promote walking and cycling. Changing the land use pattern therefore can change energy use patterns. The intent of energy-efficient land use planning is to reduce the distances of automobile travel, reduce the costs of construction, and increase the potential for residents to complete shopping and other chores without driving or by driving short distances.

The small, compact nature of McFarland and its prevailing land use pattern are inherently energy efficient. The City promotes development on vacant and underutilized lots to assure a compact and contiguous community. According to the Urban Land Institute (ULI), "conserving or developing infill housing within a more urban core has been shown to reduce primary energy consumption an average of 20 percent per household over newer sprawl developments." (ULI, 2008, Growing Cooler). Compact development results in secondary energy savings or “embodied energy,” which is the term used for the energy spent producing the materials and finished products like sewer pipes, electrical lines, paving materials, etc.

Minimizing the length of necessary water, sewer, and electricity lines, consumes less of those products, thereby decreasing the total energy consumption.

The City promotes mixed-use development, particularly in the core areas of the community such as the downtown core and along the Highway 99 corridor. Many residents, however, opt to do grocery and other shopping outside the City because McFarland lacks a large grocery store. There are stores within McFarland that can take care of daily essentials, but many residents drive to Delano and neighboring communities for shopping.

The 2040 General Plan continues to promote prevailing patterns of compact growth with enhancements in the form of mixed-use development, increased density areas, a network of biking and walking paths, and extending public transit service by adding two new routes. Implementation of the Plan can promote use of public transit, reduce vehicle trips to neighboring cities, promote biking and walking, and conserve energy use. 56 5.2 Energy Efficient Practices and Technologies
Energy usage in housing largely depends on indoor heating and cooling. These in turn depend on the energy efficiency of:
(a) the home in terms of material quality and insulation; (b) appliances, which include hot water heaters, dishwashers, washers, and dryers; (c) plumbing fixtures; and (d) mechanical systems within the building. To conserve energy in new housing developments and retrofits, the City should promote or require the use of any of the following practices and technologies:
• Passive solar construction techniques that require proper solar orientation, appropriate levels of thermal mass, south facing windows, and moderate insulation levels;
• Higher insulation levels in place of thermal mass or energy conserving window orientation; • Active solar water heating in exchange for lower insulation or energy-conserving window treatments; • Energy-efficient indoor and outdoor lighting, including fluorescent lighting; • Energy-efficient appliances;
• Drought tolerant landscaping and drip irrigation for landscaping, which reduces the amount of energy needed to pump water;
• Weatherization of windows and doors;
• Individual meters in multi-family units for gas, electricity, and water to promote conservation; • Photovoltaic systems;
• Deciduous trees to naturally cool buildings, create wind barriers to surrounding areas, and enhance streetscapes to promote walking and bicycling; and
• Green building practices, which incorporate materials and construction practices that reduce a building's energy consumption.

Pacific Gas & Electric, Southern California Edison, and Southern California Gas provide a variety of energy conservation services for residents and participate in several other energy assistance programs for lower income households, which help qualified homeowners and renters conserve energy and control electricity costs. These programs include the California Alternate Rates for Energy (CARE) Program and the Relief for Energy Assistance through Community Help (REACH) Program.

The California Alternate Rates for Energy Program (CARE) provides a 15 percent monthly discount on gas and electric rates to income-qualified households, certain non-profits, facilities that house agricultural employees, homeless shelters, hospices and other qualified non-profit group-living facilities.

The REACH Program provides one-time energy assistance to customers who have no other way to pay their energy bills.

The intent of REACH is to assist low-income customers, particularly the elderly, the disabled, the sick, the working poor, and the unemployed who experience severe hardships and are unable to pay for their necessary energy needs.

In addition, the State Department of Community Services & Development administers a home weatherization program as part of its low-Income Home Energy Assistance Program (LIHEAP). This program provides free energy efficiency upgrades to the dwellings of low-income families to help lower their monthly utility bills.

The City, through the Owner Occupied Rehabilitation Program, provides interest-free loans to low-income home owners to rehabilitate their homes to be more energy efficient. McFarland is also a part of the Home Energy Renovation Opportunity (HERO) Program that provides loans to support homeowners with energy efficient retrofits to their homes. 57 6.0 Housing Action Plan
This chapter provides statements of community goals, policies, programs, and quantified objectives as they relate to the maintenance, preservation, improvement, and development of housing in McFarland. The framework covers the 2023 to 2031 planning horizon.

6.1 Affordable Housing Supply
Goal 1: An adequate supply of affordable housing for all income levels.

Policies:

Pol-1.1. Designate an adequate number of housing sites for both rent and purchase to accommodate the City’s share of regional housing needs for each income classification.

Pol-1.2. Adopt policies, regulations, and procedures that do not add unnecessarily to the cost of housing while still attaining other important City objectives.

Pol-1.3. Give high priority for permit processing to low-income residential projects, and the highest priority for projects that include housing units for extremely low-income households.

Pol-1.4. Continue to support the efforts of the Housing Authority of the County of Kern (HACK) in McFarland.

Pol-1.5. Apply for funds from the State and Federal governments through the Kern County Housing Authority or in conjunction with nonprofit or for-profit developers to construct housing for the lower income households.

Pol-1.6. Continue to provide Section 8 assistance to eligible households through the Housing Authority of the County of Kern. Continue the First-Time Home Buyer (FTHB) program to assist low-income families who are first-time home buyers or displaced homeowners.

Pol-1.7. Require dispersal of low-income housing throughout new residential projects instead of concentration into single buildings or single portions of the site to the extent practical given the size of the project and other site constraints.

Pol-1.8. Distribute low-income housing produced through government subsidies, incentives, or regulatory programs throughout the City rather than concentrate them in particular areas or neighborhoods.

Pol-1.9. Require low-income housing units in density bonus projects to be available at the same time as the market-rate units in the development.

Pol-1.10. Designate locations where adequate facilities are available near grocery stores, public parks, and schools for the development of multi-family dwellings if such development is consistent with neighborhood character.

Pol-1.11. Allow rehabilitation of legal, non-conforming dwellings that do not meet requirements for lot size, setbacks, and other zoning standards if the non-conformity does not increase and there is no threat to public health or safety.

Pol-1.12. Offer financial incentives, financial assistance, or regulatory concessions for projects that develop housing for extremely low-income households such as single-room occupancy units and non-traditional housing types and options, including co-housing, assisted living facilities, and live-work spaces. 58 Programs:

Prg-1.1. Evaluate annually the adequacy of services and facilities for additional residential development; identify service deficiencies and costs as well as priorities for correcting them. Create and maintain an up-to-date inventory of vacant and underutilized parcels.

Responsibility: City Administrator, Planning Department Timeframe: Ongoing with an annual update report
Funding: General Fund
Expected Outcome: Annual progress and priority reports submitted to the California Department of Housing and Community Development (HCD) in compliance with State law.

Prg-1.2. Enforce the new zoning ordinance that complies with California State law, which allows accessory dwelling units, mobile and manufactured homes, licensed residential care facilities and group homes with fewer than six residents, rental housing, and transitional and supportive housing in all residential zones. Subject these uses to the development and management standards that apply to residential development within the same zones. Revise the Zoning Ordinance to change all references to “Secondary Units” to “Accessory Dwelling Units” (ADUs) in compliance with State law. Promote the use of ADUs through public awareness campaigns and dissemination of informational materials to property owners, builders, and developers.

Responsibility: Planning Department
Timeframe: Immediately
Funding: General Fund
Expected Outcome: Zoning Ordinance Amendment
Prg-1.3. Update the Zoning Ordinance to facilitate development of low- and moderate-income housing and other special needs housing. Increase density and establish mixed use development options along major arterials in the downtown area and in the vicinity of activity centers. Refine the Inclusionary Housing Ordinance to be more feasible to developers and more effective in producing affordable housing.

Responsibility: Planning Department
Timeframe: Within two years in conformity with the new RHNA cycle Funding: General Fund
Expected Outcome: Zoning Ordinance Amendment
Prg-1.4. Team with the Housing Authority of the County of Kern (HACK), Self-Help Enterprises, or other non-profit agencies to secure funds through State and Federal programs for development of new low-income infill housing, rehabilitation, and farmworker housing to improve housing affordability among low-income households. Prioritize opportunities for the development of housing for lower-income households to meet the City’s housing allocation in this RHNA cycle. Coordinate with the County and provide letters of support and technical support to nonprofits in seeking new funding. Expedite the processing of density bonus applications which include affordable housing. And provide a report annually to the City Council on progress in this endeavor.

Responsibility: City Administrator
Timeframe: (1) Meet with HACK, the Self-Help Enterprises, and other non-profit agencies at least once a year; 59 (2) Submit funding applications to these agencies annually; (3) Report to the City Council in December of every year. (4) Expedite processing of density bonus applications continuously.

Funding: Various Housing Development Funds
Expected Outcome: Secured funding and support for construction of low-income housing Prg-1.5. Continue the Housing Code Enforcement Program to preserve the City’s housing stock. Continue the City’s Home Rehabilitation Program by providing loans to low-income homeowners funded by grants such as the Community Development Block Grant (CDBG).

Responsibility: Building Department
Timeframe: Ongoing
Funding: Kern County Housing, Community Development Department, and CDBG Expected Outcome: Development of low-income housing

6.2 Conservation and Rehabilitation
Goal 2: Conservation and rehabilitation of the City's existing stock of affordable housing.

Policies:

Pol-2.1. Refer all requests for the funding of rehabilitation projects or the construction of new affordable housing projects to review by the Kern County Housing and Community Development Department.

Pol-2.2. Continue to coordinate with the Housing Authority of the County of Kern to maintain Section 8 rent subsidies.

Pol-2.3. Continue the City’s Home Rehabilitation Program by providing loans to low-income homeowners funded by grants such as the Community Development Block Grant (CDBG).

Pol-2.4. Apply for additional funds for the City’s Home Rehabilitation Program Pol-2.5. Require the abatement of unsafe structures, while giving property owners ample time to correct deficiencies.

Provide relocation assistance to residents displaced by such abatement.

Pol-2.6. Allow the demolition of existing multi-family housing only when: (a) the structure is found to be substandard and unsuitable for rehabilitation; (b) relocation assistance is available to tenants with reasonable notice; (c) tenants could purchase the replacement property, if for sale.

Programs:

Prg-2.1. Coordinate the City’s efforts with the Housing Authority of the County of Kern to continue receiving Section 8 subsidy funds.

Responsibility: City Administrator
Timeframe: Ongoing
Funding: Planning Department budget
Expected Outcome: Maintenance of existing Section 8 subsidies

6.3 At-Risk Units
Goal 3: Preservation of at-risk units in McFarland.
60 Policies:

Pol-3.1. Strive to preserve all at-risk dwelling units in the City.

Pol-3.2. Require at least two years notice to the City, HCD, the Housing Authority of the County of Kern, and residents of atrisk units prior to the conversion of any units for low-income households to market rate under any of the following circumstances:
• The units were constructed with the aid of government funding • The units were required by an inclusionary zoning ordinance • The project was granted a density bonus
• The project received other incentives
Programs:

Prg-3.1. Coordinate with the Kern County Housing Authority to maintain a list of all dwellings within the City that are subsidized by government funding or are low-income housing developed through regulations or incentives. At a minimum, the list should include the number of units, type of government program, and the date at which the units may convert to market-rate dwellings
Responsibility: City Administrator
Timeframe: Ongoing
Funding: General Fund
Expected Outcome: List of subsidized or incentivized housing Prg-3.2. Add to existing incentive programs, and include in all new incentive or regulatory programs, requirements to give notice prior to conversion to market rate units.

Responsibility: Planning Department
Timeframe: Ongoing with annual update reports
Funding: General Fund
Expected Outcome: Revised housing incentive and regulatory programs

6.4 Special Needs
Goal 4: Adequate housing for special needs groups in McFarland, including farmworkers, people with disabilities, and large families.

Policies:

Pol-4.1. Promote the development of housing for farmworkers and large families.

Pol-4.2. Remove housing restraints for those with disabilities as outlined in Senate Bill 520 (Chapter 671 California Code).

Pol-4.3. Disseminate information about housing opportunities and services in the area to migrant farmworkers.

Pol-4.4. Provide housing opportunities for disabled persons in compliance with Title 24 of the California Health and Safety Code.

Pol-4.5. Integrate special needs housing into developments or neighborhoods of conventional housing.

Programs:
61 Prg-4.1. Amend the zoning ordinance to grant density bonuses in conformance with Chapter 16.97 of the State Density Bonus law, or exemption from the in-lieu fee requirement, or both, for projects that include three-and four-bedroom units, or single room occupancy units, as significant components of the projects. Determine the thresholds for the qualifying number of such units and exact size of the density increase or fee exemption in the drafting of the ordinance but based on affordable housing needs. Peg the period of affordability for the qualifying units at 55 years or more.

Responsibility: Planning Department
Timeframe: Ongoing
Funding: General Fund
Expected Outcome: Zoning ordinance amendment for special needs housing Prg-4.2. Revise the Building Codes to include “universal design” requirements and continue to allow for reasonable accommodations procedure that allows disabled persons to request relief from the strict application of the land use or building regulations as set forth in the code, in order for such disabled person to use and enjoy a dwelling. Create development standards for non-traditional types of housing development, such as assisted living for seniors.

Responsibility: Planning Department
Timeframe: Fall 2027
Funding: General Fund
Expected Outcome: Zoning ordinance amendment for special needs housing Prg-4.3. Continue to disseminate information in both English and Spanish about housing opportunities and services for homeless persons and migrant farmworkers through the Police Department and City Hall.

Responsibility: City Administrator, Police Department, and Planning Department Timeframe: Ongoing
Funding: General Fund
Expected Outcome: Continually updated information on special needs housing Prg-4.4. Cooperate with Kern County and other agencies in the development of programs aimed at providing affordable, multi-family housing, including housing for families with special needs. As part of this cooperation, identify sites that could support affordable multi-family housing development and consult with the site owner or housing partners on the feasibility of developing the site for affordable housing. Provide regulatory and/or financial incentives to interested developers to facilitate the construction of special needs housing.

Responsibility: Planning Department
Timeframe: Within two years in conformity with the new RHNA cycle Funding: General Fund
Expected Outcome: Coordination and development of affordable, multi-family housing.

6.5 Energy Conservation
Goal 5: Energy efficient housing units that result in reduced energy costs to McFarland residents.

Policies:

Pol-5.1. Require new dwelling units to meet State requirements for energy efficiency and retrofits to existing units to meet similar standards.
62 Pol-5.2. Reorganize land use patterns proactively for energy efficiency.

Programs:

Prg-5.1. Continue to implement Title 24 of the California Code on new developments.

Responsibility: Building Department
Timeframe: Ongoing
Funding: General Fund with fees for plan reviews and building inspections Expected Outcome: Implementation of Title 24
Prg-5.2. Coordinate with PG&E to involve residents in energy efficiency retrofit programs. Conduct outreach on energy awareness programs in conjunction with PG&E to educate residents about the benefits of various retrofit programs.

Responsibility: Planning Department
Timeframe: Ongoing
Funding: General Fund and PG&E
Expected Outcome: Increased awareness of and participation in energy efficiency programs Prg-5.3. Amend the subdivision ordinance to require orientation of subdivisions for solar access.

Responsibility: Planning Department
Timeframe: Ongoing
Funding: General Fund
Expected Outcome: Subdivision Ordinance amendment
Prg-5.4. Apply for and support applications for affordable housing funds from agencies that reward and incentivize good planning. Examples include the HCD's Multifamily Housing Program (MHP) and California Tax Credit Allocation Committee resources which provide competitive advantage for affordable infill housing and affordable housing built close to jobs, transportation, and amenities.

Responsibility: Planning Department
Timeframe: Ongoing
Funding: General Fund
Expected Outcome: Smart growth of the City
Prg-5.6. Partner with public utility districts and private energy companies to promote free energy audits for low-income owners and renters, rebate programs for installing energy efficient features and appliances and public education about ideas to conserve energy.

Responsibility: Planning Department
Timeframe: Ongoing
Funding: Various sources
Expected Outcome: Reduction in per capita energy use
Prg-5.7. Adopt Sustainable Design Guidelines, which give guidance on sustainable design principles such as sustainable energy usage, water conservation, and utilization of reusable building materials.

Responsibility: Planning Department
63 Timeframe: Within two years in conformity with the new RHNA cycle Funding: General Fund
Expected Outcome: Sustainable Design Guidelines

6.6 Equal Opportunity Housing
Goal 6: Equal access to sound, affordable housing for all persons regardless of race, creed, age or sex.

Policies:

Pol-6.1. Strive to achieve equal access to sound and affordable housing for all persons regardless of race, color, religion, sex, sexual orientation, marital status, national origin, ancestry, family status, source of income, or disability.

Pol-6.2. Enforce the policies of the State Fair Employment and Housing Commission.

Programs:

Prg-6.1. Continue to provide information in English and Spanish from the Housing Authority and Department of Equal Housing and Employment about housing and tenant rights in City Hall.

Responsibility: Planning Department
Timeframe: Ongoing
Funding: General Fund
Expected Outcome: Readily available information about equal opportunity to housing Prg-6.2. Cooperate with neighboring jurisdictions and local organizations that sponsor workshops on fair housing laws and how those who are victims of discrimination can address their grievances including referrals of persons experiencing discrimination in housing for legal assistance.

Responsibility: All City Departments
Timeframe: Ongoing
Funding: General Fund
Expected Outcome. Minimization of housing discrimination Prg-6.3. Notify such stakeholders as Self-Help Enterprises, Housing Authority of the County of Kern, California Rural legal Assistance, and churches as well as post notices at public venues prior to public meetings for amendments or updates to the housing element.

Responsibility: Planning Department
Timeframe: Prior to public meetings and in conjunction with other planning efforts Funding: General Fund
Expected Outcome. Awareness of Housing Element updates and increased participation Prg-6.4. Continue the City’s Fair Housing Program and distribute the booklet “Fair Housing: It’s Your Right.” Responsibility: Planning Department
Timeframe: Ongoing
Funding: General Fund
Expected Outcome. Flexibility and attractiveness of multifamily housing sites for production of affordable units 64 6.7 Quantified Objectives
Table 6-1 illustrates the City of McFarland’s compliance with the current 2015-2023 housing need allocations. Overall, indications are McFarland is on track to meet its allocation for this 2015-2023 cycle when the new Milestone Housing project which broke grounds in 2022 is completed in 2023. The City produced mainly low-income and above moderateincome housing units. These categories fill the gap in “regular” moderate-income housing (sometimes termed middleincome housing), which seems difficult for many jurisdictions in California to produce. For the future, however, McFarland has tremendous opportunity in the potential for accessory dwelling units to meet additional needs for low- and moderateincome housing.

Table 6-1: Comparison of RHNA Allocations Met and Unmet by Income Groups in McFarland Income Category
2015 - 2023 RHNA
(Dwelling Units)
Completed
in 5th Cycle
Under
Construction
Percent of RHNA to
be Met
Very low1 93 13 80 0%
Low2 73 55 25%
Moderate 66 0 100%
Above Moderate 79 245 -210%
Total 311 313 80 -26%
Sources: City of McFarland, Planning Department Data, 2022; 2015 McFarland Housing Element; 2023-2031 KernCOG RHNA Allocations 1 Milestone Housing broke ground in 2022. Expected completion of 80 assisted housing units in 2023; 2 Kendrea Place (at 1020 Kendrea Pl) was completed in 2020; it includes rentals and privately owned, 3- to 4-bedroom single family homes; occupants are Ag-oriented workers whose rents are based on salaries in the Ag sector; rentals range from $280 monthly up.

Requirements for housing elements include the establishment of quantified objectives for the provision of housing by income to include new construction as well as rehabilitation and conservation of existing units. McFarland’s newly adopted 2040 General Plan includes objectives to rehabilitate and conserve housing in addition to new housing construction. The 2019 land use inventory involved visual assessments of the conditions of housing units and other structures in the City. The survey revealed 70 housing units or 2 percent of the housing stock as in need of rehabilitation and conservation. The City has a rehabilitation program which targets and markets to owner-occupied homes. Table 6-2 shows the quantified housing objectives for the upcoming 2023-2031 cycle. The quantified objectives do not represent ceilings on development but rather set target goals for the City to achieve based on needs, resources and constraints.

Table 6-2: Quantified Housing Need in McFarland for 2023-2031 Cycle Income Category 2023 - 2031 Regional
Housing Allocation
Housing
Rehabilitation
Objectives
Housing
Conservation
Objectives
Very low 50 14
Low 32 9
Moderate 45 13
Above Moderate 117 34
Total 244 46 24
Table 6-3 presents an estimate of the number of units to be constructed by income level during the planning period from 2023 to 2031. The target is 244 total units. Table 6-3 shows the distribution of McFarland’s regional allocation by income 65 groups. There is sufficient residential space designation to accommodate the 2023-2031 cycle. Appendix A has additional details.

Table 6-3: 2023-2031 Housing Need Allocation in Kern County 66 7.0 Appendices

7.1 Appendix A: Evaluation of 2015 Housing Element
Government Code Section 65588(a) requires that jurisdictions evaluate the effectiveness of the existing Housing Element, the appropriateness of goals, objectives, and policies, and the progress in implementing programs for the previous planning period. This appendix contains a review of the goals, policies, and programs of the previous housing element and evaluates the degree to which these programs have been implemented during the previous planning period, 2015 to 2023. The analysis includes an assessment of the appropriateness of goals, objectives, policies, and programs.

7.1.1 Program Evaluation
Table A-1 summarizes the programs contained in the 2015 to 2023` Housing Element along with responsible agencies, accomplishments, and policies or actions to pursue moving forward. The review reveals implementation across the board of the programs in the previous planning period of 2015 to 2023.

7.1.2 Appropriateness of Goals and Policies
Table A-2 evaluates the appropriateness of previous goals and policies and identifies necessary changes considering the City's experience during the ending planning period. The evaluation found programs in the 2015 to 2023 planning period to continue to remain relevant across the board and recommends their continuation. The programs are therefore integrated into the new set of programs in the new housing element.

7.1.3. Progress in Meeting Quantified Objectives
Tables A-3 (A-3a and A-3b) present the City's progress in meeting the quantified objectives from the 2015 to 2023 Housing Element. Milestone Housing broke ground in 2022 with expected completion of its 80 assisted housing units in 2023.

Together with other units constructed during the 2015-2023 planning period, units delivered fall primarily in the very low and above moderate-income categories, but nevertheless would fulfill more than the City’s RHNA allocations for the planning period in those two income categories and in so doing also meet the overall allocation total. The category showing noticeable shortfall is the “moderate-income” category (or middle-income housing) which many jurisdictions in California seem to have a hard time fulfilling. The 2020 General Plan includes policies to enhance production of low-income and moderate-income housing through development of mixed-use areas and accessory dwelling units as Table A-3c illustrates.

Table A-4 presents records of development activity in terms of permits issued annually from 2015 to mid-2022. The period registered steady amounts of permit activity, including permits for new and accessory dwelling units as well as extensions and repairs to existing housing. Among the average of nearly 210 permits per year over the period, the majority were enhancements to existing structures. Nevertheless, the number of permits for actual construction tracked the City’s RHNA allocation.

Table A-5 presents ranges of monthly housing costs that various income groups could afford and not become housing costburdened. The analysis shows how much households could afford to pay for housing assuming 30 percent of income at points that represent definitions of various income ranges. Estimate of mortgage payments under prevailing market conditions shed light on the household income groups that can afford the price ranges of houses that are available in the open market. Table A-3c shows that lower income households could only comfortably afford housing priced below $200,000 without assistance. Even those in the above moderate income group could generally afford housing priced below $400,000 based on prevailing incomes in McFarland. Further analysis revealed that accessory dwelling units with rental incomes have the potential to push affordability for home owners from above moderate to the moderate income category while accommodating the second unit occupants from low-income groups. 67 Table A-1: Evaluation of Programs in 2015 Housing Element - City of McFarland [Table A-1] Program Responsible Time Frame Evaluation & Accomplishments Future Policies

1.1. The City will develop a
rehabilitation program to
provide loans to lowincome homeowners when
the City secures the
funding from CDBG and
HOME.

Grants Department Ongoing
Essential element of
affordable housing
facilitation and
production
Continue program

1.2 The City will provide
informational brochures
about housing
maintenance to emphasize
the values of a wellmaintained home and offer
guidance to typical home
maintenance efforts. The
brochure will be
periodically reviewed to
ensure any building or
municipal code changes
are included.

Community
Development
Department
Developed by
2016 and
update as
necessary
Information
available at City Hall
Expand education
program

1.3. Educate the residents
of McFarland on the City’s
property maintenance
ordinance. Additionally the
Code Enforcement Division
will proactively enforce
codes to maintain and
improve the quality of
housing and
neighborhoods.

Community
Development
Department
Ongoing
Essential element of
affordable housing
retention
Continue program

1.4. Information bulletins
will be distributed in both
English and Spanish to the
general public to promote
clear understanding about
available housing
opportunities in the City.

Planning Department
Developed by
2016 and
update as
necessary
Information
available at City Hall Continue program
68 [Table A-1] Program Responsible Time Frame Evaluation & Accomplishments Future Policies

1.5. The City will work with
the citizens, the Police
Department, local civic
organizations and the
franchise waste hauler to
remove the garbage from
the alleys and allow
residents to properly
dispose of household
items.

Community
Development
Department and
Public Works
Department
Bi-annually Part of outreach
program
Continue program

2.1. The City will annually
contact and proactively
partner with non-profit
developers and developers
of affordable housing to
assist in the development
of housing for lower and
moderate income
households and persons
with specials needs,
farmworkers and persons
with disabilities, including
developmental disabilities.

The City will assist in site
identification and
acquisition, support or
assist funding applications,
assist with entitlements,
provide priority processing,
grant concessions, modify
standards and waive or
defer fees.

Community
Development
Department
Quarterly
outreach
starting in 2015
and support
funding
applications
when
requested.

Essential element of
supplying and
tracking affordable
housing
Continue program

2.2. The City will initiate a
First-Time Home Buyer
(FTHB) Program to assist
low-income families who
are first-time home buyers
or displaced homeowners,
who are able to qualify for
a first mortgage. The
program will apply for
funding such as CDBG,
HOME, CalHOME when
Notices of Funding
Availability (NOFA) are
advertised.

Community
Development
Department and
Grants Department
Apply for
funding
opportunities
when available
Essential element of
affordable housing
facilitation and
production
Continue program
69 [Table A-1] Program Responsible Time Frame Evaluation & Accomplishments Future Policies

2.3. Encourage the
development of 5-10
second units per year. A
second unit is a selfcontained living unit with
cooking, eating, sleeping,
and full sanitation facilities,
either attached to or
detached from the primary
residential unit on a single
lot.

Community
Development
Department
Ongoing
Second Unit
Ordinance is part of
Zoning Code
Expand program and rename as ADUs

2.4. The City will adopt
development standard
which facilitate the
provision of non-traditional
housing to meet the
unique needs of residents,
assisted living for seniors,
and live-work development
if necessary. This involves
revising the Zoning
Ordinance to provide
development standards to
facilitate the development
of non-traditional housing
types.

Community
Development
Department
July 2016
Ongoing part of the
development review
process
Continue program

2.5. The City will continue
to participate in the
Section 8 rental assistance
program administered
through the Housing
Authority of the County of
Kern (HACK) and will
encourage rental property
owners to list available
units through the program.

Planning Department,
HACK Ongoing
Essential element of
affordable housing
for those in the very
low end of income
spectrum
Continue program
70 [Table A-1] Program Responsible Time Frame Evaluation & Accomplishments Future Policies

2.6. The City will amend
the City of McFarland
Zoning Ordinance pursuant
to the requirements of
Sections 17021.5 and
17021.6 of the Health and
Safety Code. Pursuant to
Sections 17021.5 and
17021.6 of the Health and
Safety Code of the State of
California employee
housing for 6 or fewer
persons the same as a
single family unit in any
residential zone and
employee housing
consisting of 36 or more
beds as an allowable use in
agricultural zones.

Planning Department June 2016
Zoning Code
updated pursuant to
Sections 17021.5
and 17021.6 of
California's Health
and Safety Code
Continue program

2.7. The City will amend
the City of McFarland
Zoning Ordinance to revise
the definition of a “Family”
to be less restrictive.

Community
Development
Department
June 2016
Expanded in
Ordinance. No. 030-
2013, § 1, 4-11-13
Continue program

3.1. The City will redesignate land use for
medium and high-density
residential use and mixed
use.

Community
Development
Department
Upon
annexation of
new land or as
requested by
the property
owner
Addressed in the
2020 update to the
General Plan
Continue program

3.2. Current zoning is not
considered a constraint;
however, as part of the
Zoning Ordinance update
the City will amend zoning
to encourage a variety of
housing types for all
incomes and persons with
special needs. This could
include mixed-use zoning
and smaller lot zoning and
design guidelines.

Planning Department December 2016
Ongoing part of the
development review
process
Continue program

4.1. The City will evaluate
various incentive programs
to encourage higher
density developments.

Community
Development
Department
As staffing
becomes
available
Ongoing part of the
development review
process
Continue program
71 [Table A-1] Program Responsible Time Frame Evaluation & Accomplishments Future Policies

4.2. The City will evaluate
current planning process
and make necessary
changes to simplify the
process in a continuing
basis. The City will also
prioritize projects in great
need of the community,
such as seniors’ housing,
developments affordable
to lower income
households, farm workers
and housing for persons
with special needs, etc.

Community
Development
Department
June 2016
Ongoing part of the
development review
process
Continue program

4.3. The City shall ensure
compliance with SB 1087.

Community
Development
Department
June 2016
Ongoing part of the
development review
process
Continue program

5.1. The City will
disseminate information on
fair housing in both English
and Spanish and refer the
complaints to the district
office of the California
Department of Fair
Employment and Housing.

The City will provide the
public a booklet entitled,
“Fair Housing: It’s Your
Right,” prepared by the
Office of Equal
Opportunity, U.S.

Department of Housing
and Urban Development.

The booklet contains a
Housing discrimination
complaint form for use by
aggrieved parties.

Community
Development
Department
Ongoing Information
available at City Hall Continue program

5.2. The City will work with
major homebuilders to
provide options for
universal design features in
new constructions, and to
encourage discussion of
design options with home
purchasers prior to unit
construction.

Community
Development
Department
July 2016
Ongoing part of the
development review
process
Continue program
72 [Table A-1] Program Responsible Time Frame Evaluation & Accomplishments Future Policies

5.3. The City will prepare
technical documents such
an ADA Transition Plan and
Non- vehicular Impediment
Study to identify public
facilities that require ADA
upgrades and areas of
missing or sub-standard
infrastructure.

Community
Development
Department
Pedestrian
Impediment
Plan June 2016,
ADA Transition
Plan December
2016
Compliance with
ADA requirements is
part of the Building
Code
Continue program

6.1. The City will establish
Sustainable Design
Guidelines which will be
part of the optional
Community Development
Element of the General
Plan Update.

Community
Development
Department
December 2016
Addressed in the
2020 update to the
General Plan
Continue program

6.2. The City will review
and develop a pamphlet of
the variety of programs
available through utility
companies as well as State
resources by 2009. The City
will make the pamphlet
available in a variety of
public locations including
City Hall and widely
distribute it at community
events and other
community wide means
such as mailers.

Community
Development
Department
Ongoing
Disseminated
collaboratively in
utility bills
Continue program
73 Table A-2: Appropriateness of 2015 McFarland Housing Element Goals and Policies [Table A-2] Goals & Policy Appropriateness
Goal 1. Maintain and improve the quality of existing housing and residential neighborhoods in McFarland. Still Appropriate - retain Policy 1.1. Encourage citizen involvement in addressing the maintenance and improvement of the housing stock and
neighborhood quality.

Still Appropriate - retain
Policy 1.2. Encourage homeowners and property owners to maintain properties in sound condition through City’s code enforcement efforts and future rehabilitation program.

Still Appropriate - retain
Policy 1.3. Continue to support the provision of rental assistance to low-income households with the assistance of the Housing Authority of the County of Kern and other non-profit housing providers.

Still Appropriate - retain
Policy 1.4. Preserve the existing affordable housing through City regulations, as well as other forms of assistance. Still Appropriate - retain Goal 2. Facilitate the provision of a range of different housing types to meet the needs of the community. Still Appropriate - retain Policy 2.1. Provide high quality housing for current and future residents with a diverse range of income levels. Still Appropriate - retain Policy 2.2. Continue to promote homeownership by establishing assistance programs to low and moderate-income households to purchase new and existing housing.

Still Appropriate - retain
Policy 2.3. Provide regulatory and/or financial incentives to nonprofits, private housing developers, and public agencies for the construction of the types of housing required to meet identified needs.

Still Appropriate - retain
Policy 2.4. Support the provision of quality rental housing with three or more bedrooms to accommodate large families and encourage room additions in the existing housing to address householder overcrowding issue.

Still Appropriate - retain
Policy 2.5. Support a variety of housing types to address the needs of agricultural workers. Still Appropriate - retain Policy 2.6. Facilitate the provision of housing to address McFarland’s growing senior population, including senior housing with supportive services, assisted living facilities, and second units.

Still Appropriate - retain
Policy 2.7. Encourage the provision of housing available to the physically disabled through integration of universal design features in new development, and compliance with Title 24 of the California Health and Safety code.

Still Appropriate - retain
74 [Table A-2] Goals & Policy Appropriateness
Policy 2.8. Facilitate the provision of second units as a means of providing affordable rental housing in existing neighborhoods.

Ensure compatibility with the primary unit and surrounding neighborhood.

Still Appropriate - retain
Policy 2.9. Encourage the production of housing that meets the needs of all economic segments, including low, moderate, and above moderate- income households, to achieve a balanced community.

Still Appropriate - retain
Policy 2.10. Facilitate non-traditional housing types and options, including co- housing, assisted living facilities, and live-work spaces.

Still Appropriate - retain
Policy 2.11. Annually monitor the City’s progress in meeting its housing needs for all income levels. Still Appropriate - retain Goal 3. Provide adequate housing sites through appropriate land use and zoning designations to accommodate the City’s share of regional housing needs.

Still Appropriate - retain
Policy 3.1. Create and maintain an up-to-date inventory of vacant and underutilized parcels and provide to interested developers in conjunction with information on available development incentives.

Still Appropriate - retain
Policy 3.2. Encourage efficient utilization of the City’s limited land resources by encouraging development at the upper end of the permitted Zoning Ordinance/Comprehensive Plan density.

Still Appropriate - retain
Policy 3.3. Utilize specific plan as a planning tool to facilitate higher density residential and mixed-use development in certain area.

Still Appropriate - retain
Policy 3.4. Identify opportunities for housing development that achieves other community goals such as neighborhood
improvement, recreation opportunities, and the preservation of neighborhood character.

Still Appropriate - retain
Goal 4. Mitigate or remove any potential governmental
constraints to housing production and affordability. Still Appropriate - retain Policy 4.1. Provide regulatory and/or financial incentives, where appropriate, to offset or reduce the costs of affordable housing development, including density bonuses and flexibility in site development standards.

Still Appropriate - retain
Policy 4.2. Undertake a review of the City’s residential development project review procedures and establish modified procedures as appropriate to streamline processing times, while maintaining adequate levels of public review.

Still Appropriate - retain
Goal 5. Promote equal opportunity for residents to reside in the housing of their choice. Still Appropriate - retain 75 [Table A-2] Goals & Policy Appropriateness
Policy 5.1. Continue to enforce fair housing laws prohibiting discrimination in the building, financing, selling or renting of housing on the basis of race, religion, family status, national origin, physical or mental disability, or other such factors.

Still Appropriate - retain
Policy 5.2. Promote housing that meets the special needs of large families, elderly persons, agricultural workers, and the disabled.

Still Appropriate - retain
Policy 5.3. Enforce notification and assistance for lower-income persons displaced due to demolition, reuse, or rehabilitation as a result of code enforcement.

Still Appropriate - retain
Goal 6. Develop complete neighborhoods that provide
residential, commercial, recreational and economic
opportunities to residents of the neighborhood.

Still Appropriate - retain
Policy 6.1. Facilitate the development of mixed-use projects in appropriate commercial areas, including stand-alone residential developments (horizontal mixed-use) and housing above ground floor commercial uses (vertical mixed-use).

Still Appropriate - retain
Policy 6.2. Implement smart growth principles through design guidelines and encourage quality infill projects. Still Appropriate - retain 76 Table A-3a. Progress in Achieving Quantified Objectives (All Incomes) Table A-3a
Income
Category
2015-2023 RHNA
(Dwelling Units)
Completed in
5th Cycle
Under Construction
in 5th Cycle
Accomplished in
5th Cycle
Percent of
RHNA to be
Met
Very Low1 93 13 80 93 0%
Low2 73 55 55 25%
Moderate 66 0 0 100%
Above Moderate 79 245 245 -210%
Total 311 313 80 393 -26%
Source: City of McFarland, Planning Department Data, 2022; 2015 McFarland Housing Element 1 Milestone Housing broke ground in 2022. Expected completion of 80 assisted housing units in 2023; 2 Kendrea Place (at 1020 Kendrea Pl) was completed in 2020; it includes rental and privately owned, 3- to 4-bedrooom single family homes; occupants are Ag-oriented workers whose rents are based on salaries in the Ag sector; rental range from $280 monthly up.

Table A-3b. Progress in Achieving Quantified Objectives (Lower Incomes) – Under Construction Table A-3b
Tenant Affordability Level Number of Units Mechanism to Achieve Affordability At or below 30% AMI – Extremely
Low 17 Rent set to tenant income
At or below 50% AMI – Very Low 27 Rent set to tenant income At or below 80% AMI – Low 36 Rent set to tenant income
Total (dwelling units in Milestone
Housing) 80
Table A-3c. Progress in Achieving Quantified Objectives (Lower Incomes) – Completed ADUs Year ADUs
Permitted Cost Estimate1 Monthly Payment Monthly+25% Maintenance Income
Group2
2016 3 $50,000 ($267) $334 EL
2017 1 $90,000 ($481) $601 VL
2020 1 $200,000 ($1,069) $1,336 L
1 Cost estimates are hypothetical to illustrate lower income affordability at various price points. 2 EL = Extremely Low, VL = Very Low, L = Low
77 Table A-4: Residential Permits - City of McFarland, 2015 through 2022 Table A-4 Permits Issued in Year
Residential Permit Types 2015 2016 2017 2018 2019 2020 2021 2022 Total Detached Single-family Dwellings 47 23 32 128 7 7 1 8 253 Detached Single-family Dwellings w/ Secondary Dwelling 3 1 1 5 Attached Single-family Dwellings
Attached Single-family Dwelling w/ Secondary Dwelling
Attached or Detached Secondary Dwellings
Multi-family Dwellings 2 2
Residential Additions 7 10 4 10 9 16 12 2 70
Residential Alterations 14 10 7 18 14 34 13 5 115
New Garage/Carports
Residential Repairs
Residential Re-roofs 9 19 14 5 24 24 59 13 167
Residential Misc. Plumbing, Electrical, Mechanical
Permit 31 22 44 41 58 38 16 11 261
Residential Accessory Buildings, Structures, Driveways 14 17 23 25 27 31 17 11 165 Residential Pools/ Spas 2 1 1 2 2 4 4 1 17
Residential Grading, Site Work, Stockpiling, Misc.

Residential Demolitions 9 5 1 2 17
Residential Permit Re-issued
Residential Solar 125 80 83 25 54 78 90 63 598
Residential Fire
Total Residential Permits (All Types) 249 194 209 259 195 234 214 116 1670 Average permits per year 209
78 Table A-5: Residential Affordability Levels by Income Group in McFarland Income Range for Kern County Area Median Income
Income Group Low Mid High
Extremely Low $12,000 $16,203 $20,407
Very Low $20,408 $27,210 $34,012
Low $34,012 $44,215 $54,418
Moderate $54,419 $68,023 $81,628
Above Moderate $81,628 $100,814 $120,000
Affordable Monthly Housing Expenditure @ 30% of Monthly Income Extremely Low $300 $405 $510
Very Low $510 $680 $850
Low $850 $1,105 $1,360
Moderate $1,360 $1,701 $2,041
Above Moderate $2,041 $2,520 $3,000

7.1.4. Effectiveness in Addressing Special Needs Populations Over the period 2015-2023, the City developed a rehabilitation program which provided loans to low-income homeowners when the City secured funding from CDBG and HOME. Additionally, the City has continued to amend zoning to encourage a variety of housing types for all incomes and persons with special needs through mixed-use zoning and small lot zoning.

Above all, the City has continually made changes to simplify the development review and approval process to prioritize projects geared towards the development of such special needs housing as those for seniors, lower income households, farm workers, and persons with disabilities. Table A-3a shows that Kendrea Place (at 1020 Kendrea Pl) was completed in 2020; it includes rental and privately owned, 3- to 4-bedrooom single family homes; occupants are Agriculture-oriented workers whose rents are based on salaries in the Agriculture sector; rental amounts range from $280 monthly upwards.

Table A-3a also reveals ongoing and soon to be completed construction of 80 housing units in the Milestone Housing project to fully target special needs households. Table A-3c shows that the 5th cycle period registered the construction of 5 accessory dwelling units within the price range of the lower income households.

7.1.5. Shortfall of Sites from the 5th Cycle Planning Period Over 5
th cycle planning period, there was no shortfall of sites due to failure to implement rezoning to adequately accommodate RHNA for lower-income households. Table A-3a indicates that the majority of lower income household housing was on track for delivery by the end of the cycle. Additionally, Table B-2 shows that 77 acres of vacant residential land remained with the capacity to conservatively accommodate approximately 485 new units. 79 Sample listing of homes for sale in McFarland, 10-1-2022.

The full list is on the next page. Prices trend toward above moderate income group.

Commentary
Example listing for $370,000 is a two-family home:
• Front home offers 4 bedrooms, 2 bath, and 1 car garage at 1230 sq. ft. • Back home, at 1103 sq. ft., has 3 bedrooms, 2 bath and 1 car garage with its own alley entrance.

If the owner lives in one unit and rents out the other unit, rental income of $800 to $1000 can offset monthly mortgage payment of $2,340. This would push affordability for the home owner from above moderate to the moderate income category and the second unit into the low-income category. 80 Sample calculation of mortgage terms and payment
81 7.2 Appendix B: Residential Land Inventory
Preparation of the 2040 McFarland General Plan included a complete land use inventory in 2019, which identified specific sites that were suitable for residential development. The site inventory and analysis are to help in determining whether program actions are necessary to designate sites with appropriate zoning, development standards, and infrastructure capacity to accommodate the RHNA-allocated units. Using the inventory of available land, the analysis proceeded to determine (a) the suitability of individual parcels and (b) the appropriate development densities. For the 2023 to 2031 planning horizon, the Kern County Council of Governments approved the Regional Housing Needs Allocations (RHNA) and assigned a total of 244 new housing units to McFarland. Table B-1 shows the distribution of the City’s allocation by income groups.

Table B-1: Summary of 2023-2031 RHNA Allocations to McFarland Income Category
2023 - 2031
Regional Housing
Allocation
Percent of
Allocation
Very low 50 20.5%
Low 32 13.1%
Moderate 45 18.4%
Above Moderate 117 48.0%
Total 244 100.0%
Source: Source: KernCOG (2022). 6th Cycle Regional Housing Needs Allocation Plan, 2023-2031 To accommodate the 244 new RHNA units, the examination focused on the development potential of vacant lands that are infill sites, potential for development of accessory dwelling units, approved housing projects, and the southern annexation area. The following paragraph describes the methodology applied to determine residential development capacity.

Residential development potential depends on the residential density standards of the City. The analysis evaluated whether site constraints and land use controls enabled the achievement of the permitted densities. First, the acreage of the parcel was multiplied by the allowable density. Fractional components on the number of units allowed under the density standards were discarded. The allowable unit calculation applied base land use densities with no assumptions about density bonuses. A parcel-by-parcel evaluation of any unusual site characteristics or land use controls revealed where the allowable number of residential units should adjust further downward in areas where additional constraints to development existed.

Constraints that resulted in lower residential capacity included road rights-of-way, irregular lot shapes, difficulty in meeting minimum roadway frontage requirements, and existence of wetlands or drainage courses on the parcels. The methodology results in a conservative estimate of residential capacity that takes into consideration special or unusual circumstances.

7.2.1 Vacant Land
The California Polytechnic State University in San Luis Obispo conducted a Land Use Inventory in 2019 as part of the update to the General Plan and Land Use Element. As of October 20, 2019, the City had 77 acres of vacant land. Based on the residential densities in the Zoning Code and Land Use Element as well as further evaluation for site and planning constraints, Table 3-1 (which is replicated in this appendix as Table B-2) indicates that the 77 acres of vacant residential land can conservatively accommodate approximately 485 units, which is approximately double the 244 units in the 6th Cycle Regional Housing Needs Allocation to McFarland for the June 2023 through December 2031 period. Beyond 2031, 82 the 2040 McFarland General Plan has plenty more space designation for housing development including affordable units for a total of nearly 13,800 units within its proposed expanded city boundaries. With plentiful allocation of land for future residential development in the long term, the analysis narrowed its focus on the residential development potential within the 2020 city limits of McFarland much of which falls within travel analysis zones 2949C, 2949D, 2949E, 2949F, and 2949G as Figure B-1 shows. Table B-3 shows residential development potential of 9,090 units within the 2020 city boundaries.

For the relatively short-term, 6
th
-Cycle period, the analysis further narrowed its focus on the downtown and immediate vicinities as the most accessible and most location-efficient areas for short-term housing development. This much narrower area falls within zones 2949F and 2949G.

Table B-2: Capacity of Vacant Residential Lands and Other Residential Potential – McFarland City, 2022 Residential Land Use Vacant Land
(acres)
Allowable
Density (units
per acre)
Historic
Density (built
units per
acre)
Realistic
Capacity
(housing
units)
Vacant Land in Central Built-up Area
Single Family 73 8 6

439
Apartment 4 24 12

46 Mobile Home 0 8 5

0 Subtotal in built-up area of
central McFarland 77

485
Vacant Land in General Plan Including Annexation Areas
General Plan Residential: LowDensity 1072 8 6
4,704
General Plan Residential:

Medium-Density 471 6 8

3,829
General Plan Residential: HighDensity 258 24 12
4,041
General Plan Residential with
ADU Opportunities

1,219
Grand total residential capacity

13,793
Subtotal Affordable Potential
(high density & ADU)

5,260
Source: City of McFarland, 2040 General Plan, General Plan Map. 83 Figure B-1: Traffic Analysis Zones (TAZ) in McFarland and Sphere of Influence Table B-4 is an inventory showing vacant parcels with residential development opportunities in the downtown area. Parcels that are vacant and designated for housing development can accommodate 36 additional moderate and above moderate housing units.

7.2.2 Mixed-Use Development
The 2040 General Plan designates mixed-use development at such strategic locations as the City’s downtown. This offers additional housing opportunities, including those for lower income residents. The General Plan identified 56 acres of land across 25 parcels to accommodate mixed-use development in the downtown area for conversion to mixed-use (housing and commercial) development for low, very low, and moderate-income housing. As the inventory in Table B-5 shows, it is particularly notable that two of the parcels that are vacant are relatively large and can produce mixed-use, specific plan centers for 223 additional units. Figure B-2 identifies parcels for mixed-use development.

7.2.3 Accessory Dwelling Unit Potential
Residential lots with potential to comfortably develop affordable accessory dwelling units (ADU) have the potential to generate 117 such units in the downtown area. Table B-6 is an inventory of those lots. Figure B-2 identifies parcels with ADU potential.
84 Table B-3: Summary of Residential Land Use Potential within 2040 McFarland General Plan Travel Analysis Zones in Central McFarland
2949C 2949D 2949E 2949F 2949G
Sub-Total
Central
McFarland
Grand Total
General Plan
SOI
2040 General Plan Residential Units
Mixed-Use

47 492

47 535 1121 2568 KSF
Residential with ADU

246

27 -

481

465 1,219 1,219 DU
Residential: High-Density

1,826

1,547 3,373 4,131 DU
Residential: Low-Density

1,670

98 946

184

2,083 4,980 6,587 DU
Residential: MediumDensity
1,266

14 463

1,064 2,807 4,050 DU
Total Existing & Future

5,008

139

1,409

665

5,157 12,379 15,986 DU
2020 Existing Units
Mixed-Use

35 27

- 62 62 KSF
Residential with ADU

- - - DU
Residential: High-Density

269

21 37

32 359 359 DU
Residential: Low-Density

803

378

152

660

927 2,921 2,921 DU
Residential: MediumDensity
-

9 -

- 9 9 DU
Total Existing

1,072

408

189

660

960 3,289 3,289 DU
2020 -2040 Additional Residential Units
Mixed-Use

12 465

47 535 1059 2506 KSF
Residential with ADU

246

27 -

481

465 1,219 1,219 DU
Residential: High-Density

1,557

(21)

(37)

1,514 3,014 3,772 DU
Residential: Low-Density

868

(281)

794

(477)

1,155 2,059 3,666 DU
Residential: MediumDensity
1,266

5 463

1,064 2,798 4,041 DU
Total Additional Units

3,936

(269)

1,220

5 4,198 9,090 12,697 DU
85 Table B-4: Inventory of Vacant Residential Sites in Central McFarland (2022) [Table B-4]
Parcel
Number
Parcel
Size
(Acres)
General Plan
Designation
Zoning
Designation
Density
(DU/acre)
Capacity
(DU)
Income Group
Affordability
On-Site
Constraints
Downtown Infill
200-030-
021 1.97 Low Density R-1 6 12
Above Moderate;
Moderate None
200-052-
314 0.21 Low Density R-1 6 1
Above Moderate;
Moderate None
200-052-
322 0.20 Low Density R-1 6 1
Above Moderate;
Moderate None
200-060-
135 0.18 Low Density R-1 6 1
Above Moderate;
Moderate None
200-070-
027 0.37 Low Density R-1 6 2
Above Moderate;
Moderate None
200-070-
050 0.69 Low Density R-1 6 4
Above Moderate;
Moderate None
200-070-
134 0.45 Low Density R-1 6 3
Above Moderate;
Moderate None
200-081-
040 0.03 Low Density R-1 6 0
Above Moderate;
Moderate None
200-081-
172 0.28 Low Density R-1 6 2
Above Moderate;
Moderate None
200-081-
230 0.26 Low Density R-1 6 2
Above Moderate;
Moderate None
200-101-
152 0.16 Low Density R-1 6 1
Above Moderate;
Moderate None
200-102-
135 0.14 Low Density R-1 6 1
Above Moderate;
Moderate None
201-161-
106 0.16 Low Density R-1 6 1
Above Moderate;
Moderate None
201-163-
144 0.17 Low Density R-1 6 1
Above Moderate;
Moderate None
201-173-
143 0.16 Low Density R-1 6 1
Above Moderate;
Moderate None
201-182-
128 0.16 Low Density R-1 6 1
Above Moderate;
Moderate None
201-182-
144 0.16 Low Density R-1 6 1
Above Moderate;
Moderate None
201-183-
092 0.16 Low Density R-1 6 1
Above Moderate;
Moderate None
Subtotal
infill units 36
Table B-5: Inventory of Sites in Central McFarland for Mixed-Use Development (2022) [Table B-5
Parcel
Number
Parcel
Size
(Acres)
General Plan
Designation
Zoning
Designation
Density
(DU/acre)
Capacity
(DU)
Income Group
Affordability
On-Site
Constraints
Mixed Use (Residential/Commercial)
200-060-
218 0.16 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
200-060-
226 0.18 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
86 [Table B-5
Parcel
Number
Parcel
Size
(Acres)
General Plan
Designation
Zoning
Designation
Density
(DU/acre)
Capacity
(DU)
Income Group
Affordability
On-Site
Constraints
200-070-
084 0.26 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
200-070-
092 0.24 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
200-081-
131 0.20 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
200-081-
149 0.21 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
200-082-
105 0.16 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
200-082-
113 0.12 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
200-082-
139 0.25 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
200-091-
015 0.17 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
200-091-
023 0.17 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
200-091-
239 0.17 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
200-092-
021 0.16 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
200-092-
229 0.16 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
200-092-
237 0.16 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
201-152-
014 0.31 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
201-153-
111 0.16 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
201-163-
193 0.17 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
201-164-
217 0.17 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
201-172-
012 0.31 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
201-173-
119 0.16 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
201-173-
127 0.16 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
201-181-
112 0.16 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
201-181-
120 0.15 Mixed Use C-0/C-1/R-4 12 1 Low; Very Low None
201-120-
052 16.37 Mixed Use C-0/C-1/R-4 12 71 Moderate; Low
Specific plan
required
201-120-
169 34.83 Mixed Use C-0/C-1/R-4 12 152 Moderate; Low
Specific plan
required
Subtotal
mixed-use
units 247
87 Table B-6: Inventory of Parcels in Central McFarland with Potential for Accessory Dwelling Units (2022) [Table B-6]
Parcel
Number
Parcel
Size
(Acres)
General Plan
Designation
Zoning
Designation
Density
(DU/acre)
Capacity
(DU)
Income Group
Affordability
On-Site
Constraints
Accessory Dwelling Unit Potential
200-051-
050 0.21
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-051-
068 0.42
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-051-
076 0.45
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-051-
092 0.44
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-051-
100 0.43
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-051-
118 0.28
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-051-
126 0.59
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-051-
159 0.43
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-051-
167 0.43
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-052-
033 0.25
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-052-
058 0.22
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-052-
066 0.22
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-052-
074 0.22
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-052-
082 0.22
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-052-
181 0.21
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-052-
199 0.20
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-052-
207 0.25
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-060-
127 0.22
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-060-
242 0.22
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-060-
531 0.35
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-060-
549 0.22
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-081-
016 0.45
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-081-
057 0.22
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
88 [Table B-6]
Parcel
Number
Parcel
Size
(Acres)
General Plan
Designation
Zoning
Designation
Density
(DU/acre)
Capacity
(DU)
Income Group
Affordability
On-Site
Constraints
200-081-
065 0.25
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-081-
073 0.25
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-081-
156 0.22
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-081-
164 0.23
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-081-
180 0.25
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-081-
198 0.25
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-081-
206 0.25
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-081-
255 0.23
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-081-
263 0.20
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-081-
271 0.30
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-082-
030 0.23
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-082-
048 0.23
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-091-
122 0.26
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-101-
012 0.28
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-101-
103 0.27
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-101-
111 0.21
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-101-
228 0.29
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
200-102-
127 0.27
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-154-
010 0.31
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-154-
069 0.31
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-154-
200 0.31
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-154-
226 0.31
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-162-
013 0.31
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-163-
094 0.31
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-163-
110 0.26
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-163-
235 0.26
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-174-
018 0.31
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
89 [Table B-6]
Parcel
Number
Parcel
Size
(Acres)
General Plan
Designation
Zoning
Designation
Density
(DU/acre)
Capacity
(DU)
Income Group
Affordability
On-Site
Constraints
201-182-
110 0.31
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-070-
257 0.38
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-070-
299 0.39
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-070-
380 0.37
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-070-
406 0.28
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-070-
414 0.39
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-070-
422 0.31
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-070-
430 0.31
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-070-
489 0.39
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-081-
031 0.30
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-081-
213 0.21
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-081-
221 0.21
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-082-
088 0.36
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-083-
144 0.31
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-083-
219 0.22
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-083-
227 0.31
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-090-
016 0.22
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-090-
024 0.21
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-090-
032 0.28
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-090-
040 0.28
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-090-
057 0.21
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-100-
203 0.30
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-100-
211 0.30
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-110-
046 0.46
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-110-
061 0.31
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-110-
103 0.76
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-110-
202 0.44
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
90 [Table B-6]
Parcel
Number
Parcel
Size
(Acres)
General Plan
Designation
Zoning
Designation
Density
(DU/acre)
Capacity
(DU)
Income Group
Affordability
On-Site
Constraints
201-110-
210 0.49
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-110-
244 0.44
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-110-
251 0.44
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-110-
319 0.82
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-110-
327 0.45
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-110-
368 0.28
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-110-
434 1.07
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-110-
483 0.22
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-110-
517 0.30
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-210-
309 0.20
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-220-
019 0.23
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-252-
012 0.21
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-261-
013 0.23
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-311-
032 0.23
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-311-
040 0.23
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-311-
081 0.31
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-402-
146 0.24
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-402-
153 0.21
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-411-
154 0.23
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-413-
150 0.21
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-413-
168 0.21
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-421-
096 0.27
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-431-
178 0.45
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-431-
194 0.38
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-462-
090 0.21
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-500-
022 0.33
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-500-
030 0.33
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
91 [Table B-6]
Parcel
Number
Parcel
Size
(Acres)
General Plan
Designation
Zoning
Designation
Density
(DU/acre)
Capacity
(DU)
Income Group
Affordability
On-Site
Constraints
201-500-
048 0.33
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-500-
071 0.49
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-524-
014 0.20
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-524-
022 0.20
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-524-
162 0.21
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-537-
230 0.33
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-537-
248 0.20
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-551-
025 0.20
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-552-
031 0.24
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-562-
139 0.21
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-581-
063 0.29
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-612-
041 0.24
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
201-612-
058 0.25
Residential +
ADU R-1 6+1 1
Moderate; Low; Very
Low None
Subtotal
ADU units 117

7.2.4 Conclusions on Inventory of Residential Opportunities Figure B-2 is a map of the various opportunity sites in the downtown area. It also shows additional adjoining areas that are designated for future housing. All-together, the downtown area has sufficient space and designation to generate 376 housing units across the various affordability groups.

The 2040 General Plan has determined that McFarland already has enough land within its planning area to accommodate growth to 2040 and beyond. The 2040 General Plan and this 2023-2031 Housing Element therefore identified enough land for the construction of housing to suit households in all income groups and fulfill the City’s share of the Regional Housing Needs Allocation. Opportunities for housing development include sites for vacant infill, mixed-use, and expansion areas to the west and south of the City. Other options especially for affordable housing exist in the built-up area for accessory (or secondary) dwelling units (also termed granny units). While McFarland's housing allocation can be met without exercising all these options, they present multiple opportunities for affordable and market rate housing. 92 Figure B-2: Opportunities for Housing in Central McFarland 93 7.3 Appendix C: Affirmatively Furthering Fair Housing Effective January 1 2021, Government Code section 65583, subdivision (c)(10)(A) requires Housing Elements to include an assessment of fair housing. The checklist of topics for discussion includes the following five parts:

1. Part 1 Outreach

2. Part 2 Assessment of Fair Housing (in four thematic areas)

3. Part 3 Sites Inventory

4. Part 4 Identification of Contributing Factors

5. Part 5 Goals and Actions
The Assessment of Fair Housing in Part 2 is to include discussion of these four thematic areas:
a) Integration and segregation patterns and trends
b) Racially or ethnically concentrated areas of poverty c) Disparities in access to opportunity
d) Disproportionate housing needs within the jurisdiction, including displacement risk.

The following subsections describe and analyze these topical areas for McFarland.

7.3.1 Outreach
This housing element is a product of broad community participation by residents and stakeholders of McFarland, including residents, City Staff, the School District, Planning Commission, and City Council jointly with the preparation of the General Plan. Input from all segments of the community was to help assure that appropriate housing strategies were more efficiently and effectively evaluated, developed, and implemented. During preparation of the update to the Housing Element, citizen and stakeholder participation was actively sought in four outreach meetings. Section 1.2 provides additional information on each meeting.

A broad cross-section of residents in terms of ethnicity, income level, and occupation attended the meetings for which there were Spanish translations and versions of materials. Discussions at these workshops and meetings indicate that housing for families and farmworkers is a concern and both single-family and single-room occupancy units are desired to accommodate the need. Residents of McFarland also support infill development that is affordable by design in the downtown core of the City. This update of the Housing Element captures community aspirations for housing.

7.3.2 Assessment of Fair Housing
McFarland is a predominantly Hispanic community. In 2019, nearly all of City residents or 95 percent claimed Hispanic origin. Assessment of fairness in housing therefore relates mostly to income rather than race and ethnicity.

The following subsections elaborate.

7.3.2.1 Integration and segregation patterns and trends Review and analysis of Local Data
Table 2-3 is reproduced here as Table C-1. It reveals that the City of McFarland depicts lower racial diversity than Kern County. While nine out of ten (90%) of the City’s population is white, three quarters of the County population (74%) is white. Consequently, there are clear differences in the composition of other races between the City and the County. 94 Table C-1 also reveals that McFarland is a predominantly Hispanic community. This stems from its high dependence on agriculture related economic base. Where the difference is most noticeable is in Hispanic origin. While 53 percent of County residents claimed Hispanic origin in 2019, nearly all of City residents or 95 percent claimed Hispanic origin. Since persons of Hispanic origin are generally considered “minorities”, one can conclude that the City of McFarland is a predominantly minority community. The high Hispanic ethnicity of residents all but eliminates issues with segregation.

Table C-1: Population by Race/Ethnicity - McFarland City vs. Kern County, 2019 Race and Ethnicity McFarland City Kern County
Persons Percent Persons Percent
Racial Distribution
White alone 13,314 90% 660,147 74%
Black or African American alone 161 1% 48,550 6%
American Indian and Alaska Native alone 51 0%

8,969 1%
Asian alone 20 0% 42,100 5%
Native Hawaiian & Other Pacific Islander alone 0 0% 1,678 0% Some other race alone 948 6% 95,165 11%
Two or more races 329 2% 31,032 4%
Total Population 14,823 100% 887,641 100%
Hispanic Origin
Hispanic or Latino (of any race) 14,040 95% 473,374 53% Not Hispanic or Latino 783 5% 414,267 47%
All Origins 14,823 100% 887,641 100%
Source: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table DP05 Regional impact; Comparative Analysis of Local and Regional Data Figures C-1 and C-2 show the concentrations of persons of Hispanic ethnicity in McFarland and its immediate region for 2010 and 2020, respectively. It is noteworthy that the concentration is more pronounced in McFarland than its two neighboring cities.

Trends and Patterns
It is discernible from Figures C-1 and C-2 that trends in Hispanic residency have persisted and intensified across the region. In McFarland, just as it is for Delano and Wasco, the concentration of Hispanic residents has increased over the previous decade.

Other Relevant Factors
The typical pattern in the composition of labor pools by race and ethnicity indicates a more than proportionate concentration of persons of Hispanic origin in the agricultural sector, especially in California. As a geographical epicenter of agricultural production in the State, the Central Valley of California has a high concentration of agricultural workers. Since McFarland is located in the Central Valley and its economic base is predominantly agricultural, it follows reason that most of its residents are Hispanic. It is also notable that incomes are much lower in the agricultural sector than many other sectors of the economy. The issue of affordability of housing would gain prominence in such a community. Conventional knowledge indicates that Hispanics tend to have larger families than other races in the US. The average Household Size in 95 McFarland was 4.14 persons and the average family size was 4.47 persons in 2019 compared to 3.17 and 3.69 persons respectively in Kern County. This would mean the need for large housing units even as the units are affordable.

Figure C-1: 2010 Concentrations of Hispanic Population by Census Block in McFarland and its Region 96 Figure C-2: 2020 Concentrations of Hispanic Population by Census Block in McFarland and its Region 97 Conclusion
Segregation and integration are not key issues in McFarland. Population data indicates steady growth which would suggest the need for a steady supply of housing. The comparatively low incomes, the youthful population, and relatively larger than average family sizes could indicate the need for affordable housing to suit large families among other special needs groups.

7.3.2.2 Racially or ethnically concentrated areas of poverty Review and analysis of Local Data
McFarland’s median household earned $35,069 in 2017, which was 69% of Kern County’s median household income and 52% of California’s median household income. Because McFarland’s median household income fell below 80% of the area median income, it qualifies as a Disadvantaged Community. Notably, McFarland’s median family income is lower than its median household income. Typically, family income was higher than household income in Kern County and California.

Regional impact: Comparative Analysis of Local and Regional Data Figures C-3 and C-4 depict the concentrations of poverty within census block groups in McFarland and its immediate region for 2010 and 2020, respectively. It is noteworthy that the concentrations are more pronounced in McFarland than its two neighboring cities.

Trends and Patterns
Figures C-3 and C-4 show that trends in concentrations of poverty have persisted and intensified across the region. In McFarland, just as it is for Delano and Wasco, the concentration poverty has increased over the previous decade.

Other Relevant Factors
The interplay of low incomes and higher housing costs in California than other parts of the nation mean high burdens of housing cost among households. Figure C-5 show that a quarter to a third of households in McFarland carried housing cost burdens in 2010 while Figures C-6 shows the persistence of the burden in 2020.

Conclusion
Relatively low incomes vis-à-vis relatively large families and households with relatively high unemployment can lead to poverty. That is the situation in McFarland. This would place many family units in the City within those income categories in need of affordable housing. The relatively homogeneous ethnic composition in McFarland all but eliminates the issue of poverty concentrations by ethnic or racial enclaves.
98 Figure C-3: 2010 Concentrations of Poverty by Census Block in McFarland and its Region 99 Figure C-4: 2020 Concentrations of Poverty by Census Block in McFarland and its Region 100
Figure C-5: 2010 Concentrations of Housing Cost Burdens by Census Block in McFarland and its Region 101
Figure C-6: 2020 Concentrations of Housing Cost Burdens by Census Block in McFarland and its Region 102

7.3.2.3 Disparities in access to opportunity
Review and analysis of Local Data
Different types of employment opportunities determine household incomes which in turn determine the types and sizes of housing that households could afford. According to the American Community Survey, both McFarland and Kern County depicted similar levels of employment with approximately three out of five of those residents in the labor force employed in 2019. Approximately 10 percent of those in the labor force were unemployed. This is higher than both the state and national trends, which are around 6 percent unemployment. Table 2-4 is reproduced here as Table C-2. The next paragraph further explores the distribution of incomes by employment type and households respectively and implications for housing affordability.

Table C-2: Labor Force and Employment Rates - McFarland City vs. Kern County, 2019 McFarland City Kern County
Persons Percent Persons Percent
In Labor Force* 5,754 56% 382,691 58%
Employed 4,983 87% 345,187 90%
Unemployed 771 13% 37,504 10%
Not in Labor Force 4,467 44% 273,725 42%
All ages 16 and over 10,221 656,416
*Ages 16 and over in labor force
Source: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table S2301 Table C-3 shows the distribution of employment by occupation and median income. In 2019, the largest employment sector for McFarland residents was agriculture with two out of every five employed residents. With a median income of just over $17,000, agriculture provided nearly $5,000 more in annual salary than the lowest-paying sector (Food Preparation and Serving), but it provided $70,000 lower annual salary than the highest-paying sector (Management). Close examination of the distribution suggests that working residents of McFarland fall predominantly into occupations that pay low to mid-level salaries that are below $43,000 a year. Housing affordability would depend on the number of income earners in households and families.

Education and job training are ways to evolve toward opportunities for higher earning ability. However, populations in Kern County and McFarland, particularly, lagged behind in educational attainment. In 2021, for instance, 36 percent of the population in California attained a bachelor’s degree or higher. In comparison, approximately half (18.6 percent) of the population attained a bachelor’s degree or higher. Notably in McFarland, 4 percent of its population attained that level of education. This realization is the impetus behind the push by a non-profit community development organization like SelfHelp Enterprises to provide resources and educational classes to low-income families in McFarland. 103
Table C-3: Distribution of Employment by Occupation and Median Income – McFarland City, 2019 Industry Persons Percent Median Salary
Farming, fishing, and forestry occupations 2,121 43% 17,209 Office and administrative support occupations 565 11% 31,533 Sales and related occupations 339 7% 20,054
Production occupations 250 5% 26,475
Installation, maintenance, and repair occupations 231 5% 29,226 Material moving occupations 228 5% 19,231
Construction and extraction occupations 217 4% 68,224
Community and social service occupations 151 3% 50,547
Food preparation and serving related occupations 149 3% 12,318 Building and grounds cleaning and maintenance occupations 133 3% 14,472 Healthcare support occupations 133 3% 16,503
Transportation occupations 131 3% 40,026
Educational instruction, and library occupations 97 2% 16,392 Personal care and service occupations 96 2% 13,750
Management occupations 42 1% 86,538
Business and financial operations occupations 38 1% -
Legal occupations 33 1% -
Healthcare practitioners and technical occupations 31 1% 43,897 Architecture and engineering occupations 0 0% -
Arts, design, entertainment, sports, and media occupations 0 0% - Computer and mathematical occupations 0 0% -
Life, physical, and social science occupations 0 0%
Protective service occupations 0 0% -
All Employed 4,985 100% 20,080
Sources: U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table S2401; U.S Census Bureau, 2019 American Community Survey 5-Year Estimate, Table B24011
Regional impact; Comparative Analysis of Local and Regional Data The number and type of new future jobs affect future housing needs. Table C-4 shows projected job growth by occupation for the Bakersfield Metropolitan Statistical Area (Bakersfield MSA) over the decade from 2018 to 2028. Total employment is projected to grow by 10 percent during this period for an increase of 38,000 new jobs. This would bring the employment of Bakersfield MSA to approximately 432,700 by 2028 (California Employment Development Department, 2022). Close examination reveals that economic sectors with the most growth are largely made up of typically well-paying occupations such as Private Educational Services and Health Care, Transportation, Construction, and Professional and Business Services.

Table C-4 shows, however, that the fastest growing sector is predicted to be Private Household Workers, which is a typically lower paying occupation. This would not bode well in terms of housing affordability for McFarland residents who are concentrated in this low-paying job sector, as without multiple income-earning persons in households, difficulties with housing affordability would remain. However, there is opportunity to move into higher paying sectors as jobs in these sectors continue to increase.
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Table C-4: Protected Job Growth by Occupation from 2018 to 2028 - Bakersfield Metropolitan Statistical Area Occupation Title
Annual Average Employment Employment Change
2018 2028 Jobs Percent
Educational Services (Private), Health Care, and Social Assistance 38,100 46,000 7,900 21%
Trade, Transportation, and Utilities 53,300 59,200 5,900 11% Total Farm 62,400 66,700 4,300 7%
Transportation, Warehousing, and Utilities 13,200 17,200 4,000 30% Government 66,100 69,300 3,200 5%
Professional and Business Services 27,200 30,300 3,100 11% Construction 15,900 18,600 2,700 17%
Leisure and Hospitality 26,700 29,300 2,600 10%
Self-Employment 19,500 20,700 1,200 6%
Retail Trade 31,800 32,900 1,100 3%
Manufacturing 13,200 13,900 700 5%
Wholesale Trade 8,300 9,000 700 8%
Financial Activities 7,600 8,000 400 5%
Private Household Workers 100 300 200 200%
Information 2,000 2,100 100 5%
Mining and Logging 9,300 9,200 -100 -1%
Total Employment 394,700 432,700 38,000 10%
Source: California Employment Development Department, 2022 Trends and Patterns
Unemployment in McFarland was higher than Kern County and California. McFarland’s 2017 unemployment rate was 14.2% compared to Kern County’s rate of 10.7% and California’s rate of 7.0%. The level of disparity has remained similar for several years. It is discernible from Figures C-7 and C-8 that trends in unemployment have persisted across the region. In McFarland, just as it is for Delano and Wasco, the rate of unemployment remained relatively high over the previous decade if compared to Kern County and the State of California.

Other Relevant Factors
Lower than typical educational attainment, minimal opportunities to improve skills through education and training, and higher than typical unemployment rates spell confinement to lower income jobs. This situation would more often than not lead to lower ability to earn higher incomes and the perpetuation of the need for affordable housing for the lower-income groups. And this is the prevalent scenario in McFarland.

Conclusion
Low opportunities to improve earning power coupled with relatively high unemployment can lead to poverty. That is the situation in McFarland. This would place many households in the City within those income categories in need of affordable housing. The relatively homogeneous ethnic composition in McFarland all but eliminates the issue of disparities in opportunities by ethnic or racial enclaves. Limitations on opportunity for higher housing affordability is by and large similar across a large segment of the population.
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Figure C-7: 2010 Incidence of Unemployment by Census Block in McFarland and its Region 106
Figure C-8: 2020 Incidence of Unemployment by Census Block in McFarland and its Region 107

7.3.2.4 Disproportionate housing needs with displacement risk Review and analysis of Local Data
Appendix A, Evaluation of 2015 Housing Element, has details of the assessment of Housing Need. This Appendix C reiterates some of the discussion in Appendix A:

Tables A-3 (A-3a and A-3b) present the City's progress in meeting the quantified objectives from the 2015 to 2023 Housing Element. Milestone Housing broke ground in 2022 with expected completion of its 80 assisted housing units in 2023.

Regional impact; Comparative Analysis of Local and Regional Data There are no development proposals in the 2040 General Plan and its housing section that would cause disproportionate housing needs within the jurisdiction or create the risk of displacing segments of the population. On the contrary, development proposals promote a variety of type and cost of housing in the form of mixed-use, ADU, and medium-income housing. The exception to this observation is difficulty in producing sufficient variety of housing to meet the allocation within every affordability group. The RHNA process determines the allocation within affordability groups at the regional level while considering the needs of the City and the larger region within which McFarland resides.

Trends and Patterns
Figures C-9 and C-10 depict a drastic trend over the previous decade in McFarland toward the really low vacancy rates characteristic of its neighboring cities. Review of the two previous housing elements, the 2008 to 2013 Housing Element and the 2015 to 2023 Housing Element, reveals that McFarland has a progressively good record of accomplishment in meeting its allocated housing needs and most consistently in taking care of the need in the lower income groups. The following paragraphs illustrate.
108
Figure C-9: 2010 Incidence of Housing Vacancy by Census Block in McFarland and its Region 109
Figure C-10: 2020 Incidence of Housing Vacancy by Census Block in McFarland and its Region 110
During the 2008-to-2013 period, the City of McFarland did not satisfy its total share of the RHNA allocation particularly in the above moderate-income category even though the City designated sufficient land to accommodate all housing types.

The City produced a total of 442 units (or 55%) of the 805 total RHNA allocated units. The majority of the inadequacy was in the above moderate-income category. Inability to produce 318 above moderate-income units (or 40% of total RHNA allocation) was due to factors outside of the City’s control and included the relatively low median family income and the consequent reluctance from the development community at the time to offer the more expensive homes in the City.

Notably, however, the City of McFarland exceeded the low-income housing allocation by 146 units (or extra 92% of allocated need). This is noteworthy since the City comprised predominantly lower-income households.

During the 2015-to-2023 period, the City of McFarland satisfied its total share of the RHNA allocation with excess production in the above moderate-income category. Table C-5 is a reproduction of Table A-3a, which presents the City's progress in meeting the quantified objectives in the 2015 to 2023 Housing Element. The City compensated for its inability to produce above moderate-income housing in the previous cycle by producing additional 166 units (or 210% higher number of units) in that category of housing than its RHNA allocation. As Table C-5 shows, Milestone Housing broke ground in 2022 with expected completion of its 80 assisted housing units in 2023. Together with other units constructed during the 2015- to-2023 planning period, units produced fell primarily in the very low and above moderate-income categories, which would fulfill more than the City’s RHNA allocations for the planning period in those two income categories and in so doing also meet the overall allocation total. The category showing noticeable shortfall in the fifth cycle is the “moderate-income” category (or middle-income housing) which many jurisdictions in California seem to have a hard time fulfilling. The 2020 General Plan includes policies to enhance production of low-income and moderate-income housing through development of mixed-use areas and accessory dwelling units.

Table C-5. Progress in Achieving Quantified Objectives (All Incomes) in 2015-2023 Housing Element Table A-3a
Income
Category
2015-2023 RHNA
(Dwelling Units)
Completed in
5th Cycle
Under Construction
in 5th Cycle
Accomplished in
5th Cycle
Percent of
RHNA to be
Met
Very Low1 93 13 80 93 0%
Low2 73 55 55 25%
Moderate 66 0 0 100%
Above Moderate 79 245 245 -210%
Total 311 313 80 393 -26%
Source: City of McFarland, Planning Department Data, 2022; 2015 McFarland Housing Element 1 Milestone Housing broke ground in 2022. Expected completion of 80 assisted housing units in 2023; 2 Kendrea Place (at 1020 Kendrea Pl) was completed in 2020; it includes rental and privately owned, 3- to 4-bedrooom single family homes; occupants are Ag-oriented workers whose rents are based on salaries in the Ag sector; rental range from $280 monthly up.

Other Relevant Factors
Closely related to the risk of displacement are the price and availability of the housing stock. The housing vacancy rate depicts the availability, which reflects the relationship between housing supply and demand. For example, if the demand for housing is greater than the available supply, then the vacancy rate would be very low, and the price of housing would most likely increase. A low overall vacancy rate that indicates high demand and short supply of housing may result in overcrowding and ultimately unsafe, unsanitary, or otherwise unsuitable accommodations. When low vacancy results in high prices of homes and rentals, the effect is most severe on lower income households, people on fixed incomes, families 111
with children, and other special-need groups. Housing discrimination could occur when the rental vacancy rate is low. And the risk of displacement could increase most notably to lower income households.

The vacancy rate also indicates whether a community has an adequate housing supply to provide choice and mobility. The US Department of Housing and Urban Development (HUD) indicates that a vacancy rate of 5 percent is enough to provide choice and mobility. The highest vacancy rate in McFarland over the previous two decades was 4 percent in 2010 in the aftermath of the housing market crash of the mid-2000s. Before and after the crash, the vacancy rate was close to 2 percent. The data reveal that the City has been typically below the recommended vacancy rate of 5 percent, which would indicate that McFarland residents have limited housing choice and mobility and could be susceptible to displacement risks that low vacancy rates could trigger. There are, however, no known homeless populations in the City.

Conclusion
While there are no development proposals in the 2040 General Plan and its housing section that would cause disproportionate housing needs within the jurisdiction or create the risk of displacing segments of the population, the City has been typically below the recommended vacancy rate of 5 percent, which would indicate that McFarland residents have limited housing choice and mobility and could be susceptible to displacement risks that low vacancy rates could trigger.

While such risks may be greater for households in the lower-income segments from price competition, the City has steadfastly kept the production of lower-income housing at par with its allocations over the previous two cycles. And the incidence of homelessness is rare in the City.

7.3.3 Sites Inventory
Appendix B has details on residential land inventory. Preparation of the 2040 McFarland General Plan included a complete land use inventory in 2019, which identified specific sites that were suitable for residential development. The site inventory and analysis helped in determining whether program actions are necessary to designate sites with appropriate zoning, development standards, and infrastructure capacity to accommodate the RHNA-allocated units. Using the inventory of available land, the analysis proceeded to determine (a) the suitability of individual parcels and (b) the appropriate development densities. For the 2023 to 2031 planning horizon, the Kern County Council of Governments approved the Regional Housing Needs Allocations (RHNA) and assigned a total of 244 new housing units to McFarland.

7.3.3.1 Location and Affordability of Sites
The 6th-Cycle, 2023 to 2031 Housing Element, narrowed its focus on the location and affordability of new housing development onto the downtown and immediate vicinities as the most accessible and most location-efficient areas for relatively short-term housing development. Table B-4 in Appendix B is an inventory showing vacant parcels with residential development opportunities in the downtown area. Parcels that are vacant and designated for housing development can accommodate 36 additional moderate and above moderate housing units.

For mixed-use development, the Housing Element designates mixed-use development at such strategic locations as the City’s downtown. This offers additional housing opportunities for a range of income groups, including those for lower income residents. The 2040 General Plan identified 56 acres of land across 25 parcels to accommodate mixed-use development in the downtown area for conversion to mixed-use (housing and commercial) development for low, very low, and moderate-income housing. As the inventory in Table B-5 of Appendix B shows, it is particularly notable that two of the parcels that are vacant are relatively large and can accommodate mixed-use, specific plan centers for 223 additional units.

Figure B-2 of Appendix B identifies parcels for mixed-use development. 112
For accessory dwelling units, residential lots with potential to comfortably develop affordable accessory dwelling units (ADU) have the potential to generate 117 such units in the downtown area. Table B-6 of Appendix B is an inventory of those lots while Figure B-2 of Appendix B identifies parcels with ADU potential.

The analysis points to the conclusion that the number of units possible in the downtown area, the location of sites, and the affordability of units to build can accommodate lower, moderate, and above moderate income RHNA allocations and result in a favorable assessment of fair housing in McFarland. The sites would not raise issues with integration and segregation within the City nor would they foster racially and ethnically concentrated areas of poverty due to its predominant Hispanic ethnicity. Rather than reduce areas of opportunity, the sites hold the promise of expanding convenience of access and filling gaps in any disproportionate housing needs of the past including the risk of displacements for lower income households.

7.3.3.2 Improvement or Exacerbation of Conditions by Sites The concentration of new housing in and around downtown McFarland and the diversity of housing types proposed in the area are to assure location efficiency in terms of development cost since utilities are already present or within short extensions to the units to be developed. The cost of land would be minimal, if any, for mixed-use and ADUs which together with other location advantages can deliver affordable units of different sizes. Public transit already serves the downtown and is proposed under the Circulation Element of the General Plan to be routed through the central city for increased accessibility to this transportation alternative. The increase in intensity of development together with the mixture of residential and commercial uses in the central city would facilitate the use of non-motorized modes thereby reducing living costs for residents and indirectly expanding the abilities of those at the margins to afford housing in higher price ranges if they so choose.

The analysis points to the conclusion that instead of exacerbating conditions for each of the fair housing areas, the concentration of housing under the 6th Cycle in the downtown area, can enhance the affordability of units to build, accommodate lower, moderate, and above moderate income RHNA allocations, and result in a favorable assessment of fair housing in McFarland. The central concentration would not raise issues with integration and segregation within the City nor would it foster racially and ethnically concentrated areas of poverty. Rather than reduce areas of opportunity, the concentration holds the promise of expanding convenience of access and filling gaps in any disproportionate housing needs of the past including the risk of displacements for lower income households.

7.3.4 Identification of Contributing Factors
Among the factors that could contribute to high cost, environmental risk, and environmental justice concerns in relation to fair housing issues in a community are: (a) the presence of hazardous waste and (b) toxic release. For the City of McFarland, however, all indications are that these two factors are not major issues although much of the new housing is to go into a largely built-up area. There are, therefore, no other known contributing factors to fair housing in McFarland.

According to data from the Cal Enviro Screen site, McFarland had little hazardous waste in its central city area as well as its 2022 City limits. Figures C-11 and C-12 depict the conditions in 2010 and 2020 respectively within McFarland and its region.

Similarly, data from the Cal Enviro Screen site indicates that the City had minimal toxic release in its central city area as well as its 2022 City limits. Figures C-13 and C-14 depict the conditions in 2010 and 2020 respectively within McFarland and its region.
113
Figure C-11: 2010 Incidence of Hazardous Waste by Census Block in McFarland and its Region 114
Figure C-12: 2020 Incidence of Hazardous Waste by Census Block in McFarland and its Region 115
Figure C-13: 2010 Incidence of Toxic Release by Census Block in McFarland and its Region 116
Figure C-14: 2020 Incidence of Toxic Release by Census Block in McFarland and its Region 117

7.3.5 Goals and Actions
Goal 6 of the 6th Cycle Housing Element and associated policies and programs consolidate actions toward affirmatively furthering Fair Housing. This section repeats the relevant policy statements.

Goal 6: Equal access to sound, affordable housing for all persons regardless of race, creed, age or sex.

Policies:

Pol-6.2. Enforce the policies of the State Fair Employment and Housing Commission.

Programs:

Prg-6.1. Continue to provide information in English and Spanish from the Housing Authority and Department of Equal Housing and Employment about housing and tenant rights in City Hall.

7.4 Appendix D: Development Fees
This appendix presents a consolidated list of fees, which combines common planning department fees with a master schedule of development fees in McFarland. City Council resolution adopted the 2021 Master Fee Schedule. Requested services not covered by the Master Fee Schedule are to be charged actual costs at full cost recovery and might require a deposit. Where:

Full cost recovery = actual cost + 30% Administrative Overhead Table D-1: Consolidated List of Fees in McFarland
Schedule of User and Regulatory Fees
Contents

SCHEDULE OF USER AND REGULATORY FEES
Services / Activities / Subject Matter Page
City of McFarland

SCHEDULE OF USER AND REGULATORY FEES - BUILDING FEES
A. Fees for Commonly Requested Building Permit Types (Fees Shown In This Section (Section A.) Include All Applicable Permit Issuance, Inspection, and Internal Plan Check). If third party plan review is required, additional fees apply. Additional fees may apply for services provided by other City Departments (e.g. Planning Review), Technology Enhancement Fees, and Fees Collected on Behalf of Other Agencies (e.g. State of California).

Activity Description Fee Charge Basis Note
119
1 HVAC Change-Out - Residential $129 per permit
2 HVAC Change-Out - Commercial (per unit) $173 per permit 3 Residential Solar < 10 kW $259 per permit
5 Service Panel Upgrade - Residential $129 per permit
6 Service Panel Upgrade - Commercial $173 per permit
7 Water Heater Change-Out $129 per permit
8 Line Repair - Sewer / Water / Gas $129 per permit
9 Residential Re-Roof
a) Up to 2,000 SF $288 per permit
b) Each Add'l 1,000 SF or fraction thereof $58 per permit 10 Block Wall
a) First 100 LF $173 per permit
b) Each Add'l 50 LF or fraction thereof $58 per permit
11 Commercial Tenant Improvement
a) Non-Structural
i) Up to 500 SF $460 per permit
ii) Each Add'l 250 SF up to 5,000 SF $86 per permit
iii) Each Add'l 250 SF after 5,000 SF $37 per permit
b) Structural
i) Up to 500 SF $690 per permit
ii) Each Add'l 250 SF up to 5,000 SF $108 per permit
iii) Each Add'l 250 SF after 5,000 SF $45 per permit
12 Residential Remodel
a) Non-Structural
i) Up to 500 SF $345 per permit
ii) Each Add'l 100 SF
b) Structural
$43 per permit
i) Up to 500 SF $37 per permit
ii) Each Add'l 100 SF $47 per permit
13 Residential Addition
a) Up to 500 SF $575
b) Each Add'l 100 SF $47
14 Demolition $173 per permit
15 Temporary Power Pole $129 per permit
City of McFarland

Activity Description Fee Charge Basis Note
120
16 Swimming Pool/Spa
a) Swimming Pool / Spa $403 per permit
b) Detached Spa / Water Feature $230 per permit
c) Unit Alteration $345 per permit
d) Equipment Change-out Alone $201 per permit
17 Patio
a) Standard (Wood/Metal Frame)
i) Up to 200 SF $201 per permit
ii) Greater than 200 SF $259 per permit
b) Upgraded (with electrical, stucco, fans, etc.)
i) Up to 200 SF $345 per permit
ii) Greater than 200 SF $403 per permit
18 Window / Sliding Glass Door
a) Retrofit / Repair
i) Up to 5 $173 per permit
ii) Each additional 5 $29 per permit
b) New / Alteration
i) Up to 5 $230 per permit
ii) Each additional 5 $43 per permit
19 Business License Inspection $58
20 Construction and Demolition Materials Management Plan Fee - Application Plan Review & Deposit Administration Fee
$95
21 Third-Party Plan Review (if applicable) 100% pass-through of actual cost
121
City of McFarland

SCHEDULE OF USER AND REGULATORY FEES - BUILDING FEES
Building Permit Fees
Determination of Valuation for Fee-Setting Purposes
● Project valuationsfor new construction shall be based on data published by the International Code Council (ICC) (building valuation data table, typically updated in February and August of each year). ● Project valuationsfortenant improvements,remodels, and additionsshall be determined using 50% of the ICC building valuation data table when available. Project valuations for general construction shall be based on the total value of all construction work, including all finish work, roofing, electrical, plumbing, heating, air conditioning, elevators, fire-extinguishing systems and any other permanent equipment. If, in the opinion of the Building Official, the valuation is underestimated on the application, the permitshall be denied, unless the applicant can show detailed estimatesto meet the approval of the Building Official. The Building Official shall set final building permit valuation. The final building permit valuation shall be set at an amount that allows the City to recover its costs of applicant plan check, permit and inspection activities.

Note: For construction projects with permit fees calculated using Section B, C, D, or E, additional fees apply for permit issuance. Additional fees may apply forservices provided by other City Departments(e.g. Planning Review), Technology Enhancement Fees, and Fees Collected on Behalf of Other Agencies (e.g. State of California). Additional fees apply for plan review, when applicable.

B. Permit Fee for New Buildings, Additions, TenantImprovements, Residential Remodels, and Combined Mechanical, Electrical, and/or Plumbing Permits
Total Valuation Permit Fee
$1 to $4,000 $115.05
$4,001 to $10,000 $115.05 for the first $4,000 plus $28.77 for each add'l $1,000 or fraction thereof, to and including $10,000
$10,001 to $50,000 $287.64 for the first $10,000 plus $10.07 for each add'l $1,000 or fraction thereof, to and including $50,000
$50,001 to $100,000 $690.33 for the first $50,000 plus $9.20 for each add'l $1,000 or fraction thereof, to and including $100,000
$100,001 to $500,000 $1,150.55 for the first $100,000 plus $7.48 for each add'l $1,000 or fraction thereof, to and including $500,000
$500,001 to $1,000,000 $4,141.98 for the first $500,000 plus $2.76 for each add'l $1,000 or fraction thereof, to and including $1,000,000
$1,000,001 and up $5,522.64 for the first $1,000,000 plus $2.21 for each additional $1,000 or fraction thereof over $1,000,000
For permits requiring plumbing, electric, or mechanical review, the following percentages shall be added to the base permit f ee Plumbing inspection fees = Base permit fee x .12
Electrical inspection fees = Base permit fee x .12
Mechanical inspection fees = Base permit fee x .12
122
City of McFarland

SCHEDULE OF USER AND REGULATORY FEES - BUILDING FEES
Building Permit Fees
C. Permit Fee for Stand-Alone Mechanical Permit
Total Valuation Permit Fee
Up to $2,000 $57.53
$2,001 to $4,000 $115.05
$4,001 to $10,000 $115.05 for the first $4,000 plus $19.18 for each add'l $1,000 or fraction thereof, to and including $10,000
$10,000 and up $230.11 for the first $10,000 plus $7.67 for each additional $1,000 or fraction thereof over $10,000
D. Permit Fee for Stand-Alone Plumbing Permit
Total Valuation Permit Fee
Up to $2,000 $57.53
$2,001 to $4,000 $115.05
$4,001 to $10,000 $115.05 for the first $4,000 plus $19.18 for each add'l $1,000 or fraction thereof,to and including $10,000
$10,000 and up $230.11 for the first $10,000 plus $7.67 for each additional $1,000 orfraction thereof over $10,000
E. Permit Fee for Stand-Alone Electrical Permit
Total Valuation Permit Fee
Up to $2,000 $57.53
$2,001 to $4,000 $115.05
$4,001 to $10,000 $115.05 for the first $4,000 plus $19.18 for each add'l $1,000 or fraction thereof, to and including $10,000
$10,000 and up $230.11 for the first $10,000 plus $7.67 for each additional $1,000 or fraction thereof over $10,000
City of McFarland

SCHEDULE OF USER AND REGULATORY FEES - BUILDING FEES
123
Fee Description Fee Charge Basis Note
Building Plan Review Fees
1 Plan Check Fees
a) Plan Review Fee, if applicable 75% % of building permit fee [a] b) Energy Review Fee, if applicable 5% % of building permit fee c) Phased Plan Check (when applicable) 1.5x full plan check fee for entire bldg
% of full plan check fee for
entire building
d) Master Plan
i) Master Plan 100% of standard plan
check fee
ii) Production Phase Units /Identical Buildings 25% of standard plan check fee
e) Alternate Materials and Materials Review(per hour) $115 per hour f) Excess Plan Review Fee (3rd and subsequent)(per hour) $115 per hour OR
[b]
g) Alternative Calculation for Plan Review Fee 100% pass through of actual cost
per hour
[a] Includes up to three plan checks. The City will bill hourly for additional plan review required. [b] For identical buildings built by the same builder on the same lot or in the same tract and for which building permits are issued at the same time.

When applicable, plan check fees shall be paid at the time of application for a building permit.

The plan checking fee is in addition to the building permit fee City of McFarland

SCHEDULE OF USER AND REGULATORY FEES - BUILDING FEES
124
Building Fees
F. Other Fees
Fee Description Fee Charge Basis Note
1 Permit Issuance Fee $58 per permit
2 General Plan Maintenance Fee (percent of permit fee) 5% per permit [a] 3 Technology Fee (percent of permit fee) 5% per permit
4 Training Fee (percent of permit fee) 5% per permit
5 Strong Motion Instrumentation (SMI)
a) Residential $0.50 or valuation x .00013
b) Commercial $0.50 or valuation x .00028
6 Building Standards (SB 1473) Fee Calculation(Valuation) a) $1 - $25,000 $1
b) $25,001 - $50,000 $2
c) $50,001 - $75,000 $3
d) $75,001 - $100,000 $4
e) Each Add'l $25,000 or fraction thereof Add $1
7 Certificate of Occupancy
a) Temporary Certificate of Occupancy (per 30 Days) $173 b) Certificate of Occupancy $86
8 Damaged Building Survey (Fire, Flood, Vehicle Damage, Etc.) $345 Copies, Re-Print, Change Of Contractor
9 Printing Scanned / Archived Drawings $8
10 Job Card / Permit Re-Print $38
11 Change Of Contractor $58
Violation Fees
12 Investigation Fee For Work Done Without Permits 2x Permit Fee Other Fees
1 Phased Inspection Fee (per inspection) $58 per inspection 2 After Hours Inspection (per hour) (2-hourminimum) $138 per hour; 2-hr minimum 3 Re-inspection Fee (3rd Time or More) (each) $58 per inspection [b] 4 Missed inspection Fee $58 per inspection
5 Fees for Services Not Listed in this Fee Schedule (per hour) $115 per hour [a] Fee only applies to permits for new construction and additions. [b] Reinspection fee applies after second re-inspection.

City of McFarland

SCHEDULE OF USER AND REGULATORY FEES - PLANNING FEES
125
Activity Description Minimum Fee Initial Deposit Charge Basis Note 1 Annexation and Prezoning $6,500 $9,750 deposit
2 Appeal to Commission or City Council (each) $1,000 $1,000 deposit [a] 3 Conditional Use Permit
a) CUP Minor - within residential and open space zones $520 $520 deposit b) CUP Major - within all other zones $1,560 $4,680 deposit c) CUP Minor - Amendment $520 $520 deposit
d) CUP Major - Amendment $780 $1,560 deposit
4 Continued Public Hearing/Commission Item(applicant
requested)
$500 fixed fee
5 Development Agreement / Amendment / Annual Review $3,900 deposit 6 Environmental Review
a) Categorical Exemption $200 fixed fee
b) Negative Declaration / Initial Study $1,300 $5,460 deposit c) Mitigated Negative Declaration / Initial Study $4,160 $7,410 deposit [b] d) EIR / Amendment / Addendum $5,200 $8,775 deposit [b] 7 Façade Change Review $195 fixed fee
8 General Plan Text/Map Amendment $4,500 $5,200 deposit 9 Home Occupation Permit $65 fixed fee [c]
10 Land Use Contracts
a) Create Preserve / New Contract (e.g. Williamson Act) $1,040 $2,000 deposit b) Cancellation $1,560 $2,000 deposit
c) Non-Renewal $250 fixed fee
11 Large Family Day Care Facility Permit $195 $195 deposit 12 Limited Term Permit $195 $195 deposit
13 Map
a) Tentative Parcel Map $3,120 $3,500 deposit
b) Tentative Tract Map $4,160 $4,500 deposit
c) Final Parcel Map $2,080 $2,500 deposit
d) Final Tract Map $2,600 $3,000 deposit
e) Lot Line Adjustment $1,040 $1,040 deposit
f) Parcel Merger $1,040 $1,040 deposit
g) Parcel Map Waiver $1,040 $2,000 deposit
h) Revised Parcel Map $1,040 $1,500 deposit
i) Revised Tract Map $2,080 $2,500 deposit
j) Extension $520 $520 deposit
City of McFarland

SCHEDULE OF USER AND REGULATORY FEES - PLANNING FEES
126
Activity Description Minimum Fee Initial Deposit Charge Basis Note 14 Massage Operator's Permit $195 $195 deposit
15 Pre-Application Review $520 $520 deposit
16 Precise Development $5,000 deposit
17 Second Dwelling Unit Review $390 $390 deposit
18 Sign Review
a) Staff $260 $260 deposit
b) Planning Commission / City Council $600 $600 deposit 19 Site Plan Review / Architectural Review / Design Review a) Administrative $1,040 $2,340 deposit
b) Planning Commission / City Council $3,120 $5,850 deposit 20 Special Event / Temporary Use Permit / Limited Term Permit a) Staff $130 $130 deposit
b) Planning Commission / City Council $260 $260 deposit 21 Specific Plan / Master Plan / Development Plan
a) New $9,750 deposit
b) Amendment $3,900 $3,900 deposit
22 Street and Address Assignment / Change $130 fixed fee 23 Substantial Conformance Review / Determinations /
a) Staff $520 $780 deposit
b) Planning Commission / City Council $1,040 $1,300 deposit 24 Time Extension $520 $1,040 deposit
25 Variance $1,040 $3,120 deposit
26 Zone Change $4,500 $5,200 deposit
27 Zoning Verification Letter
a) Single Family Verification Letter $100 fixed fee
b) Verification Letter for Other Uses $260 $260 deposit 28 Technology Fee (% of fixed fee or % of minimum fee) 5% fixed fee 29 Training Fee (% of fixed fee or % of minimum fee) 5% fixed fee 30 Zoning Clearance - Planning PlanCheck
a) Alterations/Additions -Residential $65 fixed fee
b) New Construction - Single Family Residential $130 fixed fee c) New Construction - 2-4 Residential Units $195 fixed fee d) New Construction - 5+ Residential Units $520 fixed fee e) New Construction - Non-Residential $260 fixed fee
f) Alterations/Additions - Non-Residential $130 fixed fee City of McFarland

SCHEDULE OF USER AND REGULATORY FEES - PLANNING FEES
127
Activity Description Minimum Fee Initial Deposit Charge Basis Note Hourly Rate for Deposit Based Billings or Services Not Listed in this Schedule
31 Planning In-House Staff (per hour) $130 per hour
32 Planning Contract Service Provider - Planning (per hour) Actual Cost plus 15% per hour 33 Building In-House Staff (per hour) $115 per hour
34 Building Contract Service Provider - Building (per hour) Actual Cost plus 15% per hour 35 Engineering Contract Service Engineering (per hour) Actual Cost plus 15% per hour 36 Attorney / Other Professional Services Actual Cost plus 15% per hour 37 Peer Review Actual Cost plus 15% per hour
* The City will pass through to the applicant all costs of required mailings, noticing, and amounts payable to other agencies (e.g. County Recorder, Department of Fish and Wildlife).
[a] Depending on the subject of the appeal, specialized expertise may be solicited, at the expense of the applicant, for the purpose of providing input to the City Manager, Planning Commission, other Commission or Board, or City Council. [b] Monitoring program time will be billed against deposit. [c] If public hearing is required, a deposit will be collected and the City will bill hourly forservices.

Full Cost Deposits and Deposit Replenishment
Applicants for full cost (deposit-based) submittals shall pay for all City staff and contract service provider time and materials required to process the application. A full cost reimbursement agreement shall be included with the project application submittal package. Projects outside the scope of this fee schedule will be subject to a full cost reimbursement agreement to be approved by the City Manager and/or City Council. This reimbursement agreement will include the identification of a work program and will include cost estimates for both City staff time and consultant services based on a defined scope of work.

Initial deposits will be collected and held by the City in a deposit account at the time the application is submitted. Project billing amounts will be drawn from the deposit account. A positive account balance shall be maintained at all times during the review process. No work will be performed on a project with a negative fund balance. If the deposit is reduced to below 20% of the initial deposit amount, the applicant will be notified and required to supplement the deposit account with an additional amount no less than 50% of the original deposit.

When more than one full cost application is submitted, the sum total of the initial full cost deposit amount can be reduced by 20%.

Any deposit amounts remaining after final project close out will be returned to applicant (less bond amounts held by the City).

As may be required by the Community Development Department or Public Works Department for project evaluation or environmental review, all payment for consultant work shall be the responsibility of the applicant.

Refund Policy
Application fees are not refundable except as follows:

A. Refund of 100% shall be made if a determination is made by the Community Development Director or Public Works Director that the permit and associated fee are not required by the City's Municipal Code or adopted City Resolution.

B. If an applicant requests to withdraw a fixed fee application prior to project evaluation, refund of 50% of the applicable fee shall be refunded.

C. No refund of application fees shall be made after initial project evaluation has commenced unless the City Council approve a fee waiver.

Structure of City Planning Fees
City of McFarland

SCHEDULE OF USER AND REGULATORY FEES - PLANNING FEES
128
City Planning fees may be either fixed fees or deposit-based with a minimum amount due. When a fee is deposit-based, the City will collect the initial deposit and bill against that deposit. The minimum total amount charged for deposit-based fees shall be the amount shown in the minimum fee column.
129
City of McFarland

SCHEDULE OF USER AND REGULATORY FEES - LAND DEVELOPMENT AND ENCROACHMENT PERMIT FEES Activity Description Minimum Fee Initial Deposit Charge Basis Note 1 Improvement - Plan Check & Inspection
a) Up to 20 Lots T&M, plus 15% admin fee 5% of improvement cost deposit [a] b) More than 20 Lots T&M, plus 15% admin fee 3.5% of improvement cost deposit [a] 2 Grading Plan Check
a) Up to Five Acres T&M, plus 15% admin fee $1,500 deposit deposit b) More than Five Acres T&M, plus 15% admin fee $3,000 deposit deposit 3 Map Review See Planning Fees See Planning Fees deposit 4 Certificate of Compliance T&M, plus 15% admin fee $1,000 deposit deposit 5 Special Study Review T&M, plus 15% admin fee $1,500 deposit deposit 6 Encroachment Permit
a) Permit Processing / Application
Intake Fee (applies to all permits)
i) Blanket Permit $200 fixed fee
ii) Non-Blanket Permit $58 fixed fee
b) Minor Encroachment
i) Plan Review, if required $58 fixed fee
ii) Inspection, if required $115 fixed fee
c) Major Encroachment [b]
i) Plan Review $230 fixed fee [b]
ii) Inspection $460 fixed fee [b]
d) Expedited Requests (< 24 hours) 1.5x standard fee fixed fee e) Projects lasting more than 3 days or
excavation of more than 100 LF or 400 SF
/ non-standard projects
i) Plan Review & Inspection T&M, plus 15% admin fee $1,500 deposit T&M ii) City Staff Hourly Billing, if required $115 per hour 7 Oversize Load Permit
a) One Day $16 fixed fee
b) Annual $90 fixed fee
Other Fees
8 Technology Fee (% of fixed fee or % of
minimum fee)
5% fixed fee
9 Training Fee (% of fixed fee or % of
minimum fee)
5% fixed fee
10 Extension of Time $86 fixed fee
130
Activity Description Minimum Fee Initial Deposit Charge Basis Note City of McFarland

SCHEDULE OF USER AND REGULATORY FEES - LAND DEVELOPMENT AND

ENCROACHMENT PERMIT FEES
11 Revisions
a) Reviewed/Inspected byOutside
Service Provider
T&M, plus 15% admin fee T&M
b) Reviewed/Inspected by City Staff $115 per hour
12 Excessive Resubmittals
a) Reviewed/Inspected byOutside
Service Provider
T&M, plus 15% admin fee T&M
b) Reviewed/Inspected by City Staff $115 per hour
13 After Hours Inspections(In-House Staff) $144 per hr.; 2- hr
minimum
14 Re-Inspection (3rd time or more) and
missed inspection
$115 each
Hourly Rate for Deposit Based Billings or
Services Not Listed in this Schedule
$110
15 Planning In-House Staff (per hour) $130 per hour
16 Land Dev / Encroachment PermitsInHouse Staff (per hour) 17 Planning Contract Service ProviderPlanning (per hour) 18 Engin'rg/Encroachments Contract
Services (per hour)
$115 per hour
Actual Cost plus 15% per hour
Actual Cost plus 15% per hour
19 Attorney / Other Professional Services Actual Cost plus 15% per hour 20 Peer Review Actual Cost plus 15% per hour
* All fees include up to three plan checks, inspection, and re-inspection. The City will bill hourly for additional plan review and inspections required. [a] Improvement cost based on engineer's estimate.
[b] Major encroachments are for projectsrequiring road closure, detour or significant traffic disruption, including temporary stops, putting City signals on flashing reds, work with flagging required, etc. 131
Activity Description Minimum Fee Initial Deposit Charge Basis Note City of McFarland

SCHEDULE OF USER AND REGULATORY FEES - LAND DEVELOPMENT AND

ENCROACHMENT PERMIT FEES
Full Cost Deposits and Deposit Replenishment
Applicants for full cost (deposit-based) submittals shall pay for all City staff and contract service provider time and materials required to process the application. A full cost reimbursement agreement shall be included with the project application submittal package. Projects outside the scope of this fee schedule will be subject to a full cost reimbursement agreement to be approved by the City Manager and/or City Council. This reimbursement agreement will include the identification of a work program and will include cost estimates for both City staff time and consultant services based on a defined scope of work.

When more than one full cost application is submitted, the sum total of the initial full cost deposit amount can be reduced by 20%.

Funds expended for staff time shall not be dependent upon the City’s approval or disapproval of the application request. The deposit account will be held open for 90 days after project approval for City to complete any miscellaneous clean up items and to account for all project related costs. Any deposit amounts remaining after final project close out will be returned to applicant (less bond amounts held by the City).

Refund Policy
Application fees are not refundable except as follows:

B. If an applicant requests to withdraw a fixed fee application prior to project evaluation, refund of 50% of the applicable fee shall be refunded.

C. No refund of application fees shall be made after initial project evaluation has commenced unless the City Council approve a fee waiver.

Structure of City Land Development and Encroachment Permit Fees City Land Development and Encroachment Permit fees may be either fixed fees or deposit-based with a minimum amount due. When a fee is deposit-based, the City will collect the initial deposit and bill against that deposit. The minimum total amount charged for deposit-based fees shall be the amount shown in the minimum fee column.
132
City of McFarland

SCHEDULE OF USER AND REGULATORY FEES - ANIMAL LICENSING AND REGULATION FEES Activity Description Fee Charge Basis Note

DOG LICENSE FEES
1 Spay/Neuter Dogs
a) One Year $20 per animal [a]
b) Three Year $40 per animal [a]
c) Senior Discount $5 off base fee per animal [a]
2 Unaltered Dogs
a) One Year $60 per animal [a]
b) Three Year $120 per animal [a]
c) Senior Discount $5 off base fee per animal [a]
3 Lost Tags/Replacement $5 per tag

PERMIT FEE
4 Dangerous Animal Permit $100 per year

IMPOUND FEES
5 Licensed Dogs
a) 1st Impound $25
b) 2nd Impound $50
c) 3rd Impound $100
d) Female Dog In Season Add $20 to base fee
6 Unlicensed Dogs
a) 1st Impound $40
b) 2nd Impound $60
c) 3rd Impound $100
d) Female Dog In Season Add $20 to base fee
7 Dangerous Animal
a) 1st Impound $100
b) 2nd Impound $150
c) 3rd Impound $200
d) Female Dog In Season Add $20 to base fee

BOARD AND CARE FEES
8 Board and Care
a) < 100lbs $15
b) > 100lbs $25

ADOPTION FEES
9 Adoption Fee
a) < 3 Months $75 per animal
b) 3 Months or More $85 per animal
133
City of McFarland

SCHEDULE OF USER AND REGULATORY FEES - ANIMAL LICENSING AND REGULATION FEES Activity Description Fee Charge Basis Note

OWNER SURRENDER
10 Owner Surrender
a) Healthy Delivery to Shelter/City Hall $25
b) Sick/Injury $50
c) Pick Up/Dead Animal $50
d) Sick/Injury and Pick Up $75

MISCELLANEOUS
11 DHPP Vaccine $10
12 Quarantine (Per Day) $10
13 Other Miscellaneous $35

AFTER HOURS SERVICE
14 After Hours Support $100 1 hr. minimum

ADMINISTRATIVE VIOLATION FEES
15 Failure to License Dog/Wear License Tag $50 6.04.040 A 16 Failure to Vaccinate for Rabies $50 6.04.040 B
17 Impound Enforcement (At Large) $50 6.04.050
18 Leashing and Tethering (Animal Cruelty) $100 6.04.070 19 Failure to Comply with Requirements for Potentially
Dangerous or Vicious Animal
$500 6.04.808
20 Failure to Quarantine/Produce the Animal/Concealing
Information
$100 6.04.090
21 Animal Neglect and Mistreatment $100 6.04.110
22 Improper Vehicle Transportation of Animal $100 6.04.120 23 Improper Care of Animal (Animal Cruelty) $100 6.04.130 24 Improper Sanitation of Animal Waste $50 6.04.140
25 Failure to Comply with Public Nuisance Remedial
Requirement
$100 6.04.150
[a] License fees are waived for: service dog owned by a person with a need for assistance; dog used by any law enforcement personnel; dog owned by any government entity or political subdivision. 134

8.0 References
City of McFarland. (2020). Municipal Code.
https://library.municode.com/ca/mcfarland/codes/code_of_ordinances?nodeId=CD_ORD_TIT12STSIPU PL_CH12.04SIDRCO_12.04.050ST
City of McFarland. (2015). 2015-2023 Housing Element
City of McFarland. (2021). Schedule of User and Regulatory Fees City of McFarland. (2020). Water Management Plan
City of McFarland. (2021). Background Report
City of McFarland. (2021). 2040 McFarland General Plan
Kern Council of Governments. (2014). Regional Housing Needs Allocation for 2013-2023 Kern Council of Governments. (2022). Regional Housing Needs Allocation for 2023-2031 Kern Council of Governments. (2014). Regional Housing Data Report United States Census of Agriculture. (2017). 2017 Census Volume 1, Chapter 2: County Level Data, California. Table 7.

County of Kern. (2019). Kern County Agricultural Crop Report State of California Employment Development Department. (2018). 2018-2028 Industry Employment Projections: Bakersfield MSA (Kern County)
State of California, Governor’s Office of Planning Research (OPR). (2022, 2003). General Plan Guidelines.

Sacramento, CA. www.opr.ca.gov/
United States Census Bureau. (2019). On-The-Map Tool of the Longitudinal Employer Household Dynamics
Victoria Transport Policy Institute. (2008). Transportation Demand Management. http://www.vtpi.org!tdm!tdm4S.htm
United States Census Bureau. (2010, 2015, 2017, 2019, 2020 5-Year Estimates). American Community Survey. Table S0101; Table S2301; Table S2401; Table B24011; TableB11016; Table S1901; Table DP03; Table DP04; Table B25109; Table B25058; Table B25031; Table B25095; Table B17013; Table B25014; Table B25007; Table B25020; Table B2009; Table B2501; Table B25074; Table S1810; Table S1101; Table S1810; Table B19013; Table DP05; Table B25007
United States Census Bureau. (2000). Decennial Census. DP1 Table SF2; H003 Table SF1; DP3 Table SF3; H014 Table SF3; DP4 Table SF3
135
United States Census of Agriculture. (2012). Census Volume 1 Chapter 2. County Level Data. Table 7 Victoria Transport Policy Institute. (2008). Transportation Demand Management. http://www.vtpi.org!tdm!tdm4S.htm
1 CITY OF MCFARLAND
Initial Study and Negative Declaration for
2023 – 2031 Housing Element
City of McFarland
Submitted by the City of McFarland
10/30/2022

Prepared by:

De Lapide & Associates, Inc.
[email protected]

2 Acknowledgments
City Council
Sally Tafoya, Mayor
Maria T. Perez, Mayor Pro-Tem
Amador Ayon, Councilmember
Saul Ayon, Councilmember
Ricardo Cano, Councilmember
Planning Commission
Jose Hernandez, Chairman
Luis Sarabia, Commissioner
Marco Martinez, Commissioner
Jimmie White, Commissioner
Jose L. Hernandez, Commissioner
Planning Staff
Larry Ronk, Community Development Director
Brianahi De Leon, City Planner
Ron Brummett, Planning Consultant
3 Contents
Acknowledgments.........................................................................................................................................2 City Council ...............................................................................................................................................2 Planning Commission................................................................................................................................2 Planning Staff............................................................................................................................................2 Figures...........................................................................................................................................................4 Preamble.......................................................................................................................................................5

1.0 Project Information.................................................................................................................................6

1.1. Project................................................................................................................................................6

1.2. Lead Agency .......................................................................................................................................6

1.3. Contact Person & Phone....................................................................................................................6

1.4. Project Location .................................................................................................................................6

1.5. Applicant............................................................................................................................................6

1.6. General Plan Designation...................................................................................................................6

1.7. Zoning.................................................................................................................................................6

1.8. Project Description.............................................................................................................................6

1.9. Project Location And Setting..............................................................................................................8

1.10. Other Required Agency Approvals...................................................................................................8

1.11. Native American Consultation .........................................................................................................8

1.12. Summary Of Environmental Factors Potentially Affected.............................................................10

2.0 Evaluation of Environmental Impacts...................................................................................................11

2.1 Aesthetics..........................................................................................................................................12

2.2 Agricultural Resources......................................................................................................................13

2.3 Air Quality .........................................................................................................................................15

2.4 Biological Resources..........................................................................................................................17

2.5 Cultural: Archeological and Historical Resources .............................................................................19

2.6 Geology and Soils..............................................................................................................................20

2.7 Greenhouse Gas Emissions...............................................................................................................23

2.8 Hazards and Hazardous Materials ....................................................................................................24

2.9 Hydrology and Water Quality ...........................................................................................................27

2.10 Land Use and Planning....................................................................................................................30

2.11 Mineral Resources ..........................................................................................................................31 4 2.12 Noise ...............................................................................................................................................32

2.13 Population and Housing..................................................................................................................34

2.14 Public Facilities................................................................................................................................35

2.15 Recreation.......................................................................................................................................37

2.16 Transportation ................................................................................................................................38

2.17 Utilities............................................................................................................................................40

2.18 Energy .............................................................................................................................................42

2.19 Tribal Cultural Resources................................................................................................................43

2.20 Wildfire ...........................................................................................................................................45

2.21 Mandatory Findings of Significance................................................................................................47

3.0 Certification...........................................................................................................................................48

3.1 Preparers...........................................................................................................................................48

3.2 Determination...................................................................................................................................48

3.3 De Minimis Fee Determination.........................................................................................................48

3.4 Environmental Determination ..........................................................................................................49

4.0 Public Participation ...............................................................................................................................50

4.1 Regular McFarland Planning Commission Public Hearing ................................................................50

4.2 Regular McFarland City Council Public Hearing................................................................................50 References ..................................................................................................................................................52 Figures
Figure 1: Location of McFarland within California and Kern County............................................................9 Figure 2: Key Growth Area #1- Downtown Infill under the 2040 General Plan..........................................10 5 Preamble
The California Office of Planning and Research (OPR) issued the CEQA Technical Advice Series (OPR, December 2004 Edition) to clarify aspects of the California Environmental Quality Act. According to the Technical Advice:

CEQA Guidelines § 15152 and § 21083.3 of the Public Resources Code allow a Negative Declaration to be adopted when an EIR has previously been prepared for a program, policy, plan or ordinance. The later project must be consistent with that program or other action and must not result in any significant effects which were not examined in that previous EIR. In order to tier from an EIR, the later project must be consistent with the general plan and zoning of the applicable city or county.

In preparation for the adoption of the 2040 McFarland General Plan, The City of McFarland first prepared a Draft Program EIR, filed it with the State Clearinghouse, received comments, addressed the comments, and filed a Final EIR. The 2040 General Plan includes a long-term vision and policies for housing; this relatively short-term, 6th Cycle 2023 to 2031 Housing Element is part and parcel of the long term vision for housing in terms of proposals and policies for future development of housing. The practice of developing long-term vision and policies for housing during the update of the General Plan is to assure consistency not only among various elements, but also with subsequent, short term housing elements.

Consistent with the Technical Advice, this Initial Study & Negative Declaration tiers upon the Program EIR of the General Plan. The policies and programs of the 6th Cycle 2023 to 2031 Housing Element are consistent with the General Plan programs and actions and the Housing Element contains no new proposals which would result in any significant effects that were not examined in the General Plan EIR.

Both the 2040 General Plan and the Final General Plan EIR are available to the General Public. The electronic copies of the documents are accessible at the City’s website at web site at www.mcfarlandcity.org; hard copies are available at City Hall.

City of McFarland
401 West Kern Ave.

McFarland, CA 93250
6 1.0 Project Information

1.1. Project: The 6
th Cycle 2023 to 2031 McFarland Housing Element

1.2. Lead Agency: City of McFarland, 401 West Kern Ave. McFarland, CA 93250

1.3. Contact Person & Phone: Larry Ronk, Community Development Director, 661-792-3091

1.4. Project Location: City of McFarland

1.5. Applicant: N/A

1.6. General Plan Designation: Varies

1.7. Zoning: Varies

1.8. Project Description
California Government Code Section 65302(c) mandates that cities develop Housing Elements as part of their General Plans. The code requires that Housing Elements identify and analyze both existing and projected housing needs and articulate statements of each jurisdiction’s goals, policies, quantified objectives and programs for preservation, improvement, and development of housing. In adopting its Housing Element, a city must consider economic, environmental, and fiscal factors, as well as community goals as set forth in the General Plan, in accordance with California Government Code Section 65580 et. seq.

The project is the 6th Cycle 2023 to 2031 McFarland Housing Element. The proposed Housing Element is available to the General Public. The electronic copies of the documents are accessible at the City’s website; hard copies are at City Hall (401 West Kern Ave. McFarland, CA 93250). This initial Study tiers upon the Program EIR of the 2040 McFarland General Plan for the evaluation of potential environmental impacts expected to result from adoption of the 6
th Cycle 2023 to 2031 McFarland Housing Element.
7 State housing element law assigns the responsibility for preparing the Regional Housing Needs Assessment (RHNA) to California councils of governments (COGs). Kern Council of Governments (Kern COG) is responsible for the Kern County region, which undertakes the RHNA process prior to each housing element cycle. The current RHNA is for the sixth housing element cycle and covers a period of eight and a half years from June 30, 2023 through December 31, 2031. Consistent with state law, McFarland’s 6th Cycle Housing Element plans to accommodate the City’s fair share of affordable housing in four required affordability groups.

For the 2023 to 2031 housing cycle, Kern COG assigned a RHNA of 57,650 total housing units to its jurisdictions out of which the allocation to McFarland is 244 units across the four income levels labeled as Very Low, Low, Moderate, and Above Moderate. McFarland’s 6th Cycle 2023 to 2031 Housing Element narrowed its focus on the location of new housing development onto the downtown and immediate vicinities as the most accessible and most location-efficient areas for relatively short-term housing development.

Inventories of available sites indicate sufficient space to accommodate the City’s share of the RHNA Plan. Vacant parcels with residential development opportunities in the downtown that are designated for housing development can accommodate 36 additional moderate and above moderate housing units.

For mixed-use development, the Housing Element designates mixed-use development at such strategic locations as the City’s downtown and along major arterial streets. This offers additional housing opportunities for a range of income groups, including those for lower income residents. The 2040 General Plan identified 56 acres of land across 25 parcels to accommodate mixed-use development in the downtown area for conversion to mixed-use (housing and commercial) development for low, very low, moderate, and above moderate-income housing. It is particularly notable that two of the parcels that are vacant are relatively large and can accommodate mixed-use, specific plan centers for 223 additional units. For accessory dwelling units, residential lots with potential to comfortably develop affordable accessory dwelling units (ADU) have the potential to generate 117 such units in the downtown area. The analysis points to the conclusion that the number of units possible in the downtown area, the location of sites, and the affordability of units to build can accommodate lower, moderate, and above moderate income RHNA allocations and result in a favorable assessment of fair housing in McFarland.

The concentration of new housing in and around downtown McFarland and the diversity of housing types proposed in the area are to assure location efficiency in terms of development cost since utilities are already present or are within short extensions to the units to be developed. The cost of land would be minimal, if any, for mixed-use and ADUs which together with other location advantages can deliver affordable units of different sizes. Public transit already serves the downtown and is proposed under the Circulation Element of the General Plan to be routed through the central city for increased accessibility to this transportation alternative. The increase in intensity of development together with the mixture of residential and commercial uses in the central city would facilitate the use of non-motorized modes thereby reducing living costs for residents and indirectly expanding the abilities of those at the margins to afford housing in higher price ranges if they so choose. 8 In summary, implementation of the programs in the Housing Element would provide sufficient housing sites to accommodate the City’s fair share of housing in various affordability brackets especially in the infill sites of downtown as well as mixed-use and ADU sites where infrastructure is readily available.

Implementation will increase development densities in the target areas and support the use of nonmotorized, alternative modes of transport. It will also enhance availability of affordable housing especially with programs to expedite processing of development applications in the target areas. For instance, consolidation of adjacent parcels to create unified development sites would occur under a simple administrative review process that is concurrent with application review.

1.9. Project Location And Setting
The City of McFarland sits in the northern section of Kern County within California’s Central Valley.

Figure 1 displays the location of McFarland in relation to the State of California and Kern County. The City is located along Highway 99, approximately 25 miles north of Bakersfield and approximately seven miles south of Delano. McFarland’s 2022 boundaries encompass approximately three-square miles of land consisting of mostly residential, institutional, and agricultural uses. McFarland’s Sphere of Influence and the surrounding area are primarily under agricultural use. Figure 2 displays the proposed land uses within the central city of McFarland.

1.10. Other Required Agency Approvals
California Department of Housing and Community Development (HCD) will review the Housing Element to determine whether it complies with the requirements of the Housing Element Law for approval.

Besides HCD, no other agency is required to approve the Housing Element.

1.11. Native American Consultation
Consistent with regulations of the State of California (e.g., SB 18, AB 52, et al), the project team initiated consultation with Native American Tribes likely to be traditionally and culturally affiliated with the project area as part of the General Plan EIR process. With assistance from the Native American Heritage Commission, the project team identified nineteen Native American Tribes and contacted each via a letter. The Appendix to section 1.6 of the Final Program EIR on the 2040 McFarland General Plan includes a list of Tribes contacted and responses received, if any, as well as copies of the letters sent to the Tribes. Overall, responses indicate the project area is outside ancestral homes for which the Tribes did not request consultation.

9 Figure 1: Location of McFarland within California and Kern County 10 Figure 2: Key Growth Area #1- Downtown Infill under the 2040 General Plan

1.12. Summary Of Environmental Factors Potentially Affected In accordance with Section 15125 of the CEQA Guidelines, the Program EIR on the 2040 McFarland General Plan analyzed the programmatic and cumulative environmental impacts that would possibly result from the adoption of the 2040 McFarland General Plan, which includes the long-term vision, policies, and programs for housing. This section identifies the required topics of discussion. Subsections of the next section summarize the respective impacts of the proposed Plan under these topics. Specific environmental conditions as they relate to individual topics and detailed discussion of impacts are available in sections 4.1 through 4.20 of the Final EIR. The topics include the following:
o Aesthetics
o Agricultural Resources
o Air Quality
o Biological Resources
o Cultural
o Geology and Soils
o Greenhouse Gas Emissions
o Hazards and Hazardous
Materials
o Hydrology and Water
Quality
o Land Use and Planning
o Mineral Resources
o Noise
o Population and Housing
o Public Facilities
o Recreation
o Transportation
o Utilities
o Energy
o Tribal Cultural Resources
o Wildfire
o Mandatory Findings of
Significance
11 2.0 Evaluation of Environmental Impacts
This section presents a summary of the analyses on the potential environmental impacts that may result from the proposed project. For the evaluation of potential impacts, the questions in the Initial Study Checklist (Section 2) are stated and answers are provided according to the analysis undertaken as part of the Initial Study. The analysis considers the project’s short-term impacts (construction-related), and its operational or day-to-day impacts. For each question, there are four possible responses, which are listed in increasing order of severity; they are:

1. No Impact. Future development arising from the project’s implementation will not have any measurable environmental impact on the environment and no additional analysis is required.

2. Less than Significant Impact. The development associated with project implementation will have the potential to impact the environment; these impacts, however, will be less than the levels or thresholds that are considered significant and no additional analysis is required.

3. Potentially Significant Unless Mitigated. The development will have the potential to generate impacts which may be considered as a significant effect on the environment, although mitigation measures or changes to the project’s physical or operational characteristics can reduce these impacts to levels that are less than significant.

4. Potentially Significant Impact. Future implementation will have impacts that are considered significant, and additional analysis is required to identify mitigation measures that could reduce these impacts to less than significant levels.

The summary tables that follow list the four possible responses in decreasing order of severity for each of the required topics of discussion.
12 2.1 Aesthetics
Would the proposed plan: Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Less Than
Significant
Impact
No Impact

1. Have a substantial adverse
effect on a scenic vista?
X

2. Substantially damage scenic
resources including, but not
limited to, trees, rock
outcroppings, and historic
buildings within a state scenic
highway?
X

3. In non-urbanized area,
substantially degrade the
existing visual character or
quality of public views of the
site and its surroundings?
If the project is in an urbanized
area, would the project conflict
with applicable zoning and
other regulations governing
scenic quality?
X

4. Create a new source of
substantial light or glare which
would adversely affect day or
nighttime views in the area?
X
AE – 1: There are no officially designated scenic vistas or viewsheds in the City of McFarland. As a result, the 2023 to 2031 Housing Element (Project) will have no effect on scenic vistas.

AE – 2: There are no officially designated State scenic highways in the City of McFarland nor are there any National or California Historic Landmarks in the City. The closest eligible place is the Friant-Kern Canal, which is eligible for National Register of Historic Places (NRPH). The Project will have no effect on any scenic highways or historic landmarks.

AE – 3: The proposed developments in the Project are centered around key growth areas, which intend to preserve the visual character of the City. The Project will have no negative effect on the visual character of the City.

AE – 4: Build-out of developments from the Project would create new, but minor sources of glare and light. Any new lighting installed under the Project would increase safety and security for residents and visitors and result in a less than significant impact.
13 2.2 Agricultural Resources
Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Less Than
Significant
Impact
No
Impact

1. Convert Prime Farmland, Unique Farmland,
or Farmland of Statewide Importance
(Farmland), as shown on the maps
prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to nonagricultural use?
X

2. Conflict with existing zoning for agricultural
use, or a Williamson Act contract? X

3. Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code section 12220(g)),
timberland (as defined by Public Resources
Code section 4526), or timberland zoned
Timberland Production (as defined by
Government Code section 51104(g))?
X

4. Result in the loss of forest land or
conversion of forest land to non-forest use? X

5. Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of
Farmland, to non-agricultural use or
conversion of forest land to non-forest use?
X
AG – 1: Agricultural lands in McFarland are important in that they provide commodities that generate local jobs and income, contribute to the local character of the City, and create habitat for wildlife. While some designated urban land under temporary agricultural use will be converted to urban land uses under the 2023 to 2031 Housing Element (Project), overall agricultural land consumption is to be minimized resulting in a less than significant effect.

AG – 2: McFarland recognizes the economic and cultural importance of agriculture for the community and continues to actively preserve and protect farmland, particularly, Williamson Act Parcels.

Nevertheless, some Williamson parcels could inevitably be lost eventually to housing in order to accommodate the growing population in the long term, but not within the term of the Project.

Therefore, the Project will have a less than significant impact on zoning and Williamson Act Parcels.

AG – 3: There is no forest land or timberland zoned for timberland production within the City of McFarland. The Project will have no impact on forest or timberland. 14 AG – 4: There is no forest land within the City of McFarland. The Project would have no impact on the loss of forest land to non-forest use.

AG – 5: Agricultural resources are directly threatened by urban development as well as urban growth.

McFarland is committed to preserving its agricultural resources; however, while long term buildout of housing may impact the agricultural environment by changing the activities occurring on adjacent properties, this is not anticipated to occur within the short term horizon of the Project. With the proposed change in the City’s sphere of influence (SOI), land for potential future growth in the old SOI would return to agricultural use west of the City as the City seeks to expand its SOI toward the south along the Highway 99 corridor to foster economic growth. This would cause the overall impact to be less than significant.
15 2.3 Air Quality
Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Less Than
Significant
Impact
No Impact

1. Conflict or obstruct
implementation of the
applicable air quality?
X

2. Result in a cumulatively
considerable net increase of
any criteria pollutant for
which the project region is
non-attainment under an
applicable federal or state
ambient air quality standard?
X

3. Expose sensitive receptors to
substantial pollutant
concentrations?
X

4. Result in other emissions
(such as those leading to
odors) adversely affecting a
substantial number of
people?
X
AQ– 1: McFarland, like the rest of the San Joaquin Valley area, is in attainment with the federal PM 10 standard, but not with the federal PM 2.5 standard, and the area is not in attainment with state PM 10 or PM 2.5 standards, making the area not in attainment with federal nor with state ozone standards.

Features within the 2023 to 2031 Housing Element (Project) promote contiguous growth with intensification of development, thus increasing the use of alternatives to the auto like walking, biking, and transit causing the overall impact to be less than significant.

AQ – 2: The SJVAPCD has published two state implementation plans (SIPs) which address ozone and particulate matter, for which the Basin fails to meet attainment standards. Housing Elements are typically considered consistent with SIPs if they do not increase population or VMT above that projected in the Regional Transportation Plan/ Sustainable Communities Strategy (RTP/SCS). The Project does not exceed these growth assumptions. The SJVAPCD also published a CEQA assistance document, the “Guidance for Assessing and Mitigating Air Quality Impacts” (GAMAQI) which provides specific mitigation measures to be applied to projects in the Basin. Projects in the City, such as subdivisions will undergo project level CEQA review and are subject to the provisions of the GAMAQI. Overall, the Project will have a less than significant impact.

AQ – 3: The Project could contribute to the existing violation of several air quality standards or contribute to an existing or projected air quality violation; however, the air basin covers a large region 16 and includes many large agricultural operations and major urban areas including the City of Fresno. The Project includes several policies and actions that will help to mitigate future air pollutant emissions and protect sensitive residential receptors such as nursing homes. Overall, the Project will have a less than significant impact.

AQ– 4: Considering the small size and rural location of the City of McFarland and the separation of incompatible uses, the Project will not have a significant impact on the exposure of substantial numbers of people to emissions.

17 2.4 Biological Resources
Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact

1. Have a substantial adverse effect,
either directly or through habitat
modifications, on any species identified
as a candidate, sensitive, or special
status species in local or regional plans,
policies, or regulations, or by the
California Department of Fish and
Game or U.S. Fish and Wildlife Service?
X

2. Have a substantial adverse effect on
any riparian habitat or other sensitive
natural community identified in local or
regional plans, policies, regulations or
by the California Department of Fish
and Game or US Fish and Wildlife
Service?
X

3. Have a substantial adverse effect on
state or federally protected wetlands
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through
direct removal, filling, hydrological
interruption, or other means?
X

4. Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or
with established native resident or
migratory wildlife corridors, or impede
the use of native wildlife nursery sites?
X

5. Conflict with any local policies or
ordinances protecting biological
resources, such as a tree preservation
policy or ordinance?
X

6. Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation Plan,
or other approved local, regional, or
state habitat conservation plan?
X
BIO– 1: McFarland is home to a few species that have been historically protected under federal and state regulations. Four species that have been on and off the endangered and threatened species lists 18 over the past years include the Swainson's hawk (Buteo swainsoni), Burrowing owl (Athene cunicularia), Tricolored Blackbird (Agelaius tricolor), and the San Joaquin Kit Fox (Vulpes macrotis mutica). Impacts to these species will be mitigated from the federal and state regulations. Furthermore, the 2023 to 2031 Housing Element (Project) does not propose development in existing wildlife or natural habitat areas.

While, infill development is prioritized, new development will avoid sensitive areas, and areas of the City that are environmentally sensitive are intended to be preserved resulting in a less than significant impact to protected species.

BIO – 2: There are no wetlands or riparian habitats or other sensitive natural communities in McFarland; therefore, the Project will have no impact on any riparian habitat or other sensitive natural community.

BIO – 3: The City is nearly surrounded by croplands and Williamson Act lands and the policy is to preserve prime farmland, which controls the development envelope. Otherwise, the regional geography poses low fire risk to McFarland, the City lacks wetlands, forested areas, or other sensitive habitat that might hinder development. While there is a slight potential for interruption of the hydrological cycle with impervious surfaces that come with urban development, the impact will be less than significant.

BIO – 4: The Project could result in some impact if new development would interfere with movement of species through corridors, migration patterns, or affect their ability to reach breeding locations, but any impact would be less than significant.

BIO – 5: The Project will not conflict with any local policies or ordinances protecting biological resources.

BIO – 6: There are no adopted Habitat Conservation Plans, Natural Community Conservation Plans, or other approved local, regional, or state habitat conservation plans that are relevant in this context. Even unforeseen possibilities are adjudged less than significant.

19 2.5 Cultural: Archeological and Historical Resources Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Less Than
Significant Impact
No Impact

1. Cause a substantial adverse
change in the significance of
a historical resource
pursuant to § 15064.5?
X

2. Cause a substantial adverse
change in the significance of
an archeological resource
pursuant to 15064.5?
X

3. Disturb any human remains,
including those interred
outside of formal
cemeteries?
X
CULT– 1: McFarland does not have any officially designated historic resources leading to a conclusion of no impact. Furthermore, the 2023 to 2031 Housing Element (Project) seeks to preserve non-designated historic resources by confining growth to key growth areas.

CULT – 2: Construction activities associated with buildout of the Project could cause a significant impact to archaeological resources in the plan area by potentially damaging or disturbing as yet undiscovered archaeological deposits through the placement of fill and soil compression. As such, the potential for encountering archeological resources could exist in some sections of the City, however the Project overall causes a less than significant impact.

CULT – 3: Historically, Native Americans inhabited the region, and historically significant sites within the region have been discovered. There exists the potential of significant impacts if there were unknown sites of human remains discovered during the build-out of the Project. There are no known such sites in key growth areas, resulting in a less than significant impact. If any were to be discovered, impacts would both be significant and unavoidable. In the event human remains are discovered during the build-out of the Project, construction must be stopped, and a qualified coroner must be contacted to determine if the remains are of Native American origin. If the coroner makes this determination, the coroner should contact the Native American Heritage Commission within 24 hours.

20 2.6 Geology and Soils
Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact

1. Directly or indirectly cause potential
substantial adverse effects, including the
risk of loss, injury, or death involving
rupture of a known earthquake fault, as
delineated on the most recent AlquistPriolo Earthquake Fault Zoning Map issued by the State Geologist for the
area or based on other substantial
evidence of a known fault?
X

2. Directly or indirectly cause potential
substantial adverse effects, including the
risk of loss, injury, or death involving
strong seismic ground shaking?
X

3. Directly or indirectly cause potential
substantial adverse effects, including the
risk of loss, injury, or death involving
seismic related ground failure, including
liquefaction?
X

4. Directly or indirectly cause potential
substantial adverse effects, including the
risk of loss, injury, or death involving
landslides?
X

5. Result in substantial soil erosion or the
loss of topsoil? X

6. Be located on a geologic unit or soil that
is unstable, or that would become
unstable as a result of the project, and
potentially result in on- or off-site
landslide, lateral spreading, subsidence,
liquefaction, or collapse?
X

7. Be located on expansive soil, as defined
in Table 18-1-B of the Uniform Building
Code (1994), creating substantial direct
or indirect risks to life or property?
X

8. Have soils incapable of adequately
supporting the use of septic tanks or
alternative wastewater disposal systems
where sewers are not available for the
disposal of wastewater?
X
21 9. Directly or indirectly destroy a unique
paleontological resource or site or
unique geological feature?
X
GEO– 1: Seismic hazard mapping shows that the City has a low seismic hazard potential yet it is at moderate risk for earthquake vulnerability. The closest active fault is six miles west while the closest active and potentially hazardous fault zone is White Wolf Fault Zone, located 55 miles south of McFarland. The White Wolf Fault Zone last erupted in 1952. Therefore, the 2023 to 2031 Housing Element (Project) has a less than significant effect.

GEO – 2: Seismic hazard mapping shows that the City has a low seismic hazard potential yet it is at moderate risk for earthquake vulnerability. McFarland has a 25% to 30% chance of experiencing an earthquake greater than magnitude 5.0 within the next 20 years and a 50% to 60% chance of experiencing an earthquake greater than magnitude 5.0 within the next 30 years. Therefore, the Project would place few to no properties in danger of collapse or lives at risk due to ground shaking, causing a less than significant impact.

GEO – 3: Liquefaction is the conversion of soil into a fluid-like state. McFarland is not within an area identified as having the potential for liquefaction. Therefore, the probability of loss of life or property due to liquefaction is less than significant.

GEO– 4: Earthquake-induced landslide and slope failure occurs when steep slopes composed of weak materials fail because of ground shaking caused by an earthquake. McFarland is not in an area identified as having the potential for earthquake-induced landslide or slope failure. Therefore, the Project will create less than significant risk of landslides.

GEO – 5: McFarland’s largest economic sector is agriculture. As most agricultural operations take place outside the built-up area of McFarland, the Project would create less than significant loss of topsoil.

GEO – 6: McFarland is not in an area identified as having the potential for earthquake-induced landslide or slope failure or as having the potential for liquefaction. Subsidence typically occurs due to the withdrawal of groundwater, oil, natural gas, or other resource extractive activities. The nearby City of Delano experienced subsidence caused largely by groundwater pumping of the deep aquifer system during the 1950s and 1960s. Although McFarland is at some risk for future ground failure as it is affected by subsidence with seismic ground shaking due to historic water withdrawal, and existing subsidence conditions, the Project’s impact would be less than significant.

GEO– 7: Soils susceptible to expansion are high in clay content as they are able to absorb and retain water leading to volume disparities between wet and dry states. The City of McFarland contains sandy soils with little or no clay content (Olive et al., 1989) which will not expand when inundated with water.

Therefore, the Project creates less than significant risk of loss of life or building damage due to location on expansive soils.
22 GEO – 8: The City of McFarland relies primarily on the collection and treatment of wastewater through a city-wide sewer system. The City does not rely heavily on the use of septic tanks. In the event that septic tanks are needed to collect wastewater, the nature of the soil in McFarland would adequately support septic tank infrastructure, resulting in a less than significant impact.

GEO – 9: McFarland is not known to have paleontological resources. However, construction activities associated with buildout of the Project could result in unearthing paleontological resources.

In anticipation of this slim eventuality, the City of McFarland has adopted the policy that “in the event that archeological or paleontological resource is unearthed or otherwise discovered during construction related activities associated with the Project, all work must be suspended until a qualified archeologist is consulted”. Thus the Project has a less than significant impact. 23 2.7 Greenhouse Gas Emissions
Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Less Than
Significant
Impact
No Impact

1. Generate GHG emissions,
either directly or indirectly,
that may have a significant
impact on the environment?
X

2. Conflict with an applicable
plan, policy, or regulation
adopted for the purpose of
reducing the emission of
GHGs?
X
GHG – 1: The 2023 to 2031 Housing Element (Project) works to increase housing density which can reduce greenhouse gas emissions resulting in a less than significant effect.

GHG – 2: The Project remains consistent with the 2040 General Plan and other relevant policies and plans related to the regulation of GHG emissions. Therefore, the Project results in a less than significant impact.

24 2.8 Hazards and Hazardous Materials
Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Less Than
Significant
Impact
No Impact

1. Create a significant hazard to the public or
the environment through the routine
transport, use, or disposal of hazardous
materials?
X

2. Create a significant hazard to the public or
the environment through reasonably
foreseeable upset and accident conditions
involving the release of hazardous
materials into the environment?
X

3. Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
substances, or waste within one-quarter
mile of an existing or proposed school?
X

4. Be located on a site which is included on a
list of hazardous materials sites compiled
pursuant to Government Code Section
65962.5 and, as a result, would it create a
significant hazard to the public or the
environment?
X

5. For a project located within an airport
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport, would
the project result in a safety hazard or
excessive noise for people residing or
working in the project area?
X

6. Impair implementation of or physically
interfere with an adopted emergency
response plan or emergency evacuation
plan?
X

7. Expose people or structures, either
directly or indirectly, to a significant risk of
loss, injury or death involving wildland
fires?
X
HAZ– 1: The transport, use, and disposal of hazardous materials are primarily associated with industry.

The 2023 to 2031 Housing Element (Project) focuses primarily on residential uses so the impact is less than significant. Additionally, all subsequent projects are to undergo CEQA review and mitigation to ensure less-than-significant impacts with hazardous materials. 25 HAZ – 2: Proposed industrial and commercial land uses have the potential to create a significant hazard in upset or accident conditions if they involve the use, production, or transport of hazardous materials; however, the Project focuses on residential uses resulting in a less than significant impact on the environment. Furthermore, all subsequent projects will require CEQA review and mitigation of impacts associated with hazardous materials. In the case that the release of hazardous materials occurs, the City should collaborate with the County, following protocol from the County’s Hazardous Materials Area Plan to carry out a study to evaluate the nature and extent of the contamination, and the potential threat to public health and/or the environment.

HAZ – 3: Most existing and proposed schools are located beyond the quarter-mile threshold from proposed industrial and commercial land uses. The Project focuses on residential uses resulting in a less than significant impact on the environment
HAZ– 4: According to an EnviroStor search conducted in 2019, there were three DTSC cleanup sites within City limits and one cleanup site within the planned annexation south of McFarland. The Project will not change the existing land uses on the contamination sites without mitigation. Additionally, there is a potential for aerially deposited lead (ADL) soil contamination along Highway 99. Projects associated with development along Highway 99 should include soil sampling to test for ADL. All subsequent projects of the Project will require CEQA review and mitigation of impacts associated with hazardous materials. Therefore, the Project will create less than significant hazard to the public or the environment.

HAZ – 5: While four airports fall within the relative vicinity of McFarland, only three are relatively impactful. Delano Airport’s Sphere of Influence extends south to the border of Elmo Highway, thus providing a constraint to potential development north of that area. There is no private airstrip within the Project Area. While no training or other significant military flightpaths cross over McFarland, Edwards Air Force Base, the nearest military installation, has some potential to impact safety in McFarland. Naval Air Warfare Station China Lake could also potentially effect aircraft hazards. The Project will not impact airport use.

HAZ – 6: The Project aligns with the General Plan which ensures collaboration with Kern County on the development and implementation of a Disaster and Emergency Preparedness Plan (ERP) as well as supports efforts outlined in the existing McFarland Local Hazard Mitigation Plan. The Project does not impact implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan.

HAZ– 7: McFarland is not included in Local, State or Federal Responsibility Areas or the projected Sphere of Influence within the Fire Hazard Severity Zones. While the City does not lie within a CAL FIRE recognized Fire Hazard Severity Zone, urban structure fires remain a concern and steps to prepare for an emergency will benefit all residents. Additionally, the City of McFarland sits on land designated as Wildland-Urban Interface by the USGS, or the area where significant vegetation or fuel sources lie near human activity. The Sequoia National Forest lies approximately 30 miles to the east of McFarland, and that eastern half of Kern County qualifies as a significant fuel source and an area of significant fire 26 probability, with many areas falling in a High or Very High Fire Hazard Zone. Although large wildfires are unlikely near McFarland, caution is still warranted due to significant potential fuel sources in the area including agricultural waste, liquid fuel, gaseous accelerants, and other significant local point sources of impact in a city of its size. The Project will expose people or structures, either directly or indirectly to a less than significant risk of loss, injury, or death involving wildland fires. 27 2.9 Hydrology and Water Quality
Would The Proposed Plan Potentially
Significant Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact

1. Violate any water quality standards or
waste discharge requirements or
otherwise substantially degrade surface
or ground water quality?
X

2. Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the
project may impede sustainable
groundwater management of the basin?
X

3. Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a
stream or river or through the addition of
impervious surfaces, in a manner which
would result in substantial erosion or
siltation on- or off-site?
X

4. Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a
stream or river or through the addition of
impervious surfaces, in a manner which
would substantially increase the rate or
amount of surface runoff in a manner
which would result in flooding on- or offsite?
X

5. Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a
stream or river or through the addition of
impervious surfaces, in a manner which
would create or contribute runoff water
which would exceed the capacity of
existing or planned stormwater drainage
systems or provide substantial additional
sources of polluted runoff?
X

6. Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a
stream or river or through the addition of
X
28 impervious surfaces, in a manner which
would impede or redirect flood flows?

7. In flood hazard, tsunami, or seiche zones,
risk release of pollutants due to project
inundation?
X

8. Conflict with or obstruct implementation
of a water quality control plan or
sustainable groundwater management
plan?
X
HY– 1: Future development associated with the buildout of the 2023 to 2031 Housing Element (Project) could negatively affect the quality of surface waters. Construction activities, which include grading, excavation, and other earthmoving activities, could expose soils, which can be eroded and deposited into nearby water sources. Increased sedimentation and turbidity from storm water runoff could lead to lower oxygen levels and increased algal growth, which could harm aquatic life. Post-construction impacts to water quality and waste discharge are due to an increase of impervious surfaces creating changes to storm water amount and quality. An increase of impervious surfaces also could lead to an increase of pollutants that enter storm water runoff. Urban runoff can potentially carry oil and grease, metals, sediment, pesticide, and chemical residues from roadways, parking lots, and rooftops, depositing them into nearby waterways. Development from the Project is required to comply with State and local water quality regulations that are designed to protect water quality during construction.

Complying with the standards and regulations will prevent the proposed Plan to violate any water quality standards related to waste discharge. Individual projects are also required to undergo CEQA analysis and mitigations. Therefore, the Project’s impact will be less than significant.

HY – 2: The future development proposed by the Project would result in an increase in impervious surfaces which may interfere with groundwater recharge. However, regulations for stormwater require various measures that aim to improve on-site retention and drainage improvements, resulting in a less than significant impact.

HY – 3: Development of the Project would involve vegetation removal, earth excavation and grading, and the construction of new structures. These activities could have an impact on the drainage pattern through an increase in erosion from construction activities and an increase in impervious surfaces.

However, erosion control measures are to be implemented and regulated for any proposed project greater than one acre resulting in a less than significant level. Individual projects are also to mitigate any on-site or off-site erosion impacts through project-level CEQA.

HY– 4: Build-out of the Project will increase the number of impervious surfaces within the City. Drainage patterns have the potential to be altered through an increase in the rate and volume of stormwater runoff due to the increase in impervious surfaces. McFarland owns nine sump basins for flood and storm control; however, additional sump basins have been identified for future development. This would help to alleviate potential runoff from developments to a less than significant level. 29 HY – 5: An increase in impervious surfaces from the development of the Project could result in an increase in stormwater runoff and pollutants within the stormwater. The increased pollutants include oil and grease, metals, sediments, and pesticides from the increase in roadways, parking lots, rooftops, and other impervious surfaces. The water quality from stormwater runoff is regulated by the Central Valley Regional Water Quality Control Board (CVWQCB) and the municipal stormwater requirements in the McFarland Storm Drain Master Plan. These requirements and design features aid in offsetting the potential increase in stormwater from increase in impervious surfaces to a less than significant level.

HY – 6: An increase in development under the Project could result in alterations to water courses as retention walls, fences, and other structures are situated on land. However, site grading and design guidelines are meant to guard against unnecessary redirection of natural flow patterns, call for creation of retention basins, and preservation of streams and creeks, resulting in an overall less than significant impact. Furthermore, individual projects are to undergo project-level CEQA analysis to determine if they impede or redirect flood flows.

HY– 7: McFarland does not fall within tsunami or seiche zones. However, assessor’s parcel data indicates approximately 457 parcels exist within the 100-year floodplain and 1,081 parcels exist within the 500- year floodplain. These properties account for 55% of homes in McFarland. Approximately 2,380 people live within the 100-year floodplain and 5,540 live within the 500-year floodplain. The Project limits additional residential growth in identified 100-year or 500-year flood plains without appropriate mitigation resulting in a less than significant impact.

HY – 8: An increase in development under the Project could increase surface runoff, its pollution, and subsequent degradation of water supply sources. McFarland is in a region with perennial shortage of water and a depleting groundwater aquifer. Growth in people and activities is likely to exacerbate the situation. CVWQCB regulates water quality while Southern San Joaquin Municipal Utility District (SSJMUD) protects and manages groundwater for sustainability ensuring the Project’s impact remains less than significant. The Project also remains consistent with SSJMUD’s Sustainable Ground Water Management Plan.
30 2.10 Land Use and Planning
Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Less Than
Significant
Impact
No Impact

1. Physically divide an
established community? X

2. Cause a significant
environmental impact due
to a conflict with any land
use plan, policy, or
regulation adopted for the
purpose of avoiding or
mitigating an environmental
effect?
X
LU – 1: The 2023 to 2031 Housing Element (Project) includes expansion of growth on both sides of Highway 99 which already physically divides the community. To maintain the City’s small-town character and preserve open space, the Project encourages infill development, the creation of neighborhood centers, and enhanced mobility options for all modes of transportation, increasing connectivity across Highway 99 and throughout the City, resulting in a less than significant impact.

LU – 2: The Project does not conflict with existing land use plans. The Project remains consistent with the 2040 General Plan and updated Zoning Ordinance and Zoning Map. 31 2.11 Mineral Resources
Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Less Than
Significant
Impact
No Impact

1. Result in the loss of
availability of a known
mineral resource that would
be of value to the region
and the residents of the
state?
X

2. Result in the loss of
availability of a locallyimportant mineral resource
recovery site delineated on
a local general plan, specific
plan, or other land use
plan?
X
MR – 1: Mineral extraction operations do not exist in the City of McFarland, but there are operations within Kern County. The City has restrictions in its municipal code that do not allow mining operations within McFarland. However, expansion in physical development would require extraction of stones, gravel, and sand, which might come from other parts of the region. Therefore, buildout of the 2023 to 2031 Housing Element (Project) could result in a less than significant loss of known mineral resources.

MR – 2: As referenced under MR-1, there are no existing mining operations in the City of McFarland.

However, the need for building stones, gravel, and sand during expansion in physical development could potentially deplete a local quarry. Therefore, buildout of the Project could result in a less than significant loss of a locally-important mineral resource recovery site.

32 2.12 Noise
Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Less Than
Significant
Impact
No Impact

1. Generation of a substantial
temporary or permanent
increase in ambient noise
levels in the vicinity of the
project in excess of
standards established in the
local general plan or noise
ordinance, or applicable
standards of other
agencies?
X

2. Result in exposure of
persons to or generation of
excessive ground-borne
vibration or ground-borne
noise levels?
X

3. For a project located within
the vicinity of a private
airstrip or an airport land
use plan or, where such a
plan has not been adopted,
within two miles of a public
airport or public use airport,
would the project expose
people residing or working
in the project area to
excessive noise levels?
X
NOISE– 1: To accommodate future growth, the 2023 to 2031 Housing Element (Project) proposes the conversion of some vacant land to residential facility uses. Noise-sensitive land uses, including open space, public facilities, and residential land uses are proposed outside of normally or clearly acceptable ranges of noise. Furthermore, the proposed land uses do not expose existing sensitive receptors to an unacceptable range of noise. However, with growth in population and activities, there is a chance that noise levels would increase. Therefore, the Project could cause less than significant generation of noise levels in excess of the established standards. Additionally, subsequent projects under the Plan are to undergo CEQA review and mitigation of noise impacts
NOISE – 2: Ground-borne vibration and noise levels in McFarland are primarily associated with vehicular traffic along SR 99. The railroad is also a significant source of intermittent noise, but its 60 dB contour is entirely contained within the SR 99 60 dB contour. The Project, consistent with the 2040 General Plan, 33 does not prioritize residential development along SR 99 and within the 60 dB contour. Sensitive land uses are located outside of the unacceptable noise ranges. However, increased activity under the Project could generate additional movement of heavy vehicles that could impact ground vibration.

Nevertheless, the Project would less than significantly expose people to, or generate, excessive groundborne vibration or ground-borne noise levels. Furthermore, subsequent developments under the Project are to undergo CEQA review and mitigation of noise impacts NOISE – 3: There are no aircraft operations, including private airstrip, public airport, or public use airport in the City of McFarland. The closest airport is the Delano Municipal Airport, just over four miles to the north. The 60 dB noise contours calculated for this airport do not extend to McFarland, nor to its planned expansion area to the south. Therefore, no persons residing or working in the Planning Area would be exposed to excessive noise levels associated with a private airstrip, public airport, or public use airport, resulting in no impact.

34 2.13 Population and Housing
Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Less Than
Significant
Impact
No Impact

1. Induce substantial
unplanned population
growth in an area, either
directly (for example, by
proposing new homes and
businesses) or indirectly (for
example, through extension
of roads or other
infrastructure)?
X

2. Displace substantial
numbers of existing people
or housing, necessitating
the construction of
replacement housing
elsewhere?
X
POP– 1: The 2023 to 2031 Housing Element (Project), consistent with the 2040 General Plan, used the cohort-component method of population projection according to State of California guidelines to calculate population growth and number of households. Under the Project, the City of McFarland could need to accommodate up to about 4,500 additional housing units by 2040 in the five targeted key growth areas. This is to meet the needs of a population increase and the target for jobs by 2040 under the General Plan. The Project, however, only has to meet a RHNA allocation of 244 units and can accommodate the additional housing units through a combination of infill, mixed-use, and ADU development in the downtown and vicinity therefore causing a less than significant impact.

POP – 2: The Project can meet population growth and related housing needs through the reoccupation of existing vacant units, redevelopment of existing units in “bad” condition, and developing new units.

This Project does not necessitate the displacement of existing housing units, but rather encourages the conservation and improvement of the existing housing stock as well as constructing new units. However, redeveloping units in less than desirable conditions could displace some occupants even if temporarily.

Policies in the Project are to help assure that there would be no substantial displacement of people or existing housing units that would necessitate the construction of replacement housing elsewhere, resulting in a less than significant impact.

35 2.14 Public Facilities
Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Less Than
Significant
Impact
No Impact
Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for the following:

1. Fire protection? X

2. Police protection? X

3. Schools?
X

4. Parks? X

5. Other public facilities? X
PS – 1: McFarland does not lie in any identified fire hazard severity zone. However, the Sequoia National Forest lies approximately 30 miles to the east of McFarland, and that eastern half of Kern County qualifies as a significant fuel source and an area of significant fire probability, with many areas falling in a High or Very High Fire Hazard Severity Zone.

Growth in population and activities have the potential to increase the risk of urban fires which could tax the ability of Fire Protection and Emergency Services. There are programs outlined in the 2023 to 2031 Housing Element (Project) meant to reduce the risk of fire on houses in McFarland, resulting in a less than significant impact.

PS – 2: Population growth has the potential to impact the ability of police services. Currently, the City of McFarland meets the FBI target of one officer per 1,000 residents and with the addition of the project, the City can maintain the standard officer-to-resident ratio. Therefore, the Project would have a less than significant impact.

PS – 3: The current teacher to student ratio (1:24) is lower than the national average (1:30).

Construction of a new elementary school in 2016 increased facility capacity to 3,804. While the Project 36 has the potential to increase population, the Project will have a less than significant effect on school capacity.

PS – 4: The Project will have a less than significant impact on parks. Refer to the Recreation section (section 2.15) for more details.

PS – 5: The Project has the potential to increase population which would likely increase demand for library services in excess of existing capacity. However, Mitigation PS – 5a in the General Plan EIR accounts for the increased demand and requires the City of McFarland to “Coordinate with Kern County Library to address the specific needs of the community and funding sources required to build library service and other services to meet those needs.” With Mitigation PS – 5a, the Project would have a less than significant impact.

37 2.15 Recreation
Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Less Than
Significant
Impact
No Impact

1. Increase the use of existing
neighborhood and regional
parks or other recreational
facilities such that
substantial physical
deterioration of the facility
would occur or be
accelerated?
X

2. Include recreational
facilities or require the
construction or expansion
of recreational facilities
which might have an
adverse physical effect on
the environment?
X
REC – 1: There are currently 7 parks and 35 acres of parks in McFarland. While population growth would inevitably require demand for park use, the additional proposed park land in the General Plan would preclude overuse of parks due to implementation of the 2023 to 2031 Housing Element (Project) to an extent as to result in their deterioration. Therefore, the Project would have a less than significant impact.

REC – 2: The Project focuses on the development of housing and will not require additional recreational facilities beyond what is proposed in the General Plan and therefore will create no adverse physical impact. The increase in park space proposed in the General Plan is to improve the scenic beauty of the City rather than impose an adverse physical impact.

38 2.16 Transportation
Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Less Than
Significant
Impact
No Impact

1. Conflict with a program,
plan, ordinance, or policy
addressing the circulation
system, including transit,
roadway, bicycle, and
pedestrian facilities?
X

2. Conflict or be inconsistent
with CEQA Guidelines
Section 15064.3, subdivision
(b)? . . . . i.e., Is VMT
exceeding an applicable
threshold of significance?
X

3. Substantially increase
hazards due to a geometric
design feature (e.g., sharp
curves or dangerous
intersections) or
incompatible uses (e.g.,
farm equipment)?
X

4. Result in inadequate
emergency access? X
TRANS – 1: All development under the 2023 to 2031 Housing Element (Project) would be subject to policies, plans, and programs that ensure the performance and safety of users of multiple modal facilities including public transit riders, bicyclists, and pedestrians. For example, all development under the Project would have to comply with the Complete Streets Act of 2008 and the Americans with Disabilities Act of 1990. The impact of the Project on adopted policies, plans, or programs would therefore be less than significant.

TRANS – 2: Potential growth and development as a result of the Project can increase total vehicle miles travelled (VMT). However, the Project’s focus on infill and compact density can encourage alternative, non-motorized travel, helping to reduce VMT. Consistent with statewide thresholds of significance, the proposed McFarland General Plan is assessed to produce upwards of a 50 percent reduction in per capita VMT. This is possible because the General Plan includes certain improvements to transportation and land use settings, which are projected to result in lower per capita VMT than existing and other future alternatives including the no project alternative. Therefore, the Project will have a less than significant impact on Project generated VMT.
39 TRANS – 3: All development under the Project would be subject to design and safety standards that are specified within the City of McFarland Municipal Code. The City of McFarland Municipal Code references, and is subject to, codes established by the State of California that ensure the safety of its citizens. As with current practice, all future roadways would be designed and reviewed in consultation with engineers to determine their compliance with these codes and regulations with regard to hazards and incompatible uses. Therefore, the Project will have no impact on hazards due to geometric design.

TRANS – 4: All development under the Project would be subject to design and safety standards, specified under the City of McFarland Municipal Code, which references the California Building Code and portions of the International Fire Code. As with current practice, all future roadways would be designed and reviewed in consultation with engineers to determine their compliance with these codes and regulations with regards to adequate emergency access. Therefore, the Project will have no impact on emergency access.

40 2.17 Utilities
Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Less Than
Significant
Impact
No Impact

1. Require or result in the
relocation or construction
of new or expanded water,
wastewater treatment, or
storm water drainage,
electric power, natural gas,
or telecommunications
facilities, the construction
or relocation of which could
cause significant
environmental effects?
X

2. Have sufficient water
supplies available to serve
the project and reasonably
foreseeable future
development during
normal, dry, and multiple
dry years?
X

3. Result in a determination by
the wastewater treatment
provider which serves or
may serve the project that it
has (in)adequate capacity to
serve the project’s
projected demand in
addition to the provider’s
existing commitments?
X

4. Generate solid waste in
excess of State or local
standards, or in excess of
the capacity of local
infrastructure, or otherwise
impair the attainment of
solid waste reduction goals?
X

5. Not comply with federal,
state, and local
management and reduction
statutes and regulations
related to solid waste?
X
41 UTIL – 1: The 2023 to 2031 Housing Element (Project) will result in new growth and infrastructure development in key areas within the City of McFarland. This could result in new construction or expansion of storm water drainage facilities. The City does not have a history of major flood events, though it is possible that projected growth could change this as roadway expansion, land use changes and commercial growth and expansion could possibly increase the use of pavement and parking areas.

However, programs in the General Plan address infrastructure requirements in order to efficiently capture and divert storm water to reduce the risk of urban flooding for new development and growth of the Project. Increased housing as a result of the Project would also likely require the extension of electric, gas, and waste water lines as well as telecommunication facilities. However, programs in the General Plan address increase demand for public services and proposed expansion when needed.

Therefore, the Project will have a less than significant impact.

UTIL – 2: The area has sufficient water supply to serve existing entitlements and resources, but water supply can be a limiting factor in growth. Continuing to monitor water quality is important as the community continues to grow. The current water supply needs to be supplemented by additional sources and continuously monitored for quality to facilitate growth. Additionally, the City of McFarland needs to reduce its water demand regardless of these impacts. Executive Order B-37-16 and Senate Bill X7-7 mandate water demand reduction which can potentially help the City offset demand associated with projected growth. With water conservation policies in the General Plan, the increased water demand as a result of the Project will have a less than significant effect on water supply.

UTIL – 3: Projected increase in population and changes in land use would increase demand for the City of McFarland’s wastewater treatment facilities and therefore potentially exceed wastewater treatment requirements of the Central Coast Regional Water Quality Control Board, which mandates that all public sanitary sewer systems and treatment facilities comply with State Waste Discharge Order (WDR Order No. 2006-0003-DWQ). There is a planned expansion of the wastewater treatment plant, but due to the pipe size limitation it would only increase capacity for the west side. The east side has considerably lower capacity for growth, as it is served by only one 8-inch pipe. The General Plan proposed constructing a new facility on the east side of McFarland to accommodate future growth and demand.

With the two expansions, the Project would have a less than significant effect on wastewater treatment facilities.

UTIL – 4: The Project will result in new growth and infrastructure development in key areas within the City of McFarland and this would increase the need for solid waste collection and disposal. R&F Disposal and Recycling, Inc. would not exceed capacity at buildout. Therefore the impact would be less than significant.

UTIL – 5: Projects in the City, such as subdivisions will undergo project level CEQA review and are subject to the policies in the General Plan to assure compliance with Federal, State, and local regulations and statutes regarding solid waste. Therefore, the Project will have a less than significant impact. 42 2.18 Energy
Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Less Than
Significant
Impact
No Impact

1. Result in potentially
significant environmental
impact due to wasteful,
inefficient, or unnecessary
consumption of energy
resources, during project
construction or operation?
X

2. Conflict with or obstruct a
state or local plan for
renewable energy or energy
efficiency?
X
ENE – 1: While the 2023 to 2031 Housing Element (Project) will result in new growth and infrastructure development in key areas within the City of McFarland, focus on compact infill development can help to prevent excessive consumption of energy. Additionally, the Plan’s efforts to reduce VMT will further reduce energy consumption from transportation related activities. As a result of these progressive actions to conserve energy, natural gas use under the Project will reduce and electricity use will decrease compared to the no project alternative, resulting in a less than significant impact.

ENE – 2: All development under the Project would be subject to all applicable renewable energy and energy efficiency plans including federal, state and local regulations. The Project would also be subject to the General Plan policies and programs, which work to help McFarland meet energy conservation standards and goals set by state and local plans. Furthermore, subsequent developments under the Project will undergo City of McFarland Building Department and CEQA review to ensure they comply with energy conservation standards. Therefore, impact of the Project on adopted policies, plans, or programs would be less than significant.

43 2.19 Tribal Cultural Resources
Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Less Than
Significant
Impact
No
Impact

1. Cause a substantial adverse change in
the significance of a tribal cultural
resource, defined in Public Resources
Code Section 21074 as either a site,
feature, place, cultural landscape that
is geographically defined in terms of
the size and scope of the landscape,
sacred place, or object with cultural
value to a California Native American
tribe, and that is listed or eligible for
listing in the California Register of
Historical Resources, or in the local
Register of Historical Resources as
defined in Public Resources Code
Section 5020.1(k)?
X

2. Cause a substantial adverse change in
the significance of a tribal cultural
resource, defined in Public Resources
Code Section 21074 as either a site,
feature, place, cultural landscape that
is geographically defined in terms of
the size and scope of the landscape,
sacred place, or object with cultural
value to a California Native American
tribe, and that is a resource determined
by the lead agency, in its discretion and
supported by substantial evidence, to
be significant pursuant to criteria set
forth in subdivision (c) of Public
Resources Code Section 5024.1?
X
TRIBE – 1: There are no historic sites, features, places, cultural landscapes within the City that are listed on the National Register of Historic Places (NRHP). In 2015, McFarland conducted a records search of California Historical Resource Information System (CHRIS) which includes a review of the NRHP, the California Points of Historical Interest list, the California Historical Landmarks list, the Archaeological Determinations of Eligibility list, the California State Historic Resources Inventory list, and the Office of Historic Preservation (OHP) Historic Property Directory. The records search identified 14 previously conducted studies and 14 cultural resources within the 2023 to 2031 Housing Element (Project) site and 200-foot buffer. All of the cultural resources are of the built- 44 environment type and were constructed during the 20th century. Therefore, the Project would have no impact on any tribal cultural resources listed on any local or state registry.

TRIBE – 2: A 2015 records search of the California Historical Resource Information System (CHRIS) including a review of the NRHP, the California Points of Historical Interest list, the California Historical Landmarks list, the Archaeological Determinations of Eligibility list, the California State Historic Resources Inventory list, and the Office of Historic Preservation (OHP) Historic Property Directory identified 14 cultural resources within the project site and 200-foot buffer. However, these resources are all of the built-environment type and were constructed during the 20th century and will not be impacted by the Project. Beyond this search, the City reached out to the 19 tribes identified by the Native American Heritage Commission to be historically or culturally associated with the geographic area of the Project for consultation. McFarland’s SOI did not cover any land associated with any of the tribes. Given this information, the lead agency, the City of McFarland, is not aware of any tribal cultural resources that will be impacted by the Project.

45 2.20 Wildfire
Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact

1. Substantially impair an adopted Emergency
Response Plan or Emergency Evacuation Plan? X

2. Due to slope, prevailing winds, and other
factors, exacerbate wildfire risks, and thereby
expose project occupants to pollutant
concentrations from a wildfire or the
uncontrolled spread of a wildfire?
X

3. Require the installation or maintenance of
associated infrastructure (such as roads, fuel
breaks, emergency water sources, power lines
or other utilities) that may exacerbate fire risk
or that may result in temporary or ongoing
impacts to the environment?
X

4. Expose people or structures to significant risks,
including downslope or downstream flooding
or landslides, as a result of runoff, post-fire
slope instability, or drainage changes?
X
FIRE – 1: The 2023 to 2031 Housing Element (Project) is a part of the General Plan which includes policies to ensure collaboration with Kern County on the development and implementation of a Disaster and Emergency Preparedness Plan and supports efforts outlined in the existing McFarland Local Hazard Mitigation Plan. Proposed land uses do not interfere with any existing emergency response plans (ERPs).

Therefore, the Project will have a less than significant impact.

FIRE – 2: According to CAL FIRE, McFarland (and it’s SOI) does not lie within a Fire Hazard Severity Zone and is at a low risk from fire hazards. The Project, as a result, does not increase exposure of any Project occupants to wildfire spread or wildfire pollutants. While the City does not lie within a CAL FIRE recognized Fire Hazard Severity Zone, urban structure fires and pollutant exposure from nearby higher risk areas outside of McFarland’s SOI remain a concern and steps to prepare for an emergency will benefit all residents. Policies in the General Plan help to mitigate that risk. Overall, the Project will have a less than significant impact.

FIRE – 3: As addressed in FIRE-2, McFarland (and it’s SOI) does not lie within a CAL FIRE designated Fire Hazard Severity Zone and is at low risk of fire hazard. Furthermore, any subsequent subdivisions or development projects required as part of the Project are subject to CEQA review. While the City does 46 not lie within a CAL FIRE recognized Fire Hazard Severity Zone, urban structure fires remain a concern and steps to mitigate fire risk are still important. Policies in the General Plan help to mitigate that risk.

Overall, the Project will have a less than significant impact.

FIRE – 4: As addressed in FIRE-2 and 3, McFarland (and it’s SOI) does not lie within a CAL FIRE designated Fire Hazard Severity Zone and is at low risk of fire hazard. Due to the low risk of fire, there is a very small likelihood that any wildfire related slope instability, drainage changes, or run off caused by wildfires could occur. Thus, the Project will less than significantly impact the risk of downslope or downstream flooding or landslides caused by fire related geological events. While wildfire risk is low in McFarland, urban structure fires remain a concern and steps to mitigate fires risk are still important.

47 2.21 Mandatory Findings of Significance
Would The Proposed Plan Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact

1. Have the potential to degrade the quality of the
environment, substantially reduce the habitat of
a fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels,
threaten to eliminate a plant or animal
community, substantially reduce the number, or
restrict the range, of a rare or endangered plant
or animal, or eliminate important examples of
the major periods of California history or
prehistory?
X

2. Have impacts that are individually limited, but
cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects
of a project are considerable when viewed in
connection with the effects of past projects, the
effects of other current projects, and the effects
of probable future projects.)
X

3. Have environmental effects which would cause
substantial adverse effects on human beings,
either directly or indirectly?
X
From the analyses in the foregoing sections, adoption of the 2023 to 2031 McFarland Housing Element (Project) would not result in either limited or cumulative environmental impacts as follows:

MFS-1: It will not reduce fish habitats, threaten to eliminate plant or animal communities, reduce or restrict rare or endangered plants or animals, or eliminate important examples of the major periods of California history or prehistory.

MFS-2: It will not result in impacts that are individually limited, but cumulatively considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.

MFS-3: It does not have environmental effects which would cause substantial adverse effects on human beings either directly or indirectly.

While implementation of the policies and programs in the 6 th Cycle 2023 to 2031 McFarland Housing
Element are to accommodate development required to meet McFarland’s RHNA allocation, the Project per se does not identify, describe, promote, entitle, or permit specific residential development projects.

The policies do not change allowed density ranges even as they promote intensification of development toward the upper ranges of allowed density ranges in the City. Specific development projects will assess potential impacts in conformance with CEQA and adopt mitigation measures when deemed necessary. 48 3.0 Certification

3.1 Preparers
On behalf of the City of McFarland, De Lapide & Associates, Inc. prepared the Initial Study for this project

3.2 Determination
McFarland Planning and Community Development Department based on the evaluation in this Initial Study and the Final Program EIR for the 2040 McFarland General Plan [X] I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.
[ ] I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. [ ] I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
[ ] I find that the proposed project MAY have a “potentially significant impact” or a “potentially significant unless mitigated impact” on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. [ ] I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, and nothing further is required.

3.3 De Minimis Fee Determination
Pursuant to Chapter 1706, Statutes of 1990-AB 3158,
[X] It is hereby found that this project involves no potential for any adverse effect, either individually or cumulatively, on wildlife resources and that a "Certificate of Fee Exemption" shall be prepared for this project. Pending approval of the No Effect Determination. 49 [ ] It is hereby found that this project could potentially impact wildlife, individually or cumulatively, and therefore fees shall be paid to the County Clerk in accordance with Section 711.4(d) of the Fish and Game Code.

3.4 Environmental Determination
The initial study for this project has been reviewed and the environmental determination, contained in Section 2.0 preceding, is hereby approved.
_______________________________________________________ Larry Ronk, Community Development Director
City of McFarland
50 4.0 Public Participation

NOTICE OF PUBLIC HEARING
2023-2031 Housing Element for the City of McFarland at City Council Chambers (103 W Sherwood Ave, McFarland)

4.1 Regular McFarland Planning Commission Public Hearing Notice is hereby given that the Planning Commission of the City of McFarland will conduct a public hearing, at which time you may be heard to consider the following:
• Consideration and Adoption of a Resolution Recommending the City Council of the City of McFarland Approve the 2023-2031 Draft Housing Element.

4.2 Regular McFarland City Council Public Hearing
Notice is hereby given that the City Council of the City of McFarland, California, will conduct a public hearing, at which time you may be heard to consider the following:
• Consideration and Adoption of the 2023-2031 Draft Housing Element.

Regular McFarland City Council Public Hearing
Information
Date: December 8, 2022
Time: 6:00 PM
Place: City of McFarland Council Chambers, 103 W. Sherwood Avenue, McFarland, CA 93250
Join on-line: Facebook Webpage at:
https://www.facebook.com/cityofmcfarland/
Regular McFarland Planning Commission Public Hearing Information Date: November 29th, 2022
Time: 6:00 PM
Place: City of McFarland Council Chambers, 103 W. Sherwood Avenue, McFarland, CA 93250
Join on-line: Facebook Webpage at:
https://www.facebook.com/cityofmcfarland/
51 These meetings shall be held in person at the City of McFarland Council Chambers, located at 103 W.

Sherwood Avenue, McFarland, CA 93250. Additionally, these meetings shall be broadcast for listening and/or viewing purposes only via zoom and Facebook. To access the meetings for viewing or listening purposes only, please use the following information:

Join on-line: Facebook Webpage at: https://www.facebook.com/cityofmcfarland/ Members of the public are encouraged to participate by providing public comment at the meetings. The agenda of the Regular Planning Commission Meeting will be posted at least 72 hours prior to the meeting. The agenda of the Regular City Council Meeting will be posted at least 72 hours prior to the meeting. The meeting agendas will be posted at https://www.mcfarlandcity.org/AgendaCenter. Please check the agendas for any modifications to how the meetings may be conducted and for ways in which the public can participate.

Description of the Project: The purpose of the public hearings is to consider approval of the 2023-2031 Draft Housing Element. State law requires local governments to adequately plan to meet the existing and projected housing needs of all economic segments of the population. Unlike the other mandatory elements, the housing element is subject to detailed statutory requirements regarding its content and must be updated every, five or eight years, according to a schedule set by the California Department of Housing and Community Development (HCD). State law requires cities to prepare and adopt a Housing Element to serve as a guiding document for establishing a strategy of goals, measurable objectives, and related policies and programs to address present and future housing needs of the City. The Housing Element was developed with public input as well as demographic and planning research. The Housing Element was produced with significant input from residents and stakeholders, including many members of the public, the Planning Commission, and the City staff.

Additional information on the proposed project and proposed environmental finding may be obtained from the City of McFarland, City Hall, 401 W. Kern Avenue, McFarland, CA 93250, or the City’s web site at www.mcfarlandcity.org.

All persons interested in this topic who have questions, would like to provide feedback, or who have comments are invited to attend. If you challenge the approval or denial of these matters in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Clerk, at or prior to, the public hearing.

Address any communications or comments regarding the project to Francisca Alvarado, City Clerk, at 401 W. Kern Avenue, McFarland, CA 93250, (661) 792-3091, [email protected] Francisca Alvarado, City Clerk
52 References
California Office of Planning and Research, CEQA Technical Advice Series, December 2004 Edition. accessible at: https://opr.ca.gov/docs/MND_Publication_2004.pdf City of McFarland. 2021, 2040 General Plan. Available at:
https://www.mcfarlandcity.org/DocumentCenter/View/2301/Vol2_McFarland-Draft-General-Plan_May2021 City of McFarland. 2021, FINAL ENVIRONMENTAL IMPACT REPORT on McFarland 2040 General Plan, SCH # 2021040288. Accessible via:
https://www.mcfarlandcity.org/DocumentCenter/View/2302/Vol3_DEIR_05- 16-2021

CITY OF MCFARLAND

STAFF REPORT
TO: Honorable Mayor and City Council Members
FROM: Kenny Williams, City Manager
Larry A Ronk III, Community Development Director
DATE: December 8th, 2022
SUBJECT: Report, Discussion, and Possible Approval of Ordinance adopting the Kern County Building Codes
SUMMARY:

The State of California has adopted a new set of construction codes as contained within Title 24 of the California Code of Regulations (CCR), also known as the International Codes. This updating of construction regulations occurs approximately every four years. This most recent change will become effective on January 1, 2023.

In order for the City to be consistent with Kern County, our ordinance section 15.04.160 must be revised to reflect the new county ordinance for the adoption of these codes. The City is using the new Kern County ordinance in order to be consistent in the application of construction regulations across city boundaries.

FISCAL IMPACT:

Legal Fees
RECOMMENDATION:

Staff recommends the City of McFarland City Council to take the following actions:

1. Introduce Ordinance No. 0011-2022 and read by title only amending certain sections of McFarland Municipal Code as shown on the attached ordinance.

2. Open public hearing.

3. Direct Staff to place second reading for next city council meeting.

Attachments:

Ordinance No. 0011-2022
Kern County Ordinance
ORDINANCE NO. 0011-2022

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF MCFARLAND ADOPTING ORDINANCE NO. G-8866 OF

THE BOARD OF SUPERVISORS OF THE COUNTY OF

KERN, STATE OF CALIFORNIA AMENDING CHAPTERS

17.04, 17.06, 17.08, 17.10, 17.12, 17.16, 17.20, 17.24, 17.26, 17.28,

17.32, 17.34, 17.36, 17.40, 17.44, 17.48, and 17.56 OF TITLE 17

OF THE ORDINANCE CODE OF THE COUNTY OF KERN

CONCERNING BUILDING REGULATIONS,

RESIDENTIAL CODE, BUILDING CODE, GREEN

BUILDING STANDARDS CODE, MECHANICAL CODE,

HOUSING CODE, PLUMBING CODE, ELECTRICAL

CODE, SEISMIC STRENGTHENING PROVISIONS FOR

UNREINFORCED MASONARY BEARING WALL

BUILDINGS, GRADING CODE, FIRE CODE, WILDLAND

URBAN ENTERFACE CODE, DANGEROUS BUILDINGS

CODE, BUILDING RELOCATION, MOBILE HOME AND

ACCESSORY STRUCTURES, FLOOD PLAIN

MANAGEMENT CODE, AND ENERGY CODE AND
AMENDING SECTION 1 OF ORDINANCE NOS. 004-2020
AND 005-2020 OF THE CITY OF MCFARLAND AND
MCFARLAND MUNICIPAL CODE SECTION 15.04.160.

Section 1. Recitals
WHEREAS, The City of McFarland (“City”) desires to amend, clarify and codify its Municipal Code Chapter related to Building Regulations, Residential Codes, Building Code, Green Building Standard Code, Mechanical Code, Housing Code, Plumbing Code, Electrical Code, Seismic Strengthening Provisions for unreinforced masonry bearing wall buildings, Grading Code, Fire Code, Wildland Urban Interface Code, Dangerous Buildings Code, Building Relocation, Mobile Home and Accessory Structures, Flood Plain Management Code, and Energy Code; WHEREAS, The Ordinance Amendment updates the Municipal Code to codify the definition of Home Occupation, and the Standards for, and Process, Procedures, and Permits necessary for Home Occupation;
WHEREAS, Adoption of this Ordinance will provide uniform and comprehensive regulations and standards related to Title 17, Chapters 17.04.340, 17.04.350, and 17.153.010 through 17.153-060 of the McFarland Municipal Code.

WHEREAS, Adoption of this Ordinance is in furtherance of the City’s goals and objectives while reducing the potentially negative impacts arising from potentially deficient and/or incomplete/incompatible Municipal Code Chapters.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF MCFARLAND DOES ORDAIN AS FOLLOWS:

Section 2. Amendment.

Effective January 1, 2023, Section 1 of Ordinance Nos. 004-2022 and 005-2020 and McFarland Municipal Code Section 15.04.160 are hereby amended to read as follows:
“15.04.160 Adoption of Uniform Codes. Ordinance No. G-8866 of the Board of Supervisors of the County of Kem, State of California which amends Chapters 17.04, 17.06, 17.08,

17.10, 17.12, 17.16, 17.20, 17.24, 17.26, 17.28, 17.32, 17.34, 17.36, 17.40, 17.44, 17.48, and 17.56 of the Ordinance Code of the County of Kem adopting the following uniform codes (or portions of same) is hereby incorporated by this reference into the Building Code of the City of McFarland:

Building Regulations, Residential Code, Building Code, Green Building Standards Code, Mechanical Code, Housing Code, Plumbing Code, Electrical Code, Seismic Strengthening Provisions for Unreinforced Masonry Bearing Wall Buildings, Grading Code, Fire Code, Wildland-Urban Interface Code, Dangerous Buildings Code, Building Relocation Code, Mobile Home and Accessory Structures, Floodplain Management Code, and Energy Code. All amendments and repeaters of the foregoing Chapters by the Board of Supervisors of the County of Kem hereinafter adopted by the Board of Supervisors shall be automatically incorporated herein without further action of the City Council."
Section 3. Notice. The City clerk shall certify to the passage and adoption of this ordinance and shall cause this Ordinance to be posted within 15 days after its passage, in accordance with Section 36933 of the Government Code.

Section 4. Severability. If any section, subsection, sentence, clause, phrase, or word of this Ordinance is, for any reason, deemed or held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or preempted by legislative enactment, such decision or legislation shall not affect the validity of the remaining portions of this Ordinance. The City Council of the City of McFarland hereby declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase, or word thereof, regardless of the fact that any one or more sections, subsections, clauses, phrases, or word might subsequently be declared invalid or unconstitutional or preempted by subsequent legislation.

Section 5. Environmental Quality Act This Ordinance is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 1506l(b)(3) of the CEQA Guidelines and is not a project which has the potential for causing a significant effect on the environment.

Section 5. Effective Date. This Ordinance shall take effect thirty days after its adoption pursuant to California Government Code section 36937.

Section 6. Certification; Publication. The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause the same to be published or posted according to law.

INTRODUCED, at a regular meeting of the City Council of the City of McFarland California on the 8th day of December 2022 by the following vote:

PASSED AND ADOPTED at a regular meeting of the City Council of the City of McFarland, California on the 22nd day of December, 2022, by the following vote:

Aye Nae Abstain Absent
Sally Tafoya
Maria T. Perez
Amador Ayon
Saul Ayon
Ricardo Cano
_______________________________
Sally Tafoya, Mayor
I hereby certify that the foregoing Ordinance was duly and regularly adopted by the City Council of the City of McFarland by a regular meeting thereof held on ___________, 2022.

ATTEST:
_____________________________
Francisca Alvarado, City Clerk
APPROVED AS TO FORM:
____________________________
Nathan M. Hodges, City Attorney
1 ORDINANCE NO. _______

AN ORDINANCE OF THE BOARD OF

SUPERVISORS OF THE COUNTY OF KERN, STATE

OF CALIFORNIA AMENDING AND ADDING
VARIOUS CHAPTERS OF TITLE 17 OF THE

ORDINANCE CODE OF THE COUNTY OF KERN

RELATED TO BUILDINGS AND CONSTRUCTION
The following ordinance, consisting of two (2) sections, was duly and regularly passed and adopted by the Board of Supervisors of the County of Kern, at a regular meeting held on the ___ day November, 2022, by the following vote, to wit:

AYES:

NOES:

ABSENT:
_______________________________________
Chairman of the Board of Supervisors of
the County of Kern, State of California
(SEAL)
ATTEST:

KATHLEEN KRAUSE
Clerk of the Board of Supervisors
By_______________________________, Deputy Clerk
________________________________________________________________

THE BOARD OF SUPERVISORS OF THE COUNTY OF KERN ORDAINS AS FOLLOWS:

Section 1. The publication requirements for this ordinance shall be met in accordance with Government Code sections 6066, 25124 and 50022.3 and this ordinance shall take effect on January 1, 2023.

Section 2. Chapter 17.04, Title 17 of the Ordinance Code of the County of Kern, is hereby repealed; and a new Chapter 17.04, Title 17 of the Ordinance Code of the County of Kern, is hereby added to read as follows:
#26B5887-BVW
2 CHAPTER 17.04
BUILDING REGULATIONS – GENERAL
Sections:

17.04.010 Purpose.

17.04.020 Short title – Scope – More restrictive provisions.

17.04.030 Applicability.

17.04.040 Waiver of exemption.

17.04.050 Interpretation.

17.04.060 Definitions.

17.04.070 Enforcement authority.

17.04.080 Alternate materials and methods of construction.

17.04.090 Tests as proof of compliance or equivalency.

17.04.100 Modifications for individual cases.

17.04.110 Issuance of permit in advance of permit for main building.

17.04.120 Access.

17.04.130 Records – Reports – Disposition of fees.

17.04.140 Regulations – Fees – Security deposits.

17.04.150 Unfinished structures and projects.

17.04.160 Powers of Board of Building Appeals.

17.04.170 Limitation of liability.

17.04.180 Permit – Expiration and extension.

17.04.190 Plan checking – Expiration and extension.

17.04.200 Violation – Penalty.

17.04.010 Purpose.

The purpose of this title is to promote the public safety and welfare by the adoption of minimum building standards to be required and enforced throughout the unincorporated territory of the County of Kern.

17.04.020 Short title – Scope – More restrictive provisions.

A. This title may be cited as the “Code of Building Regulations.” B. This title is partially comprised of the 2022 California Code of Regulations (CCR), Title 24, also referred to as the California Building Standards Code adopted by the California Building Standards Commission, Department of Housing and Community Development of the State of California and other agencies of the State of California. At the time of enactment of this title, the California Code of Regulations, Title 24, is comprised of the following codes:

Part 1 California Administrative Code
Part 2 California Building Code
Part 2.5 California Residential Code
Part 3 California Electrical Code
Part 4 California Mechanical Code
Part 5 California Plumbing Code
Part 6 California Energy Code
3 Part 7 California Elevator Safety Construction Code
Part 8 California Historical Building Code
Part 9 California Fire Code
Part 10 California Existing Building Code
Part 11 California Green Building Standards Code
Part 12 California Referenced Standards Code
The above codes are all adopted herein by reference, have the same force of law, and are effective statewide 180 days after publication by the state unless otherwise stipulated. Kern County has made local modifications, additions and amendments to these codes as allowed, which are determined reasonably necessary because of local climatic, geological, or topographical conditions which are prescribed in Title 17 of the Ordinance Code. If the State of California adopts revisions or modifications to the above California Code of Regulations, those revisions or modifications shall be incorporated herein by reference to be effective on the date determined by the State of California.

Other codes and regulations adopted herein by reference, with modifications, and made a part of the Code of Building Regulations, include the following:
2021 International Property Maintenance Code
2021 International Swimming Pool and Spa Code
Kern County Grading Code
2021 International Wildland-Urban Interface Code
Kern County Moved-Building Regulations
Mobile homes and Accessory Structures
Kern County Floodplain Management Ordinance
C. Nothing in the Code of Building Regulations shall be interpreted as abrogating any more restrictive requirements of Title 19, California Administrative Code, known as the Regulations of the State Fire Marshal.

D. Existing and proposed legislation may affect the requirements contained in this code at any time. Any future requirements imposed by the Authority Having Jurisdiction that conflicts with this code shall supersede these requirements and shall be effective and enforceable immediately.

17.04.030 Applicability.

A. The Code of Building Regulations applies to grading, new building construction and to the installation of new mechanical, plumbing, and electrical systems. It also applies to additions, alterations, and repairs to existing construction and to existing mechanical, plumbing, and electrical systems to the extent specifically defined by the codes adopted by reference into this title.

If the cost of any repairs, remodeling or reconstruction thereof, as estimated by the building official, would exceed sixty percent (60) of the replacement cost of a new structure of similar size and kind, all work shall be in accordance with the applicable requirements for new construction, with the 4 exception of fire sprinklers in one and two-family dwellings. See Section

17.06.173.

B. This Code of Building Regulations shall apply, to the extent permitted by law, to all construction in the unincorporated Kern County whether owned by private persons, firms, corporations or organizations; by the United States or any of its agencies; by any county or city, including the County of Kern; or by any authority or public entity organized under the laws of the State of California. Any government agency shall be exempt from the provisions of this chapter only to the extent that such construction may not be lawfully regulated by the County of Kern.

C. This Code of Building Regulations will apply to permit applications filed on and after the effective date of the ordinance from which this title derives.

D. The building official may, at the option and request of the permit holder, authorize compliance with this Code of Building Regulations to projects filed for permit or under construction prior to the effective date of this ordinance.

17.04.040 Waiver of exemption.

An owner or person proposing to construct a building or structure exempt from the provisions of this title may elect to waive such exemption and submit an application for permit or permits to construct or make repairs to a building or structure. If the permit or permits are issued and construction is undertaken thereunder, the exemption is waived, and the Code of Building Regulations shall apply to the construction.

17.04.050 Interpretation.

This title shall be liberally construed to effect its purpose. If the title regulates one or more applications with dissimilar limitations or requirements, the more restrictive shall apply. Prior references to the former Code of Building Regulations shall be construed to apply to the corresponding provisions of this code.

17.04.060 Definitions.

For the purpose of this title, certain terms used herein or in the adopted codes, shall have the meaning given in this section, except as expressly provided otherwise in this title.

A. “Adopted code” means a “code,” as defined by subdivision (a) of Government Code Section 50022.1, including, for example, without limiting the generality of the foregoing, Title 24 of the California Administrative Code (also known as the California Building Standards Code) or any of the so-called “International and/or Uniform Codes,” or other standards adopted by reference by this title.

B. “Building official,” “administrative authority,” “plumbing official” and “chief electrical inspector” means the Director of the Public Works Department of the County of Kern or his authorized designee.

C. “Board of Appeals” means the Kern County Board of Building Appeals, as established by Section 2.32.010 of the Ordinance Code, or the Kern County Board of Disabled Access Appeals, as established by Section 2.33 of the Ordinance Code.
5 D. “Building” means any structure used for support or shelter of any use or occupancy. “Structure” means that which is built or constructed, an edifice or building of any kind or any piece of work artificially built or composed of parts joined together in some definite manner, except any mobile home as defined in Section 18008 of the Health and Safety Code, manufactured home, as defined in Section 18007, special purpose commercial modular, as defined in Section 18012.5, and recreational vehicle, as defined in Section 18010. “Building” means and includes a structure wherein things may be grown, made, produced, kept, handled, stored, or disposed of. All appendages, accessories, apparatus, appliances, and equipment installed as part of building or structure shall be deemed to be a part thereof.

E. “Building Inspection Department” and “Department” means the Building Inspection Division and/or the Public Works Department, as established by Section 2.36.010 of the Ordinance Code.

F. “City,” “City Clerk,” and “City Council” means the County of Kern, the County Clerk and Clerk of the Board of Supervisors, and the Board of Supervisors of the County of Kern, respectively.

G. “Director” means the Director of the Public Works Department of the County of Kern or his designee.

H. “Fire Chief” means the Chief of the Kern County Fire Department.

I. “Mayor” means the Board of Supervisors of the County of Kern.

J. “Ordinance Code” means the Ordinance Code of the County of Kern.

17.04.070 Enforcement authority.

A. The building official shall interpret, administer, and enforce this title, and for such purposes, he may appoint deputies and otherwise delegate the authority herein provided.

B. The building official shall have the power to render interpretations of this title, insofar as provisions of the Code of Building Regulations he administers may apply, and to adopt and enforce rules and supplemental regulations in order to clarify the application of its provisions. Such interpretations, rules and regulations shall be in conformance with the intent and purpose of this title.

C. Any authority of the building official involving discretion or interpretation of this title shall be exercised in a reasonable manner.

D. Any decision of the building official relating to interpretation of this title, or to alternate materials or methods of construction as mentioned in Section

McFarland City CouncilDecember 8, 2022

McFarland City Council
December 8, 2022