Agenda packet — Tulare City Council, April 21, 2026 (part 3 of 4)

Section 65583.2.

PERMANENT SUPPORTIVE HOUSING. Housing as defined in Government Code Section 65650(a) serving the target population as defined in Government Code Section 65650(c) that meets all of the requirements of Government Code Sections 65650 et seq. or successor provision.

LOW BARRIER NAVIGATION CENTER. A facility as defined in Government Code Section 65660(a) that meets all of the requirements of Government Code Sections 65660 et seq.

10.83.030. Eligibility for By-right Approval.

The following uses are eligible for by-right approval:

A. Projects that satisfy the criteria outlined in subparagraphs (1) and (2) below:

1. Are located on sites listed as lower-income sites in the adopted housing element site inventory pursuant to Government Code Section 65583.2 subdivision (c) that are shown to have been either:
a. vacant and listed in two prior housing element site inventories, or b. non-vacant and listed in a previous housing element site inventory; and,

2. Twenty percent of the total number of housing units in the project are proposed to be available to lower-income households at affordable rent or affordable housing cost, as applicable.

B. Permanent supportive housing as defined in Government Code Section 65660 that meets all of the requirements of Government Code Sections 65660 et seq.

C. Low barrier navigation centers as defined in Government Code Section 65660 that meets all of the requirements of Government Code Sections 65660 et seq.

D. One hundred percent affordable projects located on land that was owned by an independent institution of higher education or religious institution as described in Government Code Section 65913.16.

E. Other projects eligible under State law for by-right approval.

10.83.040. Permit Requirements.

An applicant for a project eligible for by-right zoning approval shall submit a ministerial plan permit for approval of the design. No discretionary permit or approval is required.

10.83.050. Review of Application.

A. For ministerial plan permit applications listed in this section, the Community Development Director, or designee, without notice or hearing, shall consider the application ministerially without discretionary review. When the application is in compliance with the relevant standards, the permit shall be issued. The decision may be appealed to Planning Commission only by the applicant or the owner of the subject property.

B. The application for the ministerial plan permit shall be reviewed for conformance with objective standards established by the General Plan, applicable Specific Plans, Development Ordinance, design standards, and other adopted standards.

C. As provided by Government Code Section 65583.2(i), an eligible project is exempt from the California Environmental Quality Act.

D. Permanent supportive housing shall be reviewed consistent with the provisions of Government Code Sections 65650 et seq.

E. Low barrier navigation centers shall be reviewed consistent with the provisions of Government Code Sections 65650 et seq.

10.83.060. Required Findings
A. In granting a ministerial plan permit, the Community Development Director, or designee, shall issue a letter of approval and shall make the following findings:

1. That the project is eligible for by-right approval under State law.

2. That the project complies with all applicable objective zoning and other adopted standards, ORDINANCE 2026-XX

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including but not limited to design review standards.

3. That the project is granted subject to such applicable conditions as required to meet the standards of the use and zone in which it is located and to comply with applicable design standards.

10.83.070. Interpretation.

If any portion of this Article conflicts with any applicable State law, State law shall supersede this Article.

Any ambiguities in this Article shall be interpreted to be consistent with State law. Statutory references in this Article include successor provisions.

SECTION 2. If any section, subsection, sentence, clause, or phrase of this ordinance is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity of the other remaining portions of this ordinance. The City Council hereby declares that it would have passed this ordinance and each section, subsection, sentence, clause, or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, or phrases be declared invalid or unconstitutional.

SECTION 3. Pursuant to Section 15 of the Charter of the City of Tulare, it is ordered that a summary of this ordinance be issued in a daily newspaper of general circulation in the City of Tulare for one day and that the ordinance be available in at least one public place at the City offices. This ordinance shall be in full force and effect 30 days from and after the date of its adoption.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Tulare this 21st day of April 2026, by the following vote:

Ayes:

Noes:

Absent:

Abstain:

Patrick Isherwood, President of the Council
and Ex-Officio Mayor
ATTEST:

Marc Mondell, City Clerk
By Melissa Wilcox, Chief Deputy City Clerk
The presence of an electronic signature certifies that the foregoing is a true and correct copy as approved by the Tulare City Council.

Passed to Print:

Published:

Effective:

RESOLUTION 2026-XXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TULARE
ADOPTING GENERAL PLAN AMENDMENT NO. 2026-02
WHEREAS, the Tulare City Council at a regular meeting on April 21, 2026 held a public hearing to consider amending the City of Tulare General Plan to change the general plan land use designation from Medium Density Residential to High Density Residential on 10 acres of Assessor Parcel Number (APN): 149-070- 008 to meet the Housing Element Adequate Sites requirement for the city’s Regional Housing Needs Allocation (RHNA); and
WHEREAS, the Tulare City Council determined that the proposed amendment is in the public interest; and
WHEREAS, the Tulare City Council determined that the proposed amendment is consistent and compatible with the General Plan and implementation programs which may be affected; and WHEREAS, the Tulare City Council determined that the proposed amendment’s impacts have been adequately assessed and have been determined not to be detrimental to public, health, safety, or welfare; and,
WHEREAS, the Tulare City Council determined that the proposed amendment has been processed in accordance with the applicable provisions of the California Government Code and California Environmental Quality Act (CEQA).

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Tulare, as follows:

Section 1. General Plan Amendment No. 2026-02 is hereby adopted and will be reflected on the General Plan Land Use Map.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Tulare this 21st day of April 2026, by the following vote:

Ayes:

Noes:

Absent:

Abstain:

Patrick Isherwood, President of the Council
and Ex-Officio Mayor
ATTEST:

ORDINANCE 2026-XX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TULARE
AMENDING THE ZONING MAP OF THE CITY BEING A PART OF SECTION 10.06.040 OF SAID CODE, ZONE AMENDMENT NO. 772
WHEREAS, the Council of the City of Tulare finds that this application is necessary to achieve the objectives of the Zoning Title prescribed in Section 10.02.020 of the Tulare City Code; and, WHEREAS, the Council of the City of Tulare finds that this zone change is in conformance with the adopted General Plan for the City of Tulare; and,
WHEREAS, the Council of the City of Tulare finds that the request will not be detrimental to the public interest, health, safety, convenience or welfare of the City; and, WHEREAS, the Council of the City of Tulare finds that Addendum to the certified Environmental Impact Report (EIR) prepared for the City's 2014 General Plan has been prepared in accordance with the California Environmental Quality Act.

NOW, THEREFORE, BE IT ORDAINED by the Council of the City of Tulare as follows:

SECTION 1. The Zoning Map of the City of Tulare as referred to in Section 10.06.040 of the City Code of the City of Tulare, and as enacted, being made a part of the Zoning title of said Code of Section

10.06.040, thereof, a property portion of said map, being attached hereto, is hereby amended as follows:

REZONING approximately 10.00-acres of Assessor Parcel Number (APN): 149-070-008 from R-M-2 (Medium Density Residential) to the R-M-4 (High Density Residential), as set forth more specifically on said map.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Tulare this 21st day of April 2026, by the following vote:

Ayes:

Noes:

Absent:

Abstain:

Patrick Isherwood, President of the Council
and Ex-Officio Mayor
ATTEST:

ORDINANCE 2026-XX

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Passed to Print:

Published:

Effective:

RESOLUTION 2026-XXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TULARE

ADOPTING AN ADDENDUM TO THE CERTIFIED ENVIRONMENTAL IMPACT REPORT (EIR) PREPARED FOR THE CITY'S 2014 GENERAL PLAN FOR IMPLEMENTATION OF THE CITY OF TULARE’S 6TH CYCLE HOUSING ELEMENT, INCLUDING REQUIRED REZONE OF PROPERTY

AND HOUSING PLAN ACTIONS
WHEREAS, the Council of the City of Tulare held a regular meeting on April 21, 2026 to adopt an addendum to the certified environmental impact report (EIR) prepared for the city’s 6th Cycle Housing Element, including required rezone of property and housing plan actions; and WHEREAS, the Council of the City of Tulare determined that an addendum to the EIR has been prepared in accordance with the California Environmental Quality Act; and WHEREAS, the Council of the City of Tulare considered the proposed addendum and finds that there is no substantial evidence that the project will have a significant effect on the environment after mitigation; and
WHEREAS, the Council of the City of Tulare determined that the proposed addendum reflects the lead agency’s independent judgement and analysis.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Tulare, as follows:

Section 1. The addendum to the certified environmental impact report (EIR) prepared for the city’s 6th Cycle Housing Element, including required rezone of property and housing plan actions, is hereby adopted by the City Council of the City of Tulare.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Tulare this 21st day of April 2026, by the following vote:

Ayes:

Noes:

Absent:

Abstain:

Patrick Isherwood, President of the Council
and Ex-Officio Mayor
ATTEST:

City of Tulare 2023-2031 Housing Element
Update
General Plan Environmental Impact Report Addendum
(State Clearinghouse Number: 2012071064)
prepared by
City of Tulare
Planning Department
411 East Kern Avenue
Tulare, California 93274
Contact: Mario Anaya, Community Development Director
prepared with the assistance of
Rincon Consultants, Inc.
7080 North Whitney Ave Suite #101
Fresno, California 93720
February 2026

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Table of Contents
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 Table of Contents
Abbreviations and Acronyms.................................................................................................................iii 1 Introduction and Project Summary ................................................................................................ 1

1.1 Project Title ........................................................................................................................... 1

1.2 Lead Agency Name and Address........................................................................................... 1

1.3 Contact Person and Phone Number...................................................................................... 1

1.4 Project Location..................................................................................................................... 1

1.5 Project Description..............................................................................................................15

1.6 Discretionary Action............................................................................................................19

1.7 Prior Environmental Document(s).......................................................................................19

1.8 Location of Prior Environmental Document(s)....................................................................19 2 Project Context.............................................................................................................................20

2.1 Changes in State Law...........................................................................................................20

2.2 City of Tulare General Plan..................................................................................................20

2.3 Buildout of Proposed Project and Comparison to the 2014 General Plan EIR....................22 3 Overview of CEQA Guidelines Sections 15162 and 15164 ...........................................................25 4 Environmental Effects and Determination...................................................................................27

4.1 Environmental Areas Determined to Have New or Substantially More Severe Significant Effects Compared to Those Identified in the Previous EIR................................27

4.2 Determination .....................................................................................................................28 5 Addendum Evaluation Methodology............................................................................................29

5.1 General Plan Consistency ....................................................................................................29

5.2 Preliminary Environmental Constraints..............................................................................29 6 Addendum Evaluation ..................................................................................................................31

6.1 Introduction.........................................................................................................................31

6.2 Aesthetics............................................................................................................................31

6.3 Agriculture and Forestry Services .......................................................................................32

6.4 Air Quality............................................................................................................................33

6.5 Biological Resources............................................................................................................34

6.6 Cultural Resources...............................................................................................................35

6.7 Energy..................................................................................................................................35

6.8 Geology and Soils................................................................................................................36

6.9 Greenhouse Gas Emissions .................................................................................................37

6.10 Hazards and Hazardous Materials.......................................................................................37

6.11 Hydrology and Water Quality..............................................................................................38 City of Tulare
City of Tulare 2023-2031 Housing Element Update
2 6.12 Land Use and Planning ........................................................................................................39

6.13 Mineral Resources...............................................................................................................39

6.14 Noise....................................................................................................................................40

6.15 Population and Housing ......................................................................................................40

6.16 Public Services.....................................................................................................................41

6.17 Recreation ...........................................................................................................................42

6.18 Transportation.....................................................................................................................42

6.19 Tribal Cultural Resources.....................................................................................................43

6.20 Utilities and Service Systems...............................................................................................44

6.21 Wildfire................................................................................................................................45 7 Cumulative Impacts......................................................................................................................47

7.1 General Plan EIR Findings....................................................................................................47

7.2 Addendum Analysis.............................................................................................................47

7.3 Conclusion ...........................................................................................................................48 8 Conclusion.....................................................................................................................................49 9 References....................................................................................................................................51

9.1 Bibliography.........................................................................................................................51

9.2 List of Preparers ..................................................................................................................51 Tables
Table 1 2023-2031 Regional Housing Need Allocation .................................................................. 15 Table 3 Housing Unit Credits.......................................................................................................... 16 Table 4 Housing Element Site Inventory Summary........................................................................ 16 Table 5 Sites Used in Previous Planning Periods............................................................................ 19 Table 2 Summary of Areas of Potential Impact under the 2014 General Plan EIR ........................ 21 Table 3 Total Development Evaluated in the 2014 General Plan EIR Compared to the Housing Element Update .................................................................................................. 23 Figures
Figure 1 Regional Location ............................................................................................... 2 Figure 2 City Limits............................................................................................................ 3 Figure 3 City of Tulare Housing Element Site Inventory (Proposed Zoning) .......................................... 1 Abbreviations and Acronyms
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 Abbreviations and Acronyms
AB Assembly Bill
ADU Accessory Dwelling Unit
AFFH Affirmatively Furthering Fair Housing
AMI Area Median Income
EIR Environmental Impact Report
CAL FIRE California Department of Forestry and Fire Protection CCR California Code of Regulations
CEQA California Environmental Quality Act
DOF California Department of Finance
EIR Environmental Impact Report
FHSZ Fire Hazard Severity Zone
HCD California Department of Housing and Community Development LOS Level of Service
NAHC California Native America Heritage Commission
NPDES National Pollution Discharge Elimination System
RHNA Regional Housing Needs Assessment
SB Senate Bill
SJVAPCD San Joaquin Valley Air Pollution Control District SR State Route
TCAG Tulare County Association of Governments
VERA Voluntary Emission Reduction Agreement
VHFHSZ Very High Fire Hazard Severity Zone
VMT Vehicle Miles Traveled
City of Tulare
City of Tulare 2023-2031 Housing Element Update
4 This page intentionally left blank.

Introduction and Project Summary
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 1 Introduction and Project Summary

1.1 Project Title
City of Tulare 2023-2031 Housing Element Update

1.2 Lead Agency Name and Address
City of Tulare
Planning Department
411 East Kern Avenue
Tulare, California 93274

1.3 Contact Person and Phone Number
Mario Anaya, Community Development Director, 559-684-4223

1.4 Project Location
The City of Tulare is located along State Routes 99 and 137 (SR 99 and SR 137) in western Tulare County, approximately four miles south of the City of Visalia.

Figure 1 shows a regional map of the City’s relationship to nearby cities, communities, and the regional transportation system, and Figure 2 shows the city’s limits. The Housing Element Update applies to all lands within the city limits. The location of the Housing Element Update Site Inventory rezone sites is shown in Figure 3.

City of Tulare
City of Tulare 2023-2031 Housing Element Update
2 Figure 1 Regional Location

Introduction and Project Summary
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 Figure 2 City Limits
Introduction and Project Summary
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 Figure 3 City of Tulare Housing Element Site Inventory
Introduction and Project Summary
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14

1.5 Project Description
The Project is a comprehensive update to the City of Tulare’s General Plan Housing Element, General Plan and zoning map amendments to rezone sites pursuant to the schedule of actions in the Housing Element, and a zoning text amendment to establish a by-right ordinance consistent with state law. These project components are described in more detail below.

Housing Element Update
The Housing Element is one of the seven General Plan elements required by State law (Government Code Section 65302). The Housing Element is an integrated part of the 2014 General Plan, but unlike other General Plan elements, is required by State law to be updated every eight years (California Government Code Section 65588). Each eight-year period is referred to as a “cycle.” For Tulare, the current (6th) cycle planning period runs from December 2023 through December 2031.

Regional Housing Needs Allocation (RHNA) and Site Inventory Each Housing Element cycle, the California Department of Housing and Community Development assigns each region a share of the state’s housing need, and the regional government (in this case, the Tulare County Association of Governments) assigns each jurisdiction a share of the Regional Housing Need Allocation (RHNA). Units are assigned in income categories according to the percentage of the Area Median Income (AMI). Table 1 shows the breakdown of Tulare’s share of the RHNA for the 6th Cycle.

Table 1 2023-2031 Regional Housing Need Allocation
Income Group
Tulare
Unit Needs
Percent of
Tulare Units
Regional Unit Needs
(Tulare County)
Percent of
Regional Units
Very low (≤ 50% AMI) 1,435 30.3% 8,497 25.6%
Low (> 50-80% AMI) 884 18.6% 5,238 15.8%
Moderate (>80-120% AMI) 677 14.3% 5,424 16.3%
Above Moderate (>120% AMI) 1,753 36.9% 14,055 42.3%
Total 4,749 100% 33,214 100%
AMI = Area Median Income (established annually by the Department of Housing and Urban Development) Source: TCAG 2022
The Housing Element must demonstrate through the Site Inventory that the City has capacity to meet its share of the RHNA. Tulare’s share of the RHNA for the current planning period is 4,749 units, consisting of 2,319 very low- and low-income housing units, 677 moderate-income housing units, and 1,753 above moderate-income housing units.

The City can demonstrate sufficient capacity by calculating credits against its share of the RHNA (planned, approved, and pending projects projected to develop during the planning period), opportunity sites (land zoned appropriately for residential development), and if there is still a shortfall of capacity, the City must commit to rezoning sites.

Table 4 shows the City’s share of RHNA and housing unit yield per income category that is met by housing credits and opportunity sites. There are no pipeline projects counted as credits toward the City of Tulare
City of Tulare 2023-2031 Housing Element Update
16 City’s share of the RHNA. The City issued an average of five building permits for ADUs per year during the last five years. Extrapolated over the eight-year Housing Element planning period, the City can assume the production of approximately 40 ADUs during the 2023-2031 planning period.

The City identified 85 opportunity sites, leaving a shortfall of capacity and an obligation to rezone sites to accommodate its remaining share of the RHNA. The required rezoning is described in Site Rezoning, below.

Table 2 Housing Unit Credits
Number of LowerIncome UnitsNumber of ModerateIncome Units Number of
Above
ModerateIncome UnitsTotal Number
of Units
City’s Share of RHNA 2,319 677 1,753 4,749
Credits (Planned and
Approved Units)
0 0 0 0
ADUs Anticipated 0 0 40 40
Total Unit Credits 0 0 40 40
Remaining RHNA
Obligation
2,319 677 1,713 4,709
Sources: City of Tulare
Chapter F4 of the Housing Element (Housing Resources and Site Inventory Analysis) details the City’s Site Inventory. The summary of the residential Site Inventory is presented in Table 4. Housing opportunity sites and rezone sites are shown in Figure 3.

Table 3 Housing Element Site Inventory Summary
Lower-Income Moderate-Income
Above
Moderate-Income Total
Remaining RHNA 2,319 677 1,629 4,625
Opportunity Sites - Downtown Tulare 30 38 0 68
Opportunity Sites - Historic East
Tulare
67 8 0 75
Opportunity Sites - Northeast Tulare 455 702 435 1,592
Opportunity Sites - Northwest Tulare 644 0 232 896
Opportunity Sites - South Tulare 362 0 47 409
Opportunity Sites - Southeast Tulare 399 63 45 507
Opportunity Sites - Southwest Tulare 37 19 1,057 1,113
Annexation Sites 477 357 360 1,194
Rezone Sites2 217 0 0 217
Total Capacity of Opportunity,
Annexation, and Rezone Sites
2,708 1,187 2,176 6,071
Total Unit Surplus 389 510 547 1,446
1 The City has identified 77 vacant opportunity sites.
2 The City has identified one rezone site.

Sources: City of Tulare 2022
Introduction and Project Summary
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 Of the 85 sites included in the City’s Site Inventory, 77 are vacant and eight are on sites with currently operational agricultural uses (nonvacant sites). All eight nonvacant sites are currently zoned for residential use. The City anticipates development of these sites to accommodate mediumand high-density residential uses.

Contents of the Housing Element
The 2023-2031 Housing Element Update has the following major components:
 An Introduction and Community Engagement section that provides an overview of the housing element update and efforts Tulare made to engage the public and gather input to inform development of this Housing Element Update. (Chapter F1)  A Housing Needs Assessment for the City of Tulare, summarizing demographic, employment, and housing characteristics. (Chapter F2)
 A Housing Constraints Analysis analyzing constraints to the development of adequate and affordable housing including market, governmental, infrastructure, and environmental factors. (Chapter F3)
 A Housing Resources section documenting the methodology and results of the Site Inventory Analysis conducted to demonstrate the City of Tulare’s ability to meet its share of the 6th cycle RHNA. (Chapter F4)
 An analysis of issues related to Affirmatively Furthering Fair Housing (AFFH) for the City of Tulare. (Chapter F5)
 A Review of Past Accomplishments to review the housing programs adopted in the 5th cycle and evaluate the effectiveness of these programs in delivering housing services and assistance. (Chapter F6)
 A Housing Plan, which is comprised of the Goals, Policies, and Programs that the City intends to implement over the next eight-year planning cycle. (Chapter F7)

HOUSING PLAN GOALS, POLICIES, AND PROGRAMS
The primary objective of the Housing Element is to encourage the production of new housing units to meet the RHNA and housing for special needs populations. This is done by adopting a series of goals and policies that facilitate the development of all housing types, explore innovative housing solutions, address the needs of the City’s residents, and affirmatively further fair housing. The 2023- 2031 Housing Element Update goals, policies, and programs are summarized below and ref1renced throughout this Addendum as appropriate.
• Regional Collaboration. The 2023-2031 Housing Element Update includes policies and programs to foster collaboration with jurisdictions within Merced County to address housing issues.
• Housing Development. State law requires that the goals and policies of the housing element shall encourage and facilitate the production of a range in types of housing affordable to households of varied income levels. The 2023-2031 Housing Element Update includes policies and programs to provide an adequate supply and range of housing types to meet the diverse needs of residents.
• Affordable Housing. The 2023-2031 Housing Element Update includes policies and programs to facilitate the development of affordable housing and protect the existing City of Tulare
City of Tulare 2023-2031 Housing Element Update
18 supply of affordable housing to extremely low-, very low-, low- and moderate-income households.
• Housing and Neighborhood Preservation. The 2023-2031 Housing Element Update includes policies and programs to preserve and improve the City’s existing housing stock. • Housing for Persons with Special Needs. The 2023-2031 Housing Element Update includes policies and programs to support and provide housing and services for people with special needs in the community.
• Resource Conservation and Sustainable Development. The 2023-2031 Housing Element Update includes policies and programs to ensure development of energy efficient and sustainable new housing.
• Affirmatively Furthering Fair Housing. The 2023-2031 Housing Element Update includes policies and programs to promote housing opportunities and access for residents regardless of age, race, religion, sex, marital status, ancestry, national origin, color, disability, or economic level in compliance with local, State, and federal fair housing laws.

Site Rezoning
As described above, the City identified one site for rezoning to accommodate the shortfall of capacity once credits and opportunity sites were counted against the City’s share of the RHNA. Site Rezoning requires General Plan Land Use Map Amendments and Zoning Map amendments to rezone the one site as described in Table 4, below. The Project would facilitate multi-family housing development, and ensure the City can meet its RHNA obligations outlined in the 6th Cycle Housing Element.

The site will be rezoned from low density residential to high-density residential. This site is 15 acres, 10 of which will be rezoned, and can accommodate a total of 217 low-income units.

Zoning Text Amendment
The Project includes a Zoning Ordinance text amendment to establish a By-Right Approval Ordinance (Chapter 10.83). The ordinance will require ministerial approval for eligible affordable housing projects, and per State law, exempts those projects from CEQA. Codified under Government Code Sections 65583.2 and 65913.4, this applies to:
 Permanent supportive housing;
 Low-barrier navigation centers; and
 Residential or mixed-use projects that include at least 20 percent of units affordable to lowerincome households on sites assumed to accommodate lower-income development in the Housing Element site inventory that are vacant and used in two prior Housing Element site inventories, or nonvacant and listed in one prior Housing Element site inventory.

The ordinance brings the Zoning Ordinance into compliance with State law, which requires qualifying projects to proceed without discretionary review and exempts them from CEQA. These by-right requirements for Site Inventory reuse sites would apply to the sites listed in Table 6. These sites are in the City’s 6th Cycle Housing Element inventory and meet the criteria for reuse sites described above.

Introduction and Project Summary
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 Table 4 Sites Used in Previous Planning Periods
Address APN Acres Land Use Zoning Existing Use Total units N A St. & W Prosperity Ave. 169370001 4.82 MDR RM-3 Vacant 78 Turner Dr. & E Foster Dr. 184100010 6.84 HDR RM-4 Vacant 148 S Aronian St. & E Kern Ave. 177190002 8.61 HDR RM-4 Vacant 187 Marin St. & W Inyo Ave. 168180012 1.74 HDR RM-4 Vacant 37 Canyon View St. 168010009 7.59 HDR RM-4 Vacant 165
N West St. 168010010 10.00 HDR RM-4 Vacant 217
N West St. & W Pleasant Ave. 168010035 8.00 HDR RM-4 Vacant 174 Total 47.60 1,006

1.6 Discretionary Action
Implementation of the Housing Element would require the following discretionary actions by the City of Tulare Planning Commission/City Council:
 Approval of a General Plan Amendment to incorporate the 2023-2031 Housing Element Update  General Plan Land Use map amendment for one site from low density residential to high-density residential
 Zoning map amendment to rezone one site from low density residential to high-density residential
 Approval of a Zoning Ordinance text amendment
 Consideration of this Addendum
The California Department of Housing and Community Development (HCD) will review and certify that the Housing Element complies with State law. Aside from HCD, no other approvals by outside public agencies are required.

1.7 Prior Environmental Document(s)
City of Tulare, General Plan Environmental Impact Report (2014 General Plan EIR). State Clearinghouse Number 2012071064, certified October 2014.

1.8 Location of Prior Environmental Document(s)
City of Tulare website: https://www.tulare.ca.gov/government/departments/communitydevelopment/planning/2035-tulare-general-plan City of Tulare
City of Tulare 2023-2031 Housing Element Update
20 2 Project Context
The California Legislature has identified the attainment of a decent home and suitable living environment for every resident as the State’s major housing goal. Recognizing the important role of local planning programs in pursuing this goal, the legislature mandated that all cities and counties prepare a housing element as part of their comprehensive general plans. Government Code Sections 65580 to 65589.8 set forth the specific components to be contained in a community’s housing element.

Pursuant to State law, the Housing Element has two main purposes:

To provide an assessment of both current and future housing needs and constraints in meeting these needs; and
To provide a strategy that establishes housing goals, policies, and programs.

2.1 Changes in State Law
The Housing Element Update has incorporated and addressed all substantive changes to State housing law since the City’s last Housing Element was adopted and certified in 2014, including but not limited to:
 Affordable Housing Streamlined Approval Process: Senate Bill (SB) 35 (2017)  Additional Housing Element Sites Analysis Requirements: Assembly Bill (AB) 1397 (2017)  Affirmatively Furthering Fair Housing: AB 686 (2017)
 No-Net-Loss Zoning: SB 166 (2017)
 By Right Transitional and Permanent Supportive Housing: AB 2162 (2018) and AB 101 (2019)  Accessory Dwelling Units: AB 68 (2019), AB 881 (2019), and Assembly Bill 671 (2019)  Housing Crisis Act of 2019: Senate Bill 330

2.2 City of Tulare General Plan
State law mandates that each city and county in California adopt "a comprehensive, long-term general plan,” the purpose of which is to plan for important community issues such as new growth, housing needs, and environmental protection. Furthermore, the General Plan is used to project future demand for services such as sewer, water, roadways, parks, and emergency services.

The Tulare General Plan, adopted in October 2014, is a long-term document with text and diagrams that express the goals, objectives, and policies necessary to guide the community toward achieving its vision over a 20-year period (2014 to 2035). A General Plan reflects the priorities and values of the community.

City decision-makers (e.g., City Council and Planning Commission), rely on the General Plan as the basis for development proposals, land use changes, and the provision of public facilities (e.g., roads, parks, fire stations). It is also a policy document that guides decisions related to protecting, enhancing, and providing open space, habitat conservation, arts and recreation programming, and community character.

Project Context
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 State law requires that every General Plan, at a minimum, address certain subject categories (called "elements"), which include land use, circulation, housing, conservation of natural resources, environmental justice, open space, noise, and safety. A General Plan may also address other subjects that are of importance to the community" future, such as sustainability, community design, and public art. Tulare’s General Plan includes the following elements (City of Tulare 2014a):
 Land Use
 Transportation
 Conservation and Open Space
 Safety
 Air Quality
 Noise
 Housing
Tulare General Plan EIR
The City’s 2014 General Plan underwent environmental review in the form of an Environmental Impact Report (EIR), which was certified in October 2014 by the City Council (State Clearinghouse No. 2012071064). The EIR for the Tulare General Plan is a comprehensive document and includes discussion of alternatives and growth inducing impacts associated with urban development in the city at the time it was developed.

The 2014 General Plan EIR addressed the potential environmental effects of the planned buildout of the City of Tulare General Plan through 2035 and concluded that General Plan implementation would result in levels of environmental impacts as detailed in Table 2. Mitigation measures in the General Plan EIR were incorporated as policies in the General Plan to reduce potential impacts from future project development.

Table 5 Summary of Areas of Potential Impact under the 2014 General Plan EIR Issue Area
Level of Significance
After Mitigation
Mitigation Proposed
in the General Plan EIR
Aesthetics and Visual Resources Less than Significant None required Agricultural Resources Significant and Unavoidable No feasible measures available Air Quality Significant and Unavoidable Mitigation Measures AQ-2a, 2b, 2c,2d, 4a, 4b, and 5
Biological Resources Less than Significant Mitigation Measures BIO-1 and 2 Cultural Resources Less than Significant None required
Energy1 Not Analyzed None required
Geology, Soils, and Mineral Resources Less than Significant None required Greenhouse Gas Emissions2 Significant and Unavoidable No feasible measures available Hazards and Hazardous Materials Less than Significant None required Hydrology and Water Quality Significant and Unavoidable No feasible measures available Land Use and Planning Less than Significant None required Noise Significant and Unavoidable No feasible measures available City of Tulare
City of Tulare 2023-2031 Housing Element Update
22 Issue Area
Level of Significance
After Mitigation
Mitigation Proposed
in the General Plan EIR
Population and Housing Less than Significant None required Public Services and Recreation Less than Significant None required Traffic and Transportation Less than Significant None required Tribal Cultural Resources3 Not Analyzed None required
Utilities and Infrastructure Less than Significant None required Wildfire4 Not Analyzed None required
1The 1999 General Plan EIR does not analyze energy impacts in detail although Energy was a topic under the Appendix F CEQA Guidelines.
2Greenhouse Gas Emissions are required to be addressed under CEQA pursuant to SB 97, which was passed in 2010, after the General Plan EIR was certified.
3Tribal Cultural Resources are required to be addressed under CEQA pursuant to AB 52, which was passed in 2015, after the General Plan EIR was certified.
4The General Plan EIR does not discuss wildfire impacts, as it was certified before the adoption of CEQA thresholds for wildfire impacts Source: City of Tulare 2014b

2.3 Buildout of Proposed Project and Comparison to the
2014 General Plan EIR
The Housing Element Update is programmatic in nature. It is a policy document that includes targeted programs that facilitate and guide housing development towards designated opportunity and rezone sites. Therefore, the buildout is assumed to be the housing unit capacity of the housing opportunity, annexation, and rezone sites—6,071 total units. This addendum conducts a comprehensive analysis of project implementation and evaluates environmental effects of these programs and their cumulative impacts.

The total buildout for the Housing Element Update would be 6,071 units. As discussed above, new development under the General Plan would result in an increase in the City’s population to a total of 103,648 residents by 2030 (City of Tulare 2014b).
2014 General Plan Buildout Assumptions
The 2014 General Plan has a planning horizon of 2035, but it does not specify or anticipate exactly when buildout would occur, as long-range demographic and economic trends are difficult to predict.

The designation of a site in the 2014 General Plan for a certain use does not necessarily mean that the site will be developed or redeveloped with that use during the planning period, as most development depends on property owner initiative. It only means that a certain site has the capacity to develop at a specified intensity by right or without changing its General Plan designation and/or zoning.

In Chapter 3F of the 2014 General Plan EIR, new development under the 2014 General Plan was anticipated to result in an increase of 12,520 new residential units within City limits by 2035, for a total buildout of 31,756 residential units by 2035. During the 20-year time frame, this new growth would increase the City’s population by 42,017 new residents for a total of 103,648 residents by 2035 (City of Tulare 2014b; DOF 2023).

Project Context
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 Housing Element Update and Rezoning Buildout
The Housing Element Update component of the Project is programmatic in nature. It is a policy document that includes targeted programs that facilitate and guide housing development towards designated opportunity and rezone sites. The Site Rezoning portion of the project would change zoning and land use on one site. Therefore, the buildout is assumed to be the housing unit capacity of the housing opportunity sites and the rezone site—6,071 total units. This addendum conducts a comprehensive analysis of project implementation and evaluates environmental effects of these programs and their cumulative impacts.

The total buildout for the Housing Element Update would be 6,071 units. As discussed above, new development under the General Plan would result in an increase in the City’s population to a total of 103,648 residents by 2030 (City of Tulare 2014b)
CEQA Baseline and Comparison to the General Plan EIR
The CEQA baseline for this analysis is the maximum allowable development for residential uses under the City’s General Plan EIR. The General Plan EIR assumed a buildout of 31,756 residential units and 103,648 residents. Table 5 compares the potential buildout under the Housing Element Update to the buildout contemplated in the General Plan EIR.

As shown in Table 3, Tulare had a population of 60,627 in 2012 (City of Tulare 2014b). As of 2024, Tulare has a population of 70,799 (DOF 2024). This represents an increase of 10,172 residents since the 2014 General Plan EIR was certified. Growth within the City has occurred at a slower rate than was anticipated in the 2014 General Plan EIR, and there is a remaining capacity of 9,157 housing units, or 32,849 persons, before the full anticipated General Plan buildout is reached.

The Housing Element Update is expected to increase the population by up to 19,609 residents to meet its state-mandated share of the RHNA,
1 for a total City population of 90,408. As shown in
Table 3, this is below the anticipated 2014 General Plan total buildout of 103,648 residents.

The projected growth aligns with RHNA requirements and is consistent with regional housing expectations. Additionally, the Housing Element Update is not directly responsible for increasing the population but rather aims to prepare for the growth that is anticipated within the region. The proposed project is intended to assist the City in achieving the vision of the existing 2014 General Plan and provide the necessary housing units to accommodate the anticipated growth and assist the City in meeting its RHNA for the 6th Cycle Housing Element period.

The Housing Element Update would not exceed the buildout projections considered in the 2014 General Plan EIR, and because the project would not exceed 2014 General Plan buildout projections, and because the 2014 General Plan EIR analyzed impacts associated with full General Plan buildout, the project would not be expected to result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects. A full analysis of the potential for new or substantially more severe environmental effects is provided in Section 6, Addendum Evaluation.

Table 4 shows the City’s RHNA and housing unit yield per site category. 1 Based on a residential unit increase of 217 units multiplied by 3.23 persons per household (DOF 2024) City of Tulare
City of Tulare 2023-2031 Housing Element Update
24 Table 6 Total Development Evaluated in the 2014 General Plan EIR Compared to the Housing Element Update
2012(a) 2024 (b)
Actual
Growth: 2012
to 2024 (c=b-a)
Total Buildout
Assumed
under 2014
General Plan
EIR (d)
Buildout
Remaining
under 2014
General Plan
EIR (e=d-b)
Buildout
under
Proposed
Housing
Element
Update (f)
Housing
Units
19,141 22,599 +3,458 31,756 9,157 6,071
Population 60,627 70,799 +10,172 103,648 32,849 19,609
1 Based on Tulare persons per household of 3.23 (DOF 2024) Overview of CEQA Guidelines Sections 15162 and 15164
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 3 Overview of CEQA Guidelines Sections
15162 and 15164
CEQA Guidelines Sections 15162 and 15164 set forth the criteria for determining the appropriate additional environmental documentation, if any, to be completed when a project has a previously certified EIR.

CEQA Guidelines Section 15164 states that a lead agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary, but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred. CEQA Guidelines sections 15162(a) states that no Subsequent or Supplemental EIR shall be prepared for a project with a certified EIR unless the lead agency determines, based on substantial evidence in the light of the whole record, one or more of the following:

Substantial changes are proposed in the project that will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, shows any of the following:

A. The project will have one or more significant effects not discussed in the previous EIR.

B. Significant effects previously examined will be substantially more severe than shown in the previous EIR.

C. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative.

D. Mitigation measures or alternatives that are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.

The analysis pursuant to Section 15162 demonstrates whether the lead agency can approve the activity as being within the scope of the existing certified EIR, that an addendum to the existing EIR would be appropriate, and no new environmental document, such as a new EIR, would be required.

The addendum need not be circulated for public review but can be included in or attached to the final EIR, and the decision-making body shall consider the addendum with the final EIR prior to deciding on the project.

The City has prepared this Addendum, pursuant to CEQA Guidelines Sections 15162 and 15164, to evaluate whether the project’s environmental impacts are covered by and within the scope of the 2014 General Plan EIR (October 2014, State Clearinghouse No. 2012071064). The following Addendum details any changes in the project, changes in circumstances under which the project is City of Tulare
City of Tulare 2023-2031 Housing Element Update
26 undertaken, and/or "new information of substantial importance" that may trigger the need for a Subsequent or Supplemental EIR pursuant to CEQA Guidelines sections 15162(a).

The responses herein substantiate and support the City’s determination that the Housing Element Update policies and programs are within the scope of the 2014 General Plan EIR, do not require subsequent review under CEQA Guidelines Section 15162 and, in conjunction with the EIR, adequately analyze potential environmental impacts.

Environmental Effects and Determination
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 4 Environmental Effects and Determination

4.1 Environmental Areas Determined to Have New or
Substantially More Severe Significant Effects
Compared to Those Identified in the Previous EIR
To provide a thorough and conservative analysis of potential impacts associated with the modified project, this addendum addresses all 20 environmental issue areas included in Appendix G of the current CEQA Guidelines. These issue areas include tribal cultural resources, an issue area added to the CEQA Guidelines in September 2016 pursuant to Assembly Bill (AB) 52, after certification of the Final EIR. These issue areas also include energy and wildfire, which were added to the CEQA Guidelines in December 2018.

The subject areas checked below were determined to be new significant environmental effects or to be previously identified effects that have a substantial increase in severity either due to a change in project, change in circumstances, or new information of substantial importance, as indicated by the checklist and discussion on the following pages.
■ None
□ Aesthetics □ Agriculture and
Forestry Resources
□ Air Quality
□ Biological Resources □ Cultural Resources □ Energy
□ Geology and Soils □ Greenhouse Gas
Emissions
□ Hazards and Hazardous
Materials
□ Hydrology and Water
Quality
□ Land Use and Planning □ Mineral Resources
□ Noise □ Population and
Housing
□ Public Services
□ Recreation □ Transportation □ Tribal Cultural Resources □ Utilities and Service
Systems
□ Wildfire □ Mandatory Findings
of Significance
City of Tulare
City of Tulare 2023-2031 Housing Element Update
28 4.2 Determination
Based on this analysis:
□ Substantial changes are proposed in the project or there are substantial changes in the circumstances under which the project will be undertaken that will require major revisions to the previous EIR due to the involvement of significant new environmental effects or a substantial increase in the severity of previously identified significant effects. Or, there is "new information of substantial importance," as that term is used in CEQA Guidelines Section 15162(a)(3). Therefore, a SUBSEQUENT or SUPPLEMENTAL EIR is required. ■ No substantial changes are proposed in the project and there are no substantial changes in the circumstances under which the project will be undertaken that will require major revisions to the previous EIR due to the involvement of significant new environmental effects or a substantial increase in the severity of previously identified significant effects.

Also, there is no "new information of substantial importance" as that term is used in CEQA Guidelines Section 15162(a)(3). Therefore, the previously certified EIR is adequate and this evaluation serves as an ADDENDUM to the City of Tulare, General Plan Update Environmental Impact Report (General Plan EIR). State Clearinghouse Number 2012071064 certified November 2013.

February 26, 2026
Signature Date
Mario A. Anaya, AICP Community Development Director
Printed Name Title
Addendum Evaluation Methodology
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 5 Addendum Evaluation Methodology

5.1 General Plan Consistency
The Housing Element is a component of the 2014 General Plan and is periodically updated pursuant to state law. Therefore, the Housing Element Update is consistent with the vision of the General Plan and is supported by goals and policies of the other General Plan Elements. The General Plan Elements and policies that correspond with the goals and policies of the Housing Element are summarized below:
 The Land Use Element includes goals, objectives, policies, and standards for residential, commercial, industrial, and public and institutional development within Tulare. Additionally, it includes the Plan Consistency table which identifies the consistent zone district, density, and maximum intensity of persons per acre.
 The Transportation Element includes goals, objectives, policies, and standards for establishing a safe and efficient transportation system that provides adequate access throughout the city.  The Conservation and Open Space Element includes goals, objectives, policies, and standards for preserving agricultural land, protecting natural resources, and providing recreational opportunities for the community.
 The Safety Element includes goals, objectives, policies, and standards for protecting residents against natural and manmade hazards and ensuring fire and police services are sufficient and effective.
 The Air Quality Element includes goals, objectives, and standards for protecting residents from exposure to air pollution.
 The Noise Element includes goals, objectives, policies, and standards for protecting residents from exposure to excessive noise. It also includes the Land Use Compatibility for Community Noise Environments and Noise Survey Data table which shows acceptable exterior noise exposure levels for different land use categories and noise level data conducted during a community survey.
 The Housing Element includes goals, objectives, policies, and standards for facilitating housing within the city and ensuring the city satisfies its RHNA numbers.

Adoption of the Housing Element Update would require the City to amend the Housing Element of the 2014 General Plan, which contains the Housing Element.

5.2 Preliminary Environmental Constraints
State housing law requires the city to review both governmental and non-governmental constraints to the maintenance and production of housing for all income levels. Since local governmental actions can restrict the development and increase the cost of housing, State law requires the Housing Element to “address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing” (Government Code Section 65583[c][3]). Several factors can constrain residential development. These include market constraints, such as development costs and interest rates, and governmental constraints, which include land use controls, fees, processing times, and development standards, among others. In City of Tulare
City of Tulare 2023-2031 Housing Element Update
30 addition, environmental and infrastructure constraints can also impede residential development.

For purposes of the Addendum, only the potential environmental constraints, as they relate to CEQA, were evaluated.

Environmental constraints to residential development typically relate to the presence of sensitive habitat, flooding, topography, and other natural and physical characteristics that can limit the amount of development in an area or increase the cost of development. The Housing Element Update, in and of itself, does not propose specific development projects, but rather puts forth goals, policies, and programs that support housing efforts in Tulare. Future housing development projects would be subject to developmental review to determine potential impacts specific to that project site.

Summary of Findings
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 6 Addendum Evaluation

6.1 Introduction
As discussed in Section 2, the total buildout for the Housing Element Update would be 6,071 units.

All of these units, including sites to be rezoned, would be consistent with the 2014 General Plan, and therefore would be within the scope of the 2014 General Plan EIR, since growth within the City has occurred at a slower rate than was anticipated. Therefore, growth anticipated and evaluated under the 2014 General Plan is applicable to the proposed project. General Plan EIR findings and analysis of the proposed project’s impacts are included for each appendix G section below.

6.2 Aesthetics
General Plan EIR Findings
Aesthetics is discussed in Section 4.1 of the General Plan EIR. The General Plan EIR determined that impacts to scenic vistas, light and glare, and the existing visual character of Tulare would be less than significant. The General Plan EIR also determined that implementation of the General Plan with regards to scenic resources including, but not limited to, trees, rock outcroppings, and historic buildings within a State Scenic Highway would result in no impact Addendum Analysis
The Housing Element Update and Rezone would fall within the total growth that was previously analyzed in the General Plan EIR. Any future development facilitated by the proposed Project would undergo project-specific developmental review, including site plan review, and would be subject to adopted development regulations, including standards that govern visual quality and community design. The Zoning Text Amendment would not result in any physical development.

The Rezones would change allowable uses on the six rezone sites, but any future development facilitated by the proposed Project would undergo project-specific developmental review, including design review, and would be subject to adopted development regulations, including standards that govern visual quality and community design
Because the Housing Element would not facilitate development beyond what was considered in the General Plan EIR, the Project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects. The Housing Element Update does not propose specific projects but puts forth goals and policies that regulate various aspects of new housing development in Tulare. Future developments resulting from the Housing Element Update would be consistent with the buildout anticipated by the General Plan. Because it is a policy document, the Housing Element Update would not directly result in impacts to scenic vistas, scenic resources, or visual character, and would not create new sources of substantial light or glare which could adversely affects views. The Zoning Text Amendment would exempt certain housing projects from further CEQA review, and would prohibit any discretionary review, which could result in some of the City’s discretionary development standards or guidelines not being applied to a qualifying project. However, these limitations are already required under State law, so the Zoning Text Amendment does not result in any new impacts to aesthetics.

City of Tulare
City of Tulare 2024-2032 Housing Element Update
32 Conclusion
The Project would not result in aesthetics impacts beyond those addressed or analyzed in the General Plan EIR, nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Project and no additional environmental assessment of aesthetics is required.

6.3 Agriculture and Forestry Services
General Plan EIR Findings
Agriculture and forestry resources are discussed in Section 4.2 of the General Plan EIR. The General Plan EIR determined that the conversion of important farmland, existing zoning for agricultural use, and Williamson act contracts would be significant and unavoidable. Mitigation measures were considered but were determined to not be feasible. The General Plan also determined that impacts related to changes in the existing environment, which due to their location or nature, could result in conversion of farmland to non-agricultural uses would be less than significant. Impacts to forest land and conversion of forest land to non-forest uses were determined to have no impact.

Addendum Analysis
As discussed in Section 2.7, Buildout of Proposed Project and Comparison to the 2014 General Plan EIR, buildout of the proposed project is within the buildout projections analyzed in the General Plan EIR. The Zoning Code Update would not result in any physical development.

While the General Plan EIR identified potentially significant agricultural and forestry impacts, the proposed Project would not rezone any lands currently designated as farmland, forest land, or timberland within the city. The Housing Element Update would not introduce any new or increased impacts on agricultural resources. Higher-density development enabled by the Rezone would not have a greater impact on the site’s existing agricultural uses than the lower-intensity uses contemplated by the General Plan EIR. Thus, the Housing Element Update and Rezone aligns with the already established impact analysis and does not alter the impact significance identified in the General Plan EIR.

Additionally, the Project would be consistent with goals and policies included in the General Plan intended to reduce impacts to agricultural lands such as Policies COS-P3.1 through P3.5 and P3.9 through P3.11 included in the Open Space Element, which promote the productivity of agricultural land surrounding Tulare and the continued viability of agriculture countywide.

Future development facilitated by the proposed Project would undergo project-specific developmental review, including site plan review and would be required to comply with existing general plan policies and land use designations. Because the Housing Element Update would not facilitate development beyond what was considered in the General Plan EIR, the Project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects. The Housing Element Update does not propose specific projects but puts forth goals and policies that regulate various aspects of new housing development in Tulare.

Because it is a policy document, the Housing Element Update would not directly result in impacts to the conversion of Important Farmland, forest land, or timber land to non-agricultural uses.

Summary of Findings
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 Conclusion
The proposed Project would not result in agricultural and forestry impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the proposed Project and no additional environmental assessment of agriculture and forestry is required.

6.4 Air Quality
General Plan EIR Findings
Air quality is discussed in Section 4.3 of the General Plan EIR. The General Plan EIR determined that impacts related to conflicting with or obstructing implementation of applicable air quality plans were determined to be less than significant. The General Plan EIR also determined that impacts to criteria air pollutants would be significant and unavoidable. Implementation of the General Plan would also result in significant impacts to the violation of air quality standards and contribute to air quality violations. The implementation of Mitigation Measures AQ-2a through 2d would reduce this impact. These measures would require applicants to comply with San Joaquin Valley Air Pollution Control District (SJVAPCD) regulations and implement measures to reduce construction and operational air pollutant emissions, such as using cleaner equipment, energy-efficient technologies, and employee commute programs. Additionally, they may opt to enter a Voluntary Emission Reduction Agreement (VERA) with the SJVAPCD to support emission reduction projects. Despite compliance with the mitigation measures mentioned above, impacts related to exceeding air quality thresholds during construction and operation phases were determined to be significant and unavoidable. Impacts related to exposure of sensitive receptors to air pollutants were determined to be less than significant with mitigation. These Mitigation Measures included AQ-4a and 4b, which require applicants for sensitive land uses near major sources of Toxic Air Contaminants to submit a health risk assessment to evaluate potential cancer and non-cancer risks, and to implement mitigation measures if risks exceed specified thresholds, ensuring compliance with state guidelines and air quality standards. The General Plan EIR also determined that impacts related to odors would be reduced to less than significant with the implementation of Mitigation Measure AQ-5, which would ensure that sources identified by SJVAPCD are mitigated through adherence to an odor control plan and comply with SJVAPCD Rule 4102.

Addendum Analysis
Because the Housing Element would not facilitate development beyond what was considered in the General Plan EIR, the Project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects. The Zoning Code Update would not result in any physical development. The number of units proposed under the Housing Element Update and Rezone would be within the total remaining buildout of the 2014 General Plan EIR. In addition, future development facilitated by the proposed Project would undergo project-specific developmental review and would be required to comply with existing policies and regulations, including Mitigations Measures AQ-2a through 2d, 4a, 4b, and 5. Because the proposed Project is a policy document consistent with the General Plan and does not propose specific projects but puts forth goals and policies that regulate various aspects of new housing development, it would have no impact to air quality.

City of Tulare
City of Tulare 2024-2032 Housing Element Update
34 Conclusion
The Project would not result in air quality impacts beyond those addressed or analyzed in the General Plan EIR, nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Project and no additional environmental assessment of air quality is required.

6.5 Biological Resources
General Plan EIR Findings
Biological resources are discussed in Section 4.4 of the General Plan EIR. The General Plan EIR determined that impacts to special status species would be less than significant with implementation of Mitigation Measure BIO-1. Mitigation Measure BIO-1 would mitigate habitat loss within the EIR Study Area by preserving similar off-site habitat, with the mitigation ratio determined through negotiations with CDFW and USFWS during the project permitting process. Impacts to wildlife corridors were also determined to be less than significant with the implementation of Mitigation Measure BIO-2. Mitigation Measure BIO-2 would require ground-disturbing and vegetation removal activities under the General Plan to occur outside the bird breeding season (February 1 to August 31), or, if conducted during this period, a qualified biologist must perform preconstruction nest surveys, with active nests avoided to prevent failure, while off-site mitigation lands should include suitable migratory stopover habitat. The General Plan EIR also determined that there would be no impacts to habitat conservation plans and impacts to riparian habitats, wetlands, and local policies or ordinances protecting biological resources were determined to be less than significant.

Addendum Analysis
The Housing Element Update would not conflict with any local policies or ordinances protecting biological resources as the opportunity, annexation, and rezone sites are located within urban areas.

Furthermore, by increasing density on infill sites within the city, the proposed Project would reduce potential impacts to biological resources by limiting urbanization of natural and undeveloped areas.

Future development proposed as a result of the Housing Element Update would be subject to project-specific environmental review and would be required to adhere to policies in the General Plan. Furthermore, future development would be required to comply with adopted federal, state, and local regulations protecting biological resources, including Mitigation Measures BIO-1 and 2.

Higher-density development enabled by the Rezone would not have a greater impact on the site’s biological resources than the lower-intensity uses contemplated by the General Plan EIR. The Zoning Text Amendment would not result in any physical development.

Because the Housing Element Update and Rezone would not facilitate development beyond what was considered in the General Plan EIR, the Project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

Conclusion
The Project would not result in biological impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than Summary of Findings
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Project and no additional environmental assessment of biological resources is required.

6.6 Cultural Resources
General Plan EIR Findings
Cultural resources are discussed in Section 4.5 of the General Plan EIR. The General Plan EIR determined that impacts to historical, archaeological, and paleontological resources and human remains would be less than significant.

Addendum Analysis
The Housing Element Update and Rezone would not increase potential impacts to cultural resources as the opportunity, annexation, and rezone sites are currently located within urban areas. Future development facilitated by the Housing Element Update and Rezone would undergo project-specific developmental review and be required to adhere to all state and federal regulations to reduce impacts on cultural resources. Furthermore, because the Housing Element Update would not facilitate development beyond what was considered in the General Plan EIR, the Project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects. The Zoning Code Update would not result in any physical development.

Conclusion
The proposed Project would not result in cultural impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the proposed Project and no additional environmental assessment of cultural resources is required.

6.7 Energy
General Plan EIR Findings
The General Plan EIR does not discuss energy impacts in detail; however, because it is now required, a discussion of impacts is provided below.

Addendum Analysis
Future development facilitated by the Housing Element Update and Rezone would involve the consumption of non-renewable energy resources such as electricity, natural gas, propane, gasoline, and diesel. However, future projects would be required to adhere to applicable regulations and General Plan policies and actions related to energy resources and energy consumption with new residential construction, including California Code of Regulations (CCR) Title 20, Division 2, Chapter 4, Energy Conservation; CCR Title 24, Part 6, California Energy Code; and CCR Title 24, Part 11, California Green Building Standards Code, Tier 1. These regulations include requirements for the use of more energy-efficient design and technologies as well as the incorporation of more renewable energy resources into building design than were in place during the General Plan EIR analysis.

Because the Housing Element would not facilitate development beyond what was considered in the General Plan EIR, the Project would not result in new significant environmental effects or a City of Tulare
City of Tulare 2024-2032 Housing Element Update
36 substantial increase in the severity of previously identified significant effects. The Housing Element Update does not propose specific projects but puts forth goals and policies that regulate various aspects of new housing development in Merced. Because it is a policy document, the Housing Element Update would not directly result in impacts to energy resources. With compliance with existing regulations, impacts related to wasteful, inefficient, or unnecessary consumption of energy resources would be less than significant. The Zoning Text Amendment would not result in any physical development.

Conclusion
Impacts related to wasteful, inefficient, or unnecessary consumption of energy resources would be less than significant. The Project would not result in impacts beyond those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Project and no additional environmental assessment of energy is required.

6.8 Geology and Soils
General Plan EIR Findings
Geology and soils are discussed in Section 4.6 of the General Plan EIR. The General Plan EIR determined that implementation of the General Plan in regard to impacts related to exposing people or structures to landslides would result in no impact. Impacts related to people or structures to other substantial geologic adverse effects would be less than significant. The General Plan EIR also determined that impacts related to erosion, unstable soils, expansive soils, and septic tanks would be less than significant.

Addendum Analysis
The Housing Element Update and Rezone would not increase potential impacts related to geology and soils and would not expand potential geology and soils impacts into new areas. Individual projects under the Housing Element Update and Rezone would undergo project-specific developmental review, including site plan review, and would be subject to adopted development regulations such as the California Building Code and International Building Code’s regulations and standards regarding seismic safety of buildings and structures. Because the Housing Element would not facilitate development beyond what was considered in the General Plan EIR, the Project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects. The Zoning Text Amendment would not result in any physical development.

Conclusion
The proposed Project would not result in geology and soils impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the proposed Project and no additional environmental assessment of geology and soils is required.

Summary of Findings
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14

6.9 Greenhouse Gas Emissions
General Plan EIR Findings
Greenhouse gas emissions are discussed in Section 4.7 of the General Plan EIR. The General Plan EIR determined that impacts related to the increase of greenhouse gas emissions and applicable plan, policies, or regulations adopted for the purpose of reducing greenhouse gas emissions would be significant and unavoidable. However, with the implementation of the Tulare Climate Action Plan, these impacts would be reduced to no impact.

Addendum Analysis
The Housing Element Update is a policy document consistent with the General Plan. Because it is a policy document, the Housing Element Update would not, in and of itself, result in impacts to greenhouse gas emissions or adopted plans for the purpose of reducing greenhouse gases. Future development consistent with the Housing Element Update and Rezone would be required to adhere to applicable climate and greenhouse gas emissions policies and regulations including consistency with targets established by SB 32, AB 32, SB 97, and SB 375. Furthermore, the proposed Project would increase density within the city to accommodate planned growth which would reduce vehicle miles travelled (VMT) and therefore reduce greenhouse gas emissions by promoting the creation of housing in areas near transit and other necessary services. With compliance with existing regulations, impacts related to greenhouse gas emissions would be less than significant. Future development facilitated by the project would undergo project-specific developmental review and would be required to adhere to State and City building standards and policies designed to reduce greenhouse gas emissions with new residential construction, such as CCR Title 20, Division 2, State Energy Resources Conservation and Development Commission; and CCR Title 24, Part 11, California Green Building Standards Code, Tier 1. The Zoning Text Amendment would not result in any physical development.

Conclusion
The Project would result in less than significant greenhouse gas impacts. The Project would not result in impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Project and no additional environmental assessment of greenhouse gas emissions is required.

6.10 Hazards and Hazardous Materials
General Plan EIR Findings
Hazards and hazardous materials are discussed in Section 4.8 of the General Plan EIR. The General Plan EIR determined that impacts related to the release of hazardous materials near schools, hazardous materials sites compiled pursuant to Government Code Section 65962.5, and private airstrips would have no impact. The General Plan EIR also determined that impacts related to the release of hazardous materials, public airport safety hazards, and emergency response plans would be less than significant.

City of Tulare
City of Tulare 2024-2032 Housing Element Update
38 Addendum Analysis
The Housing Element Update and Rezone would not increase potential impacts related to hazard and hazardous materials. Individual projects under the Housing Element Update would undergo project-specific developmental review, including site plan review, and would be subject to adopted federal, state, and local regulations. Furthermore, because the Housing Element and Rezone would not facilitate development beyond what was considered in the General Plan EIR, the Project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects. The Zoning Text Amendment would not result in any physical development.

Conclusion
The proposed Project would not result in hazards and hazardous materials impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the proposed Project and no additional environmental assessment of hazards and hazardous materials is required.

6.11 Hydrology and Water Quality
General Plan EIR Findings
Hydrology and water quality are discussed in Section 4.9 of the General Plan EIR. The General Plan EIR determined that impacts related to water quality, groundwater supplies, drainage patterns, runoff water, flood hazard areas, seiche, tsunami, and mudflow would be less than significant. The General Plan EIR also determined that impacts related to exposing people to flood risk as a result of dam inundation or levee failure would be significant and unavoidable. Mitigation measures were considered but were determined to be unfeasible.

Addendum Analysis
The Housing Element Update and Rezone would not increase potential impacts related to hydrology and water quality as the opportunity, annexation, and rezone sites are currently located within urban areas and do not expand potential hydrology and water quality impacts into new areas.

Individual projects under the Housing Element Update and Rezone would undergo project-specific developmental review, including site plan review, and would be subject to adopted regulations including Title 7 and Title 8 of the Tulare Municipal Code. Title 7 of the Municipal Code addresses health and sanitation by regulating groundwater, surface water, and stormwater impacts, including fees and wastewater management, while Title 8 focuses on hydrology and water quality through flood control requirements and development impact fees for groundwater recharge. Future developments that result from the implementation of the proposed project would be subject to existing General Plan policies as well, such as Policy LU-P11.4 and P11.5, which require water supply systems and capacity to be able to accommodate new development. The Housing Element Update and Rezone would also be subject to requirements of applicable permits such as the NPDES and MS4 permits. The Zoning Text Amendment would not result in any physical development. The proposed project would not result in new hydrology and water quality impacts from new development as evaluated in the certified EIR.

Summary of Findings
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 Conclusion
The proposed Project would not result in hydrology and water quality impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the proposed Project and no additional environmental assessment of hydrology and water quality is required.

6.12 Land Use and Planning
General Plan EIR Findings
Land use and planning are discussed in Section 4.10 of the General Plan EIR. The General Plan EIR determined that impacts related to the physical division of established communities and conflicts with applicable land use plans and policies would be less than significant.

Addendum Analysis
Future development facilitated by the Housing Element Update and Rezone would undergo projectspecific developmental review, including site plan review, and would be subject to adopted development standards and policies including those in the Land Use Element of the General Plan.

The sites included in the Site Inventory would not result in inconsistencies with current land use plans or divide communities because all sites are located in infill development areas. The Zoning Text Amendment would not result in any physical development.

Adherence to the goals and policies included in the Land Use Element of the General Plan would ensure future development would not conflict with a land use plan or policy. Additionally, because the project would facilitate the development of housing primarily on infill sites within the city, development facilitated by the proposed project would not divide an established community.

Conclusion
The proposed Project would not result in land use and planning impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the proposed Project and no additional environmental assessment of land use and planning is required.

6.13 Mineral Resources
General Plan EIR Findings
Mineral resources are discussed in Section 4.6 of the General Plan EIR. The General Plan EIR determined that impacts to mineral resources would be less than significant.

Addendum Analysis
Although known mineral resources occur in other areas of Tulare County there are no known significant mineral resources or mining operations in the city. Additionally, General Plan policies COS-8.2 through 8.5, 8.7, and 8.9 through 8.11 would further reduce impacts to mineral resources.

City of Tulare
City of Tulare 2024-2032 Housing Element Update
40 Therefore, Project impacts to mineral resources would remain the same as discussed in the General Plan EIR.

Conclusion
The proposed project would not result in mineral resource impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the proposed Project and no additional environmental assessment of mineral resources is required.

6.14 Noise
General Plan EIR Findings
Noise is discussed in Section 6.14 of the General Plan EIR. The General Plan EIR determined that impacts related to the exposure of people to excess noise levels, ground borne vibration, excessive noise near airports and private airstrips were determined to be less than significant. The General Plan EIR also determined that impacts related to ambient noise, both permanent and temporary increases, would be significant and unavoidable. Mitigation measures were considered but were determined to be infeasible.

Addendum Analysis
Future development facilitated by the Project would undergo project-specific developmental review, including site plan review, and would be subject to adopted development standards and policies including those in the Noise Element of the general plan. The opportunity, annexation, and rezone sites would not result in overall greater total development than was envisioned by the General Plan. The Zoning Text Amendment would not result in any physical development. Because the project would not facilitate development beyond what was considered in the General Plan EIR, the Project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

Conclusion
The proposed Project would not result in noise impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the proposed Project and no additional environmental assessment of noise is required.

6.15 Population and Housing
General Plan EIR Findings
Population and housing is discussed in Section 4.12 of the General Plan EIR. The General Plan EIR determined that impacts related to inducing substantial population growth and the displacement of existing housing would be less than significant. It was also determined that impacts related to the displacement of a substantial amount of people would result in no impact.

Summary of Findings
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 Addendum Analysis
As discussed in Section 2.7 of this document, the proposed Project would promote the development of housing to meet the City’s RHNA requirement and ensure that the Housing Element is in compliance with state law to accommodate anticipated population growth within the city. Future development facilitated by the Housing Element Update and Rezone would undergo project-specific developmental review, including site plan review, and would be subject to adopted development regulations. The Zoning Text Amendment would not result in any physical development.

Furthermore, because the Housing Element and Rezoning would not facilitate development beyond what was considered in the General Plan EIR, the project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

Conclusion
The proposed project would not result in population and housing impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the proposed Project and no additional environmental assessment of population and housing is required.

6.16 Public Services
General Plan EIR Findings
Public services are discussed in Section 4.13 of the General Plan EIR. The General Plan EIR determined that impacts related to new or physically altered police, fire, school, or library facilities would be less than significant.

Addendum Analysis
The Housing Element Update and Rezone would not result in an increase in buildout above the buildout assumed in the General Plan EIR. Additionally, the fundamental regulations and requirements of the General Plan and Zoning Code, such as meeting design standards, would still apply to all projects in the city, including the proposed Project. Goals and policies in the Safety Element of the General Plan would enhance public services such as police and fire protection and ensure effective emergency access. These goals, policies, and measures would continue to be required with implementation of the proposed Project.

Future development facilitated by the Housing Element Update would undergo project-specific developmental review, including site plan review, and would be subject to adopted development regulations, including General Plan policies and community public facilities fees established in the City’s Municipal Code. The Zoning Text Amendment would not result in any physical development.

City of Tulare
City of Tulare 2024-2032 Housing Element Update
42 Conclusion
The proposed Project would not result in public services impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the proposed Project and no additional environmental assessment of public services is required.

6.17 Recreation
General Plan EIR Findings
Recreation is discussed in Section 4.13 of the General Plan EIR. The General Plan EIR determined that impacts related to increased use of parks and recreational facilities would be less than significant.

Addendum Analysis
The Housing Element Update and Rezone would not result in an increase in buildout above the buildout assumed in the General Plan EIR, thereby resulting in no increase in recreation impacts as compared to the General Plan. Additionally, goals and policies in the Land Use Element of the General Plan, such as Policy LU-P11.1, require the City to only approve development when adequate municipal services are available or can be efficiently provided.

Future development facilitated by the Housing Element Update and Rezone would undergo projectspecific developmental review, including site plan review, and would be subject to adopted development regulations, including General Plan policies and community park and recreation fees established in the City’s Municipal Code. The Zoning Text Amendment would not result in any physical development. Furthermore, because the Housing Element Update would not facilitate development beyond what was considered in the General Plan EIR, the Project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

Conclusion
The proposed Project would not result in recreation impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the proposed Project and no additional environmental assessment of recreation is required.

6.18 Transportation
General Plan EIR Findings
Transportation is discussed in Section 4.14 of the General Plan EIR. The General Plan EIR analyzed Level of Service (LOS) as the methodology to assess significance. The General Plan EIR determined that impacts related to conflicts with transportation plans, LOS, air traffic, hazards due to design features, and conflicts with bike or transit plans would be less than significant.

Traffic circulation LOS D – less than significant due to the policies and planned future roadway improvements It would not conflict with any congestion management program.

Summary of Findings
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 Addendum Analysis
No specific developments are being approved as part of the Project; therefore, the Project would not directly or indirectly result in transportation impacts. The Housing Element Update and Rezone would promote infill housing within the city to accommodate planned growth which would likely reduce traffic congestion by promoting the creation of housing in areas near transit and other necessary services within the city. The Project does not include any components that would affect air traffic patterns or result in increased air traffic. The Project would not introduce new transportation-related hazards. Future development facilitated by the Project would undergo project-specific developmental review to ensure compliance with safety standards and regulations.

The project is designed to support existing transportation plans by promoting infill housing near transit routes and bike paths, thereby reducing potential conflicts and enhancing the use of alternative transportation modes. Future development facilitated by the Project would undergo project-specific developmental review and would be subject to adopted policies and programs identified in the General Plan EIR. The Zoning Text Amendment would not result in any physical development.

Because the Housing Element Update would not facilitate development beyond what was considered in the General Plan EIR, the Project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

Conclusion
The Project would not result in transportation impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Project and no additional environmental assessment of transportation is required.

6.19 Tribal Cultural Resources
General Plan EIR Findings
Tribal Cultural Resources was added to the 2016 CEQA Guidelines as a separate environmental issue area. Thus, the General Plan EIR (certified October 2014) does not include a chapter or section dedicated to analysis of impacts to tribal cultural resources. However, it does analyze general impacts to historical and cultural resources (including archeological resources that may originate from Native American tribes) in Section 4.5. As the Notice of Preparation for the General Plan EIR was published before July 1, 2015, tribal consultation pursuant to Assembly Bill (AB) 52 was not required.

Addendum Analysis
In accordance with the requirements of SB 18, the City requested a tribal contact list from the California Native America Heritage Commission (NAHC) on August 20, 2024. NAHC responded to the City’s request on August 23, 2024, providing a list of 32 contacts from 20 Native American tribal organizations that should be invited to consult with the City.

On November 6, 2024, the City sent letters inviting Big Pine Paiute Tribe of the Owens Valley, Big Sandy Rancheria of Western Mono Indians, Bishop Paiute Tribe, Cold Springs Rancheria of Mono Indians of California, Death Valley Timbi-sha Shoshone Tribe, Dumna Wo-Wah Tribal Government, Dunlap Band of Mono Indians, Fort Independence Indian Community of Paiutes, Kern Valley Indian City of Tulare
City of Tulare 2024-2032 Housing Element Update
44 Community, Kitanemuk & Yowlumne Tejon Indians, Lone Pine Paiute-Shoshone Tribe, Mono Lake Kutzadika Tribe, North Fork Mono Tribe, Santa Rosa Rancheria Tachi Yokut Tribe, Table Mountain Rancheria, Traditional Choinumni Tribe, Tubatulabals of Kern Valley, Tule River Indian Tribe, Utu Utu Gwaitu Tribe of the Benton Paiute Reservation, and the Wuksachi Indian Tribe/Eshom Valley Band to consult with the City under the provisions SB 18. The invitations advised the tribes that if consultation was desired, then they must formally accept the invitation in writing within 90 days of receipt of the City’s letter pursuant to SB 18. The City received two responses. The responses were received from the Table Mountain Rancheria and the Traditional Choinumni Tribe and both responded that the project area was outside of their respective tribe’s historical land base and area of interest.

The proposed Project does not propose or authorize specific development. Because the Project is a policy document, the proposed Project would not directly result in impacts to tribal cultural resources such as causing a substantial adverse change in the significance of a tribal cultural resource. The proposed rezoning would not increase potential impacts to tribal cultural resources as the opportunity, annexation, and rezone sites are located within an urban area. Future development facilitated by the Project would undergo project-specific developmental review, including site plan review, and would be subject to adopted development regulations and possibly subject to AB 52 compliance. The Zoning Text Amendment would not result in any physical development. Therefore, impacts would be less than significant.

Conclusion
The proposed Project would not result in significant tribal cultural resources impact. Impacts would not be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the proposed Project and no additional environmental assessment of tribal cultural resources is required.

6.20 Utilities and Service Systems
General Plan EIR Findings
Utilities and Service Systems are discussed in Section 4.15 of the General Plan EIR. The General Plan EIR determined that impacts related to water treatment facility capacity, water supplies, wastewater treatment requirements and facilities, wastewater treatment provider capacity, stormwater drainage facilities, and solid waste would be less than significant.

Addendum Analysis
As described above, the proposed Project would not exceed the buildout projections considered as part of the 2014 General Plan EIR. As such, the proposed Project would not result in an increase in demand for water supply, wastewater, or solid waste services. Future development facilitated by the Project would undergo project-specific developmental review, including site plan review, and would be subject to adopted development regulations. The proposed Project would not result in new utilities impacts not discussed in the General Plan EIR or an increase in the severity of utilities impacts.

The proposed Project does not propose or authorize specific development. Because the Project is a regulatory update, the proposed Project would not directly result in impacts to electricity and telecommunications utilities. Future development facilitated by the Project would undergo project- Summary of Findings
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 specific developmental review, including site plan review, and would be required to comply with General Plan goals and policies related to utilities and service systems. Therefore, impacts would be less than significant.

Conclusion
The proposed Project would not result in utility impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the proposed Project and no additional environmental assessment of utilities is required.

6.21 Wildfire
General Plan EIR Wildfire Findings
Wildfires are briefly discussed in Section 4.8 of the General Plan EIR. The General Plan EIR determined that impacts related to wildland fires would be less than significant.

Addendum Analysis
There are no State Responsibility Areas (SRAs) or Very High Fire Hazard Severity Zones (VHFHSZ) within the city of Tulare (CALFIRE 2024). The nearest VHFHSZ is approximately 27 miles east of the city. Because it is a policy document, the Housing Element Update would not directly result in impacts to wildfire. Future development facilitated by the Project would undergo project-specific review and would be subject to adopted development standards including General Plan policies, such as Policy SAF-P6.1 through P6.7, and the California Fire Code. With implementation of these standards, impacts would be less than significant. The Zoning Text Amendment would not result in any physical development.

Conclusions
The proposed Project would have less than significant wildfire impacts. The Project would not result in impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR.

Therefore, the General Plan EIR applies to the Project and no additional environmental assessment of wildfire is required.

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Summary of Findings
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 7 Cumulative Impacts
In addition to the specific impacts of individual projects, CEQA requires consideration of potential cumulative impacts of the proposed Project. CEQA defines “cumulative impacts” as two or more individual impacts that, when considered together, are substantial or will compound other environmental impacts. Cumulative impacts are the combined changes in the environment that result from the incremental impact of development of the proposed Project and other past, present, and probable future projects producing related or cumulative impacts. For example, noise impacts of two nearby projects may be less than significant when analyzed separately but could have a significant impact when analyzed together. The cumulative impact analysis provides a reasonable forecast of future environmental conditions and can more accurately gauge the effects of a series of projects.

CEQA Guidelines Section 15130 requires cumulative impact analysis in EIRs to consider either a list of planned and pending projects that may contribute to cumulative effects or a summary of projections contained in an adopted planning document such as a general plan.

7.1 General Plan EIR Findings
Section 4-2 of the General Plan EIR discusses cumulative impacts. As stated in that section, cumulative impacts of the General Plan were considered based on regional boundaries, projected regional or area-wide conditions, or based on development anticipated within the vicinity of the city. The cumulative analysis considered development allowed by existing general plan documents for adjacent jurisdictions.

The General Plan EIR determined that cumulative impacts related to biological resources, cultural resources, geology and soils, mineral resources, hazards and hazardous materials, land use and planning, population and housing, public services, recreation, transportation, and utilities and service systems would be considered less than significant. Impacts related to aesthetics, air quality, and greenhouse gas emissions were determined to be cumulatively considerable. Impacts related to agriculture and forestry resources, hydrology and water quality, and noise were determined to be significant and unavoidable cumulative impacts.

7.2 Addendum Analysis
Since certification of the 2014 General Plan EIR, there has been new development proposed within the City that was not considered as part of the 2014 General Plan EIR. However, there are no new substantial cumulative projects in the City or adjacent jurisdictions that were not previously considered in the 2014 General Plan EIR cumulative impact analysis. This is because the scale and nature of the new developments are consistent with the growth projections and land use patterns already analyzed in the 2014 EIR, ensuring that no new cumulative impacts would arise.

The cumulative conditions in the 2014 General Plan EIR have not substantially changed; therefore, the cumulative setting in the 2014 General Plan EIR remains the same for the purposes of this analysis. The proposed Project would not result in new impacts compared to the previous 2014 General Plan EIR as analyzed in this Addendum. Further, the physical development area of the City City of Tulare
City of Tulare 2024-2032 Housing Element Update
48 would not be modified. Therefore, no new or additional cumulatively considerable contributions to a significant cumulative impact would occur as a result of the Project.

7.3 Conclusion
The proposed Project would not result in new or more severe cumulatively considerable impacts than were identified in the 2014 General Plan EIR. No new or substantially more severe significant effects would occur to cumulative impacts, and no new mitigation measures are required. No substantial changes have occurred that require major revisions to the 2014 General Plan EIR. There is no new information indicating that the proposed Project would have new significant impacts or substantially more severe significant impacts with respect to cumulative impacts than were identified in the 2014 General Plan EIR. None of the conditions listed in CEQA Guidelines Section 15162 requiring preparation of a subsequent EIR have been met.

Summary of Findings
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 8 Conclusion
The Housing Element Update is part of the City’s General Plan, and like other elements within the General Plan, it includes goals and policies that the City should meet when it comes to the planning of housing. The Housing Element is also unique from the other elements within the General Plan because it is required to be periodically updated to align with the State’s allocation of the RHNA.

Also, the Housing Element includes Housing Programs that are required to be implemented within the planning period established for the Housing Element. These programs are usually implemented over time after the element is adopted.

The Housing Element Update does not involve site-specific projects, therefore the adoption of the Housing Element would be consistent with the General Plan EIR certified in October 2014. The General Plan EIR analyzed full buildout of the City’s General Plan. Future development facilitated by the Housing Element would be subject to applicable development standards and reviews established by City ordinances. Additionally, future development requiring discretionary review may be subject to CEQA compliance if it is not consistent with the General Plan or Housing Element.

It has been determined through this analysis that the adoption of the Housing Element Update would not result in impacts beyond those addressed or analyzed in the General Plan EIR, nor does the Housing Element Update present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Housing Element Update and no additional environmental compliance is required.

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Summary of Findings
General Plan Environmental Impact Report Addendum (State Clearinghouse Number: 2012071064) 14 9 References

9.1 Bibliography
Tulare, City of. 2014a. Tulare General Plan. Adopted October 2014. https://www.tulare.ca.gov/home/showpublisheddocument/2393/635907185852000000 Tulare, City of. 2014b. Draft Environmental Impact Report General Plan, Transit-Oriented Development Plan, Climate Action Plan. SCH No. 2012071064. Certified October 2014. https://www.tulare.ca.gov/government/departments/communitydevelopment/planning/2035-tulare-general-plan California Department of Finance (DOF). 2023. E-8 Historical Population Estimates for Cities, Counties, and the State, 2010-2020.
https://dof.ca.gov/forecasting/demographics/estimates/estimates-e8-2010-2020/ (accessed October 2024).
______. 2024. E-5 Population and Housing Estimates for Cities, Counties, and the State, 2020-2024. https://dof.ca.gov/forecasting/demographics/estimates/e-5-population-and-housingestimates-for-cities-counties-and-the-state-2020-2024/ California Department of Forestry and Fire Protection (CALFIRE). 2024. Fire Hazard Severity Zones in State Responsibility Area. https://osfm.fire.ca.gov/what-we-do/community-wildfirepreparedness-and-mitigation/fire-hazard-severity-zones

9.2 List of Preparers
Rincon Consultants, Inc., prepared this EIR Addendum under contract to the City of Tulare. Persons involved in data gathering analysis, project management, and quality control are listed below.

RINCON CONSULTANTS, INC.

Matthew Maddox, AICP, Principal
Nina Bellucci, Senior Planner
Aileen Mahoney, Senior Planner/Project Manager
Michael Huang, Environmental Planner
Kay Real, Planner
Nichole Yee, Environmental Planner
City of Tulare 2023-2031 Housing Element
Tulare County Regional Housing Element
prepared by
City of Tulare
Planning Department
411 East Kern Avenue
Tulare, California 93274
Contact: Mario Anaya, Community Development Director
prepared with the assistance of
Rincon Consultants, Inc.
4589 North Marty Avenue, Suite 102
Fresno, California 93722
Adoption Draft February 2026
City of Tulare
Table of Contents
2023-2031 Housing Element F-i
Table of Contents
F1 Public Participation ..........................................................................................................................F1-1 F1.1 Community Engagement......................................................................................................F1-1 F1.1.1 Public Noticing .....................................................................................................F1-1 F1.1.2 City Council Presentation.....................................................................................F1-1 F1.1.3 Community Workshops........................................................................................F1-1 F1.1.4 Stakeholder Interviews........................................................................................F1-2 F1.1.5 Public Comment Survey .......................................................................................F1-2 F1.1.6 Response to Community Input ............................................................................F1-2 F1.1.7 Public Review of the Initial Draft Housing Element.............................................F1-4 F1.1.8 Public Review of the Revised Draft Housing Element..........................................F1-5 F2 Housing Needs Assessment .............................................................................................................F2-1 F2.1 Population Characteristics....................................................................................................F2-1 F2.2 Population Growth...............................................................................................................F2-1 F2.3 Age Characteristics...............................................................................................................F2-1 F2.4 Race and Ethnicity ................................................................................................................F2-2 F2.5 Economic Characteristics .....................................................................................................F2-2 F2.6 Household Characteristics....................................................................................................F2-8 F2.7 Large Households.................................................................................................................F2-9 F2.8 Overcrowding .......................................................................................................................F2-9 F2.9 Special Needs Groups........................................................................................................ F2-10 F2.10 Housing Stock Characteristics ........................................................................................... F2-23 F2.11 Housing Growth................................................................................................................. F2-23 F2.12 Housing Type and Tenure.................................................................................................. F2-23 F2.13 Vacancy Rate ..................................................................................................................... F2-25 F2.14 Housing Unit Size............................................................................................................... F2-27 F2.15 Age and Condition of Housing Stock ................................................................................. F2-27 F2.16 Housing Costs.................................................................................................................... F2-29 F2.17 Distribution of Owner-Occupied Units.............................................................................. F2-31 F2.18 Housing Affordability......................................................................................................... F2-31 F2.19 Assisted Housing Units...................................................................................................... F2-35 F3 Housing Constraints Analysis...........................................................................................................F3-1 F3.1 Summary of Local Housing Constraints................................................................................F3-1 F3.2 Non-Governmental Constraints...........................................................................................F3-1 F3.2.1 Land Costs............................................................................................................F3-2 F3.2.2 Construction Costs...............................................................................................F3-2 F3.2.3 Availability of Financing .......................................................................................F3-3 Tulare County Association of Governments
Tulare County Regional Housing Element
F-ii
F3.2.4 Requests for Lower Development Densities........................................................F3-6 F3.3 Governmental Constraints...................................................................................................F3-6 F3.3.1 Land Use Controls................................................................................................F3-6 F3.3.2 Residential Development Standards................................................................. F3-10 F3.3.3 Housing for Persons with Disabilities................................................................ F3-27 F3.3.4 Building Codes and Enforcement...................................................................... F3-30 F3.3.5 Planning and Development Fees....................................................................... F3-31 F3.3.6 Permit Types ..................................................................................................... F3-33 F3.3.7 Permit Procedures and Processing Times......................................................... F3-35 F3.3.8 Short-Term Housing Rentals............................................................................. F3-37 F3.3.9 Code Enforcement ............................................................................................ F3-38 F3.4 Environmental Constraints................................................................................................ F3-39 F3.4.1 Wildfire.............................................................................................................. F3-39 F3.4.2 Floodplains........................................................................................................ F3-39 F3.4.3 Seismic Zones.................................................................................................... F3-40 F3.4.4 Soil Contamination............................................................................................ F3-40 F4 Housing Resources and Site Inventory Analysis...............................................................................F4-3 F4.1 Regional Housing Needs Allocation (RHNA).........................................................................F4-3 F4.2 Meeting the RHNA................................................................................................................F4-4 F4.2.1 RHNA Credits........................................................................................................F4-4 F4.3 Summary of RHNA Credits....................................................................................................F4-5 F4.4 Nonvacant Sites....................................................................................................................F4-6 F4.4.1 Market Demand ...................................................................................................F4-6 F4.4.2 Site Characteristics...............................................................................................F4-7 F4.5 Development Trends............................................................................................................F4-8 F4.5.1 Realistic Development Capacity...........................................................................F4-8 F4.6 Likelihood of Nonresidential Development .........................................................................F4-9 F4.7 Site Inventory .................................................................................................................... F4-10 F4.7.1 Downtown Tulare.............................................................................................. F4-10 F4.7.2 Historic East Tulare ........................................................................................... F4-11 F4.7.3 Historic West Tulare.......................................................................................... F4-11 F4.7.4 Northeast Tulare ............................................................................................... F4-11 F4.7.5 Northwest Tulare .............................................................................................. F4-11 F4.7.6 South Tulare...................................................................................................... F4-17 F4.7.7 Southeast Tulare ............................................................................................... F4-17 F4.7.8 Southwest Tulare .............................................................................................. F4-17 F4.7.9 Annexation Sites ............................................................................................... F4-17 F4.7.10 Rezone Sites...................................................................................................... F4-20 F4.8 Sites Used in Previous Planning Periods............................................................................ F4-20 City of Tulare
Table of Contents
2023-2031 Housing Element F-iii
F4.9 Adequacy of Residential Site Inventory in Meeting RHNA................................................ F4-21 F4.10 Availability of Infrastructure and Services ........................................................................ F4-21 F4.10.1 Wastewater System.......................................................................................... F4-21 F4.10.2 Potable Water System....................................................................................... F4-22 F4.10.3 Storm Water and Drainage ............................................................................... F4-22 F4.10.4 Dry Utilities........................................................................................................ F4-22 F4.11 Environmental Considerations.......................................................................................... F4-22 F4.11.1 Opportunities for Energy Conservation ............................................................ F4-23 F5 Affirmatively Furthering Fair Housing Analysis................................................................................F5-1 F5.1 Introduction..........................................................................................................................F5-1 F5.2 Methodology ........................................................................................................................F5-1 F5.3 Summary of AFFH Analysis Findings.....................................................................................F5-3 F5.4 Data Sources.........................................................................................................................F5-4 F5.5 Fair Housing Resources ........................................................................................................F5-4 F5.6 Ability to Address Complaints..............................................................................................F5-6 F5.7 Segregation and Integration Patterns and Trends...............................................................F5-7 F5.8 Disparities in Access to Opportunities .............................................................................. F5-29 F5.9 Disproportionate Housing Needs...................................................................................... F5-40 F5.10 Local Area Knowledge ....................................................................................................... F5-49 F5.11 Subsidized Housing............................................................................................................ F5-53 F5.12 Housing Site Inventory Analysis........................................................................................ F5-56 F5.13 Contributing Factors and Meaningful Actions .................................................................. F5-93 F5.14 Disparities in Access to Opportunities .............................................................................. F5-95 F5.14.1 Meaningful Actions to Address Fair Housing Issues......................................... F5-95 F6 Review of Past Accomplishments....................................................................................................F6-1 F6.1 Overview of Accomplishments.............................................................................................F6-1 F6.2 Effectiveness in Addressing Special Needs...........................................................................F6-2 F6.3 Quantified Objectives...........................................................................................................F6-5 F6.4 Review of Past Accomplishments.........................................................................................F6-6 F7 Housing Plan.....................................................................................................................................F7-1 F7.1 Goals and Policies.................................................................................................................F7-1 F7.2 Implementing Programs.......................................................................................................F7-3 F7.3 AFFH Actions Summary ..................................................................................................... F7-24 F7.4 Quantified Objectives........................................................................................................ F7-43 Tulare County Association of Governments
Tulare County Regional Housing Element
F-iv
Tables
Table F2-1 Population Change (2000 - 2020)....................................................................................F2-1 Table F2-2 Population by Age Group (2020).....................................................................................F2-2 Table F2-3 Population by Race/Ethnicity ..........................................................................................F2-2 Table F2-4 Employment by Industry (2020)......................................................................................F2-3 Table F2-5 Major Employers in Tulare County (2024) ......................................................................F2-4 Table F2-6 Occupational Employment and Wages by Major Occupational Group, Visalia-Porterville Metropolitan Area (2023) ..................................................................F2-5 Table F2-7 HUD Income Limits by Person per Household (dollars) ..................................................F2-6 Table F2-8 State of California Income Categories.............................................................................F2-6 Table F2-9 Median Household Income by Race/Ethnicity ................................................................F2-7 Table F2-10 Overpayment by Tenure..................................................................................................F2-8 Table F2-11 Cost Burdened Households.............................................................................................F2-8 Table F2-12 Households by Type ........................................................................................................F2-9 Table F2-13 Large Households by Tenure ...........................................................................................F2-9 Table F2-14 Overcrowding Severity by Tenure................................................................................ F2-10 Table F2-15 Senior Households by Tenure....................................................................................... F2-10 Table F2-16 Housing Cost Burden by Elderly Family Type and Tenure............................................ F2-11 Table F2-17 Inventory of Senior Housing......................................................................................... F2-12 Table F2-18 Tulare County CSET Senior Centers.............................................................................. F2-12 Table F2-19 Population by Number of Disabilities........................................................................... F2-12 Table F2-20 Disability by Age for the Total Population.................................................................... F2-13 Table F2-21 Developmental Disability by Age.................................................................................. F2-13 Table F2-22 Developmental Disability by Residence ....................................................................... F2-14 Table F2-23 Inventory of Housing for People with Disabilities........................................................ F2-14 Table F2-24 Resources for Large Families........................................................................................ F2-15 Table F2-25 Single Female-Headed Households.............................................................................. F2-15 Table F2-26 Female-Headed Family Households with No Spouse Present, by Poverty Status ....... F2-15 Table F2-27 Female-Headed Family Households with No Spouse Present, by Poverty Status and Tenure, City of Tulare............................................................................................ F2-16 Table F2-28 Single-Parent Resources............................................................................................... F2-16 Table F2-29 Extremely Low-Income Households by Tenure............................................................ F2-17 Table F2-30 Extremely Low-Income Households Overpaying by Tenure ........................................ F2-17 Table F2-31 Extremely Low-Income Households............................................................................. F2-17 Table F2-32 Inventory of Public Assisted Complexes, Tulare........................................................... F2-18 Table F2-33 Farmworker Population (2020) .................................................................................... F2-20 Table F2-34 Farmworkers in Tulare County by Days Worked (2022) .............................................. F2-20 Table F2-35 Homelessness by Type (2023)...................................................................................... F2-22 Table F2-36 Total Housing Units Over Time (1980 to 2020)............................................................ F2-23 City of Tulare
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2023-2031 Housing Element F-v
Table F2-37 Total Housing Units by Type......................................................................................... F2-24 Table F2-38 Housing Units by Tenure .............................................................................................. F2-25 Table F2-39 Vacancy Status by Type for Total Vacant Units............................................................ F2-26 Table F2-40 Housing Unit Size.......................................................................................................... F2-27 Table F2-41 Total Occupied Housing Units by Year Built................................................................. F2-28 Table F2-42 Substandard Housing Units.......................................................................................... F2-29 Table F2-43 Median Housing Value Over Time (1980 to 2020)....................................................... F2-30 Table F2-44 Median Gross Rent, Tulare, 2020................................................................................. F2-30 Table F2-45 Median Gross Rent Over Time, Tulare, 2020 ............................................................... F2-30 Table F2-46 Median Rent by Number of Bedrooms ........................................................................ F2-30 Table F2-47 Owner Occupied Units by Race .................................................................................... F2-31 Table F2-48 Housing Affordability Matrix – Tulare (2022)............................................................... F2-31 Table F2-49 Cost Burdened Owner-Occupied Households Over Time ............................................ F2-34 Table F2-50 Cost Burdened Renter-Occupied Households Over Time ............................................ F2-34 Table F2-51 Cost Burden by Income and Tenure............................................................................. F2-34 Table F2-52 Inventory of Public Assisted Complexes – Tulare......................................................... F2-36 Table F3-1 Listed Land Prices – Tulare ..............................................................................................F3-2 Table F3-2 Sold Land Prices – Tulare.................................................................................................F3-2 Table F3-3 Estimated Construction Cost...........................................................................................F3-3 Table F3-4 Home Purchase Loans Compared to Population by Race and Ethnicity (2017)..............F3-5 Table F3-5 Site Area per Dwelling Unit .............................................................................................F3-9 Table F3-6 Residential Development Standards............................................................................ F3-10 Table F3-7 Residential Parking Requirements ............................................................................... F3-11 Table F3-8 Residential Use Matrix.................................................................................................. F3-20 Table F3-9 Potential Emergency Shelter Capacity Analysis ........................................................... F3-25 Table F3-10 Residential Development Planning Fees...................................................................... F3-31 Table F3-11 Impact Fees .................................................................................................................. F3-32 Table F3-12 Residential Development Fee Comparison .................................................................. F3-33 Table F3-13 Timelines for Permit Procedures.................................................................................. F3-35 Table F3-14 Typical Processing Procedures by Project Type ........................................................... F3-36 Table F4-1 Tulare 2023-2031 RHNA..................................................................................................F4-4 Table F4-2 Accessory Dwelling Unit Production, City of Tulare........................................................F4-5 Table F4-3 Remaining Share of RHNA...............................................................................................F4-5 Table F4-4 Redevelopment Trends on Sites with Operational Agriculture ......................................F4-7 Table F4-5 Tulare Development Trends............................................................................................F4-8 Table F4-6 Realistic Capacity of Sites by Zoning District...................................................................F4-9 Table F4-7 Sites with Zoning Which Allows Nonresidential Development.................................... F4-10 Table F4-8 Tulare Site Inventory .................................................................................................... F4-13 Table F4-9 Tulare Annexation Sites................................................................................................ F4-18 Tulare County Association of Governments
Tulare County Regional Housing Element
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Table F4-10 Realistic Capacity of Rezoned Sites.............................................................................. F4-20 Table F4-11 Sites Used in Previous Planning Periods....................................................................... F4-20 Table F4-12 Adequacy of Residential Site Inventory........................................................................ F4-21 Table F5-1 Population by Racial Group (City of Tulare) ....................................................................F5-9 Table F5-2 Racial Dissimilarity Index Values for Segregation (Tulare and Visalia-Porterville Region) ............................................................................................ F5-11 Table F5-3 Tenure by Household Type and Presence of Children (City of Tulare) ........................ F5-16 Table F5-4 Demographics of Area of High Segregation and Poverty............................................. F5-23 Table F5-5 School District Characteristics (City of Tulare) ............................................................. F5-33 Table F5-6 Assistance Needs of Lower-Income Households (City of Tulare)................................. F5-43 Table F5-7 Race/Ethnicity of Homeless Population and Overall Population (City of Tulare) ........ F5-46 Table F5-8 Proposed Housing Units by Resource Area (Housing Opportunity Sties) .................... F5-58 Table F5-9 Site Inventory by Census Tract Characteristics ............................................................ F5-91 Table F6-1 Quantified Housing Objective and Achieved Accomplishments (2015-2023) ................F6-5 Table F6-2 RHNA Progress (2015-2023)............................................................................................F6-6 Table F6-3 Review of Past Accomplishments....................................................................................F6-7 Table F7-1 Quantified Objectives 2023-2031................................................................................. F7-43 Figures
Figure F2-1 Median Household Income .............................................................................................F2-7 Figure F2-2 Homelessness by Type Over Time, Households, Kings/Tulare CoC.............................. F2-21 Figure F4-1 Tulare Site Inventory .................................................................................................... F4-12 Figure F4-2 Chandler Grove Master Plan Annexation..................................................................... F4-19 Figure F5-1 Tulare Neighborhoods.....................................................................................................F5-2 Figure F5-2 Percent of Total Non-White Population (City of Tulare).................................................F5-8 Figure F5-3 Predominant Populations (City of Tulare).................................................................... F5-10 Figure F5-4 Racial Segregation and Integration (City of Tulare) ..................................................... F5-12 Figure F5-5 Disability by Type (City of Tulare)................................................................................. F5-13 Figure F5-6 Percent of Population with a Disability (City of Tulare) ............................................... F5-14 Figure F5-7 Percent of Population with a Disability and Residential Care Facilities (City of Tulare).............................................................................................................. F5-15 Figure F5-8 Children in Female-Headed Households, No Spouse/Partner Present (City of Tulare).............................................................................................................. F5-17 Figure F5-9 Children in Married-Couple Households (City of Tulare) ............................................. F5-18 Figure F5-10 Children in Female-Headed Households, No Spouse/Partner Present and Childcare Centers (City of Tulare)................................................................................. F5-19 Figure F5-11 Median Household Income (City of Tulare) ................................................................. F5-21 Figure F5-12 Low- and Moderate-Income Population (City of Tulare) ............................................. F5-22 Figure F5-13 Areas of High Segregation and Poverty (City of Tulare)............................................... F5-26 Figure F5-14 Poverty Status (City of Tulare)...................................................................................... F5-27 City of Tulare
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2023-2031 Housing Element F-vii
Figure F5-15 Concentrated Areas of Affluence (City of Tulare) ........................................................ F5-28 Figure F5-16 Walkability Index (City of Tulare) ................................................................................. F5-31 Figure F5-17 TCAC Opportunity Areas – Education Outcomes (City of Tulare) ................................ F5-32 Figure F5-18 TCAC Opportunity Areas - Economic (City of Tulare)................................................... F5-35 Figure F5-19 CalEnviroScreen 4.0 Percentile Scores (City of Tulare) ................................................ F5-37 Figure F5-20 TCAC Opportunity Areas - Environmental (City of Tulare)........................................... F5-38 Figure F5-21 SB 535 Disadvantaged Communities (City of Tulare)................................................... F5-39 Figure F5-22 Overpayment by Home Owners (City of Tulare).......................................................... F5-41 Figure F5-23 Overpayment by Renters (City of Tulare)..................................................................... F5-42 Figure F5-24 Overcrowded Households (City of Tulare) ................................................................... F5-45 Figure F5-25 Displacement Risk (City of Tulare)................................................................................ F5-49 Figure F5-26 Subsidized Housing (City of Tulare).............................................................................. F5-54 Figure F5-27 Public Housing (City of Tulare) ..................................................................................... F5-55 Figure F5-28 Housing Choice Vouchers (City of Tulare).................................................................... F5-57 Figure F5-29 Housing Opportunity Sites by TCAC Resource Area, Northeast Tulare........................ F5-59 Figure F5-30 Housing Opportunity Sites by TCAC Resource Area, Northwest Tulare....................... F5-60 Figure F5-31 Housing Opportunity Sites by TCAC Resource Area, Southeast Tulare........................ F5-61 Figure F5-32 Housing Opportunity Sites by TCAC Resource Area, Southwest Tulare....................... F5-62 Figure F5-33 Housing Opportunity Sites by Income Population, Northeast Tulare.......................... F5-65 Figure F5-34 Housing Opportunity Sites by Income Population, Northwest Tulare......................... F5-66 Figure F5-35 Housing Opportunity Sites by Income Population, Southwest Tulare......................... F5-67 Figure F5-36 Housing Opportunity Sites by Income Population, Southeast Tulare.......................... F5-68 Figure F5-37 Housing Opportunity Sites by Overcrowding, Northeast Tulare.................................. F5-69 Figure F5-38 Housing Opportunity Sites by Overcrowding, Northwest Tulare................................. F5-70 Figure F5-39 Housing Opportunity Sites by Overcrowding, Southwest Tulare................................. F5-71 Figure F5-40 Housing Opportunity Sites by Overcrowding, Southeast Tulare.................................. F5-72 Figure F5-41 Housing Opportunity Sites by Overpayment by Renters, Northeast Tulare ................ F5-73 Figure F5-42 Housing Opportunity Sites by Overpayment by Renters, Northwest Tulare ............... F5-74 Figure F5-43 Housing Opportunity Sites by Overpayment by Renters, Southwest Tulare ............... F5-75 Figure F5-44 Housing Opportunity Sites by Overpayment by Renters, Southeast Tulare ................ F5-76 Figure F5-45 Housing Opportunity Sites by Total Non-White Population, Northeast Tulare........... F5-78 Figure F5-46 Housing Opportunity Sites by Total Non-White Population, Northwest Tulare .......... F5-79 Figure F5-47 Housing Opportunity Sites by Total Non-White Population, Southwest Tulare .......... F5-80 Figure F5-48 Housing Opportunity Sites by Total Non-White Population, Southeast Tulare........... F5-81 Figure F5-49 Housing Opportunity Sites by Displacement Risk, Northeast Tulare........................... F5-82 Figure F5-50 Housing Opportunity Sites by Displacement Risk, Northwest Tulare .......................... F5-83 Figure F5-51 Housing Opportunity Sites by Displacement Risk, Southwest Tulare .......................... F5-84 Figure F5-52 Housing Opportunity Sites by Displacement Risk, Southeast Tulare ........................... F5-85 Figure F5-53 Housing Opportunity Sites by CalEnviroScreen Percentile Score, Northeast Tulare ... F5-87 Tulare County Association of Governments
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Figure F5-54 Housing Opportunity Sites by CalEnviroScreen Percentile Score, Northwest Tulare .. F5-88 Figure F5-55 Housing Opportunity Sites by CalEnviroScreen Percentile Score, Southwest Tulare .. F5-89 Figure F5-56 Housing Opportunity Sites by CalEnviroScreen Percentile Score, Southeast Tulare ... F5-90 City of Tulare
Public Participation
2023-2031 Housing Element F1-1
F1 Public Participation
This section details the efforts made in the City of Tulare to inform the public of, and engage the community in, the development of the Housing Element update. There was also community engagement conducted at a regional level, these efforts are described in Chapter 1, Regional Introduction and Community Engagement.

F1.1 Community Engagement
Each jurisdiction deployed a diverse range of public outreach methods to solicit input from stakeholders and community members including interviews, surveys, a project-specific website, community events, and public meetings. The City of Tulare collaborated with the other participating jurisdictions to compile a list of local stakeholders and organizations that provide affordable housing, market rate housing, homeless and other non-profit services, economic development services, and other community services in Tulare. These entities were included in all notifications associated with the Housing Element update, including the project website, community events, housing survey, and release of the public draft Housing Element. Detailed information on the public engagement program and copies of community engagement materials are provided in Chapter 1, Regional Introduction and Community Engagement.

F1.1.1 Public Noticing
In addition to the outreach conducted for the project described in Chapter 1, Regional Introduction and Community Engagement, Tulare utilized the following notification methods during the Housing Element update process to engage a diverse array of community members:
 An announcement with a link to the Housing Needs Survey was posted on the Tulare Public Library's Instagram account.
 Printed hard copies of Housing Needs Survey were placed on public counters (Permit Center, Library, Police Department, Parks/Community Centers).
 Posts were made to the City’s social media and the City’s website announcing the Housing Needs Survey and community workshop.
 Community meeting flyers were placed in the laundromats and coffee shops around the city and at City Hall, the Tulare Senior Citizen Center, and the Tulare Public Library.

F1.1.2 City Council Presentation
On March 21, 2023, City staff presented at a City Council meeting that was open to the public. City staff presented an introduction to the housing element, the RHNA, state legislation, and the project timeline.

No public comments were made at the meeting.

F1.1.3 Community Workshops
Tulare held an in-person workshop on May 22, 2023, to help inform the Housing Element and to introduce new Housing Element goals and requirements to the community. Information on the workshop content is available in Chapter 1, Regional Introduction and Community Engagement.

Tulare County Association of Governments
Tulare County Regional Housing Element
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Flyers advertising the workshops were posted on the City’s website. Four participants attended the workshop. Key findings from the workshops are as follows:
 Desire for affordable housing near community resources  Need more options for single-income larger families and more starter homes F1.1.4 Stakeholder Interviews
A series of virtual stakeholder interviews were hosted on March 21 and 23, and April 4, 2023, via Zoom.

During the stakeholder interviews, there was no discussion of housing issues specific to Tulare.

However, many of the issues discussed at the regional level apply to the City of Tulare. Information on the interviews is available in Chapter 1, Regional Introduction and Community Engagement.

F1.1.5 Public Comment Survey
The City of Tulare collaborated with TCAG and the other participating jurisdictions on the release of an online survey about housing needs to help inform the Housing Element. Information on the survey and input on a regional level is available in Chapter 1, Regional Introduction and Community Engagement.

This section summarizes information collected from survey respondents who noted that they reside in Tulare:
 Respondents selected “quality and size of housing,” “affordability,” and “close to work shopping and services” as most important factors when looking for housing.  Overall, most respondents selected “cost of quality housing” as the largest barrier to affording desirable housing. Respondents also noted that the cost of housing is too high in areas with good jobs and services, which is a barrier to affording housing.  The most urgent housing issues are affordability of desired housing, availability of desired housing, and homelessness.
 The housing assistance programs most beneficial to Tulare residents with housing needs are rental assistance or housing choice vouchers (HCVs), homebuyer loan counseling services, and housing assistance for residents with special needs. Respondents also cited landlord/tenant mediation services as a beneficial program to assist with housing needs.  “Housing with three or more bedrooms” was ranked as most needed in the region followed by “housing with one to two bedrooms.”
 Respondents from all jurisdictions identified a need for supportive housing programs for individuals experiencing homelessness.
 Respondents from all jurisdictions expressed the need for median-income housing, “higher end” housing, and non-low-income housing to keep families in the region.

F1.1.6 Response to Community Input
During community outreach, community members identified the following overarching themes regarding housing in the region. Each one is discussed with how it is addressed in the Housing Element.

Need more housing options for both renters and buyers at all income levels.

How addressed: The City will encourage diversification of the City’s housing stock and facilitate housing development for households of all income levels by removing barriers to development and actively pursuing sources of funding to finance new housing development projects.

City of Tulare
Public Participation
2023-2031 Housing Element F1-3
 Housing Plan Program 5 directs the City to encourage the production of ADUs as an affordable housing option through permit streamlining, spreading awareness of available ADU resources, hosting educational workshops and events, generating an ADU permitting checklist, and adopting pre-approved ADU plans. In addition, the City will prepare a report to identify strategies and implement a pilot program to advocate for ADUs as an affordable housing option for lower- and moderate-income households.
 Housing Plan Program 6 directs the City to amend the Zoning Code to facilitate the development of a variety of housing types. The City will review and revise development standards, including those related to allowed land uses in various zones, parking, building height, lot coverage, and objective standards. The City will also revise the Zoning Code to allow single-room occupancy housing, streamline the permitting process, and ensure ministerial permitting processes for multifamily and affordable housing development. In addition, the Zoning Code will be amended to remove barriers for the development of transitional and supportive housing, emergency shelters and low barrier navigation centers, employee housing for agricultural workers, and residential care facilities.  Housing Plan Program 7 directs the City to utilize a variety of development tools to expand affordable housing options for households of all income levels, including reviewing and revising the General Plan, applicable Specific Plans, and the Zoning Code and Zoning Map to remove barriers to housing production and facilitate the development of a variety of housing types. The City will amend the Zoning Code to offer regulatory concessions and incentives for affordable housing projects, in compliance with state law, expedited project application review for affordable housing and housing for people with special needs. The City will develop a web-based Housing Development Toolkit for housing developers to outline the residential development process and identify funding programs and resources for housing development. The City will also pursue funding opportunities, such as the Community Development Block Grant Programs, CalHome, Permanent Local Housing Allocation Program, and Project Homekey funds, to finance affordable housing and housing for households with special needs. Under Housing Plan Program 7, the City will develop and implement an affordable housing strategy and educational campaign that includes short-term and long-term goals for increasing affordable housing.
 Housing Plan Program 10 directs the City to apply for grants on behalf of local nonprofit organizations to fund housing projects for low-income families with children, homeless residents, farmworkers, and transitional and supportive housing. The City will review and remove constraints to housing development related to development impact fees, the Site Plan review process, and short-term rentals. In addition, the City will work with the Housing Authority of Tulare County (HATC) and Self-Help Enterprises to continue providing downpayment assistance to homebuyers.  Housing Plan Program 13 directs the City to maintain a list of City-owned parcels and work with potential developers and funding agencies to facilitate the development of affordable housing on City-owned land.

Need for financial assistance for low-income families that rent and own.

How addressed: The City will coordinate with local service providers and agencies that operate assistance programs for low-income households to spread awareness of available financial resources.  Housing Plan Program 10 directs the City to apply for funding to support the City’s Tenant Based Rental Assistance Program and increase awareness of HATC’s HCV Program.  Housing Plan Program 11 directs the City to continue administering and expand the City’s First-Time Homebuyers Program by pursuing funding for the program and promoting awareness of homebuyer assistance programs offered by the California Housing Finance Agency (CalHFA), including the Tulare County Association of Governments
Tulare County Regional Housing Element
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Mortgage Credit Certificate Program, CalPlus Conventional Program, and the CalHFA Conventional Program.

Need for housing close to services and jobs.

How addressed: The City will implement programs that will encourage new housing development in proximity to jobs and services as well as programs that support the creation of new jobs and services in areas with existing housing.
 Housing Plan Program 14 directs the City to collaborate with the Tulare Chamber of Commerce, Tulare County Economic Development Corporation, and Workforce Investment Board to attract businesses and jobs to the city. The City will also collaborate with the Workforce Investment Board and Community Services Employment Training to connect residents to available employment assistance and job training programs, host an annual job fair and workforce training event, and provide free bus passes to residents attending job fairs and interviews. In addition, the City will identify and implement planning and infrastructure needs to support business development in the city.
 Housing Plan Programs 5, 6, 7, 10, and 13 direct the City to support housing development, especially affordable housing, throughout the city, prioritizing areas that have existing infrastructure and services, including transit access. Housing Plan Programs 1 and 14 direct the City to collaborate with regional partners and other jurisdictions in the county to address economic development opportunities and expand transit access to new and established residential areas. The City will prepare and implement a transit and active transportation needs study and apply for funding to finance active transportation projects.
 Many of the housing opportunity sites identified in the Site Inventory are in proximity to transit that connect to bus routes operating throughout the city and region as well as jobs and services. In particular, sites that are located in Downtown Tulare and Historic East Tulare (eight sites with 143 housing units in total) are in close proximity to the Tulare Transit Center, which connects to most bus routes within the city as well as routes connecting to other areas of concentrated employment and services in the region, such as Visalia, Porterville, and Delano.

Need for housing for large families.

How addressed:
 Housing Plan Program 7 directs the City to facilitate affordable housing development by pursuing funds from state and federal grant opportunities and prioritizing subsidies for housing projects targeting special needs populations, including large households. In addition, the City will review the General Plan, applicable Specific Plans, and the Zoning Code to remove barriers to housing development in an effort to encourage development of a greater mix of dwelling types and sizes, including larger units.

F1.1.7 Public Review of the Initial Draft Housing Element The draft Housing Element was available for public review for 31 days from June 6 to July 7, 2024. The draft Housing Element was posted on the project website (https://tulareregionalhousingelement.rinconconsultants.com/). The City posted flyers in English and Spanish publicizing the availability of the draft Housing Element on the City’s website. The City posted announcements on its social media platforms, at the City Hall kiosk, and at the City library. The City’s Community Development Director gave an informational presentation on the Housing Element update City of Tulare
Public Participation
2023-2031 Housing Element F1-5
and the upcoming public review draft at a City Council meeting on June 4, 2024, which was open to the public. No public comments were provided at the meeting.

The City received one written comment on the draft Housing Element from the City of Visalia expressing support for the City to commit to allocating Community Development Block Grant (CDBG) and Permanent Local Housing Allocation (PLHA) Program funds to the development of the emergency shelter that is planned to begin operation by the end of 2025, as stated in Housing Plan Program 10. In response to this comment, the City revised Housing Plan Program 10 to include the City’s commitment to allocating CDBG and/or PLHA funds for the establishment of an emergency shelter.

The Initial Draft Housing Element was submitted to HCD on July 29, 2024.

F1.1.8 Public Review of the Revised Draft Housing Element First Subsequent Draft Housing Element
The draft Housing Element was revised per HCD’s comment letter received October 18, 2024.

On January 14, 2025, prior to resubmitting the draft to HCD, the City conducted additional outreach to individuals and organizations that develop affordable housing and/or serve lower-income and special needs groups in the city. The City sent a questionnaire to the following organizations:
 Housing Authority of Tulare County  Leadership Council for Justice and Accountability  Self-Help Enterprises  Lighthouse Rescue Mission
 Salt + Light Works  Community Services Employment Training (CSET)  Kings/Tulare Homeless Alliance  Kings View
 Altura Centers for Health  Tulare County Health and Human Services Agency  Central Valley Regional Center  Family Services of Tulare County The City received feedback from Tulare County Health & Human Services Agency, Lighthouse Rescue Mission, Family Services of Tulare County, Self Help Enterprises, and Kings View, summarized in the points below:
 Residents of Tulare that are unhoused or at risk of homelessness often face a lack of housing options. This includes services and support systems like low barrier shelters, low-income housing, housing vouchers, rapid re-housing, and other low barrier housing choices. Health conditions of unhoused or at-risk residents often result in inadequate accommodation for individuals with health conditions, such as medical devices and housing adaptations.  Access to safe and affordable housing compounded by personal and systemic barriers such as having little or no credit, previous evictions, high moving costs and deposit fees, behavioral health challenges, lack of work history, and substance abuse issues. Unhoused individuals and individuals at risk of homelessness face persistent challenges related to eviction. Landlords can be reluctant to rent to formerly unhoused or lower-income people due to bias.  The unhoused population is primarily centered in the Safe Encampment and awaiting the opening of the Navigation Center. Once that site is operational, their primary housing needs will be in proximity to resources such as affordable grocery stores and public transportation due to their extreme poverty.

Tulare County Association of Governments
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 The City would benefit from identifying smaller, focused projects on specific housing and shelter types. While larger projects often appear to centralize a challenge and reduce cost, the unanticipated costs often include the operational and administrative burden created by over-sized facilities. Oversized projects create health and safety risks and as a result legal liability for an operator and the city. Furthermore, oversized projects have a higher likelihood of requiring law enforcement presence, which in turn increases city costs and reduces the effectiveness and utilization of the oversized projects.
 A lack of viable vocational options is persistent for unhoused residents who may not be eligible for employment because of their social determinants of health.  Access to public transportation is needed. Public transit options within the City of Tulare tend to be good with clean buses and convenient routes.
 While Medi-Cal covers non-emergency medical transportation, there is an absence of funding for social service appointment transportation. This includes appointments for housing vouchers, applications, and other housing related entitlements.
 The City has been an excellent partner in identifying resources and developing new options. More low-income housing is needed to meet the growing demand.  It would be beneficial to build housing units to assist unhoused residents by utilizing HUD and private grants as well as State funding to build affordable units.  Lower-income and senior residents who own housing sometimes have homes that need maintenance which these individuals cannot afford such as a new roof, heating, and air conditioning.
 Rental housing affordable to lower-income households sometimes needs mold remediation or other repair and rehabilitation needs.
 All areas of the city could use more multifamily housing and additional smaller (1-2 bedroom) residential units close to services such as parks and stores.  There is a specific need for affordable housing for seniors.  Areas where there is a greater need for housing options are the western (around Cross Street) and northeastern sides of the city.
 The City should overlay the housing inventory sites with the TCAC/HCD Opportunity Maps, and place at least 50 percent of sites in High Opportunity zones
 Additional housing options are needed within walking distance of shopping centers and medical facilities.
 The northwest side of Tulare, where the new Madsen Garden apartment complex was built, needs access to public transportation. All Madsen Garden residents must walk about a mile to access city buses, which is a barrier to access jobs and medical appointments.  The City could better educate the public on homelessness programs and provide incentives to landlords to rent to unhoused persons. Better mental health case management is desired.

In response to the input, the City revised the Housing Element in the following ways:
 To ensure that lower-income and senior households obtain information about available rehabilitation grant programs, the City added a directive in Housing Plan Program 9 to provide traditional media notices (flyers, newsletters) at the library and senior center, as well as on the City’s website.

City of Tulare
Public Participation
2023-2031 Housing Element F1-7
 To further address homelessness, the City added prioritization of smaller projects that can provide services in Housing Plan Program 10.
 To respond to the input on the need to assist lower income seniors, the City added a directive to Housing Plan Program 10 to pursue funding for affordable senior projects and projects for extremely low-income households, as well as lower-income families with children.  To respond to the need for additional farmworker housing, the City added several actions in Housing Plan Program 10 to support the development and improvement of housing for farmworkers.  To respond to input on barriers to housing for those experiencing or at risk of homelessness, the City added an action in Housing Plan Program 13 to coordinate with the Workforce Investment Board to reach out to local nonprofits who work with underserved populations (i.e., persons experiencing homelessness, youth) to provide job training opportunities.

The first subsequent Housing Element was submitted to HCD on March 4, 2025. That draft was available to the public on February 25, 2025, for the mandatory seven days until March 4, 2025. No comments were received. HCD completed its review on April 30, 2025.

Second Subsequent Draft Housing Element
The draft Housing Element was revised to respond to HCD’s findings, and was put out for public review from July 14 to July 21, 2025. One public comment was received from Leadership Counsel for Justice & Accountability (LCJA), summarized below.

Comment
ID Comment Summary Response
LCJA-1 The comment urges the City to
include a thorough analysis of
infrastructure deficiencies in the
disadvantaged unincorporated
community of Matheny Tract,
pursuant to the requirements of
California Government Code Section
65302.10, as part of its housing
element update.

The City acknowledges that for all disadvantaged unincorporated communities in its sphere of influence, the City must complete an analysis of the infrastructure needs, evaluation of funding to extend services, with each housing element cycle. The current analysis can be found in the City’s General Plan Land Use Element. It is not required to be a part of the housing element, and the City will conduct this analysis as part of its General Plan update, anticipated to begin in 2026. The General Plan update will include development of an Environmental Justice Element.

Matheny Tract is served by City water, and the City is participating in a project to bring sewer service to Matheny Tract, with the cost to construct individual connections being grant funded. This project is in the design phase.

LCJA-2 The comment emphasizes the need
for regional collaboration between
the City and County to address
infrastructure, environmental, and
transportation challenges.

The City and the County already collaborate on many of these issues— for instance, transit is provided by the Tulare County Regional Transit Agency which is a joint powers authority of which the City and County are members. Similarly, the Tulare County Association of Governments is responsible for transportation planning in the region, and the City and County both have representatives on its Board of Governors.

As describe above, the City and County are collaborating to bring City services (sewer and water) to Matheny Tract. In the event that Matheny Tract is ever annexed into the city, the City and County would coordinate to transition all other services. The City recognizes that its activities may have an environmental impact on the unincorporated areas, and evaluates those effects as part of any environmental review.

Tulare County Association of Governments
Tulare County Regional Housing Element
F1-8
Comment
ID Comment Summary Response
LCJA-3 The comment recommends that the
City clarify that economic
development efforts do not
implicate a rezoning or other
negative impacts to communities
like Matheny Tract while promoting
equitable access to communitycentered businesses.

No rezoning is implied in unincorporated areas, as the City has no land use jurisdiction in those areas. The Housing Element does not contemplate any rezoning beyond what is required for the site inventory. Economic development activities contemplated in the Housing Element focus on capital improvements, workforce development, and support for local business, but would not directly support any specific type of business in any specific location.

The City submitted the revised draft to HCD for review on August 1, 2025. HCD completed its review on September 29, 2025.

Third Subsequent Draft Housing Element
The City prepared a revised draft and made it available for public review from October 31, 2025, to November 7, 2025. HCD completed its review on November 11, 2025, and reported that the draft met all statutory requirements. The City adopted the Housing Element on April 21, 2026.

City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-1
F2 Housing Needs Assessment
This chapter provides an individual assessment of housing needs for the City of Tulare. This section summarizes demographic, employment, and housing characteristics. The main source of the information is the pre-approved data package for jurisdictions approved by the California Department of Housing and Community Development (HCD). This data is primarily sourced from the United States (U.S.) Census, the California Department of Finance (DoF), and American Community Survey (ACS) 2016-2020 5-year estimates. The data contained throughout this chapter may differ from the data included in Chapter F5, Affirmatively Furthering Fair Housing, due to the availability of data at the time these chapters were written. Tables and figures also include comparable data for Tulare County and the state where it is found most useful.

Population Characteristics
Population characteristics, such as growth rate, age, and income levels, affect the type and amount of housing needed in a community. Residents’ age and income, employment trends, and other factors influence the type of housing needed and the community’s ability to afford housing. The following section analyzes Tulare’s population characteristics and trends.

Population Growth
Table F2-1 analyzes population change from 2000 to 2020. Tulare experienced a large population increase of 34.7 percent from 2000 to 2010. Growth slowed in the following decade from 2010 to 2020 with a 16.2 percent increase. However, the rate of growth during this time was still three times the growth rate of Tulare County and California as a whole.

Table F2-1 Population Change (2000 - 2020)
Jurisdiction 2000 2010 2020
Percent Change
2000-2010
Percent Change
2010-2020
Tulare 43,994 59,278 68,875 34.7% 16.2%
Tulare County 368,021 442,179 463,955 20.2% 4.9%
California 33,971,648 37,253,956 39,346,023 9.7% 5.6%
Source: U.S. Census Bureau, Census 2000, 2010; Social Explorer tables for Census 2020.

Age Characteristics
Table F2-2 shows a breakdown of population by age group and each group’s percentage of the total population. The age groups include preschool (under five years), school-age students (five to 17 years), college-age students (18 to 24 years), young adults (25 to 44), middle-aged adults (45 to 64), and seniors (65 and over). In Tulare, the largest age group is the young adult category, representing 26.5 percent of the total population, similar to the county (26.9 percent) and state (24.9 percent). The second largest age group in Tulare is school-aged students at 25.2 percent, which is higher than the county (22.8 percent) and the state (16.6 percent). Conversely, the share of Tulare residents who are seniors (65 years and older) is less than in the county and state.

Tulare County Association of Governments
Tulare County Regional Housing Element
F2-2
Table F2-2 Population by Age Group (2020)
Jurisdiction
Under 5
years
(Preschool)
5 to 17
years
(School-age
Students)
18 to 24
years
(College-age
Students)
25 to 44
(Young
Adults)
45 to 64
(Middleaged
Adults)
65 years
and over
(Seniors)
Total
Population
Tulare 5,826 16,244 7,427 17,070 12,692 5,287 64,546
Percent 9.0% 25.2% 11.5% 26.5% 19.7% 8.2%
Tulare County 36,942 105,835 46,977 124,822 96,553 52,826 463,955 Percent 8.0% 22.8% 10.1% 26.9% 20.8% 11.4%
California 2,409,082 6,547,559 3,724,239 11,241,816 9,778,830 5,644,497 39,346,023 Percent 6.1% 16.6% 9.5% 28.6% 24.9% 14.4%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B01001.

Race and Ethnicity
Table F2-3 shows race and ethnicity of residents in Tulare, Tulare County, and California. In Tulare, 63.6 percent of the population identifies as Hispanic/ Latino (of any race), slightly lower than the county (65.1 percent) and higher than the state (39.1 percent). The second largest population group by race/ethnicity is white (not Hispanic/Latino) representing 28.0 percent of the total population in Tulare.

This percentage is similar to the county (27.8 percent) and lower than in the state (36.5 percent).

Table F2-3 Population by Race/Ethnicity
Jurisdiction
Asian, not
Hispanic
Black, not
Hispanic
White, not
Hispanic
Other race, not
Hispanic*
Hispanic/ Latino
(any race)
Total
Population:

Tulare 1,437 1,913 18,096 2,038 41,062 64,546
Percent 2.2% 3.0% 28.0% 3.2% 63.6%
Tulare County 15,857 5,923 128,751 11,505 301,919 463,955 Percent 3.4% 1.3% 27.8% 2.5% 65.1%
California 5,743,983 2,142,371 14,365,145 1,713,595 15,380,929 39,346,023 Percent 14.6% 5.4% 36.5% 4.4% 39.1%
*Note: Other race includes American Indian and Alaskan Native, Native Hawaiian and Pacific Islander, Two or More Races, and Some Other Race.

Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B01001.

Economic Characteristics
Employment
Understanding employment and occupation patterns can provide insight into present housing needs.

Table F2-4 shows employment by industry for Tulare. The educational services, and health care and social assistance sector employs 5,866 people or 22.4 percent of the workforce in Tulare, similar to the county average (21.6 percent) and the state average (21.2 percent). The second largest industry in Tulare is retail trade with 19.9 percent of Tulare’s workforce employed in this sector. The percentage of residents employed in agriculture, forestry, fishing and hunting, and mining is 10.2 percent, less than the county average of 15.6 percent but higher than the statewide total of 2.1 percent.

City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-3
Table F2-4 Employment by Industry (2020)
Tulare Percent Tulare County Percent California Percent Educational Services, And Health
Care And Social Assistance
5,866 22.4% 39,809 21.6% 3,960,265 21.2%
Retail Trade 3,647 13.9% 20,382 11.1% 1,942,421 10.4%
Manufacturing 2,661 10.2% 15,074 8.2% 1,676,497 9.0%
Agriculture, Forestry, Fishing And
Hunting, And Mining
2,673 10.2% 28,627 15.6% 394,290 2.1%
Arts, Entertainment, And
Recreation, And Accommodation
And Food Services
2,264 8.7% 15,326 8.3% 1,894,858 10.2%
Professional, Scientific, And
Management, And Administrative,
And Waste Management Services
1,857 7.1% 12,541 6.8% 2,581,266 13.8%
Public Administration 1,733 6.6% 10,691 5.8% 850,479 4.6% Transportation And Warehousing,
And Utilities
1,543 5.9% 9,021 4.9% 1,028,818 5.5%
Construction 1,429 5.5% 10,863 5.9% 1,190,537 6.4%
Wholesale Trade 977 3.7% 6,000 3.3% 514,234 2.8%
Other Services, Except Public
Administration
775 3.0% 8,228 4.5% 952,302 5.1%
Finance And Insurance, And Real
Estate, And Rental And Leasing
616 2.4% 5,252 2.9% 1,118,253 6.0%
Information 146 0.6% 2,062 1.1% 542,674 2.9%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C24050.

According to the California Bureau of Labor Statistics, the unemployment rate in the City of Tulare as of September 2024 is 6.9 percent, which is higher than the long-term average of 5.8 percent observed over the previous two years. Since 2020, Bureau data indicates that unemployment rates have decreased significantly in Tulare and California. Tulare’s unemployment rate is lower than the countywide average (9.3 percent) but higher than the statewide average (5.3 percent).

Table F2-5 shows the major employers in Tulare County, the number of employees, and type of industry.

The majority of large employers are located in the City of Visalia, which is the county’s largest city and the County seat. The largest employers in Tulare are Saputo Cheese USA Inc. (500-999 employees), Tulare City (500-999 employees), Tulare Joint Union High School (500-999 employees), Tulare Local Healthcare District (500-999 employees), Adventist Health Tulare (250-499 employees), Land O'Lakes Industrial Cheese (250-499 employees), and Solid Waste Collection (250-499 employees). Tulare does not anticipate any significant changes in employment trends and is not aware of any new large-scale employers planning on relocating to Tulare during the planning period.

Tulare County Association of Governments
Tulare County Regional Housing Element
F2-4
Table F2-5 Major Employers in Tulare County (2024)
Employer Name Number of Employees Location Industry
Adventist Health Tulare 250-499 Tulare Hospitals
Eagle Mountain Casino 500-999 Porterville Casinos
Kings Canyon National Park 250-499 Springville National Parks/Preserves Land O'Lakes Indl Cheese 250-499 Tulare Cheese Processors (mfrs) Latino Farm Labor Svc 500-999 Visalia Contractors
Monrovia Nursery Co 500-999 Woodlake Nurseries-Plants Trees & Etc-Wholesale Porterville Developmental Ctr 500-999 Porterville Hospitals Prima Wawona 500-999 Cutler Fruits & Vegetables-Growers & Shippers Saputo Cheese USA Inc 500-999 Tulare Cheese Processors (mfrs) Sierra View Medical Ctr 500-999 Porterville Hospitals
Solid Waste Collection 250-499 Tulare Public Works Department Sun Pacific 250-499 Exeter Fruits & Vegetables-Growers & Shippers Tulare City 500-999 Tulare General Government Support
Tulare County Child Care Prgm 500-999 Visalia Child Care Service Tulare County Lake Patrol 250-499 Visalia Government Offices-County Tulare County Ofc of Edu Sicon 1,000-4,999 Visalia Schools Tulare County Parks & Rec Dept 250-499 Visalia Parks
Tulare County Resource Mgmt 250-499 Visalia Government Offices-County Tulare Joint Union High Sch 500-999 Tulare Schools
Tulare Local Healthcare Dist 500-999 Tulare Health Care Management US Cotton Classing Office 250-499 Visalia Government Offices-Federal Valley Labor Svc Inc 500-999 Dinuba Services NEC
Visalia Public Works Admin 250-499 Visalia Public Works Department Walmart Distribution Ctr 1,000-4,999 Porterville Distribution Centers (whls) Yokuts Coffee House 500-999 Porterville Full-Service Restaurant Source: California Employment Development Department, Major Employers in Tulare County. Accessed 2024 https://labormarketinfo.edd.ca.gov/majorer/countymajorer.asp?CountyCode=000107 Table F2-6 shows the employment estimates, average hourly wage and average annual wage for employment industries in the Visalia-Porterville Metropolitan Statistical Area (MSA) as of May 2023 (latest available data). The occupational groups offering the lowest wages are food preparation and serving related, healthcare support, and farming, fishing, and forestry. Occupational groups offering the highest wages include management, legal, and healthcare practitioners and technical.

The largest percentage of employed civilians in the City of Tulare are in the health care; retail; agriculture and farming, fishing, and forestry; and manufacturing industries. While healthcare practitioners have a higher average annual salary ($107,806) than the metropolitan area mean annual wage ($57,034), healthcare support worker average salary ($36,900) is approximately 65 percent of the mean annual wage, similar to the mean annual wage for those employed in farming, fishing, and forestry ($36,962) and food service ($36,192). Educational workers earn a mean annual wage of $75,358 which is higher than the metropolitan area mean annual wage.

City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-5
Table F2-6 Occupational Employment and Wages by Major Occupational Group, VisaliaPorterville Metropolitan Area (2023) Major Occupational Group Mean Hourly Wage Mean Annual Wage Total, all occupations $27.42 $57,034
Management $57.62 $119,850
Business and financial operations $38.37 $79,810
Computer and mathematical $45.34 $94,307
Architecture and engineering $44.10 $91,728
Life, physical, and social science $36.30 $75,504
Community and social service $29.58 $61,526
Legal $55.64 $115,731
Educational instruction and library $36.23 $75,358
Arts, design, entertainment, sports, and media $28.97 $60,258 Healthcare practitioners and technical $56.44 $117,395
Healthcare support $17.99 $37,419
Protective service $31.43 $65,374
Food preparation and serving related $17.40 $36,192
Building and grounds cleaning and maintenance $19.96 $41,517 Personal care and service $19.33 $40,206
Sales and related $22.12 $46,010
Office and administrative support $23.98 $49,878
Farming, fishing, and forestry $17.77 $36,962
Construction and extraction $30.86 $64,189
Installation, maintenance, and repair $28.55 $59,384
Production $22.63 $47,070
Transportation and material moving $21.47 $44,658
Source: U.S. Bureau of Labor Statistics. Occupational Employment and Wages in Visalia-Porterville (May 2023) https://www.bls.gov/regions/west/news-release/occupationalemploymentandwages_visalia.htm A household with two income earners in the agricultural or food service sectors may average an annual household income at or under $74,000. A household of four people would be considered low-income according to the 2022 HUD guidelines. As discussed in Section F.2-19 Housing Affordability, a lowincome household of four can afford to pay approximately $1,278 in monthly rent before overpaying for housing costs. The median monthly rent for a three-bedroom unit in Tulare is $1,795. According to a 2024 report by the California Housing Partnership, renters in Tulare County need to earn 1.4 times the minimum wage to afford the average asking rent, equal to an annual income of $46,884. Medical assistants, retail salespersons, and farmworkers, which are common employee types in Tulare, typically earn a salary that does not meet that threshold.1
A household with one person employed in the education sector would likely earn an annual household income around $75,000, which for a household of four would be considered low-income. With two earners, the household would be considered above moderate income. Single-earner households in 1 California Housing Partnership. 2024. Tulare County 2024 Affordable Housing Needs Report. https://chpc.net/wpcontent/uploads/2024/05/Tulare_Housing_Report.pdf Tulare County Association of Governments
Tulare County Regional Housing Element
F2-6
Tulare, even with employment in a relatively higher annual wage industry, are likely to need subsidized housing. Special needs households such as single-parent households and farmworkers are likely to be unable to afford appropriately sized market-based rental units in Tulare.

Income Definitions and Income Limits
The State and Federal governments classify household income into several categories based upon the relationship to the county area median income (AMI), adjusted for household size. The U.S. Department of Housing and Urban Development (HUD) estimate of AMI is used to set income limits for eligibility in federal housing programs. The income categories include:
 Acutely low-income households, which earn up to 15 percent AMI;  Extremely low-income households, which earn up to 30 percent AMI;  Very low-income households, which earn between 31 and 50 percent AMI;  Low-income households, which earn between 51 and 80 percent AMI; and  Moderate income households, which earn between 80 and 120 percent AMI.

For all income categories, income limits are defined for various household sizes based on a four-person household as a reference point. Income limits for larger or smaller households are calculated by HUD (see Table F2-7). According to HUD, the AMI for a four-person household in Tulare County was $80,300 in 2021.

Table F2-7 HUD Income Limits by Person per Household (dollars) Household Size: 1 2 3 4 5 6 7 8
Acutely Low-Income $8,450 $9,650 $10,850 $12,050 $13,000 $14,000 $14,950 $15,900 Extremely Low-Income $16,350 $18,700 $23,030 $27,750 $32,470 $37,190 $41,910 $46,630 Very Low-Income $27,300 $31,200 $35,100 $38,950 $42,100 $45,200 $48,300 $51,450 Low-Income $43,650 $49,850 $56,100 $62,300 $6,730 $72,300 $77,300 $82,250 Median-Income $56,200 $64,250 $72,250 $80,300 $84,730 $93,150 $99,550 $106,000 Moderate-Income $67,450 $77,100 $89,700 $96,350 $104,050 $111,750 $119,450 $127,200 Source: U.S. Department of Housing and Urban Development (HUD), 2021.

HCD uses the income categories shown in Table F2-8 to determine eligibility for state housing programs.

HCD’s methodology for calculating AMI is slightly different from HUD’s methodology, and therefore the AMI and income limits vary.

Table F2-8 State of California Income Categories
Income Category Percent of County Area Median Income (AMI) Extremely Low 0-30% AMI
Very Low 31%-50% AMI
Low 51%-80% AMI
Moderate 81%-120% AMI
Above Moderate 120% AMI or greater
Source: Section 50093 of the California Health and Safety Code.

City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-7
Figure F2-1 shows actual median household income in Tulare as reported by the 2016-2020 ACS. This median income is for all households, regardless of household size. The median household income in Tulare was $56,024 in 2020 which was higher than in Tulare County ($52,534) and lower than statewide ($78,672).

Figure F2-1 Median Household Income
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B19013.

Table F2-9 shows the median household income for Tulare by race/ethnicity in 2020. Native Hawaiian and Other Pacific Islander households had the highest median income of $85,859 per year, followed by Asian American households at $82,120. Households with residents who identified as “two or more races” had the third highest median income at $65,482. Residents who identified as “some other race” had the lowest reported median income of $48,966. Black/African American households had the lowest median income across the state and county; however, data for this category is not available for Tulare.

Table F2-9 Median Household Income by Race/Ethnicity
Jurisdiction
White,
Alone
Black or
African
American,
Alone
American
Indian and
Alaskan
Native,
Alone
Asian,
Alone
Native
Hawaiian
and Other
Pacific
Islander,
Alone
Some
Other
Race,
Alone
Two or
More
Races,
Alone
Hispanic
or Latino,
Any Race
Tulare $61,888 N/A N/A $82,120 $85,859 $48,966 $65,482 $53,319 Tulare County $64,453 $44,708 $37,632 $67,396 N/A $47,520 $62,159 $46,063 California $90,496 $54,976 $60,182 $101,380 $81,682 $59,287 $76,733 $62,330 Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B19013.

Overpayment and Housing Cost Burden
Table F2-10 lists the number of owner-occupied, renter-occupied, and total households overpaying in Tulare. Generally, renters are more affected by overpayment than owners. As shown, 51.6 percent of renter-occupied households are overpaying for housing costs in Tulare, which is higher than the county (48.4 percent) and similar to the state (51.5 percent). $56,024 $52,534
$78,672
$-
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
$70,000
$80,000
$90,000
City of Tulare Tulare County California
Median Household Income
Tulare County Association of Governments
Tulare County Regional Housing Element
F2-8
Table F2-10 Overpayment by Tenure
Jurisdiction Owner-Occupied Overpaying Renter-Occupied Overpaying Total Overpaying Tulare 3,570 4,063 7,633
Percent 34.0% 51.6%
Tulare County 23,773 28,894 52,667
Percent 30.0% 48.4%
California 2,237,292 3,019,235 5,256,527
Percent 31.0% 51.5%
Source: U.S. Census Bureau, ACS 06-10, 11-15, 16-20 (5-year Estimates), Table B25070.

Comprehensive Housing Affordability Strategy (CHAS) data provided by HUD provides information on cost burden based on the HUD Area Median Family Income (HAMFI). This data is included in Table F2-11 below. While the totals do not align exactly with 2020 ACS data presented above, the CHAS data identifies the level at which cost burdened households are overpaying for housing. As shown, 38.6 percent of households in Tulare spend at least 30 percent of their income on housing (cost burdened), similar to the countywide and statewide averages. Further, 16.4 percent of Tulare residents are spending more than 50 percent of their income on housing (severe cost burden), slightly lower than in the county average (18.0 percent) and state average (18.6 percent).

Table F2-11 Cost Burdened Households
Jurisdiction
Cost Burden
<= 30%
Cost Burden
>30% to <=50%
Cost Burden
>50%
Cost Burden Not
Available Total
Tulare 11,083 4,083 3,019 235 18,420
Percent 60.2% 22.2% 16.4% 1.3% 100.0%
Tulare County 84,225 27,570 24,864 1,581 138,240
Percent 60.9% 19.9% 18.0% 1.1% 100.0%
California 7,807,275 2,632,205 2,427,660 177,125 13,044,265 Percent 59.9% 20.2% 18.6% 1.4% 100.0%
Source: US Housing and Urban Development, CHAS 2015-2019 (5-Year Estimates).

Household Characteristics
Table F2-12 provides information on household types in Tulare. Of the 18,381 households in Tulare, 9,733 are married-couple households with or without children and 1,875 are cohabitating couple households with or without children. Over half of households in Tulare and Tulare County are marriedcouple households.

City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-9
Table F2-12 Households by Type
Jurisdiction
Married-Couple Household Cohabitating Couple Household Total Total Children No Children Total Children No Children Households Tulare 9,733 5,371 4,362 1,875 1,278 597 18,381
Percent 53.0% 29.2% 23.7% 10.2% 7.0% 3.3%
Tulare County 73,140 35,234 37,906 10,809 6,596 4,213 139,044 Percent 52.6% 25.3% 27.3% 7.8% 4.7% 3.0%
California 6,510,580 2,784,123 3,726,457 896,192 327,712 568,480 13,103,114 Percent 49.7% 21.2% 28.4% 6.8% 2.5% 4.3%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B11012.

Large Households
Table F2-13 provides information on large (households with five or more people) households by tenure in Tulare. As shown, 23.7 percent of households in Tulare consist of five or more people, which is a greater share than in the county (21.3 percent) and in the state (13.7 percent). In Tulare, owneroccupied 5-person households (7.3 percent), renter-occupied 5-person households (5.2 percent), and renter-occupied 6-person households (4.2 percent) comprise the largest percentages of large households, while renter-occupied 7-or-more person households (1.8 percent) make up the smallest percentage of large households. Additionally, both the city of Tulare and Tulare County have higher percentages of owner-occupied 6- and 7-person households than the state average.

Table F2-13 Large Households by Tenure
Jurisdiction Total
Owner-Occupied
Large Households
Renter-Occupied
Large Households
5-Person 6-Person
7-or-More
Person 5-Person 6-Person
7-or-More
Person
Tulare 4,360 1,346 622 341 952 769 330
Percent 23.7% 7.3% 3.4% 1.9% 5.2% 4.2% 1.8%
Tulare County 29,599 8,116 4,101 3,237 7,507 3,896 2,742 Percent 21.3% 5.8% 3.0% 2.3% 5.4% 2.8% 2.0%
California 1,809,518 567,528 238,866 195,326 458,328 201,263 148,207 Percent 13.7% 4.3% 1.8% 1.5% 3.5% 1.5% 1.1%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25009.

Overcrowding
Table F2-14 provides information on overcrowding by tenure in Tulare. There are 1,934 overcrowded households in the city, of which 758 are owner-occupied households and 1,176 are renter-occupied.

Tulare County Association of Governments
Tulare County Regional Housing Element
F2-10
Table F2-14 Overcrowding Severity by Tenure
Jurisdiction
Owner-Occupied Renter-Occupied
Total

1.0 to 1.5
Occupants per
Room
More than 1.5
Occupants per
Room Total

1.0 to 1.5
Occupants per
Room
More than 1.5
Occupants per
Room
Tulare 10,512 688 70 7,869 905 271
Percent 57.2% 6.5% 0.7% 42.8% 11.5% 3.4%
Source: U.S. Census Bureau, ACS 06-10, 11-15, 16-20 (5-year Estimates), Table B25014.

Special Needs Groups
Within the general population there are several groups of people who have special housing needs.

These needs can make it difficult for members of these groups to locate suitable housing. The following subsections identify and discuss these special housing needs groups.

Seniors
Table F2-15 identifies senior households by tenure in Tulare. The percentage row identifies the percent of the specified age range within the owner-occupied or renter-occupied tenure. There are significantly more owner-occupied senior households (2,145 total) in Tulare than renter-occupied senior households (742 total), which is similar to the county and state averages. As shown, 61.5 percent of senior owneroccupied households and 68.7 percent of senior renter-occupied households have seniors between the ages of 65 and 74.

Table F2-15 Senior Households by Tenure
Jurisdiction
Owner-Occupied Renter-Occupied
65 to 74 75 to 84 85 and over 65 to 74 75 to 84 85 and over Tulare 1,319 553 273 510 110 122
Percent 61.5% 25.8% 12.7% 68.7% 14.8% 16.4%
Tulare County 12,787 6,686 3,009 4,613 1,643 1,238
Percent 56.9% 29.7% 13.4% 61.6% 21.9% 16.5%
California 1,350,393 688,443 301,853 484,266 234,067 139,828 Percent 57.7% 29.4% 12.9% 56.4% 27.3% 16.3%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B25007.

Table F2-16 shows the rate of housing cost burden by elderly family type and tenure in Tulare based on data extracted through HUD’s CHAS (note that the CHAS data defines senior or elderly as age 62 and over, as opposed to the ACS that reports seniors as age 65 and older). Based on data in this table, of all elderly persons in lower-income categories (less than or equal to 80 percent HAMFI), 25.1 percent of senior-owner households and 62.7 percent of senior-renter households in Tulare are cost burdened.

City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-11
Table F2-16 Housing Cost Burden by Elderly Family Type and Tenure Owners Renters
Elderly
Family
Elderly
Non- family
Elderly
Family
Elderly
Non- family Total
Household Income <= 30% HAMFI Extremely Low-Income
TOTAL HOUSEHOLDS <= 30% HAMFI 45 149 110 270 574
Number w/ Cost Burden <= 30% 15 4 40 55 114
Number w/ Cost Burden > 30% to <= 50% 15 30 - 85 130
Number w/ Cost Burden > 50% 15 115 70 130 330
Percent with Cost Burden >30% HAMFI 67% 97% 64% 80% 80% Household Income > 30% to <= 50% HAMFI Very Low-Income
TOTAL HOUSEHOLDS > 30% to <= 50% HAMFI 165 150 119 230 664 Number w/ Cost Burden <= 30% 50 70 4 60 184
Number w/ Cost Burden > 30% to <= 50% 85 40 45 115 285
Number w/ Cost Burden > 50% 30 40 70 55 195
Percent with Cost Burden >30% HAMFI 70% 53% 97% 74% 72% Household Income > 50% to <= 80% HAMFI Low-Income
TOTAL HOUSEHOLDS > 50% to <= 80% HAMFI 265 170 105 94 634 Number w/ Cost Burden <= 30% 140 115 50 65 370
Number w/ Cost Burden > 30% to <= 50% 90 30 55 4 179
Number w/ Cost Burden > 50% 35 25 - 25 85
Percent with Cost Burden >30% HAMFI 47% 32% 52% 31% 42% Household Income > 80% to <= 100% HAMFI
TOTAL HOUSEHOLDS > 80% to <= 100% HAMFI 160 65 10 10 245 Household Income > 100% HAMFI
TOTAL HOUSEHOLDS > 100% HAMFI 695 325 50 45 1,115
Total Income <80% HAMFI and Cost Burden > 30% 550 654 1,115 Percent Income <80% HAMFI and Cost Burden > 30% 25.1% 62.7% 37.3% GRAND TOTAL HOUSEHOLDS 1,330 859 394 649 3,232
Elderly family constitutes 2 persons with either or both age 62 and over.

HAMFI = HUD Area Median Family Income
Source: HUD Consolidated Planning / Comprehensive Housing Affordability Strategy (CHAS) database, 2015-2019 estimates, Table 7, accessed 2023. https://www.huduser.gov/portal/datasets/cp.html
Resources for Senior-Headed Households
Table F2-17 contains an inventory of the 115 senior rental units in Tulare. As shown in Table F2-16, there are 1,043 senior renter-occupied households, of which 928 are lower-income and 654 are experiencing cost burden. Based on this data, there is a need for an additional 539 affordable units for lower-income seniors who rent.

Tulare County Association of Governments
Tulare County Regional Housing Element
F2-12
Table F2-17 Inventory of Senior Housing
Housing Development Address
Number
of Units Description
Silvercrest Apartments 350 N L Street, Tulare, CA 93274 55 Rental units for seniors 62 and older or disabled individuals.

Tulare Gardens
Apartments
498 S Blackstone, Tulare, CA 93274 60 Rental units for seniors 62 and older or disabled individuals.

Total units: 115
Source: Housing Authority of Tulare County, https://www.hatc.net/subsidized-housing-referral-listing.php, Accessed June 2023.

The Tulare Senior Center, located at 201 North F Street, is operated by the City of Tulare and offers a variety of recreation opportunities including health and nutrition education. Additional resources and referrals are also provided. Table F2-18 provides information on additional Tulare County senior centers operated by CSET. The Lindsay Senior Center and Goshen Senior Center offer activities and programs for all seniors (age 55 and over).

Housing Plan Program 7 directs the City to support the development of affordable housing for residents with special needs, including seniors, by pursuing funding to facilitate affordable housing development for special needs populations.

Table F2-18 Tulare County CSET Senior Centers
Jurisdiction Phone Address
Lindsay Senior Center 559.562.2859 911 N. Parkside, Lindsay, CA 93247 Goshen Senior Center 1.800.321.2462 St. Thomas Catholic Church 6735 Ave 308, Goshen, CA 93291 Source: CSET.org, https://www.cset.org/senior-services?rq=senior%20centers accessed June 2023.

Persons with Disabilities (including Developmental Disabilities) Table F2-19 identifies the number of residents with one or more disabilities. In Tulare, 6.6 percent of residents have one type of disability, while 5.1 percent report two or more disabilities. The share of the population with a disability in Tulare is similar to the county and state averages. Among those with a disability, 56.2 percent have one disability, while 43.8 percent have two or more types of disabilities.

Table F2-19 Population by Number of Disabilities
Jurisdiction Total
With One Type
of Disability
With two or More
Types of Disability No Disability
Tulare 64,166 4,219 3,291 56,656
Percent 6.6% 5.1% 88.3%
Tulare County 459,748 28,405 25,355 405,988
Percent 6.2% 5.5% 88.3%
California 38,838,726 2,089,065 2,057,886 34,691,775
Percent 5.4% 5.3% 89.3%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C18108.

City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-13
Table F2-20 summarizes the population with a disability by age. In Tulare, those 65 years and older make up the largest share of disabled individuals at 49.3 percent of the total population. This is greater than the countywide average of 41.0 percent and the statewide average of 34.2 percent. The under 18 years age group accounts for the smallest percentage of those with a disability at 5.5 percent.

Table F2-20 Disability by Age for the Total Population
Jurisdiction Total Under 18 Years 18 to 64 Years 65 Years and Older Tulare 64,166 1,205 3,808 2,497
Percent 5.5% 10.3% 49.3%
Tulare County 459,748 6,680 25,918 21,162
Percent 4.7% 9.8% 41.0%
California 38,838,726 306,806 1,944,580 1,895,565
Percent 3.4% 8.0% 34.2%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C18108.

Table F2-21 identifies residents with a developmental disability by age. In Tulare, there is a higher share of residents with a developmental disability who are under 18 years old, consistent with the county and state averages.

Table F2-21 Developmental Disability by Age
Jurisdiction Under 18 Years 18 Years and Older Total Population City of Tulare 584 486 1,070
Tulare County 3,201 3,071 6,272
California 192,384 185,353 377,737
Source: DDS Quarterly Consumer Report, December 2021.

Table F2-22 includes data summarizing the housing location of residents with developmental disabilities. 870 residents with a developmental disability in Tulare live in the home of a parent, family member, or guardian. An additional 66 residents live in an independent/ supported living facility, 73 residents live in community care facilities, 29 residents live in intermediate care facilities, and 30 residents live in foster/family homes. Many individuals with a disability, including developmental disability, live on a small, fixed income, limiting their ability to pay for housing. Individuals with mental, physical, and developmental disabilities need affordable, conveniently located housing that has been (or can be) specially adapted to address accessibility issues and include on- or off-site support services, including inpatient/outpatient day-treatment programs.2
2 HCD. 2024. People with Disabilities, Including Developmental Disabilities. https://www.hcd.ca.gov/planning-and-communitydevelopment/housing-elements/building-blocks/people-disabilities-including-developmentaldisabilities#:~:text=Individuals%20with%20mental%2C%20physical%2C%20and,with%20HIV/AIDS%2C%20etc.

Tulare County Association of Governments
Tulare County Regional Housing Element
F2-14
Table F2-22 Developmental Disability by Residence
Residence Type City of Tulare Tulare County California
Home of Parent/Family/Guardian 870 4,652 309,381
Independent/Supported Living 66 389 27,881
Community Care Facility 73 526 23,728
Intermediate Care Facility 29 93 6,188
Foster/Family Home 30 76 8,288
Other <11 27 4,792
Total >1,068 >5,763 380,258
Source: California Department of Developmental Services, DDS Quarterly Consumer Report, January 2022.

Resources for Persons with Disabilities
Table F2-23 identifies 28 rental units for residents with a disability in Tulare. With 6,305 residents with a disability over 18 years old in the city (Table F2-20), there is a considerable need for housing units for residents with a disability. Tulare County provides In-Home Supportive Services (IHSS) which pays for services that enable aged, blind, and disabled individuals to continue living safely in their own homes and avoid or delay the need for nursing home care.3 Additionally, the Porterville Developmental Center (25 miles from Tulare) provides residential services for individuals 18 years or older who have serious medical and/or behavior problems for which appropriate services are not currently available through community resources.4
Table F2-23 Inventory of Housing for People with Disabilities Housing Development Address
Number
of Units Description
Parkwood Manor 414 - 430 Meadow Drive, Tulare, CA 93274 10 Rental units for disabled individuals.

Silvercrest Apartments 350 N L Street, Tulare, CA 93274 4 Rental units for disabled individuals.

Tulare Apartments 1101 S Irwin, Tulare, CA 93274 8 Rental units for disabled individuals.

Tulare Gardens
Apartments
498 S Blackstone, Tulare, CA 93274 4 Rental units for seniors 62 and older or disabled individuals.

Westide Palm Village 900 W Pleasant, Tulare, CA 93274 2 Rental units for disabled individuals.

Total Units 28
Source: Housing Authority of Tulare County, https://www.hatc.net/subsidized-housing-referral-listing.php, Accessed June 2023.

Housing Plan Program 7 directs the City to support the development of affordable housing for residents with special needs, including those with a disability, by implementing permit streamlining and pursuing funding to facilitate affordable housing development.

Large Households
Table F2-13 above provides information on large households by tenure across all county jurisdictions, while Table F2-14 examines overcrowding severity by tenure. See section F2.7, Large Households for more information. As shown in these tables, there are 4,360 large households in Tulare; 53.0 percent of large households are renter occupied and 47.0 percent are owner-occupied. 3 Tulare County. 2024. In-Home Supportive Services. https://tchhsa.org/eng/human-services/in-home-supportive-services-ihss/ 4 California Dept. of Developmental Services. 2024. https://www.dds.ca.gov/services/state-facilities/porterville-dc/ City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-15
Resources for Large Households
Table F2-24 compares the number of large households to the number of large units. Units with five or more rooms provide housing options for large households and lessen overcrowding. As shown, there are 399 units in Tulare with five or more bedrooms and 4,360 large households, leaving a resource gap of nearly 4,000 units. Extending the analysis to include units with four or more bedrooms (3,767 units), there is a resource gap of 593 units.

Table F2-24 Resources for Large Families
Total Occupied
Housing Units
Total Large
Households
Renter Occupied
Large Households
Units with 4
Bedrooms
Units with 5 or
more Bedrooms
Total Units with 4 or
More Bedrooms
Tulare 4,360 2,051 3,368 399 3,767
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Tables B25042, B25009.

Housing Plan Program 7 directs the City to support the development of affordable housing for residents with special needs, including large households, by implementing permit streamlining and pursuing funding to facilitate affordable housing development.

Female-Headed Households
Table F2-25 identifies single female-headed households with their own children under age 18. The table values do not include female-headed households with unrelated dependents. Tulare has 4,336 single female-headed households with their own children under 18, representing 23.6 percent of total households. This percentage is less than in the county (24.3 percent) and in the state (26.2 percent).

Table F2-25 Single Female-Headed Households
Jurisdiction Total Households Single Female-Headed Households* Percent City of Tulare 18,381 4,336 23.6%
Tulare County 139,044 33,727 24.3%
California 13,103,114 3,430,426 26.2%
Notes: Single Female-Headed Households with own children under age 18, does not include unrelated dependents.

Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B11012.

Table F2-26 compares female-headed households with children by poverty status. In Tulare,

30.4 percent of female-headed households have an income below the poverty line. This percentage is lower than the average in Tulare County (36.3) but higher than the statewide average (21.5 percent).

Table F2-26 Female-Headed Family Households with No Spouse Present, by Poverty Status City of Tulare Percent Tulare County Percent California Percent Below Poverty Line 1,082 30.4% 8,689 36.3% 364,236 21.5% Above Poverty Line 2,476 69.6% 15,222 63.7% 1,329,038 78.5% Total 3,558 23,911 1,693,274
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B17010.

Table F2-27 summarizes female-headed family households with no spouse present by poverty status and tenure for Tulare. Of the 1,082 female-headed family households below the poverty level, most (944 households, 87.2 percent) are renters, while only 168 households own their home.

Tulare County Association of Governments
Tulare County Regional Housing Element
F2-16
Table F2-27 Female-Headed Family Households with No Spouse Present, by Poverty Status and Tenure, City of Tulare
Total Renter Occupied Owner Occupied
Below Poverty Line 1,082 914 168
Above Poverty Line 2,476 1,420 1,056
Total 3,558 2,334 1,224
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B17019.

Resources for Single-Parent and Female-Headed Households Female-headed households that are lower-income can access affordable housing opportunities in Lindsay and the Housing Choice Voucher (HCV) program through the County. Tulare County CSET operates family resource centers located in the city of Tulare and Earlimart that provide families with access to services ranging from nutrition and health education to housing and utility assistance to employment training. Each resource center has established partnerships and referral processes with local agencies, food pantries, and the faith-based community to be able to provide assistance quickly.

The core services of the Tulare County Family Resource Network include family advocacy, parenting education, ongoing intensive family support services, resource and referrals to partner agencies, family health and wellness, home visitation and child development services.

Table F2-28 provides information on resources for single parents located throughout Tulare County and available to all Tulare residents.

Table F2-28 Single-Parent Resources
Organization Phone Address
Tulare County Resource Center 559.684.1987 304 E. Tulare Ave., Tulare, CA 93274 Earlimart Family Resource Center 661.849.2960 176 N. Front St., Earlimart, CA 93219 CalWORKS Child Care Program 559.624.8100 1845 North Dinuba Boulevard, Visalia, CA 93291 Source: Tulare County CSET, https://www.cset.org/ accessed June 2023.

Tulare County Family Resource Center Network, http://www.tcfrcn.org/ accessed June 2023.

California Department of Social Services, CalWORKS Child Care Program, https://www.cdss.ca.gov/calworks-child-care accessed June 2023.

Housing Plan Program 7 directs the City to support the development of affordable housing for residents with special needs, including single-parent female-headed households, by pursuing funding to facilitate affordable housing development.

Extremely Low-Income Residents
Table F2-29 identifies extremely low-income households by tenure in Tulare. Renter-occupied households make up a larger percentage of total extremely low-income households (76.9 percent) than owner-occupied households (23.1 percent). There are 2,368 extremely low-income households in Tulare, comprising 12.9 percent of total households in the city.

City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-17
Table F2-29 Extremely Low-Income Households by Tenure
Income <=30% HAMFI
Jurisdiction Owner-Occupied Renter-Occupied Total
Tulare 548 1,820 2,368
Percent 3.0% 9.9% 12.9% of total households
Source: US Housing and Urban Development, CHAS 20145-189 (5-Year Estimates), Table 7.

Table F2-30 summarizes cost burden among extremely low-income households in Tulare. As shown, 484 of 548 extremely low-income owner-occupied households (88.3 percent) and 1,650 of 1,920 extremely low-income renter-occupied households (85.9 percent) are experiencing a housing cost burden.

Table F2-30 Extremely Low-Income Households Overpaying by Tenure Jurisdiction
Owner-Occupied Renter-Occupied
Cost
Burden
<30%
Cost Burden
30% - 50%
Cost
Burden>50%
Cost
Burden
<30%
Cost Burden
30% - 50%
Cost
Burden>50%
Total ELI
Households
Tulare 64 49 435 170 325 1,325 2,368
Percent 2.7% 2.1% 18.4% 7.2% 13.7% 56.0% 100.0%
Source: US Housing and Urban Development, CHAS 2015-19 (5-Year Estimates), Table 7.

Analyzing the overlap between special needs groups and extremely low-income households can provide a deeper understanding of each population. The CHAS dataset used to analyze extremely low-income households above, also provides data on senior households, householders with a disability and large households. Table F2-31 compares the number of extremely low-income households among the total population, seniors, and residents with a disability. As shown, among the 2,368 extremely low-income households, 574 are senior households, 2,064 are households where the householder has at least one disability, and 264 are large households.

Table F2-31 Extremely Low-Income Households
Total Senior Households Householders with a Disability Large Households Tulare 2,368 574 2,064 264
Percent 100.0% 24.2% 87.2% 11.1%
Source: US Housing and Urban Development, CHAS 2015-19 (5-Year Estimates), Tables 6 and 7.

The CHAS dataset does not include data for female-headed households with children; however, as shown in Table F2-27, there are 1,082 female-headed family households with incomes below the poverty line.

Resources for Extremely Low-Income Households
Table F2-32 includes an inventory of affordable housing in Tulare. As shown, there are 1,045 affordable units in the city. These units serve households making less than 80 percent of the AMI. Based on the identified need (1,650 extremely low-income renter households experiencing housing cost burden) there is demand for 605 additional units affordable to extremely low-income households in the city.

Tulare County Association of Governments
Tulare County Regional Housing Element
F2-18
Table F2-32 Inventory of Public Assisted Complexes, Tulare Name Address City Zip Affordable Units
Tulare Gardens 498 S. Blackstone St Tulare 93221 64
Cypress Cove 1501 East Cypress Avenue Tulare 93223 52
Country Manor 955 North A Street Tulare 93223 39
Cambridge Court Apartments 400 South Blackstone Street Tulare 93223 60 Valley Oaks Apartment Homes 351 N. West Street Tulare 93223 80 West Trail Apartments 1350 W. San Joaquin Ave Tulare 93223 48 Valley Oaks Apartments Phase II 351 N. West Street Tulare 93223 70 Tule Vista 510 W. Elm Ave. Tulare 93223 56
The Aspens 1500 Aspen Avenue Tulare 93223 46
Westside Palm Apartments 900 W. Pleasant Avenue Tulare 93247 39 Parkwood Manor 414 W. Meadow Drive Tulare 93247 74
Mission Court Apartments 1150 South Morrison St Tulare 93247 64 Santa Fe Commons I 537 N West St Tulare 93247 80
Santa Fe Commons II 537 N. West St Tulare 93247 56
Madson Gardens 26442 N. Highway 99 Tulare 93247 57
Bardsley Gardens 1150 So. Laspina St Tulare 93247 49
Salvation Army Tulare Silvercrest 350 N. L St Tulare 93247 59 Sonora Apartments 210 S. Sacramento Street Tulare 93247 52 Total 1,045
Source: California Housing Partnership, 2023.

The Housing Authority of Tulare County (HATC) provides assistance to lower and moderate-income families in need of housing through the Housing Choice Voucher (HCV) program throughout the county.

HATC currently administers approximately 700 public housing units, 3,100 Housing Choice Voucher units, and 860 units of local, non-traditional housing.5 According to HATC, 441 households use HCVs in Tulare. Accounting for HCVs, there is a resource gap for 164 extremely low-income renter households that experience housing cost burden.

To address the needs of extremely low-income households, the City will implement Housing Plan Program 7 to support affordable housing development and remove constraints to, and support development of, housing types that may fit the needs of extremely low-income residents, such as supportive housing.

Furthermore, to meet the needs of extremely low-income households, the City will implement Housing Plan Program 10 to connect extremely low-income households with available housing assistance resources, including the HCV program. In support of the HCV program, the City will continue to build a pipeline of relationships with private landlords willing to accept tenants who have subsidized rent and security deposits. In addition, the City will apply for funding in an effort to reinstate the City’s Tenant Based Rental Assistance program.
5 U.S. Department of Housing and Urban Development, Housing Authority of Tulare County, https://www.hud.gov/program_offices/public_indian_housing/programs/ph/mtw/tulare accessed June 2023.

City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-19
Farmworkers
Farmworkers and day laborers are an essential component of California’s agriculture industry. Farmers and farmworkers are the cornerstone of the larger food sector, which includes the industries that provide farmers with fertilizer and equipment, farms to produce crops and livestock, and industries that process, transport, and distribute food to consumers. Farmworker households are often compromised of extended family members or single male workers. Farmworkers make up the majority of the agricultural labor sector and include individuals whose primary income is earned through either seasonal or permanent agricultural labor.

Migrant farmworkers as a group consist of individuals who travel not only across county lines but also from one major geographic region of California to another to find work. Travel for work prevents them from returning to their primary residence every evening. Many migrant farmworkers are single males, most of whom are married and migrate alone to support their families who live at home base. However, there are many migrant families who have more than one employed member.

When workloads increase during harvest periods, the labor force is supplemented by seasonal labor, often supplied by a labor contractor. Non-migrant seasonal farmworkers consist of individuals who work only during a harvest season, and are able to return to their primary residence every evening. This group, which includes cannery workers, is fairly significant, and includes more than half of all farmworkers in the state. Permanent farmworkers comprise the smallest group of individuals employed in agriculture. Permanent farmworkers are employed year-round, usually by one employer in the agricultural industry. This group generally lives in rural areas in permanent housing provided by the grower. Providing migratory or seasonal farmworkers with affordable shelter has long presented a problem. Traditionally, growers offered some level of shelter to workers, yet the availability of groweroffered housing has dramatically decreased over the last 20 years. While housing for farmworkers is most convenient when located on or adjacent to farms, housing affordable at very low-income levels tends to be more feasible in cities. Housing in cities, with services located nearby, may also be more suitable for seasonal farmworkers whose families live with them. Increasingly, farmworkers are living in cities on a year-round basis, especially in existing single family rental units in older neighborhoods that offer relatively low-cost housing and its central location in relation to farmland.

According to a study conducted by the University of California, Merced, farmworker households frequently experience high poverty rates, severe overcrowding, and poor housing conditions, with a majority renting and living in substandard environments due to their typically lower incomes and face a disproportionate need for more affordable housing. These housing issues, combined with the demanding and poorly compensated nature of farmwork, often lead to negative health outcomes and exacerbate respiratory and infectious diseases.6

In Tulare County, the average wage for individuals employed as farmworkers in 2024 is $17.42 per hour, or $36,228 annually.7 As discussed in Section F2.5, this salary is considered low-income and insufficient to afford the median asking market rent in Tulare County without incurring a housing cost burden. 6 Farmworker Health in California. UC Merced. August 2022. https://clc.ucmerced.edu/sites/clc.ucmerced.edu/files/page/documents/fwhs_report_2.2.2383.pdf?_gl=1*1rg0e9w*_ga*MTU3Njc2MDMzNS4 xNzA4OTk2Nzgx*_ga_TSE2LSBDQZ*MTcwODk5Njc4MC4xLjAuMTcwODk5Njc4MC42MC4wLjA. 7 7 California Housing Partnership. 2024. Tulare County 2024 Affordable Housing Needs Report. https://chpc.net/wpcontent/uploads/2024/05/Tulare_Housing_Report.pdf Tulare County Association of Governments
Tulare County Regional Housing Element
F2-20
The U.S. Department of Agriculture (USDA) provides countywide farmworker population data generated by the Census of Agriculture. The most recent Census of Agriculture data (2017) identified 23,233 farmworkers in the county.8
Table F2-33 provides ACS data for the total farmworker population in Tulare and Tulare County in 2020.

Tulare had 2,673 farm workers in 2020, comprising 9.3 percent of the total farmworker population in the county.

Table F2-33 Farmworker Population (2020)
Jurisdiction Farmworkers
Tulare 2,673
Percent 9.3%
Total Tulare County 28,627
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C24050.

The USDA Census of Agriculture reported a presence of 1,800 farms with a total of 20,531 workers in Tulare County in 2022 (Table F2-34). The majority of these farmworkers were seasonal, working fewer than 150 days per year.

Table F2-34 Farmworkers in Tulare County by Days Worked (2022) Farm Type Number of Farms Number of Workers
150 Days or More (Year-Round)
Small Farms (fewer than 10 workers per farm 941 2,628
Large Farms (10 or more workers per farm) 395 9,812
Subtotal 1,336 12,440
Fewer than 150 Days (Seasonal)
Small Farms (fewer than 10 workers per farm) 810 2,216
Large Farms (10 or more workers per farm) 195 5,875
Subtotal 1,005 8,091
Total 2,341 20,531
Source: USDA. 2022 Census of Agriculture - County Data. https://www.nass.usda.gov/Publications/AgCensus/2022/Full_Report/Volume_1,_Chapter_2_County_Level/California/st06_2_007_007.pdf Resources for Farmworkers
The HATC operates 50 farmworker housing units in the city at the Sonora Apartments located on South O Street. There are an additional 191 housing units at the Linnel Farm Labor Center, located on Walnut Avenue and Road 156 in Visalia, about 12 miles from Tulare. La Puente apartments is located on North Bridge Street in Visalia and provides an additional 15 units for farmworkers. The HATC requires lowincome farmworker families to pay 30 percent of their adjusted gross income towards rent. Any additional rent is paid for by the USDA Rural Development program. As reported in Table F2-33, there were 2,673 farmworkers living in Tulare in 2020. Accounting for affordable housing units, HCVs, and nearby farmworker housing, there is a resource gap of 931 units affordable to farmworkers in Tulare.

However, the number of farmworkers in need of affordable housing is likely larger, as the nearby farmworker housing would also be used for farmworkers currently residing in other areas of the county. 8 U.S. Department of Agriculture, 2017 Census of Agriculture, https://www.nass.usda.gov/AgCensus/ accessed June 2023.

City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-21
Additionally, farmworkers often face access barriers to housing and assistance programs due to language differences.

To address the needs of farmworkers, the City will implement Housing Plan Programs 6 and 7 to support affordable housing development and remove constraints to development of housing types that may fit the needs of farmworkers, such as employee housing. In addition, through Housing Plan Program 10, the City will coordinate with HATC to pursue funding to develop farmworker housing within the city.

Persons Experiencing Homelessness
Figure F2-2 shows total individuals experiencing homelessness by living situation between 2005 to 2022.

As shown, 2005 had the highest reported number of households (3,793) within the Continuum of Care (CoC), the majority of which were unsheltered. Data for 2022 indicates that 1,082 households were experiencing homelessness, including 773 that were reported as unsheltered.

Figure F2-2 Homelessness by Type Over Time, Households, Kings/Tulare CoC Source: U.S. HUD, CoC Homeless Populations and Subpopulations Reports (2005, 2010, 2015, 2020, 2022).

CoC data identifies persons experiencing homelessness by type and race across the regions CoC for the year 2020. Among those counted, 92 percent identified as white, nine percent as Black/African American, and seven percent as American Indian or Alaska Native. Regarding ethnicity, 45 percent identify as Hispanic/Latino (of any race).

The Kings Tulare Homeless Alliance conducted a Point-In-Time Count in 2023. Data from the point-intime count is reported for Tulare, Porterville, Visalia, and the balance of the county. Among those counted, there were 1,053 people experiencing homelessness in Tulare County, of which 248 live in the city of Tulare. The city has 27 percent of the county’s homeless population, which is disproportionately greater than the share of the city’s population for all county residents (14.8 percent). This disparity is likely due to the location of services and transportation in Tulare compared to smaller jurisdictions in the county. Table F2-35 provides data on homelessness by type in Tulare, where 21 people live in emergency shelters, 36 live in transitional housing, and 227 are unsheltered. 95 110 123 143 207 138 184 206 125 102
3560
414
413 837 773
0 500
1000
1500
2000
2500
3000
3500
4000
2005 2010 2015 2020 2022
Emergency Shelter Transitional Housing Unsheltered
Tulare County Association of Governments
Tulare County Regional Housing Element
F2-22
The largest concentration of homeless encampments has been observed along the railroad right-of-way, owned by Union Pacific Railroad. Tragically, there have been pedestrian injuries and deaths over the past several years. In response, the City has recently adopted a safety ordinance prohibiting encampments on private property, including the railroad, which took effect on May 4, 2023. Following implementation of the safety ordinance, the majority of eligible Tulare-based homeless individuals in the railroad right-of-way were moved to the City’s temporary encampment.

Table F2-35 Homelessness by Type (2023)
Jurisdiction Emergency Shelter Transitional Housing Unsheltered Total Tulare 21 36 227 284
Porterville 56 16 227 299
Visalia 83 57 294 434
Balance of County 5 0 31 36
Source: Kings/Tulare Homeless Alliance, 2023 Point in Time Report, July 7, 2023.

Resources for Persons Experiencing Homelessness
The Tulare Cares Temporary Encampment located on E Walnut Avenue provides emergency tents for up to 178 guests. Additionally, there are two shelters in nearby Visalia about 13 miles from Tulare. Visalia Rescue Mission, with locations on NE First Avenue and N Burke Avenue, provides 50 beds to men aged 18 years and older and an additional 40 beds to women and children. With a total of 248 people in Tulare experiencing homelessness in 2023 and 178 shelter beds in the city, there is a need for 70 additional beds for people experiencing homelessness.

A permanent homeless shelter will be constructed at the Hillman Health Campus by 2025. The property is owned by Tulare County and within city limits. The City has negotiated a long-term ground-lease agreement with Tulare County. It is anticipated construction will begin in summer 2024. As part of the lease, the City has agreed to provide up to 25 percent of the shelter beds to homeless individuals from Tulare County, and 75 percent will be allocated for residents of the city of Tulare. The manner in which that will occur shall be established by memorandum of understanding between operator and Tulare County. The City will also provide $1,500,000 in annual operating funds from Measure “Y” revenues to the operator to help cover the cost of operations. Tulare County is providing $500,000 to help cover the initial cost of non-fixed assets (e.g., computers, desks, etc.) and personal items.

The Tulare City Council and executive staff have determined the City’s shelter needs to be the entry point into the bi-county network of services and facilities for people experiencing homelessness. It is anticipated that the shelter will accommodate approximately 200 beds and scale to 400 if necessary.

The shelter will provide basic services, meals, medical care, and voluntary employment and recovery programs.9
As outlined in Housing Plan Program 1, the City will participate in regional efforts related to housing and homeless issues and pursue funding opportunities to address homelessness throughout the region. The City will continue to identify and pursue federal, state, and regional funds for homeless service providers that operate temporary, permanent, and emergency shelters in the city that assist persons experiencing homelessness and at risk of becoming homeless, as outlined in Housing Plan Program 10. The City will also implement a safe parking pilot program for homeless residents. 9 City of Tulare. 2023. https://www.tulare.ca.gov/residents/tulare-cares City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-23
Housing Stock Characteristics
A community’s housing stock is defined as the collection of all housing units located within the jurisdiction. The characteristics of the housing stock, including growth, type, age, condition, tenure, vacancy rates, housing costs, and affordability are important in determining the housing needs for the community. The following sections detail the housing stock characteristics of Tulare to identify how well the current housing stock meets the needs of current and future residents.

Housing Growth
Table F2-36 summarizes the growth of the housing stock in Tulare between 1980 and 2020. The largest growth rate occurred between 1980 and 1990 with a 45.6 percent change during this 10-year period.

The rate of growth decreased after 1990, and the city grew by just 3.5 percent from 2010 to 2020.

The greatest circumstance affecting housing growth since 2010 is the 2008 Great Recession, which caused several housing developments to go bankrupt, and housing production slowed. Mortgage reform, while providing important consumer protections, also slowed the pace of home mortgage acceptances. The effects of the recession on the housing market were further exacerbated by an increase in the cost of construction due to state regulations and higher cost of inputs for housing production. As with many cities in California, the redevelopment agency in Tulare was dissolved, which had previously supported the development of affordable housing projects by assembling and preparing land and financing such projects. Housing development today is more challenging as it requires partnerships between cities, landowners, financiers, and developers, where often the redevelopment agencies were able to handle several, if not all, of these roles.

Table F2-36 Total Housing Units Over Time (1980 to 2020) Jurisdiction 1980 1990 2000 2010 2020
Tulare 7,774 11,316 14,253 18,863 19,526
Percent Change +45.6% +26% +32.3% +3.5%
Source: U.S. Census Bureau, Census 1980(STF1:T65), 1990(STF1:H1), 2000(SF1:H1); ACS 16-20 (5-year Estimates), Table B25001.

Housing Type and Tenure
Table F2-37 identifies the total housing units by type in Tulare. Single detached homes make up most of the housing stock, comprising 77.4 percent of total units. This percentage is higher than the county average (75.0) percent and the state average (57.7 percent). The second most common housing type are 3- or 4-unit complexes, providing 5.0 percent of the total units in Tulare.

Tulare County Association of Governments
Tulare County Regional Housing Element
F2-24
Table F2-37 Total Housing Units by Type
Jurisdiction Total
1,
Detached
1,
Attached 2 3 or 4 5 to 9 10 to 19 20 to 49 50 or more
Mobile
Home
Boat, RV,
Van, etc.

Tulare 19,526 15,103 662 541 984 653 285 267 499 532 -
Percent 77.4% 3.4% 2.8% 5.0% 3.3% 1.5% 1.4% 2.6% 2.7% 0.0% Tulare County 150,079 112,528 4,416 3,704 7,936 4,077 2,262 2,362 3,535 9,096 163 Percent 75.0% 2.9% 2.5% 5.3% 2.7% 1.5% 1.6% 2.4% 6.1% 0.1% California 14,210,945 8,206,621 1,009,488 339,846 773,994 840,296 721,132 705,450 1,083,247 515,666 15,205 Percent 57.7% 7.1% 2.4% 5.4% 5.9% 5.1% 5.0% 7.6% 3.6% 0.1% Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C24050.

City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-25
Table F2-38 indicates housing units by tenure. In Tulare, 57.2 percent of units are owner-occupied compared to 42.8 percent renter occupied. This percentage is similar to the county (57.1 percent) and more than the state (53.3 percent).

Table F2-38 Housing Units by Tenure
Jurisdiction Total Owner-Occupied Renter-Occupied
Tulare 18,381 10,512 7,869
Percent 57.2% 42.8%
Tulare County 139,044 79,353 59,691
Percent 57.1% 42.9%
California 13,103,114 7,241,318 5,861,796
Percent 55.3% 44.7%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25042.

Vacancy Rate
Table F2-39 provides data on vacancy status by type for all vacant units in Tulare. The city has a vacancy rate of 5.9 percent, less than the county’s vacancy rate of 7.4 percent. Of the total vacant units, “other vacant units” make up the largest percentage of total vacant units with 45.0 percent, which is higher than in the county (42.6 percent) and in the state (28.2 percent). Tulare did not have any vacant units for migrant workers, compared to 0.4 percent in Tulare County and 0.3 percent in California.

Tulare County Association of Governments
Tulare County Regional Housing Element
F2-26
Table F2-39 Vacancy Status by Type for Total Vacant Units Jurisdiction Total For Rent
Rented, Not
Occupied For Sale Only
Sold, Not
Occupied
For Seasonal,
Recreational, or
Occasional Use
For Migrant
Workers Other Vacant
Tulare 1,145 163 180 261 26 - - 515
Percent 14.2% 15.7% 22.8% 2.3% 0.0% 0.0% 45.0%
Tulare County 11,035 1,542 449 901 398 3,004 39 4,702
Percent 14.0% 4.1% 8.2% 3.6% 27.2% 0.4% 42.6%
California 1,107,831 227,993 54,898 77,702 53,437 378,023 3,326 312,452 Percent 20.6% 5.0% 7.0% 4.8% 34.1% 0.3% 28.2%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25004.

City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-27
Housing Unit Size
Table F2-40 provides housing unit size data for Tulare, Tulare County, and California. In Tulare, threebedroom units (52.7 percent) are the most common housing type, followed by two-bedroom (21.6 percent) and four-bedroom units (18.4 percent). This is similar to the statewide and countywide housing unit size trend, however, there is a notably larger stock of three-bedroom units in Tulare and Tulare County when compared to the state.

Table F2-40 Housing Unit Size
Jurisdiction Total Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 of More
Bedroom
Tulare 18,381 271 692 3,974 9,677 3,368 399
Percent 1.5% 3.8% 21.6% 52.7% 18.3% 2.2%
Tulare County 139,044 2,322 7,462 33,867 67,094 25,533 2,766 Percent 1.7% 5.4% 24.4% 48.3% 18.4% 2.0%
California 13,103,114 547,466 1,686,731 3,527,970 4,418,085 2,336,619 586,243 Percent 4.2% 12.8% 26.9% 33.7% 17.8% 4.4%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25042.

Age and Condition of Housing Stock
Table F2-41 provides data on occupied housing units by year built. Tulare saw the most growth between 2000 and 2009. During this period, 3,691 units were constructed representing 20.1 percent of housing stock. In comparison, growth trends for Tulare County and California indicate that the largest percentage of units were constructed in the 1970s, with 20.3 percent in Tulare County and 17.5 percent in California. Notably, more than one-third (39.7 percent) of the housing stock in Tulare was built prior to 1980 and is more than 40 years old.

Tulare County Association of Governments
Tulare County Regional Housing Element
F2-28
Table F2-41 Total Occupied Housing Units by Year Built
Jurisdiction Total
2014 or
later
2010 to
2013
2000 to
2009
1990 to
1999
1980 to
1989
1970 to
1979
1960 to
1969
1950 to
1959
1940 to
1949
1939 or
earlier
Tulare 18,381 722 814 3,691 3,289 2,583 2,749 1,632 1,125 785 991 Percent 3.9% 4.4% 20.1% 17.9% 14.1% 15.0% 8.9% 6.1% 4.3% 5.4% Tulare County 139,044 5,070 4,655 22,770 20,677 20,078 25,486 13,063 12,537 7,205 7,503 Percent 5.0% 7.2% 13.9% 13.9% 8.5% 20.3% 7.4% 10.1% 7.4% 6.4% California 13,103,114 294,667 234,646 1,432,955 1,448,367 1,967,306 2,290,081 1,740,922 1,767,353 763,029 1,163,788 Percent 2.2% 1.8% 11.0% 11.1% 15.1% 17.5% 13.3% 13.5% 5.8% 8.9% Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25036.

City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-29
Table F2-42 provides information on substandard housing units. In Tulare, there are 95 substandard units, 78 of which are lacking complete kitchen facilities. By comparison, Tulare has a lower percent of total substandard housing units (0.5 percent) compared to Tulare County (1.1 percent) and the state (1.6 percent).

The City’s Code Enforcement Division estimates that approximately 50 units require major rehabilitation and fewer than 15 units citywide are beyond the point of repair. Concentrated areas of substandard housing in the city are in South and West Tulare. Code Enforcement staff regularly distribute information about the City’s home rehabilitation program to property owners undergoing enforcement.

Table F2-42 Substandard Housing Units
Jurisdiction Total Lacking Plumbing Facilities Lacking Kitchen Facilities Tulare 18,381 17 78
Percent 0.1% 0.4%
Tulare County 139,044 481 971
Percent 0.4% 0.7%
California 13,103,114 54,342 151,660
Percent 0.4% 1.2%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25049.

As described in Chapter F7, Housing Plan, Program 9, the City will continue to operate the Home Rehabilitation Program and support housing assistance providers that offer housing rehabilitation assistance for owner-occupied households by annually researching and applying for funding opportunities and expanding awareness of available rehabilitation programs.

Housing Costs
Median Home Sale Price
Table F2-43 provides information on the median housing value in Tulare and comparable jurisdictions from 1980 to 2020. Values rose steadily from 1980 to 2020, before experiencing a large increase in value from 2000 to 2010. Median home values increased by 124.4 percent during this period but only by 8.6 percent in the following decade. Each jurisdiction listed has a similar pattern of growth in home values, including an extreme spike in value between 2000 and 2010. According to Zillow analytics, the typical home value for single-family homes in Tulare (home values within the 35th to 65th percentile range) as of January 2025 is $339,543 and $251,814 for multifamily units. 10 10 Zillow.com. 2024. Housing Data. https://www.zillow.com/research/data/ Tulare County Association of Governments
Tulare County Regional Housing Element
F2-30
Table F2-43 Median Housing Value Over Time (1980 to 2020) Jurisdiction 1980 1990 2000 2010 2020
Tulare 45,300 70,100 92,900 208,500 226,500
Percent 54.8% 32.5% 124.4% 8.6%
Dinuba 46,400 67,200 95,700 196,400 210,100
Percent 44.8% 42.4% 105.2% 7.0%
Exeter 44,300 67,900 94,800 211,400 224,000
Percent 53.3% 39.6% 123.0% 6.0%
Note: Data are not inflation-adjusted to current 2022 dollars.

Source: U.S. Census Bureau, Census 1980(ORG STF1), 1990(STF3), 2000(SF3); ACS 06-10, 16-20 (5-year Estimates), Table B25077.

Housing Rents
According to the 2016-2020 ACS, the median gross rent in Tulare was $1,103 per month (Table F2-44).

This was slightly higher than the median for the county ($974) but lower than the statewide average of $1,586.

Table F2-44 Median Gross Rent, Tulare, 2020
City of Tulare Tulare County City % of County California City % of State Median Gross Rent $1,103 $974 113.2% $1,586 69.5%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25064.

Table F2-45 below provides data on median gross rent from 1980 to 2020. Median gross rent increased from $234 per month in 1980 to $1,103 in 2020. Between 2000 and 2010, median gross rent in the city grew by 63.4 percent. From 2010 to 2020, rents grew at a lower rate of 24.8 percent.

Table F2-45 Median Gross Rent Over Time, Tulare, 2020
1980 1990 2000 2010 2020
Median Gross Rent $234 $427 $541 $884 $1,103
Percent Change 82.5% 26.7% 63.4% 24.8%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25064.

Table F2-46 provides an overview of median rent for rental housing by number of bedrooms. The median rent data provided by Zumper shows the estimated rent for 2022 and 2023 in Tulare.

Table F2-46 Median Rent by Number of Bedrooms
Jurisdiction Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Tulare $660 $900 $1,300 $1,795 $2,095
Tulare County $660 $850 $1,425 $1,800 $1,995
California $1,643 $1,964 $1,996 $2,349 $2,785
Source: Zumper.com, Rental data, 2022 and 2023, accessed June 2023.

City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-31
Distribution of Owner-Occupied Units
Table F2-47 compares data on the number of owner-occupied housing units by race in the city of Tulare, Tulare County, and California. In Tulare, most owner-occupied units are occupied by residents that identify as white (75 percent). This is higher than in Tulare County (73.6 percent) and California (66.7 percent). Considering ethnicity, 51.5 percent of owner-occupied units are occupied by Hispanic/ Latino residents of any race. This percentage is higher than in Tulare County (48.8 percent) and California (24.0 percent).

Table F2-47 Owner Occupied Units by Race
Jurisdiction White Black
American
Indian and
Alaska
Native Asian
Native
Hawaiian
and Other
Pacific
Islander
Some
Other
Race
Two or
More
Races
Hispanic /
Latino of
any Race
Tulare 7,882 190 73 255 6 1,042 1,064 5,408
Percent 75.0% 1.8% 0.7% 2.4% 0.1% 9.9% 10.1% 51.4%
Tulare
County
58,375 710 784 2,682 45 10,916 5,841 38,702
Percent 73.6% 0.9% 1.0% 3.4% 0.1% 13.8% 7.4% 48.8%
California 4,831,347 286,043 48,100 1,111,582 18,182 576,852 369,212 1,741,159 Percent 66.7% 4.0% 0.7% 15.4% 0.3% 8.0% 5.1% 24.0%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25003.

Housing Affordability
Table F2-48 shows the maximum amount that a household can pay for housing each month without experiencing cost burden (overpayment) for Tulare County. A summary of each income category’s ability to pay for housing is provided below the table.

Table F2-48 Housing Affordability Matrix – Tulare (2022) Annual
Income
Limits
Affordable
Monthly
Housing Costs
Rental Utility
Allowance
(2020)
Taxes, Insurance,
Homeowners
Association Fees
Affordable
Rent
Affordable
Home Price
Extremely Low Income (0-30% AMI)
1-Person (Studio) $16,807 $420 $181 $147 $239 $74,402
2-Person (1 BR) $18,913 $473 $202 $165 $271 $82,990
3-Person (2 BR) $21,007 $525 $227 $184 $298 $91,551
4-Person (3 BR) $23,113 $578 $263 $202 $315 $100,138
5-Person (4 BR) $29,792 $745 $298 $261 $447 $125,479
Very Low Income (30-50% AMI)
1-Person $28,012 $700 $181 $245 $519 $124,003
2-Person $31,521 $788 $202 $276 $586 $138,316
3-Person $35,012 $875 $227 $306 $648 $152,584
4-Person $38,522 $963 $263 $337 $700 $166,896
5-Person $41,377 $1,034 $298 $362 $736 $174,276
Tulare County Association of Governments
Tulare County Regional Housing Element
F2-32
Annual
Income
Limits
Affordable
Monthly
Housing Costs
Rental Utility
Allowance
(2020)
Taxes, Insurance,
Homeowners
Association Fees
Affordable
Rent
Affordable
Home Price
Low Income (50-80% AMI)
1-Person $44,819 $1,120 $181 $392 $939 $198,405
2-Person $50,434 $1,261 $202 $441 $1,059 $221,306
3-Person $56,019 $1,400 $227 $490 $1,173 $244,135
4-Person $61,635 $1,541 $263 $539 $1,278 $267,034
5-Person $66,204 $1,655 $298 $579 $1,357 $278,842
Median Income (80-100% AMI)
1-Person $56,024 $1,401 $181 $490 $1,220 $248,007
2-Person $63,043 $1,576 $202 $552 $1,374 $276,632
3-Person $70,024 $1,751 $227 $613 $1,524 $305,169
4-Person $77,043 $1,926 $263 $674 $1,663 $333,792
5-Person $82,755 $2,069 $298 $724 $1,771 $348,553
Moderate Income (100-120% AMI)
1-Person $67,229 $1,681 $181 $588 $1,500 $297,608
2-Person $75,651 $1,891 $202 $662 $1,689 $331,959
3-Person $84,029 $2,101 $227 $735 $1,874 $366,203
4-Person $92,452 $2,311 $263 $809 $2,048 $400,550
5-Person $99,306 $2,483 $298 $869 $2,185 $418,264
Assumptions:

1. Income limits are the 2021 HCD limits for Tulare County.

2. Affordable housing costs are 30 percent of gross household income.

3. Utility costs are based on Tulare County Housing Authority Utility Allowance Schedule for 2022.

4. Taxes, insurance, private mortgage insurance, and homeowners’ association dues are calculated at 35 percent of monthly affordable cost.

5. Affordable home price assumes a 30-year fixed mortgage with a seven percent interest rate and 10 percent down payment.

6. Taxes and insurance costs apply to owners only.

Sources: 2022 HCD Income Limits, Tulare County Housing Authority Utility Allowance Schedule, 2022.

Extremely Low-income Households
Extremely low-income households earn 30 percent or less of the county AMI. According to HCD estimates, extremely low-income households in Tulare have an annual income of $16,807 or below for a one-person household and $29,792 or below for a five-person household. Extremely low-income households cannot afford market-rate rental or ownership housing in Tulare. After deductions for utilities, an extremely low-income household can afford to pay approximately $239 to $447 in monthly rent. Given the cost of housing in Tulare, extremely low-income households could not afford to purchase a home, as the affordable home price for extremely low-income households ranges from $74,402 to $125,479 depending on household size.

Very Low-income Households
Very low-income households earn between 31 and 50 percent of the county AMI, up to $28,012 for a one-person household and up to $41,377 for a five-person household in 2022. A very low-income household can generally afford homes offered at prices between $124,003 and $174,276, adjusting for household size. After deductions for utilities, a very low-income household can afford to pay City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-33
approximately $519 to $736 in monthly rent, depending on household size. Given the cost of housing in Tulare, very low-income households could not afford to purchase a home or rent an adequately sized unit.

Low-income Households
Low-income households earn between 51 and 80 percent of the county’s AMI, up to $44,819 for a oneperson household and up to $66,204 for a five-person household in 2022. A low-income household can generally afford homes offered at prices between $198,405 and $278,842, adjusting for household size.

After deductions for utilities, a low-income household can afford to pay approximately $939 to $1,357 in monthly rent, depending on household size. Finding appropriately sized market-rate rental housing in Tulare can be challenging to households in this income group.

Median-Income Households
Median-income households earn between 80 and 100 percent of the county’s AMI, up to $56,024 for a one-person household and up to $82,755 for a five-person household in 2022. The affordable home price for a median-income household ranges from $248,007 to $348,553. After deductions for utilities, a one-person median-income household could afford to pay up to $1,220 in rent per month and a fiveperson low-income household could afford to pay as much as $1,771. Most households in this income group should be able to find appropriately sized market-rate rental housing in Tulare.

Moderate-Income Households
Moderate-income households earn between 100 and 120 percent of the county’s AMI, up to $67,229 for a one-person household and up to $99,306 for a five-person household in 2022. The maximum affordable home price for a moderate-income household is $297,608 for a one-person household and $418,264 for a five-person family. Moderate-income households in Tulare could afford to purchase the median priced home; however, finding an affordable adequately sized home could present a challenge for households earning incomes at the lower end of the moderate-income category. The maximum affordable rent payment for moderate-income households is between $1,500 and $2,185 per month.

Appropriately sized market-rate rental housing in Tulare is generally affordable to households in this income group.

Workforce Housing
Federal guidelines define workforce housing as housing that is affordable to households earning incomes within the range of 60 to 120 percent of the AMI (Tulare County, that range is $50,580 to $101,160). A broader definition of workforce housing is housing that is affordable to people who work in the county. A four-person household with an annual income of $84,300 could afford monthly rent of $1,845 for a three-bedroom housing unit and a home purchase price of $304,998 without being burdened by housing costs. As noted in Table F2-44, the average monthly rental price for a threebedroom unit is $1,720, just below the affordable rent for the AMI for the County.

As noted in Table F2-4, the salary for the largest number of workers located in Tulare County (educational services, healthcare and social assistance) receives an annual median income of approximately $52,534. At this median income level, a household of two would be considered lowincome; if there were two children or dependents, then that household would be considered a lowincome household.

Tulare County Association of Governments
Tulare County Regional Housing Element
F2-34
Cost Burden
Table F2-49 and Table F2-50 identify cost-burdened households by tenure overtime in Tulare. There has been a decrease in the number of owner-occupied cost-burdened households from 2,802 households in 2010 to 2,376 households in 2020. Cost-burdened renter-occupied households have increased from 3,011 households in 2010 to 3,423 households in 2020.

Table F2-49 Cost Burdened Owner-Occupied Households Over Time Jurisdiction 1980 1990 2000 2010 2020
Tulare 609 846 1,432 2,802 2,376
Percent Change 38.9% 69.3% 95.7% -15.2%
Note: Data are not inflation-adjusted to current 2023 dollars.

Source: U.S. Census Bureau, Census 1980 (ORG STF1), 1990 (STF3), 2000 (SF3); ACS 06-10, 16-20 (5-year Estimates), Table B25077.

Table F2-50 Cost Burdened Renter-Occupied Households Over Time Jurisdiction 1980 1990 2000 2010 2020
Tulare 1,066 1,755 1,648 3,011 3,423
Percent Change 64.6% -6.1% 82.7% 13.7%
Note: Data are not inflation-adjusted to current 2022 dollars.

Source: U.S. Census Bureau, Census 1980(ORG STF1), 1990(STF3), 2000(SF3); ACS 06-10, 16-20 (5-year Estimates), Table B25077.

CHAS data provided by HUD provides information on cost burden by income category based on the HAMFI. This data is included in Table F2-51 below. While the totals do not align exactly with 2020 ACS data presented above, the CHAS data gives insight into which income categories are currently experiencing costs burdens in the city. As shown, households with income less than 50 percent of HAMFI experience a high rate of cost burden, including 2,134 of 2,368 extremely low-income households and 2,115 of 2,839 very low-income households.

Table F2-51 Cost Burden by Income and Tenure
Row Labels
Owner
occupied
Renter
occupied
Grand
Total
Household income is <= to 30% of HAMFI (extremely low income) 548 1,820 2,368 Housing cost burden is <= to 30% 64 170 234
Housing cost burden > 30% but <= to 50% 49 325 374
Housing cost burden is > 50% 435 1,325 1,760
Income is greater than 30% but <= to 50% of HAMFI (very low income) 1,080 1,759 2,839 Housing cost burden is <= to 30% 265 459 724
Housing cost burden is > 30% but <= to 50% 400 860 1,260 Housing cost burden is > 50% 415 440 855
Income is > 50% but <= to 80% of HAMFI (low income) 1,675 1,839 3,514 Housing cost burden is <= to 30% 830 955 1,785
Housing cost burden is > 30% but <= to 50% 600 779 1,379 Housing cost burden is > 50% 245 105 350
City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-35
Row Labels
Owner
occupied
Renter
occupied
Grand
Total
Income is > 80% <= to 100% of HAMFI (median income) 1,280 825 2,105 Housing cost burden is <= to 30% 865 735 1,600
Housing cost burden is > 30% but <= to 50% 365 90 455
Housing cost burden is > 50% 50 - 50
Income is greater than 100% of HAMFI (moderate income) 5,759 1,600 7,359 Housing cost burden is <= to 30% 5,170 1,570 6,740
Housing cost burden is > 30% but <= to 50% 585 30 615
Housing cost burden is > 50% 4 - 4
Grand Total 10,342 7,843 18,185
U.S. Department of Housing and Urban Development, CHAS 2015-19 (5-Year Estimates), Table 7.

Assisted Housing Units
Assisted housing units are those that are restricted for use by occupants with limited household incomes. These units are assisted under federal, State, and/or local programs, including HUD programs, State and local bond programs, former redevelopment agency (RDA) programs, density bonus, or direct assistance programs.

At-Risk Housing Units
The California Housing Partnership maintains an affordable housing database to monitor changes in affordable housing and to identify units or housing developments that are at risk of converting to market-rate uses. Assisted units in the preservation data base are classified by the following risk categories:
 Low Risk: affordable housing units that are at risk of converting to market rate in 10+ years and/or are owned by a large/stable non-profit, mission-driven developer.  Moderate Risk: affordable housing units that are at risk of converting to market rate in the next 5- 10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.  High Risk: affordable housing units that are at risk of converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.

Table F2-52 shows assisted units in Tulare by estimated affordability end date. As shown, there are 1,045 assisted units in the city, and 49 are at risk of conversion by 2033. All 49 of these units are at the Bardsley Gardens property. City staff have been in communication with the property owner who may sell the property, and with real estate brokers who have relationships with potential buyers that may be interested in maintaining and preserving the deed restrictions. A cost analysis of preserving or replacing those units is below.

Tulare County Association of Governments
Tulare County Regional Housing Element
F2-36
Table F2-52 Inventory of Public Assisted Complexes – Tulare Name Address City Zip
Affordable
Units
Total
Units Active Program(s)
Estimated
Affordability
End Year/Date Risk Level
Tulare Gardens 498 S. Blackstone St Tulare 93274 64 64 USDA 2040 Low Cypress Cove 1501 East Cypress Avenue Tulare 93274 52 52 LIHTC 2047 Low Country Manor 955 North A Street Tulare 93274 39 40 LIHTC 2052 Low Cambridge Court Apartments 400 South Blackstone Street Tulare 93274 60 61 LIHTC 2052 Low Valley Oaks Apartment Homes 351 N. West Street Tulare 93274 80 81 LIHTC 2062 Low West Trail Apartments 1350 W. San Joaquin Ave Tulare 93274 48 49 LIHTC; USDA; HCD 2065 Low Valley Oaks Apartments Phase II 351 N. West Street Tulare 93274 70 72 LIHTC 2065 Low Tule Vista 510 W. Elm Ave. Tulare 93274 56 57 LIHTC 2065 Low The Aspens 1500 Aspen Avenue Tulare 93274 46 47 LIHTC 2067 Low Westside Palm Apartments 900 W. Pleasant Avenue Tulare 93274 39 40 LIHTC; USDA 2070 Low Parkwood Manor 414 W. Meadow Drive Tulare 93274 74 75 LIHTC 2071 Low Mission Court Apartments 1150 South Morrison St Tulare 93274 64 65 LIHTC 2072 Low Santa Fe Commons I 537 N West St Tulare 93274 80 81 LIHTC 2075 Low Santa Fe Commons II 537 N. West St Tulare 93274 56 57 LIHTC 2076 Low Madson Gardens 26442 N. Highway 99 Tulare 93274 57 57 HCD 2077 Low Bardsley Gardens 1150 So. Laspina St Tulare 93274 49 49 USDA 1/8/2031 Moderate Salvation Army Tulare Silvercrest 350 N. L St Tulare 93274 59 60 HUD 3/31/2046 Low Sonora Apartments 210 S. Sacramento Street Tulare 93274 52 52 USDA; HCD 12/16/2066 Low Note: All locally assisted or restricted developments may not be included in this list.

Source: California Housing Partnership, 2023.

City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-37
Costs of Replacement Versus Preservation
To understand the significance if these at-risk units in Bardsley Gardens are lost from the supply of affordable housing, it is critical to identify the cost of construction of new regulated housing to replace these at-risk units if they are converted to market-rate units, as well as to compare this cost to the potential costs to preserve these units. The cost of developing housing depends upon a variety of factors, including density, size of the units (i.e., square footage and number of bedrooms), location, land costs, and type of construction, as discussed in Chapter F3, Housing Constraints Analysis under Non-Governmental Constraints. The typical cost of construction for below marketrate housing in Tulare County in 2022 was $337,540 per unit. Based on this per unit cost, the total cost to replace the 49 high-risk affordable units with new construction would be approximately $16.5 million.

Another option to preserve the units at risk is to transfer the units to nonprofit ownership.

Transferring ownership of an at-risk project to a non-profit housing provider is one of the least costly ways to ensure that the units remain affordable for the long term. By transferring property ownership to a non-profit organization, low-income restrictions can be secured, and the project would become potentially eligible for a greater range of governmental subsidies. Under AB 1521, there are prescribed steps for owners of deed restricted properties to take prior to the expiration of those affordability requirements. This law requires that the owner consider an offer to purchase the deed-restricted units.

Nonprofit organizations are usually committed to maintaining the long-term affordability of lowincome housing and may be eligible for a variety of affordable housing programs. A list of qualified entities is provided in Chapter 2, Regional Housing Needs Assessment. The feasibility of this option depends largely on the willingness of property owners to sell. Transferring ownership would also involve the projects in their entirety, not just the at-risk units. A cursory survey of apartment buildings sold in Tulare and similar nearby cities conducted in November 2024 indicates a price range of $63,545 to $230,835 per unit, with an average sales price of $131,229 per unit.11 At this sales price, the cost for the 49 at-risk units would be approximately $6.4 million.

With the high cost of development, the cost of preserving these units is much less than the cost of new construction. The area median income in Tulare is $56,024. Based on this, the amount a lowerincome household making 80 percent of the area median income can afford to pay is $13,446 for housing annually without a housing cost burden, which equates to $1,120 per month. As shown in Table F2-46, the median market rent for a three-bedroom unit in the city is $1,795 monthly. Based on the difference between the affordable rent and current market rate, the cost of preserving such a unit is approximately $675 per month, or $8,100 per year. Using this total, the cost of preserving the 49 units at Bardsley Gardens would be approximately $396,900 per year.

The City will implement Program 8 to preserve deed restricted affordable housing developments that are at risk of converting to market-rate uses during the planning period. The City will maintain a database of subsidized affordable units, monitor the status of any HUD receipt/approval of Notice of Intent and Plans of Action filed by property owners to convert subsidized units to market rate, and conduct annual contact with property owners regarding the status of these units. In the event of potential conversion, the City will ensure tenants are property noticed and assist in funding the acquisition or support funding applications by nonprofit providers. 11 Homes.com. 2024. https://www.homes.com/tulare-county-ca/multi-family-homes-for-sale/ Tulare County Association of Governments
Tulare County Regional Housing Element
F2-38
Funding Sources for Assisted Housing
There are a variety of funding sources for affordable housing, preservation, and rehabilitation from federal, State, and local sources. HCD and HUD administers grants which can assist developers, local governments, and non-profits in constructing housing units.

Permanent Local Housing Allocation (State)
The 2017-18 Regular Session of the California State Legislature passed one bill (of many other housing-related legislation) sought to generate, and distribute directly to cities, funds for new affordable housing production. The Building Homes and Jobs Act (SB 2, Atkins 2017) established a permanent source of funding for affordable housing through a $75 fee on real estate document filings. In fiscal year 2020-2021, the City received an entitlement from the resulting program “Permanent Local Housing Allocation” in the amount of just under $318,433 from filing fees during 2021 and 2022. In 2022, the contract amount was amended to $1,358,048.

Affordable Housing and Sustainable Communities Program (State) The statewide Greenhouse Gas Reduction Fund’s Affordable Housing and Sustainable Communities program is a competitive funding program that encourages collaboration between affordable housing developers, jurisdictions, and transit agencies to fund affordable housing development and transportation infrastructure and amenities. City planning staff will continue to work with their colleagues in various departments to best position affordable housing and sustainable infrastructure planning to align with this program. Additionally, staff will continue seeking partnerships with area technical assistance programs, affordable housing developers, and area transit agencies to collaborate in an application for funding when a viable and competitive housing and transportation development is ready to move forward.

State Low Income Housing Tax Credits (State)
The federal government through the Internal Revenue Service enacted the Low Income Housing Tax Credit Program in 1986. This program has been the largest producer of affordable multifamily rental housing since its inception. Each state has a financing agency that administers the LIHTC Program, and in California that is the Tax Credit Allocation Committee (TCAC). Institutional investors or syndicates are incentivized to invest in long term affordable rental housing projects to receive tax credits. Nonprofit and private developers are eligible to apply for State LIHTC for acquisition, new construction and/or rehabilitation of affordable rental housing.

HOME
This Program was created under Title II of the Cranston-Gonzales National Affordable Housing Act enacted on November 28, 1990. For Tulare, HOME funds are made available on an annual, competitive basis through HCD’s HOME Investment Partnerships Program. Approximately $1,500,000 or more is available to develop and support affordable multifamily rental housing, owner-occupied housing rehabilitation, and home ownership affordability. Tulare uses HOME funds primarily for first-time homebuyers (down payment assistance), owner-occupied rehabilitation and rental-rehabilitation.

City of Tulare
Housing Needs Assessment
2023-2031 Housing Element F2-39
CDBG Funding (Locally controlled federal funds)
The City is considered an entitlement city, as it has a population of over 50,000, a criterion defined by HUD for agencies seeking assistance with CDBG funds. The City received approximately $725,421 from the State administered HUD funds in 2022. Tulare utilizes CDBG funds for rental and owner housing rehabilitation activities, infrastructure, public facilities and public services.

Homebuyer Assistance Program (Local)
With state HOME Program grant funds, the City partners with Self-Help Enterprises to offer income eligible families financial assistance to purchase a newly constructed or existing home within the city of Tulare. The program is designed to offer secondary financing to keep payments on a primary mortgage at an affordable rate. The grant funds are provided in the form of a secondary loan to cover most, if not all, of a down payment and/or closing costs. A typical loan through this program typically involves a deferred 30-year or more repayment period at zero to one percent annual interest and secured by a second Deed of Trust.

Home Rehabilitation Programs (Local)
With state grant funds through the HOME and CalHome Programs, the City partners with Self-Help Enterprises to offer income eligible households financial assistance to accomplish substantial improvements to their single-family units within the city of Tulare. Aid is provided to owneroccupied households in the form of a low interest deferred payment loan. Moderate- and lowincome homeowners may use the loan to complete essential health and safety improvements.

Typical projects address substandard roofing, plumping, electrical, siding, flooring, and handicap accessible modifications.

With federal grant funds through the CDBG Program, the City partners with Habitat for Humanity of Tulare/Kings Counties to offer income eligible households financial assistance to complete minor repairs to specific feature(s) at their single-family units. Aid is provided to owner-occupied households in the form of a grant with no requirement of repayment as long as the recipient remains in their home for an extended period of time. Typical projects address specific substandard conditions including roof replacement, HVAC repair or replacement, fascia and siding repair, and handicap accessible modifications.

Tulare County Association of Governments
Tulare County Regional Housing Element
F2-40
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City of Tulare
Housing Constraints Analysis
2023-2031 Housing Element F3-1
F3 Housing Constraints Analysis
Constraints to the development of adequate and affordable housing include market, governmental, infrastructure, and environmental factors. These constraints may result in housing that is not affordable to low-and moderate-income households and may render residential construction economically infeasible for developers. Constraints to housing production significantly impact households with low and moderate incomes and special needs.

According to Government Code Section 65583, local governments are required to analyze governmental and non-governmental constraints to the production, maintenance, and improvement of housing for persons of all income levels and those with special needs and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing as part of the housing elements update. Where constraints to housing production are related to the City’s regulations or land use controls, the City must identify appropriate programs to mitigate these constraints, particularly ones that impact the production of affordable housing or housing for special needs populations.

The following chapter outlines non-governmental, governmental, environmental and infrastructure constraints and was used in the development of specific policies and actions included in the Housing Plan to remove barriers to housing and to incentivize housing production, specifically targeting housing production at all income levels and housing for persons with special needs.

Summary of Local Housing Constraints
 The cost of developing housing, including land costs and construction costs, is rising rapidly. There is a lack of federal, state, and local funding and the funding that is available is increasingly competitive.

The time and effort needed to identify, compete for, and layer affordable housing funds is a major constraint to development of affordable housing.
 Tulare generally has higher housing loan approval rates than the county; however, there are disparities between racial and ethnic groups for loan applications and approvals. Although discrimination in mortgage lending is prohibited by the federal Fair Housing Act, other factors may contribute to a potential homebuyer’s ability to secure safe financing, such as credit history, savings, and education regarding the home-buying process.
 Although Tulare’s development regulations allow for a variety of densities throughout the city, development standards are not sufficiently flexible to not pose a constraint to development.

Emergency shelter requirements could pose a constraint on housing access for unsheltered individuals.

Non-Governmental Constraints
The availability of housing is affected by a complex set of interrelated market factors, including but limited to, cost of land, cost of construction, and availability of financing. These factors contribute to determining a new home’s sale price or the rents required to make a project feasible. Nongovernmental constraints include factors outside of direct governmental control that directly impact housing prices. The cost of construction and the availability of financing contribute to the cost of Tulare County Association of Governments
Tulare County Regional Housing Element
F3-2
housing and can hinder the production of affordable housing. The following analysis accounts for these non-governmental constraints.

F3.2.1 Land Costs
The cost of land can impede the production of affordable housing. Land costs are influenced by many variables, including land scarcity and developable density (both of which are indirectly controlled through governmental land use regulations), location, site constraints, and the availability of public utilities.

Table F3-1 provides the average price per acre for land listed for sale throughout Tulare in June 2023.

The average price per acre for all lots was $170,643. The average price per acre was significantly higher for smaller lots, most of which are in non-agricultural zones. The price per acre for larger lots averages $71,571. Most of these larger properties are in agricultural zones.

Table F3-1 Listed Land Prices – Tulare
Lot Size Average Price per Acre (Listed)
Less than 10 acres $269,715.15
10 or more acres $71,571.02
Average $/acre $170,643.08
Source: Zillow, Inc., 2023.

Table F3-2 provides the average price per acre for land sold in 2022 in Tulare. The average price per acre for all plots was $148,449, lower than the average list price. The average sales price per acre for larger lots was $33,492, which was lower than the total average per acre price for all sales. Most of these larger properties are in agricultural zones.

Table F3-2 Sold Land Prices – Tulare
Lot Size Average Price per Acre (Listed)
Less than 10 acres $263,406.38
10 or more acres $33,492.77
Average $/acre $148,449.58
Source: Zillow, Inc., 2023.

Conclusion
Land costs in Tulare are consistent with neighboring cities and are not considered a constraint to development.

Recommended Action
None required.

F3.2.2 Construction Costs
Construction costs can be broken down into two primary categories: materials and labor. A major component of the cost of housing is the cost of building materials, including wood and wood-based products, cement, asphalt, roofing materials, and pipe. The availability and demand for such materials affect prices for these goods.

City of Tulare
Housing Constraints Analysis
2023-2031 Housing Element F3-3
Another major cost component of new housing is labor. The cost of labor in Tulare County is comparatively low because the area’s cost of living is relatively low compared to other areas in California. However, labor for government subsidized housing work is additionally costly for the Central Valley, as wages are rooted in the required State Labor Standards based on higher northern and southern California prevailing wages.

Table F3-3 shows the estimated cost of constructing a basic 2,000 square foot single-family home in Tulare County to be around $337,540. The estimate includes direct and indirect (e.g., insurance, permits, utilities, plans) construction costs, including material, labor, and equipment costs, but does not include the price of land or development impact fees.

Table F3-3 Estimated Construction Cost
Item Cost
Material $204,226
Labor $126,001
Equipment $7,313
Total $337,540
Source: Promatcher.com, 2023.

There is little that municipalities can do to mitigate the impacts of high construction costs except by avoiding local amendments to uniform building codes that unnecessarily increase construction costs without significantly adding to health, safety, or construction quality. The City of Tulare has not adopted any local amendments to uniform building codes. Because construction costs are similar across jurisdictions in Tulare County, the cost of construction is not considered a major constraint to housing production.

F3.2.3 Availability of Financing
Mortgage interest rates have a large influence over housing affordability. Higher interest rates increase a homebuyer’s monthly payment and decrease the range of housing that a household can afford. Lower interest rates result in a lower cost and lower monthly payments for the homebuyer.

When interest rates rise, the market typically compensates by decreasing housing prices. Similarly, when interest rates decrease, housing prices begin to rise. There is often a lag in the market, causing housing prices to remain high when interest rates rise until the market catches up. Lower-income households often find it most difficult to purchase a home during this period.

Where financing is available, construction capital seems to be directed at those with large, established, and well-capitalized sponsors. Given recent trends of increasing interest rates, the availability of financing is likely to be more of a constraint on new housing construction during this Housing Element planning period than it has been in the recent past.

F3.2.3.1 Market-Rate Development Financing
As discussed in Land Costs and Construction Costs, above, market-rate development is generally financed by investors, and the cost to build a project must be recovered by revenue from sales or rents, which drives up the ultimate rent or sales prices of new housing as the component costs increase. A market in which housing supply is limited and demand is high can support higher housing prices, but Tulare County Association of Governments
Tulare County Regional Housing Element
F3-4
lower-income segments of the community are priced out. Therefore, it is difficult for the private sector, for-profit developers, and market-rate housing to meet the housing needs of all community members.

F3.2.3.2 Affordable Housing Financing
A description of available funding sources for affordable development is provided in Chapter F2, Housing Needs Assessment.

F3.2.3.3 Mortgage and Rehabilitation Financing
The availability of financing affects the ability of residents to purchase or improve a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. The primary purpose of reviewing the lending activity is to determine whether home financing is available to city residents. The data presented in this section includes the disposition of loan applications submitted to financial institutions for home mortgages, home improvement, and refinance loans.

Lending activity data provides information regarding home financing availability for city residents. The Analysis of Impediments to Fair Housing Choice for the City of Tulare (AI) shows that in 2017,447 households applied for conventional home purchase loans. Since 369, or 88.6 percent, were approved for conventional loans. The denial rate was 8.1 percent. Other loans were approved by the lender but rejected by the applicant. The approval rate for conventional loans in the Tulare was higher than the county approval rate of 51.6 percent, as noted in Chapter 3, Regional Housing Constraints Analysis. The denial rate was lower than the county’s rate of 17.6 percent.

The AI states that there were 464 applications for government-backed loans in the city in 2017. The approval rate for these loans was 90.1 percent and the denial rate was 6.7 percent. The loan approval rate for government-backed loans was higher than the county’s rate of 43.4 percent. Conversely, the loan denial rate was lower than the county’s rate of 9.9 percent.

The AI provides data regarding the total number and percent of home purchase loan applications completed in 2017 per racial and ethnic group. Completed loans include loan applications that went through the complete underwriting process and do not include applications that were withdrawn or closed for incompleteness. The AI shows that white residents had the highest number of all home purchase loan applications that were completed (both conventional and government-backed loans) with

84.1 percent of all loan applications completed. The Hispanic/Latino ethnic group (of any race) made up

52.8 percent of all home purchase loan application completed. Denial rates were also highest for the white racial group with 77.6 percent and for the Hispanic/Latino ethnic group with 47.8 percent.

When accounting for each group’s share of the population, white and Asian American residents had more loan applications completed than their share of the total population. Hispanic/Latino and Black/African American residents had fewer home purchase loans than their share of the population.

Compared to their respective population share, white residents were overrepresented in the home purchase loan market by 5.8 percent and Asian Americans by 1.2 percent. Native Americans, Black/African Americans, and Hispanic/Latino residents were underrepresented in the city’s homeownership market.

City of Tulare
Housing Constraints Analysis
2023-2031 Housing Element F3-5
Table F3-4 Home Purchase Loans Compared to Population by Race and Ethnicity (2017) Demographic Data Home Purchase Loans Data
Race/Ethnicity Population
Percent of
Population
Denials/Race Completed Loans
Total Percent Total Percent
White 48,497 78.2% 52 77.6% 766 84.1%
Black or African American 2,192 3.5% 4 6.0% 16 1.8%
American Indian and Alaska Native 620 1.0% 0 0.0% 8 0.9% Asian 1,306 2.1% 3 4.5% 30 3.3%
Native Hawaiian and Other Pacific Islander 141 0.2% 0 0.0% 3 0.3% Other Race 6,873 11.1% 0 0.0% 0 0.0%
Two or more races 2,348 3.8% 0 0.0% 0 0.0%
Unknown/NA 8 11.9% 88 9.7%
Total 61,977 100.0% 67 100.0% 911 100.0%
Hispanic or Latino (any race) 8,082 61.4% 32 47.8% 481 52.8% Sources: American Community Survey 2013-17, www.lendingpatterns.com, June 2019, City of Tulare 2020-2024 Analysis of Impediments to Fair Housing Choice
F3.2.3.4 Construction Financing Timing
The timing between project approval and requests for building permits affects project viability. Project delays may result from developers’ inability to secure financing for construction. In Tulare, the average time between project approval and request for building permit is typically three to nine months but varies by type of project. Some projects take years to pull building permits and secure financing. Singlefamily homes usually experience the least delay (three to nine months). Multifamily housing construction tends to be more complex and usually requires more time between entitlement and building permit issuance (six to nine months), on projects where planning entitlement is required.

Conclusion
Tulare generally has higher approval rates than the county, however, there are disparities between racial and ethnic groups for loan applications and approvals. Although discrimination in mortgage lending is prohibited by the federal Fair Housing Act, other factors may contribute to a potential homebuyer’s ability to secure safe financing, such as credit history, savings, and education regarding the home-buying process. Federal Financial Institutions Examination Council HMDA data, by itself, does not provide insight into these other factors. Therefore, it is important that the City supports housing education and opportunities for all residents.

Recommended Action
The City shall implement goals and policies to support homeownership opportunities and home-buying education, particularly for racial and ethnic groups underrepresented in the homebuying market. The City will implement Program 11 to continue and expand the City’s First-Time Homebuyer Program. In addition, through Housing Plan Program 14, the City will partner with local organizations to spread awareness of available homebuyer education programs.

Tulare County Association of Governments
Tulare County Regional Housing Element
F3-6
F3.2.4 Requests for Lower Development Densities
In Tulare, requests for development at densities below anticipated densities occurred more often in the first few years of the 5th Cycle Housing Element (2015-2018) and were mostly on properties zoned for multifamily development and rezoned to single-family development. The development approval of such projects at densities lower than maximum allowed densities is often driven by market preferences for the inclusion of certain project features, and are not necessarily due to any singular code requirement.

There is a strong preference for these types of developments to include two‐car garages, larger unit sizes, which in turn, limits site planning. In more recent years (2019-2023), most housing development applications reviewed by staff requested densities above allowable densities for properties designated and developed as single-family, detached subdivisions. Applications for attached multifamily development were at or near maximum anticipated and allowed densities.

Governmental Constraints
Although local governments have little influence on market factors such as interest rates, local policies and regulations can impact where, how much, and what type of residential development is built. Land use controls, site improvement requirements, fees and exactions, and permit processing procedures, among other policies and regulations, may constrain the maintenance, development, and improvement of housing.

F3.3.1 Land Use Controls
Land use controls provided in the General Plan and Zoning Code influence housing production in several ways. The permitted and conditionally permitted uses in each district guide new development and provide both developers and the public with an understanding of how vacant land will develop in the future. This includes the density of development that will occur within a particular zone, the compatibility of planned uses in each area, and the range and type of buildings and uses that will be located throughout Tulare.

F3.3.1.1 General Plan
The City of Tulare’s current General Plan was adopted in 2014 and guides development through the year 2035. Local land use controls constrain housing development by restricting housing to certain sections of the city and by restricting the number of housing units that can be built on a given parcel of land. The General Plan sets forth the City’s policies regarding local land development. These policies, together with the zoning regulations above, establish the amount and distribution of land allocated for different uses. The General Plan has seven land use designations that allow for residential use.

The General Plan Land Use Element establishes land use categories that define the allowable uses and building densities/intensities throughout the city. The various types of housing units allowed in the city include single-family dwellings, multifamily dwellings, townhomes, condominiums, and mobile homes.

Residential densities in Tulare cover a wide spectrum that promotes the development of various housing types.

The Tulare General Plan contains the following residential land use designations:
 Rural Residential: 0.0 to 2.0 units per acre
 Residential Estate: 2.1 to 3 units per acre
 Low Density Residential: 3.1 to 7 units per acre
City of Tulare
Housing Constraints Analysis
2023-2031 Housing Element F3-7
 Medium Density Residential: 7.1 to 14.0 units per acre.  High Density Residential: 14.1 to 29 units per acre
 Central Business District: 0.0 to 29.0 units per acre  Mixed Use: 0.0 to 29.0 units per acre
 Open Space/Agriculture: 0.01 units per acre (1 unit/lot with a minimum lot size of 10 acres) Conclusion
The General Plan includes seven land use designations that allow residential uses with a density range from less than one to 29 dwelling units per acre. The density ranges are sufficiently high to allow the development of affordable housing for all income levels.

Recommended Action
None required.

F3.3.1.2 Zoning Code
The City regulates the type, location, density, and scale of residential development primarily through the Zoning Code, as well as specific plan development codes. A zoning district is assigned to every parcel in the city and the Zoning Code identifies compatible uses. In general, the City’s zoning regulations are designed to balance the goal of providing a mix of residential and commercial land use types while protecting the health and safety of residents and preserving the character of existing neighborhoods.

Additionally, development standards such as setbacks, height limits, lot coverage, open space requirements, and parking identified for each zoning district. Some zoning districts may allow similar uses but have different development standards. Development standards may be considered a constraint to the development of housing units if they are too restrictive or reduce the development potential on a specific parcel.

The City’s Zoning Code allows residential uses in the following districts:
 Agricultural (A) District. The A district is applied to areas to preserve lands for agricultural uses and to protect undeveloped lands around the city for future urban development. The A district allows for such uses as the raising of crops and livestock, agricultural processing, very low-density residential uses, and home occupations. This district also allows housing for up to 36 beds in group quarters or 12 single-family units for employees that live on the property. The A zoning district is consistent with and implements the Agricultural land use designation of the General Plan.  Rural Residential (R-A) District. The R-A district is applied to areas appropriate for very low-density concentrations of single-family dwellings, together with limited agricultural uses such as the raising of fruit and nut trees, horticultural specialties, and livestock, where proposed development and agricultural uses maintain a suitable environment for family life on large parcels of land. Second residential units are permitted by-right in this district. Residential density is limited to one primary dwelling unit on each site. The R-A district is consistent with and implements the Rural Residential land use designation of the General Plan.
 Single-Family Residential (R-1) District. The R-1 district is applied to areas appropriate for neighborhoods of low-density concentrations of single-family dwellings, and related community facilities. Condominiums and guest houses are allowed in this district upon approval of a conditional use permit (CUP). Second residential units are permitted by-right in this district. For greater density variety, the R-1 district is further subdivided into sub-districts: R-1-5; R-1-6; R-1-7; R-1-8; R-1-12.5; Tulare County Association of Governments
Tulare County Regional Housing Element
F3-8
and R-1-20. The maximum allowable density ranges from one dwelling per half-acre to eight dwellings per acre, with the specific allowable density for each parcel shown on the zoning map by a numerical suffix to the R-1 map symbol (see Section 10.32.060). The R-1 district is consistent with and implements the Suburban Residential land use designation of the General Plan.  Small Lot Residential (R-1-4) District. The R-1-4 district is applied to areas appropriate for compact residential development on lot sizes ranging from 3,200 square feet to 4,000 square feet. One of the objectives of the R-1-4 district is to provide for an additional housing type and address issues of affordability. The maximum allowable density is limited to one dwelling on each parcel, density ranges from 10 to 13 dwellings per acre. The R-1-4 district helps to implement the Suburban Residential land use designation of the General Plan.
 Multiple-Family Residential (R-M) District. The R-M district is applied to areas appropriate for multifamily housing and related uses, including home-based occupations. Single-family dwellings, townhouses (R-M-3 and R-M-4), and condominiums (R-M-2, R-M-3 and R-M-4) are allowed with a CUP. For greater density variety, the R-M district is further subdivided into sub-districts: RM-1; R-M2; R-M-3; and R-M-4. The maximum allowable density ranges from 11 to 29 dwellings per acre, with the specific allowable density for each parcel shown on the zoning map by a numerical suffix to the R-M map symbol (see Section 10.36.060). The R-M district is consistent with and implements the Urban Residential land use designation of the General Plan. Emergency shelters and transitional housing for fewer than 13 residents are permitted.
 Neighborhood Commercial (C-1) District. The C-1 district is applied to areas appropriate for commercial uses that cater to the daily needs of residents. Residential uses may also be accommodated by CUP in this district. The C-1 district is consistent with and implements the Neighborhood Commercial land use designation of the General Plan.  Office Commercial (C-2) District. The C-2 district is applied to areas appropriate for small to largescale office facilities and related support services. Residential uses may also be accommodated by CUP in this district. The C-2 district is consistent with the Office/Business Park land use designation of the General Plan.
 Retail Commercial (C-3) District. The C-3 district is applied to a wide variety of commercial and office uses that serve the general commercial needs of the community. Residential uses may also be accommodated by CUP in this district. The C-3 district is consistent with and implements the Community Commercial land use designation of the General Plan.  Service Commercial (C-4) District. The C-4 district is applied to areas appropriate for wholesale and heavy commercial uses and service establishments. Residential uses, including multifamily housing, may also be accommodated by CUP in this district. The C-4 district is consistent with the General Commercial land use designation of the General Plan.
 Urban Reserve (UR) District. The UR district is applied to undeveloped lands on the City’s edge, including agricultural land and open space land. Single-family dwellings are permitted by-right in this district. The UR district is consistent with and implements the Residential Reserve land use designation of the General Plan.

The City also has overlay zoning districts:
 Planned Residential Combining (PD) District. The PD district may be applied to areas appropriate for residential development that are designed differently than traditional residential development.

Permitted uses in the PD district include all uses that are permitted in the base single-family residential zone district. The PD district allows for greater flexibility in lot width, lot depth, street City of Tulare
Housing Constraints Analysis
2023-2031 Housing Element F3-9
width, housing type, and density within the same zoning district. Multifamily residential development may also be accommodated by CUP with this overlay.  Downtown Combining (D) District. The D district provides a comprehensive set of development standards to be applied within the City’s downtown area. Residential uses are also allowed in this district consistent with those allowed in the C-3 district and subject to a CUP.  Mixed Use Combining (MU) District. The MU district may be applied to areas appropriate for the development of a variety of compatible commercial and residential uses within the same building or site. The MU district encourages medium to high density residential development on sites close to the downtown area. Single-family attached housing, townhouses, apartments, and condominiums are permitted by-right in this overlay district. Densities vary based on how the residential component is sited (see also discussion below on Mixed Use).

In Tulare, minimum residential lot sizes are required in some zones. Table F3-5 provides the minimum lot area per dwelling unit standard by zoning district.

Table F3-5 Site Area per Dwelling Unit
District Lot Area (in square feet)
A 10 acres
R-A 40,000
R-1-5 5,000
R-1-6 6,000
R-1-7 7,000
R-1-8 8,000
R-1-12.5 12,500
R-1-20 20,000
R-1-4 3,200 - 4,000
R-M-1 3,750
R-M-2 3,000
R-M-3 2,000
R-M-4 1,500
C-1 6,000
C-2 3,000
C-3 N/a
C-4 6,000
UR 5 acres
Source: Tulare Zoning Code, updated January 2023.

Conclusion
The City’s Zoning Code provides for a range of zoning districts and is consistent with the General Plan land use designations.

Recommended Action
None required.

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F3.3.2 Residential Development Standards
Table F3-6 shows the development standards for residential zones. The minimum parcel area for residential zones ranges from 1,500 square feet to 40,000 square feet. Maximum site coverage ranges from 30 percent to 60 percent of the lot area.

The front setback requirement is 35 feet for the R-A district, 20 to 30 feet in the R-1 district, and 15 to 20 feet in the R-M district. The side setback requirement is 15 feet in the R-A district, 5 to 7.5 feet in the R-1 district, and five feet in R-M district. Rear setback requirement is 15 feet in the R-A district, five to seven and a half feet in the R-1 district, and five feet in the R-M district.

Maximum height requirements are 35 feet for the R-A and UR districts, 30 feet in the R-1 district, and 30 to 50 feet in the R-M district. In the C-1, C-2, C-3, C-4 districts, maximum heights are 30 feet, or up to 60 feet with a CUP in the C-3 and C-4 districts. Height requirements for accessory dwelling units (ADUs) are the same as the primary structure heights for each district. Maximum density ranges from one unit per acre in the AN district to 29 units per gross acre in the R-M-4 district. Development beyond 29 units per gross acre is permitted by CUP.

Table F3-6 Residential Development Standards
Zoning
District
Minimum
Parcel Area
Minimum Setback (in feet)
Maximum
Height
(feet)
Maximum
Height
(Accessory
Structure)
Maximum
Site Coverage
(percent of
lot)
Maximum
Density
(du/acre)
Front
(feet)
Side
(feet)
Rear
(feet)
R-A 40,000 35 15 15 35 35 30 1.09
R-1-5 5,000 20 5 5 30 30 50 8.71
R-1-6 6,000 20 5 5 30 30 50 7.26
R-1-7 7,000 20 5 5 30 30 50 6.22
R-1-8 8,000 25 5 5 30 30 50 5.45
R-1-12.5 12,500 30 7.5 7.5 30 30 50 3.48
R-1-20 20,000 30 7.5 7.5 30 30 50 2.18
R-1-4 3,200-4,000 30 30 60 10.89-13.61
R-M-1 3,750 20 5* 5 30 30 50 11.62
R-M-2 3,000 20 5* 5 30 30 50 14.52
R-M-3 2,000 17.5 5* 5 40 40 50 21.78
R-M-4 1,500 15 5* 5 50 50 50 29.04
A 10 acres 35 15 15 35 10-20 0.01
C-1 6,000 15 5 10 30
C-2 3,000 10 - - 30 80
C-3 - 10 - - 30 80
C-4 6,000 - - - 30 - 80
UR 5 acres 35 15 15 35 - 10 0.02
D - - - - 60 - 100
MU - 5 5 5 5 stories - - 90
* Side yards in the R-M districts are 5 feet per story for interior lots, 5 feet per story for corner lots on the interior side, and 10 feet per story for corner lots on the street side.

Source: Tulare Zoning Code, updated January 2023.

City of Tulare
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2023-2031 Housing Element F3-11
Conclusion
Development standards related to parcel area, setbacks, height of primary structures, site coverage, and density do not constrain residential development. Developers have rarely requested concession on maximum height or had a development limited by the maximum height. Development standard concessions have been and will continue to be made for affordable housing developments.

Recommended Action
Amend the Zoning Code to increase the maximum site coverage percentage for the R-M-4 zone from 50 to 60 percent to facilitate the development of housing. Housing Plan Program 6 directs the City to make this amendment to the Zoning Code.

F3.3.2.1 Parking
According to the Terner Center for Housing Innovation at UC Berkeley, parking can cost $25,000 to $75,000 per space to construct. However, given the age of data and the increased cost of land and construction costs discussed above, the costs per parking space are likely much higher.1 Parking provided in underground or structured parking facilities, or if required to be covered or enclosed, can significantly increase the cost of housing and could affect the feasibility of various housing projects in the city. In addition, requirements for parking space locations and maximum distances from dwelling units may also increase the cost of housing and affect the feasibility of housing projects. Requiring less parking not only reduces the project budget but can allow for more space to build additional housing units.

Table F3-7 provides the residential parking requirements in Tulare.

Table F3-7 Residential Parking Requirements
Residential Use Required Parking Spaces (per unit)
Single-family units 2.0
Multifamily units Studio 1.5
1 Bedroom 1.5
2 or more Bedrooms 2.0
Senior residential units 1.0
Spaces for single-family units require a garage or carport.

Multifamily units require one guest parking space per five dwelling units.

Source: Tulare Zoning Code, updated January 2023.

Conclusion
Residential parking requirements requiring more than one space per unit for studio and one-bedroom units can be cost prohibitive to the development of such units.

Recommended Action
Revise the Zoning Code to amend parking requirements related to studios and one-bedroom multifamily units, and affordable multifamily units, to require no more than one space per unit. 1 Terner Center for Housing Innovation at UC Berkeley, 2016. Available at: http://ternercenter2.berkeley.edu/proforma/ Tulare County Association of Governments
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Housing Plan Program 6 directs the City to make these amendments to the Zoning Code.

F3.3.2.2 Open Space and Park Requirements
Uses in multifamily zones must meet the following open space requirements:
 All outdoor areas not used for parking, walkways or other features shall be landscaped, but not less than 10 percent of the total site area of each parcel shall be landscaped.  A children’s play yard with play equipment shall be required for all multifamily projects of 10 units or more and must be reviewed and approved by the Planning and Building Director and Parks and Community Services Director. This condition shall not apply to senior citizen housing or other housing excepted by the City of Tulare.
 Street trees shall be planted in accordance with the tree type and planting schedule available from the Parks and Community Services Department. Street trees shall be planted no more than 40 feet apart.

The City Council adopted a Quimby Act Ordinance in 2023 to codify a park and open space requirement for subdivision applications. As a condition of approval for new single-family subdivisions, developers are required to either dedicate land toward a park or recreational area or to pay an in-lieu fee. The park dedication requirement for single-family subdivisions is equal to three to four acres of park area per 1,000 units, depending on the existing service level at the time of application. Developers have not requested concession for open space and park space requirements, and they have not been a constraint to development.

Conclusion
The open space and park requirements do not constrain the development of housing.

Recommended Action
None required.

F3.3.2.3 Density Bonus
Tulare offers density bonuses and incentives for the development of housing that is affordable to the types of households and qualifying residents identified below. As required by California Government Code Section 65915, Chapter 10.148 of the Tulare Municipal Code offers density bonuses, and incentives or concessions for the development of housing that is affordable to the types of households and qualifying residents identified in §10.148.020. The City’s density bonus provisions are intended to implement the requirements of California Government Code Section 65915.

Eligibility
To be eligible for a density bonus and other incentives or concessions, a proposed housing development shall comply with the following requirements and shall satisfy all other applicable provisions.  Resident requirements. A housing development proposed to qualify for a density bonus shall be designed and constructed so that it includes at least any one of the following:
 Ten percent of the total number of proposed units are for lower-income households.  Five percent of the total number of proposed units are for very low-income households.

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 The project is a senior citizen housing development or is a mobile home park that limits residency based on age requirements for housing older persons.  Ten percent of the total dwelling units in a common interest development are for persons and families of moderate income, provided that all units in the development are offered to the public for purchase.
 Application selection for basis for bonus. For purposes of calculating the amount of the density bonus, the applicant who requests a density bonus shall elect whether the bonus shall be awarded based on the divisions stated above.
 Bonus units shall not qualify a project. A density bonus granted shall not be included when determining the number of housing units that is equal to the percentages required above.  Minimum project size to qualify for density bonus. The density bonus provided by this chapter shall be available only to a housing development of five or more dwelling units.  Condominium conversion projects. A condominium conversion project for which a density bonus is requested shall comply with the eligibility requirements.

Allowed Density Bonuses
(A) Density bonus. A housing development that complies with the eligibility requirements specified in §§ 10.148.020(A)(1), (2), (3), or (4), above, shall be entitled to density bonuses as follows, unless a lesser percentage is proposed by the applicant.
(1) Bonus for units for lower income households. A housing development that is eligible for a bonus in compliance with the criteria specified in § 10.148.020(A)(1), (10 percent of units for lower income households) shall be entitled to a density bonus between 20 and 35 percent, calculated based on the percentage of low-income units proposed. (2) Bonus for units for very low-income households. A housing development that is eligible for a bonus in compliance with the criteria specified in § 10.148.020(A)(2), (5 percent of units for very low-income households) shall be entitled to a density bonus of between 20 and 35 percent, calculated based on the percentage of very low-income units proposed. (3) Bonus for senior citizen development. A housing development that is eligible for a bonus in compliance with the criteria in § 10.148.020(A)(3), (senior citizen development or mobile home park) shall be entitled to a density bonus of 20 percent. (4) Bonus for moderate income units in common interest development. A housing development that is eligible for a bonus in compliance with the criteria specified in § 10.148.020(A)(4), (10% of units in a common interest development for persons and families of moderate income) shall be entitled to a density bonus between 5 and 35 percent, based on the percentage of moderateincome units proposed. (5) Density bonus for land donation. When an applicant for a tentative map, parcel map, or other residential development approval donates land to the City in compliance with this division, the applicant shall be entitled to a density bonus for the entire development, as follows; provided, that nothing in this division shall be construed to affect the authority of the City to require a developer to donate land as a condition of development. (a) Basic bonus. The applicant shall be entitled to a 15% increase above the otherwise maximum allowable residential density under the applicable Land Use Plan designation and zone for the entire development, and an additional increase between 15 and 35 percent, based on the percentage of very-low-income units proposed.

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(b) Increased bonus. The increase identified in Table 3-6 above shall be in addition to any increase in density required by divisions (A)(1) through (A)(4), up to a maximum combined mandated density increase of 35 percent if an applicant seeks both the increase required in compliance with this division (A)(5), as well as the bonuses provided by divisions (A)(1) through (A)(4).
(c) Eligibility for increased bonus. An applicant shall be eligible for the increased density bonus provided by this division if all the following conditions are met:

1. The applicant donates and transfers the land no later than the date of approval of the final map, parcel map, or residential development application.

2. The developable acreage and zoning classification of the land being transferred are sufficient to allow construction of units affordable to very low-income households in an amount not less than 10% of the number of residential units of the proposed development.

3. The transferred land is at least one acre in size, or of sufficient size to allow development of at least 40 units; has the appropriate Land Use Plan designation; is appropriately zoned for development as affordable housing; and is or will be served by adequate public facilities and infrastructure. The land shall have appropriate zoning and development standards to make the development of the affordable units feasible.

4. No later than the date of approval of the final map, parcel map, or of the residential development, the transferred land shall have all of the permits and approvals, other than building permits, necessary for the development of the very low income housing units on the transferred land, except that the City may subject the proposed development to subsequent site plan review to the extent authorized by Cal. Gov’t Code § 65583.2(i) if the site plan and associated details have not been reviewed by the City before the time of transfer.

5. The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with § 10.148.070 (Continued availability), which shall be recorded on the property at the time of dedication.

6. The land is transferred to the City or to a housing developer approved by the City. The City may require the applicant to identify and transfer the land to the approved housing developer.

7. The transferred land shall be within the boundary of the proposed development or, if the City agrees, within one-quarter mile of the boundary of the proposed development.

Allowed Incentives or Concessions
(A) Applicant request and City approval.
(1) An applicant for a density bonus in compliance with this chapter may submit to the City a proposal for the specific incentives or concessions listed in division (C) (Type of incentives), below, that the applicant requests in compliance with this section, and may request a meeting with the Director. The applicant may file a request either before filing an application for City approval of a proposed project or concurrently with an application for project approval. The review authority shall grant an incentive or concession request that complies with this section unless the review authority makes either of the following findings in writing, based upon substantial evidence:

City of Tulare
Housing Constraints Analysis
2023-2031 Housing Element F3-15
(a) The incentive or concession is not required to provide for affordable housing costs, or for rents for the targeted units to be set as specified in Cal. Health and Safety Code § 50052.5. (b) The incentive or concession would have a specific adverse impact, as defined in Cal. Gov’t Code § 65589.5(d)(2), upon public health and safety or the physical environment, or on any real property listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low- and moderate-income households. (2) The applicant shall show that a waiver or modification of development standards is necessary to make the housing units economically feasible.
(B) Number of incentives. The applicant shall receive the following number of incentives or concessions.
(1) One incentive or concession. One incentive or concession for a project that includes at least 10 percent of the total units for lower income households, at least 5 percent for very low-income households, or at least 10 percent for persons and families of moderate income in a common interest development.
(2) Two incentives or concessions. Two incentives or concessions for a project that includes at least 20 percent of the total units for lower income households, at least 10 percent for very lowincome households, or at least 20 percent for persons and families of moderate income in a common interest development.
(3) Three incentives or concessions. Three incentives or concessions for a project that includes at least 30 percent of the total units for lower income households, at least 15 percent for very lowincome households, or at least 30 percent for persons and families of moderate income in a common interest development.
(C) Type of incentives. For the purposes of this chapter, concession or incentive means any of the following:
(1) A reduction in the site development standards of this title (e.g., site coverage limitations, setbacks, reduced parcel sizes, and/or parking requirements) (see also § 10.148.050 [Parking requirements in density bonus projects]), or a modification of architectural design requirements that exceed the minimum building standards approved by the California Building Standards Commission in compliance with Cal. Health and Safety Code §§ 18901 et seq., that would otherwise be required, that results in identifiable, financially sufficient, and actual cost reductions;
(2) Approval of mixed-use land uses not otherwise allowed by this title in conjunction with the housing development, if nonresidential land uses will reduce the cost of the housing development, and the nonresidential land uses are compatible with the housing project and the existing or planned development in the area where the project will be located; and/or (3) Other regulatory incentives proposed by the applicant or the City that will result in identifiable, financially sufficient, and actual cost reductions.
(D) Effect of incentive or concession. The granting of a concession or incentive shall not be interpreted, in and of itself, to require a General Plan amendment, Zoning Map amendment, or other discretionary approval.

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Assembly Bill 1287 Additional Density Bonus for Very Low- to Moderate-income Units
California Assembly Bill 1287, signed into law on June 21, 2023, requires that a city, county, or city and county grant an additional density bonus. Additional density bonuses are to be administered when housing development conforms to specified requirements and provides 24 percent of the total units to lower income households, conforms to specified requirements and provides 15 percent of the total units to very low households, or conforms to specified requirements and provides 44 percent of the total units to moderate-income units.

The Density Bonus Law prohibits a local government from conditioning the submission, review, or approval of an application pursuant to the Density Bonus Law on the preparation of an additional report or study that is not otherwise required by state law, but provides that this provision does not prohibit a local government from requiring an applicant to provide reasonable documentation to establish eligibility for a requested density bonus, incentives or concessions, waivers or reductions of development standards, and parking rations, as specified.

Conclusion
The Zoning Code does not comply with state Density Bonus provisions required by Government Code Section 65915. The Zoning Code should be updated to equally provide for density bonuses in all zoning districts where residential uses are permitted and to include provisions relative to density bonuses, incentives, and concessions as required by state Law.

Recommended Action
Revise the Zoning Code density bonus provisions to comply with State Density Bonus law per Government Code Section 65915.

Housing Plan Program 7 directs the City to revise the Density Bonus Ordinance to comply with state law.

F3.3.2.4 On- and Off-Site Improvement Standards
The City of Tulare has established standards for the design, construction, and installation of public improvements located within subdivisions. These standards are intended to implement the General Plan and protect the public health, safety, welfare, and aesthetics of the community. As stated in the U.S.

Department of Housing and Urban Development’s (HUD) study of Subdivision Requirements as a Regulatory Barrier, such requirements can reasonably be considered regulatory barriers to affordable housing if Tulare determines that the requirements are greater (and hence, more costly) than those necessary to achieve health and safety requirements in the community.2 The City regulates site improvements by the Subdivision Ordinance (Section 8.24.160) through conditions and standards imposed through the City’s Site Plan Review process. On-site improvements typically include street, curb, gutter, sidewalk, and utilities as well as amenities such as landscaping, required off-street parking, fencing, streetlights, open space, and water systems. Off-site improvements typically include the following (some of which are regulated by other agencies):
 Road improvements, including construction of sections of streets, alleys, curbs and gutters, bridges, pedestrian ways, and bicycle paths.
2 U.S. HUD. 2007. Study of Subdivision Requirements as a Regulatory Barrier. https://www.huduser.gov/portal/publications/commdevl/subdiv_report.html City of Tulare
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2023-2031 Housing Element F3-17
 Street Trees, in compliance with the City’s Street Tree Planting Ordinance.  Sewage collection and treatment (City of Tulare Sewer Division).  Water systems improvements, including water mains, connections, fire hydrants, storage tanks, and treatment plants (City of Tulare Water District).
 Public facilities for fire (City of Tulare Fire Department), school (Tulare City Elementary School District, Tulare Joint Union High School District), and recreation.

To reduce housing costs, the City aims to require only those improvements that are deemed necessary to maintain public health, safety, and welfare. Generally, the developer passes on-site and off-site improvement costs to the homebuyer or renter as part of the final cost of a home. The site improvements that are under the jurisdiction of the City have specific requirements that are discussed below.

Street improvement requirements are regulated by the Zoning Code, Section 8.24.040. In addition to the zoning regulations, street design shall conform in principle to the streets shown on the circulation element of the General Plan and any applicable precise plan adopted by City Council relating to streets.

The following minimum street widths are required:
 Local Streets: 56 feet
 Collector Streets: 64 feet
 Arterial Streets: 64 feet
 Industrial Streets: 68 feet
 Cul-de-sac Streets: 52 to 56 feet
 Frontage Streets: 48 feet
 Major Arterial Streets: 84 to 146 feet
Improvement Standards
Public improvement standards values are listed below.
 Excavation of Existing Street or Interior Street - Value: range between $5.66/cy to $36.39/cy  Curb and Gutter – Value: $25 per linear foot
 Sidewalk – Value: range $3.01/sf.
 Connection to Existing Sewer - Value: $232.70 each
 1-inch Water Service Meter - Value: $1,352.01 each
Off-site improvement costs for recent residential projects in Tulare ranged from $2,464 to $8,421 per unit for multifamily projects and $13,396 to $49,714 per unit for single family developments. The average cost per unit for multifamily was $5,513 and for single family was $33,532. Off-site costs for development are similar to costs across Tulare County, which range from $2,500 to $30,000 per unit for development in an existing service district but are higher for sites where new infrastructure is needed.3 Some of the major differences in cost are attributable to whether the project was an infill project and the extent of improvements needed. Projects with higher costs required the construction of more roadway and utility infrastructure, and in one case, the undergrounding of an irrigation canal. 3 County of Tulare. 2023. Tulare County Housing Element. https://tularecounty.ca.gov/rma/planning-building/tulare-county-housingelement/tulare-county-housing-element-2023-2031-update/ Tulare County Association of Governments
Tulare County Regional Housing Element
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Conclusion
On-/off-site improvement standards for the City are comparable to surrounding jurisdictions. The City does not consider the requirements to be greater than those necessary to achieve health and safety requirements. It should be noted that once the improvements are completed, they are typically granted to the City which will be responsible for operating, maintaining, repairing, and replacing the improvements in perpetuity. The City does not consider the requirements to be greater than those necessary to achieve health and safety requirements.

Recommended Action
None required.

F3.3.2.5 Provision of a Variety of Housing Types
Housing Element law specifies that jurisdictions must identify adequate sites that are zoned to encourage the development of a variety of housing types available to all economic segments of the population. Persons and households of different ages, types, incomes, and lifestyles have a variety of housing needs and preferences that evolve over time and in response to changing life circumstances.

This includes single-family homes, multifamily housing, accessory dwelling units, mobile homes, agricultural employee housing, homeless shelters, and transitional housing, among others. Table F3-8 summarizes the housing types permitted and conditionally permitted in residential districts.

Manufactured Housing
Manufactured housing is permitted by-right in the R-A and R-1 districts and with a CUP in the R-M, PD, and D districts. Mobile home parks are permitted with a CUP in the R-A, R-1, R-M,C-1, C-2, C-3, and C-4 districts.

Conclusion
Manufactured housing should be allowed as a permitted use in all zones where single-family units are permitted. However, manufactured housing is not permitted in the A, C-1, C-2, C-3, C-4, UR, or MU districts which do permit single-family units.

Recommended Action
Revise the Zoning Code to allow for manufactured housing in all zones where single-family housing is allowed, subject only to the same restrictions as single-family homes. Housing Plan Program 6 directs the City to make this amendment to the Zoning Code.

Accessory Dwelling Units
In recent years, several bills have added requirements for local governments related to accessory dwelling unit (ADU) regulation. Updates to State law in 2016 and 2017 included changes pertaining to the allowed size of ADUs, permitting ADUs by right in at least some areas of a jurisdiction, and reduced parking requirements related to ADUs. More recent bills reduce the time to review and approve ADU applications to 60 days and remove lot size and replacement parking space requirements. AB 68 allows an ADU and a junior ADU (JADU) to be built on a single-family lot, if certain conditions are met. The State has also removed owner-occupancy requirements for ADUs, created a tiered permit fee structure for ADUs based on their size and location, and prohibits fees on units of less than 750 square feet. In City of Tulare
Housing Constraints Analysis
2023-2031 Housing Element F3-19
addition, AB 671 requires the Housing Element to include plans to incentivize and encourage affordable ADU rentals.

In 2022, two laws were passed that affect ADU development. Bother pieces of legislation went into effect on January 1, 2023. SB 897 increases the existing height limit for attached and detached ADUs that meet certain conditions. AB 2221 clarifies existing ADU law to close procedural and permitting loopholes for approving ADUs, including the requirement for approving or denying applications within 60 days of application submittal and providing a full set of comments and remedies to applicants with denied applications. Additionally, AB 2221 adds front setbacks to the list of local development standards that local governments cannot impose if they would preclude construction of an attached or detached ADU of at least 800 square feet, that is at least 16 feet in height and that has at least four-foot side and rear yard setbacks.

Tulare County Association of Governments
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Table F3-8 Residential Use Matrix
Residential Use A R-A R-1 R-1-4 R-M C-1 C-2 C-3 C-4 UR PD D MU Single-family P P P P C C C C C P P C P
Multifamily P C C C C C C P
Condominiums C C
Manufactured Housing P P P C C C
Mobile Home Park C C C C C C C
Employee Housing (6 or fewer persons) P P P
Employee Housing (7 or more persons) P1
Emergency Shelters (12 or fewer persons) P C
Emergency Shelters (13 or more persons) C C
Licensed small family day care (eight or fewer children) P P P P Licensed large family day-care (nine or more children) C C C C Licensed group care homes (six or fewer persons) P P P P C C C C C C Licensed group care home (seven or more persons) C C C C C C C C C C Community care facility (six or fewer persons) P P P P C C C C C Community care facility (seven or more persons) C C C C C C C C C Single Room Occupancy C C C C
Accessory structures P P P
Accessory Residential Unit P P C P
P = permitted; C= Conditional Use Permit
1 Employee housing for employees that live on the property for no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single-family or household.

Source: Tulare Zoning Code, updated January 2023.

City of Tulare
Housing Constraints Analysis
2023-2031 Housing Element F3-21
ADUs are permitted by-right in the R-A, R-1, and PD zoning districts and conditionally permitted in the RM district.

ADUs are subject to the following standards:
 Ownership. A covenant between the City and the applicant shall be recorded with the County Recorder prior to the issuance of any building permit requiring that either the accessory dwelling unit, or the principal dwelling unit, shall always be occupied, by the property owner of record.

Furthermore, the ADU shall not be sold separately from the principal dwelling unit, however the accessory dwelling unit or the principal dwelling unit may be rented, but only for rental terms of at least 30 days.
 Attachment. An accessory dwelling unit may be established by the conversion of an attic, basement, garage, or other portion of a principal dwelling unit. A garage may be converted to an accessory dwelling unit if replacement parking for the principal dwelling unit is provided on another portion of the parcel by covered parking or uncovered parking, including tandem spaces. A detached accessory dwelling unit may be established by the conversion of an accessory structure or may be new construction.
 Number of Units. Only one accessory dwelling unit shall be allowed per lot.  Lot Coverage. The maximum site area covered by an accessory dwelling unit shall be no more than 50 percent of all uses on a lot.
 Floor Area. The accessory dwelling unit, if attached, shall not exceed 50 percent of the existing living area of the principal dwelling unit, and shall not exceed a maximum of 1,200 square feet. If the accessory dwelling unit is detached, the total living area shall not exceed 1,200 square feet.  Space Between Buildings. The minimum distance between a detached accessory dwelling unit and the principal dwelling unit shall be ten feet.
 Manufactured Home. A manufactured home pursuant to Cal. Health and Safety Code § 18007 is permitted as an accessory dwelling unit if a permanent foundation is provided or unless the manufactured home has an existing foundation.
 Off-street Parking. In addition to current parking requirements for the existing residence, one additional paved, off-street parking space, not less than nine feet by 20 feet, shall be provided for the accessory dwelling unit. This parking space may be accommodated on an existing driveway. All new or modified driveways shall conform to City standards. The additional off-street parking space requirement shall be waived in any of the following instances:
 The accessory dwelling unit is located within one-half mile of a public transit station or stop (such as a bus stop).
 The accessory dwelling unit is located within an architecturally and historically significant historic district.
 The accessory dwelling unit is part of the existing principal dwelling unit or an existing accessory structure.
 When on-street parking permits are required, but not offered to the occupant of the accessory dwelling unit.
 When there is a car share vehicle located within one block of the accessory dwelling unit.  Appearance. The accessory dwelling unit's scale, appearance, and character shall be similar to and compatible in design with the principal dwelling unit and adjacent residences.

Tulare County Association of Governments
Tulare County Regional Housing Element
F3-22
Conclusion
The City of Tulare’s Second Residential Units Ordinance is not in compliance with recent ADU laws. ADUs must be permitted in any zone where residential uses are permitted, pursuant to Government Code Section 65852.2. In addition, AB 587 and AB 345 allow ADUs to be sold or conveyed separately under limited circumstances. Additionally, owner occupancy of the primary unit or ADU is no longer required.

Although not out of compliance with state law, the limitation of lot coverage and the requirement of offstreet parking is a constraint to the development of ADUs.

Recommended Action
Revise the Zoning Code for compliance with state law, allow a higher maximum percentage of lot coverage, and remove off-street parking requirements. Housing Plan Program 5 directs the City to make these amendments to the Zoning Code.

Multifamily
Multifamily housing is permitted by-right in the four R-M zones and MU zones. Multifamily development is also permitted by CUP in the C-1, C-2, C-3, C-4, PD, and D zones.

Standards for multifamily projects are specified within the multiple-family residential district, Section

10.36.060 of the Zoning Code, which includes:
 Building Facades. In multifamily projects building facades shall be designed utilizing varying setbacks, projections, balconies, and by varying the pattern and location of windows and doors on the building face.
 Multiple-family Infill. Multiple-family infill in existing neighborhoods is required to be compatible in appearance with existing residences, especially single-family dwellings.  Landscaping. All outdoor areas not used for parking, walkways or other features shall be landscaped, but not less than 10 percent of the total site area of each parcel shall be landscaped.  Parking Facilities. Parking lots, driveways and entries should be designed to blend in with the overall project.
 Long, unbroken rows of parking spaces are discouraged. Where possible, individual attached garages (with garage doors) for each unit are preferred. Otherwise, dispersed parking lots and heavy landscaping can serve to break up large parking areas.  Parking rows shall be broken up with a landscape island every eight spaces.  Special treatment should be given to project entryways, including the use of landscaping, walls, fountains, signs, and other architectural features. Entryway paving should be given special treatment, such as stamped paving, colored paving, or cobblestones.  Parking areas shall be screened from view from adjoining properties and street rights-of-way by a solid fence, wall, landscaping, or architectural feature. For the multifamily housing types in mixed-use projects, such as apartments and duplexes, which are conditionally permitted in the overlay zones, separate standards exist.

Conclusion
The requirement that multiple-family infill in existing neighborhoods must “be compatible in appearance with existing residences, especially single-family dwellings” is considered subjective.

City of Tulare
Housing Constraints Analysis
2023-2031 Housing Element F3-23
Recommended Action
The City should review requirements and amend as necessary to ensure that standards are objective.

Housing Plan Program 6 directs the City to make this amendment to the Zoning Code.

Group Homes/Residential Care Facilities
Group homes and residential care facilities with six or fewer residents are permitted by-right in all residential districts, which is in accordance with state law. Group homes and residential care facilities with seven or more residents are allowed under a CUP in all residential zones.

The City requires one covered parking space per every three beds in group care facilities, including residential care facilities. This is reduced from the two parking spaces required for single-family residential and 1.5 spaces for multifamily residential. The parking requirements could be excessive for group homes for seven or more persons.

Conclusion
The CUP requirement for large care facilities (more than six residents) is not a constraint to the development of these uses. However, the lack of objective criteria and dissimilarly treating these residential uses is a constraint on housing for persons with disabilities. . The finding “that the location of the proposed use and the conditions under which it would be operated or maintained will not be detrimental to the public interest, health, safety, convenience or welfare, or materially injurious to properties or improvements in the vicinity” is considered subjective.

Recommended Action
Review and amend CUP findings and permit group homes for seven or more persons in all residential zones similar to other residential uses of the same type in the same zone.. Housing Plan Program 10 directs the City to make this revision.

Emergency Shelters
The City of Tulare allows emergency shelters serving 13 or fewer people by-right in the R-M zone and with a CUP in the C-4 zone. Emergency shelters serving more than 13 people are permitted with a CUP in the R-M and C-4 zones.

Development standards for emergency shelters and transitional housing are as follows:
 Emergency shelters shall be limited to a maximum of 13 beds or clients as a permitted use. The number of beds or clients served is also limited by the size of the building and the Building Code occupancy standards.
 Off-street parking shall be based upon demonstrated need and shall be consistent with any pertinent parking requirements of the zone district wherein the emergency shelter is located.  Each emergency shelter shall have an interior onsite waiting and client intake area sufficient in size as determined by the Director of the Planning and Building Department to admit individuals to the shelter.
 Each emergency shelter shall have an onsite manager 24 hours a day.

Tulare County Association of Governments
Tulare County Regional Housing Element
F3-24
 No emergency shelter may be located closer than 300 feet from another similar shelter.  Lighting of the property on which the facility is located should be designed to provide a minimum maintained horizontal illumination of at least one foot candle of light on the parking surfaces and walkways.

The parking requirement for emergency shelters is not compliant with AB 2339 which requires cities to only require sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.

In 2019, AB 101 was passed requiring that a Low Barrier Navigation Center development be a use by right in mixed-use zones and nonresidential zones permitting multi-family uses. A Low Barrier Navigation Center is a low barrier, temporary, service-enriched shelter that helps homeless individuals and families obtain permanent housing. The City will need to amend its Zoning Ordinance to explicitly allow the development of Low-Barrier Navigation Centers, by right, in residential use and mixed-use zones, as well as nonresidential zones permitting multi-family uses.

AB 2339 was passed in 2022 and went into effect January 1, 2023. AB 2339 requires that jurisdictions expand the definition of emergency shelters per AB 2339 to include interim housing options such as navigation centers, bridge housing, and respite and recuperative care; and identify zoning designations where emergency shelters are allowed to include sites that meet at least one of the following:
 Vacant and zoned for residential use;
 Vacant and zoned for nonresidential use and located near amenities and services for homeless individuals;
 Nonvacant and is suitable for use as a shelter in the current planning period.

Zoning designations identified to allow emergency shelters as a permitted use without a discretionary permit must also allow residential uses. The City permits emergency shelters by-right in the R-M zone which also permits residential development, which satisfies that requirement of AB 2339.

Identified sites within the R-M zone must also have a minimum area of 200 square feet per unsheltered person to accommodate the number of people experiencing homelessness, and the zoning designations identified to allow emergency shelters as a permitted use without a discretionary permit must allow residential uses. Additionally, AB 2339 requires that emergency shelters can only be subject to parking requirements such that the jurisdiction can require sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.

The 2023 Kings/Tulare County Point-In-Time (PIT) count estimated 284 people in Tulare. To meet the requirements of AB 2339, 56,800 square feet (1.3 acres) of appropriately zoned land would be needed that meets the requirements of state law. Table F3-9 lists the parcels that are zoned R-M that are within

0.5-mile of a public transit stop and vacant. Smaller parcels (five acres or less) are more likely to be developed with a shelter than larger parcels; therefore, this table only includes parcels under five acres.

The City has space capacity to accommodate the PIT count. However, due to the City’s maximum capacity limit of 13 residents, there would need to be available space for 22 shelters to meet the space requirements. There are 12 vacant parcels of realistic size that could provide space for potential emergency shelters to meet the requirements of AB 2339.

City of Tulare
Housing Constraints Analysis
2023-2031 Housing Element F3-25
Table F3-9 Potential Emergency Shelter Capacity Analysis APN Acreage Realistic Capacity (beds)
169080014 0.46 100
169080013 0.30 66
176142004 0.34 74
176142003 0.23 51
177080035 0.36 78
177080036 0.24 52
168180012 1.74 379
169080055 0.80 174
177300026 3.27 712
182340001 3.36 732
182330014 2.41 524
182340002 4.12 898
Total 17.63 3,840
Source: City of Tulare 2023
In addition to the capacity outlined above, the City is currently planning the development of an emergency shelter, planned to be developed in 2024. The expected capacity for the project is approximately 200 beds.

Conclusion
The analysis of vacant sites that are zoned to permit emergency shelters and are near amenities such as transit meet the capacity requirements of AB 2339. Parking requirements for this type of housing are not in accordance with state law. The maximum capacity requirement of 13 persons per shelter without a CUP is restrictive to the development of emergency shelters.

Recommended Action
Revise the Zoning Code to allow emergency shelters in compliance with state law and to increase the maximum capacity limit for emergency shelters to more than 13 persons, and revise parking requirements to comply with AB 2339.

Housing Plan Program 6 directs the City to amend the Zoning Code to increase capacity limits for emergency shelters, and revise definitions and parking requirements of emergency shelters to be consistent with the requirements of AB 2339. The City will also permit low barrier navigation centers in all mixed-use and nonresidential zones where multifamily housing is permitted.

Transitional and Supportive Housing
“Transitional housing” is defined as buildings configured as rental housing operating under program requirements that require the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months from the beginning of the assistance. Transitional housing units are residential uses subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zone (SB 745).

Tulare County Association of Governments
Tulare County Regional Housing Element
F3-26
“Supportive housing” is defined as housing with no limit on length of stay that is occupied by the target population and that is linked to on-site or off-site services that assist the supportive housing resident in retaining permanent housing, health services, and employment, as needed. Supportive housing units are residential uses subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zone. AB 2162 requires cities to allow certain supportive housing meeting specific criteria to be permitted by right in all zones where multifamily housing is also permitted (including nonresidential zones). For such supportive housing locating within half-mile from transit, no minimum parking can be required.

Transitional housing has the same provisions in the City’s Zoning Code as emergency shelters, and is permitted to serve up to 13 people is permitted by-right in the R-M zone and with a CUP in the C-4 zone.

Transitional housing developments serving more than 13 people are permitted with a CUP in the R-M and C-4 zones. The Zoning Code does not contain any provisions for supportive housing and limits the zones in which transitional housing is allowed. It also contains occupancy restrictions for transitional housing that are beyond what is required for other housing types in these zones. Therefore, Tulare’s Zoning Code is not consistent with the requirements of SB 745 and AB 2162.

Conclusion
The City’s Zoning Code does not comply with state law for transitional and supportive housing.

Recommended Action
Revise the Zoning Code to allow transitional and supportive housing as residential uses and only subject to those restrictions that apply to other residential uses of the same type in the same zone to comply with SB 745. In addition, revise the Zoning Code to comply with AB 2162. Housing Plan Program 6 directs the City to make these amendments to the Zoning Code.

Farmworker Housing/Employee Housing
The Employee Housing Act requires that housing provided by an employer for up to six employees is considered a residential use, subject to the same standards as single-family residences. Additionally, the Employee Housing Act (Health & Safety Code Section 17021.6) requires that any employee housing consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single-family or household shall be deemed an agricultural land use. For the purpose of all local ordinances, employee housing shall not be deemed a use that implies that the employee housing is an activity that differs in any other way from an agricultural use. No conditional use permit, zoning variance, or other zoning clearance shall be required of employee housing that is not required of any other agricultural activity in the same zone. The permitted occupancy in employee housing in a zone allowing agricultural uses shall include agricultural employees who do not work on the property where the employee housing is located.

The City’s Zoning Code permits employee housing for six or fewer employees by-right in the R-A and R-1 zones but not in other zones where single-family housing is permitted, which is not in compliance with Health & Safety Code Section 17021.6. Employee housing is permitted in the A zone for employees that live on the property for no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single-family or household, which is in compliance with Health & Safety Code Section 17021.6.

Conclusion
The Zoning Code is not in compliance with state law regarding farmworker/employee housing.

City of Tulare
Housing Constraints Analysis
2023-2031 Housing Element F3-27
Recommended Action
Amend the Zoning Code to ensure compliance with the Employee Housing Act (Health & Safety Code Section 17021.6). Housing Plan Program 6 directs the City to make this amendment to the Zoning Code.

Single Room Occupancy Units
Single room occupancy units (SROs) are defined as a living or efficiency unit by California Health and Safety Code section 17958.1, intended or designed to be used as a primary residence by not more than two persons for a period of more than 30 consecutive days and having either individual bathrooms and kitchens or shared bathrooms and/or kitchens. The City’s Zoning Code does not define SROs. However, SROs are permitted with a CUP in the C-3 and C-4 zones, as well as the D and MU districts.

Conclusion
The Zoning Code standards constrain the development of SROs as they are only permitted in some commercial and mixed-use districts with a CUP.

Recommended Action
Revise the Zoning Code to add a definition of SROs and allow the development of SROs in zones allowing multifamily uses and/or commercial zones allowing hotel and motel uses. Housing Plan Program 6 directs the City to make these amendments to the Zoning Code.

F3.3.3 Housing for Persons with Disabilities
California Government Code Section 65583 requires local jurisdictions to analyze potential and actual government constraints on the maintenance, improvement, and development of housing for persons with disabilities. This is to ensure that persons with either physical or mental disabilities are provided reasonable accommodation for access to and the enjoyment of all facilities, including housing.

Government Code Section 65583(c)(3) also requires housing elements to provide a program to “…address, and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing for persons with disabilities.” This section analyzes if the zoning policies and permitting procedures in Tulare impose any constraints on persons with disabilities accessing appropriate and adequate housing in the city.

F3.3.3.1 Definition of Family
Local jurisdictions may restrict access to housing for households that do not meet the jurisdiction’s definition for “family.” A restrictive definition of “family” that limits the number of individuals living together may illegally limit the development and siting of group homes for persons with disabilities, but not for housing families that are similarly sized or situated. The City of Tulare’s definition of family is as follows:
 One individual or several individuals related to the nominal head of the household, living as a single housekeeping unit in a single dwelling unit, but not including persons other than the following:
 Husband or wife of the nominal head of the household
 Sone or daughter of the nominal head of the household or of the spouse of the nominal head of the household, and the spouse and dependent children of such son or daughter  Father or mother or grandfather or grandmother of the nominal head of the household, or of the spouse of the nominal head of the household
Tulare County Association of Governments
Tulare County Regional Housing Element
F3-28
 Dependent as construed by the United States Internal Revenue Service, brother, or sister of the nominal head of the household or of the spouse of the nominal head of the household, which brother or sister is not living with his or her spouse, and his or her dependent children.  In a non-owner-occupied dwelling unit, apartment or condominium unit, no person shall be a head of the household without first providing written authority from the owner(s) designating such head of the household by name as the owners' agent on the premises. The owners and such designated agent shall be jointly and severally responsible for compliance with the Housing and Zoning Code.
 Federally protected classes of handicapped persons treated as meeting definition of family:

Unrelated persons, who use and occupy a residential dwelling unit as a family who conform to Section 1248.04 and the square footage occupancy requirements for residential dwelling units in Section 1480.08, and who demonstrate they are each and continue to be members of a protected class of handicapped persons under applicable Federal Fair Housing Amendments Act of 1988 [42 USC 3601 et seq.] shall be treated as meeting the definition of "family”.

Conclusion
The City’s definition of “family” is restrictive.

Recommended Action
Revise the Zoning Code definition of “family” to mean all persons, related and unrelated, who occupy a single housing unit. Housing Plan Program 6 directs the City to make this amendment to the Zoning Code.

F3.3.3.2 Reasonable Accommodation Procedures
The federal Fair Housing Act and the California Fair Employment and Housing Act require that cities and counties provide reasonable accommodation where such accommodation may be necessary to afford individuals with disabilities equal housing opportunities. Cities and counties must also consider requests for accommodations related to housing for people with disabilities and provide the accommodation when it is determined to be “reasonable” based on fair housing laws and the case law interpreting the statutes.

Reasonable accommodation is one of the tools intended to further housing opportunities for people with disabilities. These accommodations require that local jurisdictions make modifications or exceptions in their zoning laws and other land-use regulations when accommodations are necessary to afford individuals with disabilities an equal opportunity to use and enjoy a dwelling. For example, it may be a reasonable accommodation to waive a setback requirement so that a paved path of travel can be provided to residents with mobility impairments.

Reasonable accommodation enables developers and providers of housing for people with disabilities a means of requesting from the local government flexibility in the application of land use and zoning regulations or, in some instances, even a waiver of certain restrictions or requirements because it is necessary to achieve equal access to housing.

In Tulare, a request for reasonable accommodation may be made by any person with a disability or their representative, when the application of a requirement of this Zoning Code or other city requirement, policy, or practice acts as a barrier to fair housing opportunities. For the purposes of the City’s regulations, a “person with a disability” is any person who has a physical or mental impairment that City of Tulare
Housing Constraints Analysis
2023-2031 Housing Element F3-29
limits or substantially limits one or more major life activities, anyone who is regarded as having such impairment or anyone who has a record of such impairment.

A request for reasonable accommodation may include a modification or exception to the rules, standards, and practices for the siting, development, and use of housing or housing-related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of their choice.

Reasonable accommodation is granted only to the household that needs the accommodation and does not apply to successors in interest to the site. Additionally, reasonable accommodation may be granted in compliance with City regulations without the need for the approval of a variance.

The process for filing for reasonable accommodation is as follows:
 A request for reasonable accommodation shall be submitted on an application form provided by the Community Development Department or in the form of a letter to the Director of Community Development Department.
 If the project for which the request for reasonable accommodation is being made requires some other discretionary approval (including use permit, site plan review, etc.), then the applicant shall file an application for concurrent review with the application for discretionary approval.  A request for reasonable accommodation shall be reviewed by the Director of Community Development Department or his/her designee if no approval is sought other than the request for reasonable accommodation. The Director or his/her designee shall make a written determination within 30 days of the application being deemed complete and either grant, grant with modifications, or deny a request for reasonable accommodation.
 A request for reasonable accommodation submitted for concurrent review with another discretionary land use application shall be reviewed by the Planning Commission. The written determination on whether to grant or deny the request for reasonable accommodation shall be made by the Planning Commission in compliance with the applicable review procedure for the discretionary review.

The following findings are required to be met to approve the request for reasonable accommodation:
 Whether the housing in the request will be used by a person with a disability protected under the Acts;
 Whether the request for reasonable accommodation is reasonable and necessary to provide one or more individuals with a disability an equal opportunity to use and enjoy a dwelling;  Whether the requested reasonable accommodation would not impose an undue financial, administrative or enforcement burden on the city as “undue financial or administrative burden” is defined in the Acts;
 Whether the requested reasonable accommodation would not require a fundamental alteration in the nature of a city program or law, including but not limited to land use and zoning, as “fundamental alteration” is defined in the Acts;
 The requested accommodation complies with all other applicable City Code provisions, zoning regulations, and development standards;
 The requested accommodation will not, under the specific facts of the case, result in a direct threat to the health or safety of other individuals or substantial physical damage to the property of other; and
 Other reasonable accommodations that may provide an equivalent level of benefit.

Tulare County Association of Governments
Tulare County Regional Housing Element
F3-30
Conclusion
The findings for reasonable accommodation are objective and do not pose a constraint to persons with disabilities. The City provides the requirements and procedure of reasonable accommodation in the Zoning Code; however, information is not provided on the City’s website.

Recommended Action
The City will provide a link to its Reasonable Accommodations policy on the Housing page of the City website and provide guidance for those seeking assistance, including contact information for City staff responsible for accepting applications for reasonable accommodation. Housing Plan Program 10 directs the City to make these updates to the City’s website.

F3.3.4 Building Codes and Enforcement
The City of Tulare adopted the California Building Code, 2022 Edition, which regulates the access and adaptability of buildings to accommodate persons with disabilities. California Building Standards Code and Federal Americans with Disabilities Act (ADA) is assessed and enforced by the Building Division as part of the plan check and building permit issuance process. The City’s Code Enforcement, which is under the Office of Safety, Compliance & Facilities, enforces the local laws of the Municipal Code and investigates violations related to housing, zoning, weed abatement and all codes specifically designed to address blight and nuisances. Most of the code enforcement violations are resolved through an administrative process; others may be resolved through civil or criminal processes. The City enforces Title 24 of the California Code of Regulations, which regulates the access and adaptability of buildings to accommodate persons with disabilities. Compliance with provisions including the California Building Standards Code, is reviewed, and enforced by the Building Division as a part of the building permit submittal. The City does not have any local amendments to the California Building Code.

Tulare permits housing for special needs groups, including for individuals with disabilities, without regard to distances between such uses or the number of uses in any part of the city. The General Plan does not restrict the siting of special needs housing.

Tulare does not impose special permit procedures or requirements that could impede the retrofitting of homes for accessibility. Tulare’s requirements for building permits and inspections are the same as for other residential projects and are straightforward and not burdensome. The City is not aware of any instances in which an applicant experienced delays or rejection of a retrofitting proposal for accessibility to persons with disabilities.

Conclusion
No unique restrictions are in place that would constrain the development of housing for persons with disabilities.

Recommended Action
The City will continue to review and amend the Building Code to ensure that it is up to date with the California Building Code and all applicable state laws. The City will implement Housing Plan Program 6, which will ensure that the City provides guidance for reasonable accommodation requests and publish reasonable accommodation procedures on the City’s website.

City of Tulare
Housing Constraints Analysis
2023-2031 Housing Element F3-31
F3.3.5 Planning and Development Fees
The City charges various fees and assessments to cover the cost of processing permits and providing certain services and utilities. Table F3-10 describes residential development planning fees for both single- and multifamily development.

The City of Tulare has higher planning application fees than Porterville, another city in Tulare County that is similar in population size. A CUP in Porterville is $1,164 but ranges from $2,536 and $5,133 in Tulare. A Tentative Parcel Map costs $1,500 in Porterville and between $2,639 and $6,613 in Tulare.

Higher planning application fees may be a constraint to development.

Table F3-10 Residential Development Planning Fees
Fee Title Notes Amount
Administrative Approval Minor Deviation $134.00
Administrative Approval Minor Additions $1,462.00
Appeal $1,118.00
Annexations $16,918.00
Cancellation of Williamson Act Deposit $2,150.00
Categorical Exemption $236.00
Certificate of Compliance $1,036.00
Conditional Use Permits $5,133.00
Conditional Use Permits Minor $2,536.00
Conditional Use Permit Temporary $423.00
Detachment $2,774.00
Development Agreement Deposit $1,613.00
EIR Staff Report $11,537.00
Environmental Assessment Review $1,618.00
Environmental Assessment Preparation $8,507.00
General Plans Amendment $5,410.00
Landscape Maintenance District Establishment flat $3,219.00 Lot line Adjustment/Lot Merger flat $1,227.00
Special Use Permit flat $1,168.00
Specific Plan Amendment flat $4,892.00
Specific Plan Text/Review flat $5,271.00
Tentative Parcel Map $2,639.00
Tentative Subdivision Maps - Up to 49 lots flat $3,739.00 Tentative Subdivision Maps - 50 to 99 lots flat $3,887.00 Tentative Subdivision Maps - 100 to 199 lots flat $4,500.00 Tentative Subdivision Maps - 200 to 299 lots flat $5,578.00 Tentative Subdivision Maps - over 300 lots flat $6,613.00 Time Extension $576.00
Zone Amendments flat $3,221.00
Zone Variances $3,360.00
Source: City of Tulare Master Feel Schedule, May 17, 2022.

Tulare County Association of Governments
Tulare County Regional Housing Element
F3-32
The City also collects development fees in accordance with California Government Code Section 66000- 66025 to help offset the cost to the City to provide infrastructure and services to new development.

These fees are generally assessed on the number of units in a residential development and collected at the beginning of the approval process. The exact fee varies depending on the area of the city, and some areas, designated as “Developed,” are exempt from these fees, including school development fees and an overall discount on the city’s total development impact fees. These designated “Developed” areas include properties that previously contained a house or homes and are in the process of being redeveloped. The fees are adjusted regularly to account for increases in construction costs and the needs of the community. Table F3-11 identifies impact fees for single- and multifamily housing developments.

Table F3-11 Impact Fees
Cost per Unit
Number of Units Single-Family Multifamily
Police $202 $156
Fire $496 $382
General Government $695 $536
Library $811 $625
Transportation $4,279 $3,160
Water $3,392 $2,614
Wastewater $2,125 $1,637
Storm Drainage* $1,796 $2,970
Ground Water Recharge* $2,163 $3,606
Parks $2,718 $2,095
Total $18,677 $17,781
* Based on density of units per acre. For single-family using a density range of 3.1-7.0 dwelling units/acre. For multifamily, using a minimum density of 14.0 dwelling units/acre.

Source: City of Tulare DIF Table, 2020.

Development impact fees in Tulare are reasonable in comparison to other jurisdictions in the state and region. According to a 2019 National Impact Fees Survey of 37 jurisdictions in California, the average impact fees across the state are $37,471 per single-family unit and $21,703 per multifamily unit.4

Development fees in Tulare are similar to other similarly sized cities in Tulare County. Fees for a singlefamily unit are about $18,677 in Tulare but range from $12,009 to $20,000 in the cities of Exeter, Farmersville, Porterville, and Woodlake. However, fees for multifamily units are higher in Tulare, averaging around $17,781 per multifamily unit, compared to the cities of Exeter, Farmersville, Porterville, and Woodlake, where multifamily fees range from $5,656 to $16,400 per unit. Table F3-12 below shows a comparison of development fees in other Tulare County jurisdictions. 4 National Impact Fee Survey, 2019. Available at http://www.impactfees.com/publications%20pdf/2019survey.pdf City of Tulare
Housing Constraints Analysis
2023-2031 Housing Element F3-33
Table F3-12 Residential Development Fee Comparison
Jurisdiction
Total Cost per Unit
Multifamily Single-family
Dinuba $32,796 to $33,962 $37,059 to $38,888
Exeter $10,495.25 $16,482
Farmersville $16,400.00 $19,269
Lindsay $40,342.88 $12,009
Porterville $12,000 to $14,500 $17,000 to $20,000
Tulare $17,781 $18,677
Woodlake $11,477.88 $14,606.67
Conclusion
The City of Tulare generally has comparable fees to other surrounding cities.

Recommended Action
While the City’s development fees are comparable to other cities in the region, the City should continue to monitor the City’s development impact fees to identify and remove constraints to housing development. Housing Plan Program 10 directs the City to review development impact fees to identify and remove constraints to housing development.

F3.3.6 Permit Types
The City of Tulare provides the full range of services relating to the development of property within its city boundaries and Sphere of Influence. Subdivision maps, parcel maps, CUPs, and building plans are all processed by the City.

Site Plan Review
Site Plan Review is a free service for applicants to determine if development is consistent with the City Municipal Code and mitigates future conflict with the site. Site Plan Review is required for all new development and redevelopment projects. The review process involves the review of various City departments, including Fire, Engineering, Planning, Solid Waste, and Police. City staff review the project and provide comments based on the following requirements:
 It is designed in a manner to avoid traffic congestion;  It is designed in a manner to safeguard the welfare of pedestrians and vehicles;  It is designed in a manner to avoid adverse effect on surrounding property;  It is designed in a manner to support current and adopted Planning Commission and City Council policies:
 Facilities, improvements, and utilities;
 Vehicular ingress, egress, and internal circulation;
 Setbacks;
 Location of service use areas;
 Walls;
 Landscaping;
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 That proposed lighting is arranged so as to deflect light away from adjoining properties and will not cause a traffic hazard;
 That proposed equipment which is used in conjunction with the site plan’s intended use is designed to avoid excessive noise at the property line of any adjoining properties.

Conditional Use Permit
CUPs are reviewed by the Planning Division and then the Planning Commission, which holds a public hearing to decide on approval. Once reviewed, the Planning Division must prepare a report and base their recommendation to the Planning Commission on the following findings:
 That the location of the proposed use is in accordance with the purpose and objectives of this title and the purposes of the district in which the subject site is located;  That the location of the proposed use and the conditions under which it would be operated or maintained will not be detrimental to the public interest, health, safety, convenience or welfare, or materially injurious to properties or improvements in the vicinity;  That the proposed use will not have a significant impact on the environment;  That the proposed use will comply with applicable provisions contained in this title;  That the proposed use is consistent with the Tulare General Plan; and  That the site for the proposed use is adequate in size, shape, and location to accommodate the use in the district for which it is proposed.

Appeals to the Planning Commission’s action can be made to the City Council. The decision and findings are recorded for the CUP and conditions of approval may be imposed for the permit.

Variances
An applicant must request a variance where practical difficulties, unnecessary hardship, and conditions inconsistent with the purpose and objectives of the Zoning Code may result from the strict application of certain provisions of the code. The granting of a variance and its associated conditions shall not constitute a special privilege inconsistent with the limitations on other properties in the vicinity and in other like districts within the city. The Planning Commission may grant a variance from district regulations, including setbacks, lot dimensions, height of structures, lot coverage, parking and loading standards and sign regulations. The power to grant variances shall not extend to district permitted use regulations.

Findings for the variance are as follows:
 The special circumstances applicable to the property, including size, shape, topography, location or surroundings, and that the strict application of this Ordinance deprives such property of privileges enjoyed by other property in the vicinity and under identical district classifications.  How granting the variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and district and denied to the property for which the variance is sought.
 How granting the variance will not be materially detrimental to the public health, safety, or welfare, or injurious to the property or improvements in such vicinity and district in which the property is located.
 That granting the variance does not constitute a special privilege inconsistent with the limitations upon other properties in the vicinity and district in which such property is located.

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 That granting the variance does not allow a use or activity which is not otherwise expressly authorized by the regulations governing the subject parcel.  That granting the variance will not be inconsistent with the General Plan.

General Plan Amendment and Zone Change
Projects that are not consistent with the General Plan or Zoning Code may require approval of a General Plan Amendment or a Zone Change. Approval of these types of proposals is discretionary, subject to CEQA, and requires public hearings before the Planning Commission and City Council. A revise and proceed must be received from the Site Plan Review Committee prior to application submittal. In accordance with state law, applicants are notified within 30 days in writing whether the application has been accepted as being complete and setting a tentative public hearing date.

Conclusion
The following CUP finding is considered subjective: “That the location of the proposed use and the conditions under which it would be operated or maintained will not be detrimental to the public interest, health, safety, convenience or welfare, or materially injurious to properties or improvements in the vicinity.” Additionally, use requirements and development standards such as the Site Plan Review requirement that the project “is designed in a manner to avoid adverse effect on surrounding property” is a subjective requirement and may constrain multifamily residential development.

Recommended Action
Review and revise the Site Plan Review and CUP process and findings related to residential development to remove subjective language and provide objectivity and approval certainty. Housing Plan Program 10 directs the City to review and revise the Site Plan review and CUP approval process and findings related to residential development to remove subjective language and provide objectivity and approval certainty.

F3.3.7 Permit Procedures and Processing Times
Table F3-13 displays the typical timelines for types of approvals and permits and lists the review authority for various applications.

Table F3-13 Timelines for Permit Procedures
Type of Approval or Permit Typical Processing Time*
Ministerial Site Plan Approval 2 weeks
Discretionary Site Plan Reviews, Planning Commission 20-30 days Conditional Use Permit, Planning Commission 20-30 days
Variance 30-45 days
Subdivision Parcel Map (Tentative), Parcel Map Committee 30-45 days Subdivision Parcel Map (Final), City Council 45-60 days Subdivision Tract Map (Tentative), Planning Commission and City Council 45-60 days Subdivision Tract Map (Final), City Council 45-60 days
Negative Declaration 45-60 days
Environmental Impact Report 9-12 months
*Typical processing time from date an application is deemed complete and based on working days.

Source: City of Tulare, 2023.

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Table F3-14 shows the typical processing procedures by project type for Tulare. As shown, single-family units have the shortest estimated processing times (3-6 weeks) while subdivisions and planned unit development has the longest (8-12 months). Tulare’s permit process times are generally longer than typical permit processing times for cities in Tulare County.

The average length of time from entitlement to building permit is 160 days, or approximately five months, based on a review of projects from the past 18 months.

Table F3-14 Typical Processing Procedures by Project Type

One SingleFamily Unit Subdivision Multifamily UnitsPlanned Unit Development
Site Plan Review Site Plan Review Site Plan Review
Tentative Map Planning Entitlements
(if required)
Planning Entitlements
Environmental
Assessment
Environmental Assessment
(if required)
Environmental
Assessment
Final Map Final Map (if required) Final Map
Building Permit Building Permits Building Permits Building Permits Estimated Processing Time 3-6 weeks 8 - 12 months 4-6 months 8 - 12 months Source: City of Tulare, 2023.

Building Permits
Building permit review timelines for all projects are as follows depending on complexity and scope of work:
 First review: 20 to 30 working days
 Second review: 10 to 20 working days
 Third review: 10 to 15 working days
 Fourth review: 5 to 10 working days
 Fifth review: 1 to 5 working days
State Streamlining (SB 35)
Under the 5th cycle Housing Element reporting period (2015-2023), the City of Tulare has made insufficient progress toward its Lower income RHNA and is subject to SB 35 streamlining provisions for projects that include at least 50 percent affordability. SB 35 requires that eligible projects be reviewed for compliance and consistency with the City’s objective standards and are not subject to discretionary processes, such as CEQA environmental review and public hearings. Eligible projects with 150 units or fewer must be approved within 90 days and projects with more than 150 units must be approved within 180 days.

No projects have been approved through SB 35 ministerial approval. The City has not adopted procedures for processing SB 35 applications and has not created a checklist for SB 35 applications. In addition, AB 1397 requires that 5th cycle opportunity sites re-used in the 6th cycle and identified to accommodate lower income units (very low-income and low-income) be subject to by-right approval if projects include 20 percent affordable units for lower income households on-site.

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Conclusion
The City of Tulare does not have written procedures for SB 35 Streamlined Ministerial Approval process.

Recommended Action
Revise the Zoning Code to address updates to state law and create a written procedure for SB 35.

Housing Plan Program 6 directs the City to address updates to SB 35 and SB 330 and create written procedures for the Streamlined Ministerial Approval Process. Housing Plan Program 3 directs the City to revise the Zoning Code to be in compliance with AB 1397.

Permit Streamlining Act
The Permit Streamlining Act sets forth various time limits within which state and local government agencies must either approve or disapprove permits and provides that these time limits may be extended once by agreement between the parties. The City currently meets the timelines below and complies with the Permit Streamlining Act including streamlining determinate with 30-day CEQA determination:
 30 days to deem application complete/incomplete
 30-day period restarts with each resubmittal on an incomplete application.  30 days to make environmental determination after an application is deemed complete  60 days after the environmental determination, including a finding that the project is exempt from CEQA, the City must take action to approve or disapprove the project. Applicants can agree to an additional 90 days to take action.

Conclusion
The City complies with the Permit Streamlining Act.

Recommended Action
None required.

F3.3.8 Short-Term Housing Rentals
Tulare does not currently have a short-term housing rental program that regulates short-term vacation rentals in the jurisdiction. As of July 2023, there were 87 active VRBO and Airbnb rentals in the city.

There were 64 listings that rented the entire house and 23 listings that rented a private room within a housing unit. Short-term rentals are found throughout the city with a concentration of 20 rentals in the northwest portion of the city near Tulare Avenue and SR-99.

Conclusion
There are no regulations related to short-term rental housing that constrain housing in the city. Shortterm rentals may constrain availability of long-term rental housing supply.

Recommended Action
The City shall monitor the effects of short-term rentals and create an ordinance to regulate short-term rentals as needed. Housing Plan Program 10 directs the City to monitor the effects of short-term rentals and adopt an ordinance regulating short-term rentals if needed.

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F3.3.9 Code Enforcement
The City of Tulare adopted the California Building Code, 2022 Edition. The City’s Code Enforcement enforces the local laws of the Municipal Code and investigates violations related to housing, zoning, weed abatement and all codes specifically designed to address blight and nuisances. Investigation of violations is complaint-based. Most of the code enforcement violations are resolved through an administrative process; others may be resolved through civil or criminal processes. The City enforces Title 24 of the California Code of Regulations, which regulates the access and adaptability of buildings to accommodate persons with disabilities. Compliance with provisions including the California Building Standards Code, is reviewed, and enforced by the Building Division as a part of the building permit submittal.

The City has the power to inspect and declare unsafe any structure or piece of equipment, be it existing or under construction, that does not meet specific Municipal Code standards. These include, but are not limited to, structures with insufficient modes of egress; structures that are unsafe or that have been made structurally unsound due to fire, earthquake, or other natural disaster; buildings that are deemed a public nuisance; and buildings that have been constructed or maintained in violation of local or state law.

The enforcement of building codes in the city is centered on the inspection of new construction and remodels or renovations requiring building permits. However, for existing structures, City staff prioritize code enforcement complaints according to the severity of the violation on the community and individuals. Situations that appear to pose a serious risk to health and safety are given top priority; others are pursued in the order in which they are received, as resources are available.

If a violation is found upon inspection, a notice is issued, posted, or mailed and the owner of the property is typically given 10 days to comply if it is a matter involving risks to health and safety, otherwise 30 days for a less urgent matter. If a Notice of Violation hearing is requested during the enforcement process, all enforcement stops until the hearing is conducted. If the violation continues to exist, an administrative citation is issued, and the owner has 15 days to comply. If the violation has not been remedied, the City will request an inspection warrant from a judge, and the violation will be abated by City contractor. An invoice will be processed, and a lien will be placed on the property.

Conclusion
The City’s code enforcement procedures are not a constraint to housing rehabilitation.

Recommended Action
None required.

Transparency in the Development Process
To increase transparency in the development process, the City’s website publishes resources that help developers and homeowners navigate the residential development and home improvement processes.

Specifically, the Community Development webpage
(https://www.tulare.ca.gov/government/departments/community-economic-development) provides a zoning map, information on the permit center and staff contacts, the public hearing calendar, planning and building permit resources. The zoning code and zoning map, plan review procedures, fee schedule, and forms and handouts, among other documents are available online. The City provides a fee schedule on the City website, and development impact fees are posted on the Engineering FAQ page of the City website (https://www.tulare.ca.gov/government/departments/engineering/engineering-faq).

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Conclusion
The City provides general information and handouts regarding the development process on the City website. Additional information such as the development impact fees is also provided on the City website to facilitate and assist residents and developers.

Recommended Action
The City will evaluate compliance with the new transparency requirements per Government Code Section 65940.1(a)(1) and make changes as necessary. Housing Plan Program 10 directs the City to evaluate compliance with transparency requirements and implement necessary changes.

F3.3.9.1 Cumulative Impact of Development Standards
The housing element must analyze the cumulative effect of development standards on the development of housing and/or achieving densities after considering how all standards and/or ordinances relate to each other. In Tulare, requirements for heights, lot coverage, and parking, together with comparatively higher development fees for multifamily units and subjective approval standards, may constrain development of multifamily housing. To address these constraints, the City will undergo a comprehensive Zoning Code update, with adoption anticipated in fall 2024.

Environmental Constraints
A community’s environmental setting affects the feasibility and cost of developing housing.

Environmental issues range from the availability of water to the suitability of land for development due to potential exposure to seismic, flooding, wildfire, and other hazards. If not properly recognized and accommodated in residential design, these environmental features could potentially endanger lives and property. This section summarizes environmental constraints to housing development in the city.

F3.4.1 Wildfire
Tulare is not designated by the California Department of Forestry and Fire Prevention (CAL FIRE) as a fire hazard severity zone. According to the CALFIRE Fire and Resource Assessment Program, the city is a Local Responsibility Area, where fire protection and response is a local responsibility. State Responsibility Areas generally include foothill areas located east of the Friant-Kern Canal and the Sierra Nevada.

Wildfire hazards in the city include vacant lands that have dry vegetation and/or agricultural debris storage (e.g., limbs, trimmings, etc.). These hazards are more common on non-irrigated lands, during drought years, and in dry seasons. The City manages vegetation in areas within and adjacent to public rights-of-way and critical facilities to reduce the risk of wildfire and property damage. The City’s Fire Prevention Bureau provides additional services to the community such as weed abatement, public education, and community wide risk reduction strategies. Fire personnel perform citywide property reviews and send letters of abatement to violators. Wildfire risk is not a constraint to the development of housing in the Tulare.

F3.4.2 Floodplains
A small part of the city falls within the 100-year and 500-year floodplains; therefore, flood hazards may pose potential constraints to some areas in the city. These areas are in the southern tip of the city near South K Street, as identified by FEMA. Parcels in this area of the city are primarily comprised of industrial Tulare County Association of Governments
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and agricultural zones. Development in a flood zone typically is required to be protected against flood damage. FEMA requires developers to obtain a flood zone elevation certificate when they apply for their permit. The Flood Elevation Certificate is prepared by a certified engineer, state-licensed surveyor, or a certified architect, with rates set by each professional. The cost of the Flood Elevation Certificate may vary depending on other factors such as the building’s structural details, building location, occupancy type, and requested turnaround time. The Flood Elevation Certificate may increase the cost of development, but this cost may be offset if the certificate allows for a reduction in price for flood insurance. These certificates require elevating the developed area (i.e., house pad) above the known flood level of that flood zone. The Site Inventory analysis does not identify any sites in flood zones.

F3.4.3 Seismic Zones
While Tulare is in proximity to major California fault lines, there is no specific threat or hazard from seismic ground shaking to residential development within Tulare County and all new construction must comply with current state building code requirements related to seismic retrofitting. Between the minimal historical hazard of earthquakes in the city and the use of the most current building codes and construction techniques, seismic faults do not pose a constraint to residential development.

F3.4.4 Soil Contamination
Agricultural uses may contaminate sites due to the use of pesticides and other chemicals. Soil contamination may be a concern if a Phase One Environmental Site Assessment determines there is a potential for soil contamination and contamination is substantiated by a Phase Two study. The City ensures that the necessary steps are taken to clean up residual hazardous wastes on any contaminated sites proposed for redevelopment or reuse. Soil evaluations are required as needed to ensure that risks are assessed, and appropriate remediation is provided. Developing housing on these sites can involve costs to remediate contaminated soil or groundwater. The remediation cost would typically be on the developer to address the clean-up and potential site contamination is not considered a constraint.

Conclusion
Environmental conditions in Tulare are not considered a constraint to development.

Recommended Action
None required.

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Housing Resources and Site Inventory Analysis
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F4 Housing Resources and Site Inventory
Analysis
This section documents the methodology and results of the Site Inventory analysis conducted to demonstrate the City of Tulare’s ability to meet the 6th cycle Regional Housing Needs Allocation (RHNA).

Infrastructure, services, and financial and administrative resources that are available for the development, rehabilitation, and preservation of housing in Tulare are also discussed in this chapter.

Background information on regional development trends and analysis are included in Chapter 4, Regional Housing Resources.

The Site Inventory was developed through the analysis of development trends, the identification of vacant land, and community input. Community engagement events included an online, interactive community survey, where residents identified areas for potential future residential development throughout Tulare, and a community workshop held in Tulare on May 22, 2023. When asked about specific sites or areas that would be appropriate for the development of housing, respondents stated that the area around Cartmill and J Street would be appropriate, along with other areas near public transit stops, employment, and shopping centers. Due to this input, the City included one site in the Site Inventory in the area near Cartmill and J Street (Site 19 as shown in Table F4-1 below).

For the purposes of analysis in this Housing Element, the city is divided into eight neighborhoods:
 Downtown Tulare
 Historic East Tulare
 Historic West Tulare
 Northeast Tulare
 Northwest Tulare
 South Tulare
 Southeast Tulare
 Southwest Tulare
F4.1 Regional Housing Needs Allocation (RHNA)
This Housing Element covers the planning period of December 2023 through December 2031 (also referred to as the 6th housing cycle). The Tulare County Association of Governments (TCAG), as the Metropolitan Planning Agency for the Tulare County region, is responsible for preparing the RHNA for the region based on recent growth trends, income distribution, and capacity for future growth. This methodology must align with state objectives, including but not limited to:
 Promoting infill, equity, and environmental protection  Ensuring jobs-housing balance
 Affirmatively furthering fair housing
Tulare must identify adequate land with appropriate zoning and development standards to accommodate its RHNA, or assigned share of the region’s housing need. Tulare’s RHNA is 4,749 units, which is distributed among five income categories, as shown below in Table F4-1.

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Table F4-1 Tulare 2023-2031 RHNA
Income Category (Percent of Tulare
County Area Median Income [AMI]) Number of Units Percent of Total Units Extremely Low (< 30% of AMI)* 682 14.4%
Very Low (30 to 50% of AMI) 753 15.9%
Low (51 to 80% of AMI) 884 18.6%
Moderate (81% to 120% of AMI) 677 14.3%
Above Moderate (> 120% of AMI) 1,753 36.9%
Total 4,749 100%
*The RHNA does not project the need for extremely low-income units, but pursuant to state law (Assembly Bill 2634), the City must project its extremely low-income housing needs based on Census income distribution or assume 50 percent of the very low-income units required by the RHNA as extremely low-income units. The City’s very low-income requirement is 1,435 units. The number of extremely low income units that the City must plan for shown here was projected using Census data. According to the Comprehensive Housing Affordability Strategy (CHAS), data developed by the United States Department of Housing and Urban Development, 29.4 percent of households in the city earned less than 50 percent of the AMI. Among these households, 47.5 percent earned incomes below 30 percent (extremely low).

Therefore, the City’s RHNA allocation of 1,435 very low-income units was distributed as 682 extremely low (47.5 percent of the 1,435 very low-income units required by the RHNA) and 753 very low-income units. However, for the purpose of identifying adequate sites for the RHNA allocation, state law does not mandate the separate accounting for the extremely low-income category.

Source: TCAG, 2022. Final Regional Housing Needs Plan.

F4.2 Meeting the RHNA
Each jurisdiction must identify adequate land with appropriate zoning and development standards to fulfill its required RHNA. Jurisdictions can use planned and/or approved projects, estimated accessory dwelling unit (ADU) production, and vacant and/or underutilized sites to accommodate the RHNA. In some cases, rezoning must occur to ready sites for future residential development.

Once the City has demonstrated in the Housing Element that it has the development capacity to accommodate the RHNA, it has two implementation-related obligations during the planning period:

Maintain a “no net loss” policy of its residential development capacity over the housing element planning period, meaning that sites listed in the adopted Housing Element land inventory may not be down-zoned to a lower-density residential zone or rezoned to a nonresidential zone, unless the City up-zones or rezones alternative sites prior to the density reduction or rezone on the inventoried site.

Continue to allocate available funding resources to and facilitate the development of affordable housing.

F4.2.1 RHNA Credits
The City may use units in approved and/or permitted residential developments which will be completed within the planning period, and anticipated ADU production, as credit towards fulfillment of its RHNA.

Planned and Approved Projects
Residential developments approved and permitted, but not yet built (also called “pipeline projects”) can be credited towards the City’s share of the RHNA, provided it can be demonstrated that the units can be built by the end of the 6th cycle planning period. Similarly, units that have not yet received a building permit as of June 30, 2023, can also be credited towards the RHNA. Affordability (the income category in which the units are counted) is based on the actual or projected sale prices, rent levels, or other City of Tulare
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mechanisms establishing affordability of the units within the project. There are no pipeline projects counted as credits toward the City’s share of the RHNA.

Accessory Dwelling Units
Based on an analysis of ADU production in Tulare over the last five years (2018 - 2022), ADU production that will occur during the 6th housing cycle has been estimated and assumed against the City’s RHNA obligation.

The City issued an average of five building permits for ADUs per year during the last five years.

Extrapolated over the eight-year Housing Element planning period, the City can assume the production of approximately 40 ADUs during the 2023-2031 planning period. ADUs permitted in previous years have been reported in the very low and low-income categories without deed restrictions. However, due to the relatively small sample size of permitted ADUs, all anticipated ADUs were conservatively assigned to the above moderate-income category, although it is likely that some future ADUs may be affordable to lower- or moderate-income households. Table F4-2 shows the recent history of ADU permit issuance.

Table F4-2 Accessory Dwelling Unit Production, City of Tulare Reporting Year ADU Building Permits Issued
2018 0
2019 0
2020 3
2021 5
2022 15
Total 23
Annual Average 5
F4.3 Summary of RHNA Credits
The City can satisfy less than one percent of its share of the RHNA with projected ADU development. To achieve the remaining RHNA, the City must demonstrate the availability of sites with appropriate zoning and development standards that allow and encourage the development of 4,709 units. As shown in Table F4-3, Tulare has a remaining RHNA of 1,435 units affordable to very low-income households, 884 units affordable to low-income households, 677 units affordable to moderate-income households, and 1,713 units affordable to above moderate-income households.

Table F4-3 Remaining Share of RHNA
Affordability Category
(Percent of AMI) RHNA Allocation
Units Pending or Approved
or under Construction Estimated ADUs Remaining RHNA
Very Low 1,435 0 0 1,435
Low 884 0 0 884
Moderate 677 0 0 677
Above Moderate 1,753 0 40 1,713
Total 4,749 0 40 4,709
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F4.4 Nonvacant Sites
The Housing Element must analyze the extent to which existing uses may impede additional residential development on nonvacant inventory sites. The City’s Site Inventory accommodates approximately 100 percent of its lower- and moderate-income RHNA, and 41 percent of its above moderate-income RHNA on vacant sites. The remaining 59 percent of above moderate-income RHNA is assumed on sites currently being used for agriculture, which is not considered a constraint to housing development based on recent trends.

Nonvacant sites on the Site Inventory have comparable predevelopment characteristics to developed residential projects in the region. As discussed in Chapter 4, Regional Housing Resources, residential development in Tulare County has occurred primarily on vacant sites and sites used for agriculture. Each site is located in a residential zone and would not require rezoning to allow for housing development.

Market conditions, site characteristics, and regional trends indicate a high likelihood of redevelopment of nonvacant sites.

F4.4.1 Market Demand
Demand for residential development of formerly agricultural land in the San Joaquin Valley is high, and driven by the critical need for more housing, necessity for less water-intensive land use, and the declining property values of agricultural lands due to constrained water resources. The Sustainable Groundwater Management Act (SGMA) has significantly impacted agricultural land use throughout California. Groundwater sustainability plans now require landowners in groundwater sustainability basins to reduce their groundwater use, which could result in the fallowing of between 500,000 and 900,000 acres of cropland in the San Joaquin Valley. Residential development is a much less water intensive use than cropland.1 Counties throughout the San Joaquin Valley have noticed decreasing property values for agricultural lands in response to limited water supply.2 Between 2016 and 2018, 74,641 acres of farmland and grazing lands were converted to other uses in California, including 37,583 acres of land that were urbanized.3 Approximately 44,942 acres were urbanized between 2014 and 2016.4
In Tulare County, 4,300 acres of land were urbanized between 2010 and 2020.5 California Department of Conservation data from 1984 to 2022 shows land classified as farmland around Tulare has been converted to urban uses.
6 Trends illustrating local conversion of farmland to urban uses are further supported by recent development throughout Tulare and the region, where properties previously used for agricultural purposes were redeveloped with housing, as detailed in Redevelopment Trends on Agriculture Sites, below.
1 Hanak, Ellen, et al. 2023. Managing Water and Farmland Transitions in the San Joaquin Valley. Public Policy Institute of California. https://www.ppic.org/publication/managing-water-and-farmland-transitions-in-the-san-joaquin-valley/ 2 Willis, Natalie. 2024. SGMA Breakdown of the 2024 Trends in Agricultural Land and Lease Values. https://www.valleyagvoice.com/asfmraconference-unveils-insights-into-agricultural-land-values/ 3 California Department of Conservation. 2023. California Farmland Conversion Report 2016-2018. https://www.conservation.ca.gov/dlrp/fmmp/Documents/fmmp/pubs/2016-2018/FCR/FCR_1618_Report.pdf 4 California Department of Conservation. California Farmland Conversion Report 2014-2016. https://www.conservation.ca.gov/dlrp/fmmp/Pages/2012-2014_Farmland_Conversion_Report.aspx 5 California Department of Conservation. Tulare County Important Farmland Data Availability, Historic Land Use Conversion. 2020. https://www.conservation.ca.gov/dlrp/fmmp/Pages/Tulare.aspx 6 California Department of Conservation. 2022. California Important Farmland: 1984-2022. https://maps.conservation.ca.gov/dlrp/ciftimeseries/
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F4.4.2 Site Characteristics
In considering sites, the City identified agricultural land with residential zoning to facilitate the development of a variety of housing types. The nonvacant sites are currently zoned R-1-5, R-1-6, and R1-8.

All nonvacant sites are currently used for agricultural production. Based on development and economic trends, the City anticipates that existing agricultural uses will cease during the planning period, freeing the sites for residential development. This is consistent with the redevelopment trends and all pipeline projects with existing agricultural uses outlined below in Redevelopment Trends on Agriculture Sites. In considering future residential development, the City determined that the nonvacant sites currently used for agricultural purposes could facilitate the development of a variety of housing types given redevelopment potential and probability of turnover.

Redevelopment Trends on Agriculture Sites
The San Joaquin Valley region has primarily experienced redevelopment of previously vacant sites and on parcels that have required the conversion of agricultural uses to residential development. Examples of recent projects in the region that converted sites from operational agricultural uses to residential uses are listed on Table F4-4. There are eight sites in the Tulare Site Inventory with currently operational agricultural uses. Sites 14, 77, and 83 are used for hay production and sites 31, 32, 79, 80, and 81 are active orchards. These sites are not under Williamson Act contract and there are no conditions that would impede residential development. Existing uses such as hay production and orchards can be easily ceased, and it is easy to clear the land and repurpose it for development. Unlike agricultural processing or dairy uses, orchards and hay production does not typically require extensive infrastructure or investment. These sites are located in a prime location for residential development and are adjacent to existing multi-family uses, residential subdivisions, and community resources.

These sites range from less than one acre to approximately 40 acres in size. The Westbrook development in Los Banos is similar in size to the three largest sites in the inventory (37.8 acres). Hillside Estates (28.5 acres) in Woodlake is similar in size to the Driftwood Avenue site in the inventory (29.4 acres). Two other sites in the inventory—W. Bardsley Avenue & N Enterprise Street (18.2 acres) and W Page Avenue (19.2 acres)—are slightly smaller than the site of the Sundance Village development in Livingston (21.6 acres).

Table F4-4 Redevelopment Trends on Sites with Operational Agriculture Jurisdiction Project Name
Parcel Size
(acres) Total Units
Achieved Density
(du/ac)
Tulare County
Woodlake Hillside Estates 28.5 75 2.2
Visalia Village at Shannon Parkway Apartments 9.24 216 23.38 Merced County
Dos Palos Stocking Street 9.83 44 4.48
Livingston Manzanita 51.33 213 4.15
Livingston Sundance Village 21.63 97 4.48
Los Banos The Villas 58.95 231 3.92
Los Banos Westbrook 37.81 162 4.28
Tulare County Association of Governments
Tulare County Regional Housing Element
F4-8
Given the redevelopment trends on sites in agricultural production, the City does not anticipate existing operational agricultural uses to impede residential development on agricultural land.

F4.5 Development Trends
As discussed in detail in Chapter 4.4, Regional Housing Resources, Development Trends, the development characteristics in the region indicate that most of the recently developed residential projects, or projects that are planned to be developed, are on vacant land or land zoned for agricultural use. Approximately one-third of the development trend projects include housing affordable to very lowand low-income households. The densities of these projects range from 2.63 to 60.00 dwelling units per acre due to the various zoning requirements per jurisdiction and use of state density bonus. The average density of projects is approximately 16 dwelling units per acre, with 99 percent density achieved.

Projects located in low density residential zones averaged 92 percent density achieved, projects located in medium density residential zones averaged 96 percent density achieved, and projects high density residential zones achieved 105 percent of allowable density.

Of the projects discussed in Chapter 4.4, Regional Housing Resources, Development Trends, three of the recently approved residential developments in the region are in Tulare: Mission Court Apartments, H Street, and The Riviera. All projects are multifamily housing complexes. Mission Court apartments are rent restricted to be affordable to low-income individuals. These three projects have an average density of 16 units per acre, with an average achieved density of 80 percent of the maximum density allowed by the zoning district, as seen in Table F4-5.

Table F4-5 Tulare Development Trends
Project Name Total Units Acreage Density Zoning District Zoning District
Density (du/ac)
Number
of Units
Allowed
Percent
Density
Achieved
Mission Court
Apartments
65 5.1 12.75 Multifamily 21.78 111.08 59%
H Steet 5 0.34 18.73 Multifamily 14.52 4.94 101%
The Riviera 168 9.52 17.65 Multifamily 21.78 207.35 81% Tulare Average 16.38 80%
Regional Average 16.18 99%
F4.5.1 Realistic Development Capacity
To create a realistic development assumption, the City assumes that the development capacity on each site will be less than the full development capacity allowed by the parcel's zoning or land use designation. Sites do not always develop to their full capacity potential due to factors such as sitespecific conditions and development standards such as open space or parking requirements. To determine realistic development capacity on the sites in the inventory, the City reviewed the development achievement of pipeline and recently developed projects in the region. On average, the pipeline project in Tulare, shown in , achieved an average density of 75 percent of the maximum density allowed on the site based on the site’s zoning and development standards and recently developed projects in the region achieved an average density of 99 percent of maximum density.

The Site Inventory includes parcels in nine residential zoning districts with varying allowable densities and development standards. The City’s Zoning Code classifies each site into the following zones:

City of Tulare
Housing Resources and Site Inventory Analysis
2023-2031 Housing Element F4-9
 Single-Family Residential (R-1-12.5): This district provides single-family residential uses with units with one unit per 12,500 square feet of lot area, or a maximum density of 3.48 units per acre.  Single-Family Residential (R-1-8): This district allows single-family residential uses with units with one unit per 8,000 square feet of lot area, equal to a maximum density of 5.45 units per acre.  Single-Family Residential (R-1-7): This district allows single-family residential uses with units with one unit per 7,000 square feet of lot area, equal to a maximum density of 6.22 units per acre.  Single-Family Residential (R-1-6): This district allows single-family residential uses with units with one unit per 6,000 square feet of lot area, equal to a maximum density of 7.26 units per acre.  Single-Family Residential (R-1-5): This district allows single-family residential uses with units with one unit per 5,000 square feet of lot area, equal to a maximum density of 8.71 units per acre.  Multifamily Residential (RM1): This district allows for multifamily residential uses with units with one unit per 3,750 square feet of lot area, equal to a maximum density of 11.26 units per acre.  Multiple-Family Residential (RM1): This district allows for multifamily residential uses with units with one unit per 3,750 square feet of lot area, equal to a maximum density of 11.26 units per acre.  Multifamily Residential (RM2): This district allows for multifamily residential uses with units with one unit per 3,000 square feet of lot area, equal to a maximum density of 14.52 units per acre.  Multifamily Residential (RM3): This district allows for multifamily residential uses with units with one unit per 2,000 square feet of lot area, equal to a maximum density of 21.78 units per acre.  Multifamily Residential (RM4): This district allows for multifamily residential uses with units with one unit per 1,500 square feet of lot area, equal to a maximum density of 29.04 units per acre.

Table F4-6 details the realistic capacity of available sites by zoning district.

Table F4-6 Realistic Capacity of Sites by Zoning District Zoning District
Total
Acreage
Maximum
Density
Realistic
Density
LowerIncome Units
Moderate
IncomeUnits
Above
ModerateIncome UnitsTotal
Units
R-1-12.5 5.78 3.48 2.78 0 0 14 14
R-1-8 61.88 5.45 4.36 0 0 265 265
R-1-7 5.00 6.22 4.98 0 0 24 24
R-1-6 130.78 7.26 5.81 0 0 744 744
R-1-5 110.08 8.71 6.97 0 0 763 763
RM1 0.77 11.26 9.01 0 0 6 6
RM2 44.86 14.52 11.62 0 518 0 518
RM3 14.99 21.78 16.34 223 16 0 239
RM4 75.9 29.04 21.78 1,641 0 0 1,641
Total 449.83 1,864 534 1,816 4,214
F4.6 Likelihood of Nonresidential Development
In accordance with state law, the Housing Element must consider the likelihood of nonresidential development on sites that allow for nonresidential uses. Table F4-7 shows the commercially zoned parcels included in the City’s Site Inventory that are assumed to support residential development.

Tulare County Association of Governments
Tulare County Regional Housing Element
F4-10
Table F4-7 Sites with Zoning Which Allows Nonresidential Development Project Name Address APN Zoning
Lower -
Income
Units
Moderate
Income -
Units
Above
Moderate -
Income Units
Total
Units
Corvina
Apartments
Retherford St. &
E Corvina Ave
166230013 C-3 0 208 0 208
Santa Fe Trail
Apartments
North M St & E
San Joaquin Ave
170241011 C-2 0 10 0 10
170241012 C-2 0 10 0 10
170242016 C-2 0 8 0 8
170242017 C-2 0 10 0 10
The capacity assumptions for the site in the C-3 zone align with the pre-submittal applications that the City received for the Corvina Apartments project on this site. The applications include plans for a 208- unit multifamily residential subdivision consisting of 24 two-story buildings and 12 one-story buildings on 14.67-acres. The City also received pre-submittal applications for the Santa Fe Trail Apartments project for 38 units across four C-2 zoned parcels encompassing approximately two acres. In the event that these projects are not completed with the assumed development during the housing element cycle, the Site Inventory would still demonstrate sufficient capacity to accommodate the RHNA.

F4.7 Site Inventory
A description of development capacity by neighborhood is provided below. Sites are listed in Table F4-8 and shown geographically on Figure F4-1.

The table of sites includes the following items in the column heading order from left to right:
 Map Identification number (a unique reference number assigned by the City to reference the parcel on each map)
 Address or nearest cross street
 APN (Government Code Section 65583.2(b)1))
 Size in acres (Government Code Section 65583.2(b)(2))  General Plan land use designation (Government Code Section 65583.2(b)(2))  Zoning designation (Government Code Section 65583.2(b)(2))  Description of existing uses (Government Code Section 65583.2(b)(3))  Minimum allowable density by zone
 Maximum allowable density by zone
 Inventoried income level (units appropriate for lower-, moderate-, above moderate-income households) (Government Code Section 65583.2(c))
 Total number of units realistically assumed on the site  Opportunity category as designated by the California Tax Credit Allocation Committee (TCAC)7 F4.7.1 Downtown Tulare
Downtown Tulare is bounded by Cross Avenue to the north, Inyo Avenue to the south, O Street to the east, and the Union Pacific Railroad to the west. This neighborhood primarily consists of retail 7 Resource levels designated by TCAC/HCD denote access to economic and educational opportunities such as low-cost transportation, jobs, and high-quality schools and the quality of environmental factors in the area such as proximity to hazards and air quality. TCAC has a composite opportunity score for each census tract. Source: https://www.treasurer.ca.gov/ctcac/opportunity/2023/methodology.pdf City of Tulare
Housing Resources and Site Inventory Analysis
2023-2031 Housing Element F4-11
commercial uses with some high density multifamily residential. Downtown Tulare is in a CAL FIRE designated Urban Unzoned Fire Hazard8 area and an area of minimal flood hazard. This neighborhood can accommodate six sites with an assumed capacity of 30 lower-income units and 38 moderate-income units. All sites identified in this area are currently vacant and located in TCAC-designated low resource areas.

F4.7.2 Historic East Tulare
Historic East Tulare is bounded by Cross Avenue to the north, Sonora Avenue to the south, Highway 99 to the east, and O Street to the west. This neighborhood primarily consists of residential uses, both single and multifamily, and public lands. Historic East Tulare is in a CAL FIRE designated Urban Unzoned Fire Hazard area and an area of minimal flood hazard. This neighborhood can accommodate four sites with an assumed capacity of 67 lower-income units and eight moderate-income units. This area is beneficial for low- and moderate-income units due to its proximity to Tulare Union High School and commercial uses along K Street. All sites identified in this area are currently vacant and located in TCAC designated low resource areas of the city.

F4.7.3 Historic West Tulare
Historic West Tulare is bounded by Cross Avenue to the north, Inyo Avenue to the south, the Union Pacific Railroad to the east, and Tulare Avenue to the west. This neighborhood primarily consists of single-family residential zones. Historic West Tulare cannot accommodate any sites due to the lack of land with appropriate zoning for housing development that is vacant or underutilized.

F4.7.4 Northeast Tulare
Northeast Tulare is bounded by city boundaries to the north and east, Tulare Avenue to the south, and Highway 99 to the west. This neighborhood primarily consists of single-family residential and commercial uses. Northeast Tulare is in a CAL FIRE designated Urban Unzoned and Non-Wildland/NonUrban Fire Hazard area and an area of minimal flood hazard. This neighborhood can accommodate 15 sites with an assumed capacity of 672 lower-income units, 702 moderate-income units, and 435 above moderate-income units. Most sites identified in this area are currently vacant with one currently used for agricultural land and located in areas designated by TCAC as moderate resource and high resource.

F4.7.5 Northwest Tulare
Northwest Tulare is bounded by city boundaries to the north and west, Cross Avenue to the south, and Highway 99 to the east. This neighborhood primarily consists of single-family residential uses. Northwest Tulare is in a CAL FIRE designated Urban Unzoned and Non-Wildland/Non-Urban Fire Hazard area and an area of minimal flood hazard. Based on community input highlighting the opportunity for housing development around Cartmill Avenue and J street, the residentially zoned parcel 164-040-017 (shown as Site 19 respectively in Figure F4-1) in Northwest Tulare have been included in the Site Inventory. This neighborhood can accommodate 16 sites with an assumed capacity of 664 lower-income units and 232 above moderate-income units. Most sites identified in this area are currently vacant with two currently used for agricultural land and are located in areas designated by TCAC as low resource, moderate resource, and highest resource.
8 The Urban Unzoned Fire Hazard is defined as an urban area that does not have a severity assigned because it does not have the same degree of risk for wildfire than other zones fire hazard areas. https://osfm.fire.ca.gov/divisions/community-wildfire-preparedness-andmitigation/wildfire-preparedness/fire-hazard-severity-zones/ Tulare County Association of Governments
Tulare County Regional Housing Element
F4-12
Figure F4-1 Tulare Site Inventory
City of Tulare
Housing Resources and Site Inventory Analysis
2023-2031 Housing Element F4-13
Table F4-8 Tulare Site Inventory
Map
ID
Site Address
or Street APN Acres Land Use Zoning Current Use
Minimum
Density
Maximum
Density
Lower
Income
Capacity
Moderate
Income
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
TCAC
Opportunity
Category
Downtown Tulare
1 N M St 170231003 0.70 J-CBD RM-4 Vacant 0 29.04 15 0 0 15 Low Resource 2 N N St 170231004 0.71 J-CBD RM-4 Vacant 0 29.04 15 0 0 15 Low Resource 3 North M St 170241011 0.52 CBD C-2 Vacant 0 N/A 0 10 0 10 Low Resource 4 North N St 170241012 0.52 CBD C-2 Vacant 0 N/A 0 10 0 10 Low Resource 5 North N St 170242016 0.43 CBD C-2 Vacant 0 N/A 0 8 0 8 Low Resource 6 North M St 170242017 0.52 CBD C-2 Vacant 0 N/A 0 10 0 10 Low Resource Total 30 38 0 68
Historic East Tulare
7 N Charry St. & E Tulare Ave. 176142004 0.34 MDR RM-3 Vacant 0 21.78 0 5 0 5 Low Resource 8 N Cherry St. & E Tulare Ave. 176142003 0.23 MDR RM-3 Vacant 0 21.78 0 3 0 3 Low Resource 9 E Kern Ave. 177100028 3.00 MDR RM-3 Vacant 0 21.78 49 0 0 49 Low Resource 10 S Blackstone St. 177090004 1.13 MDR RM-3 Vacant 0 21.78 18 0 0 18 Low Resource Total 67 8 0 75
Northeast Tulare
11 N Solaria St. & E Alexander
Ave.
149070008 5.00 LDR R-1-7 Vacant 0 6.22 0 0 24 24 High Resource 12 N Dayton St. 171090001 1.00 LDR R-1-6 Vacant 0 7.26 0 0 5 5 Moderate Resource
13 N Dayton St. & E La Mesa
Dr.
171090002 0.86 LDR R-1-6 Vacant 0 7.26 0 0 4 4 Moderate Resource
14 Morrison St. & E Cross Ave. 172070005 40.13 LDR R-1-6 Agriculture 0 7.26 0 0 232 232 High Resource 15 Morrison St. & E Prosperity
Ave.
172010047 30.00 LDR R-1-6 Vacant 0 7.26 0 0 170 170 High Resource 16 N Hillman Rd. 166220007 14.47 HDR RM-2 Vacant 0 14.52 0 168 0 168 High Resource 17 Morrison St. & E Prosperity
Ave.
172010047 14.00 LDR RM-2 Vacant 0 14.52 0 162 0 162 High Resource 18 Academy Ave & Aroniam St 171290019 5.80 MDR RM-2 Vacant 0 14.52 0 67 0 67 Moderate Resource
19 Cartmill Ave & North J St 164220030 4.09 MDR RM-2 Vacant 0 14.52 0 47 0 47 High Resource Tulare County Association of Governments
Tulare County Regional Housing Element
F4-14
Map
ID
Site Address
or Street APN Acres Land Use Zoning Current Use
Minimum
Density
Maximum
Density
Lower
Income
Capacity
Moderate
Income
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
TCAC
Opportunity
Category
20 N Mooney Blvd. 171250017 9.40 HDR RM-4 Vacant 0 29.04 204 0 0 204 Moderate Resource
21 Retherford St. 166220013 2.17 HDR RM-4 Vacant 0 29.04 47 0 0 47 High Resource 22 Retherford St. 166230009 2.50 HDR RM-4 Vacant 0 29.04 54 0 0 54 High Resource 23 Road 100 149230010 12.1 HDR RM-4 Vacant 0 29.04 150 50 0 200 High Resource 24 Retherford St. 166230013 15.1 RC C-3 Vacant 0 N/A 0 208 0 208 Low Resource Total 455 702 435 1,592
Northwest Tulare
26 N A St. & Saratoga Ave. 169040020 4.00 LDR R-1-12.5 Vacant 0 3.48 0 0 10 10 Low Resource 27 N Oaks St. & E Woodward
Dr.
169110003 1.24 LDR R-1-12.5 Vacant 0 3.48 0 0 3 3 Moderate Resource
28 N Oaks St. & E Woodward
Dr.
169110011 0.54 LDR R-1-12.5 Vacant 0 3.48 0 0 1 1 Moderate Resource
29 Lakewood St. & W
Prosperity Ave.
164150024 1.10 RE R-1-8 Vacant 0 5.45 0 0 4 4 Highest
Resource
30 Lakewood St. & W
Prosperity Ave.
164150025 1.08 RE R-1-8 Vacant 0 5.45 0 0 4 4 Highest
Resource
31 N E St. & Admiral Ave. 164100009 0.66 LDR R-1-8 Agriculture/ Open Space
0 5.45 0 0 2 2 Highest
Resource
32 N E St. & W Gail Ave. 164100008 33.48 HDR R-1-8 Agriculture/ Open Space
0 5.45 0 0 145 145 Highest
Resource
33 N Enterprise St. & W Tulare
Ave.
168020018 10.00 LDR R-1-6 Vacant 0 7.26 0 0 57 57 Moderate Resource
34 N F St. & W League Ave. 169080014 0.47 MDR RM-1 Vacant 0 11.26 0 0 4 4 Low Resource 35 N F St. & W League Ave. 169080013 0.30 MDR RM-1 Vacant 0 11.26 0 0 2 2 Low Resource 36 N A St. & W Prosperity Ave. 169370001 4.82 MDR RM-3 Vacant 0 21.78 78 0 0 78 Low Resource 37 N Blackstone St. 171150040 1.08 MDR RM-3 Vacant 0 21.78 17 0 0 17 Moderate Resource
38 W Prosperity & N E St 169080055 0.80 MDR RM-4 Vacant 0 21.78 13 0 0 13 Low Resource 39 Canyon View St. 168010009 7.59 HDR RM-4 Vacant 0 29.04 165 0 0 165 Moderate Resource
City of Tulare
Housing Resources and Site Inventory Analysis
2023-2031 Housing Element F4-15
Map
ID
Site Address
or Street APN Acres Land Use Zoning Current Use
Minimum
Density
Maximum
Density
Lower
Income
Capacity
Moderate
Income
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
TCAC
Opportunity
Category
40 N West St. 168010010 10.00 HDR RM-4 Vacant 0 29.04 217 0 0 217 Moderate Resource
41 N West St. & W Pleasant
Ave.
168010035 8.00 HDR RM-4 Vacant 0 29.04 174 0 0 174 Moderate Resource
Total 664 0 232 896
South Tulare
42 E Foster Dr 182280029 4.79 LDR R-1-8 Vacant 0 5.45 0 0 20 20 High Resource 43 E Foster Dr 182280030 3.96 LDR R-1-5 Vacant 0 8.71 0 0 27 27 High Resource 44 S Laspina St. & E Foster Dr. 182340001 3.36 HDR RM-4 Vacant 0 29.04 73 0 0 73 High Resource 45 S Laspina St. 182340002 4.12 HDR RM-4 Vacant 0 29.04 89 0 0 89 High Resource 46 S Laspina St. 182330014 2.41 HDR RM-4 Vacant 0 29.04 52 0 0 52 High Resource 47 Turner Dr. & E Foster Dr. 184100010 6.84 HDR RM-4 Vacant 0 29.04 148 0 0 148 High Resource Total 362 0 47 409
Southeast Tulare
48 S Irwin St. 182060044 1.50 LDR R-1-6 Vacant 0 7.26 0 0 8 8 High Resource 49 E Bardsley Ave. 172040033 2.91 LDR R-1-6 Vacant 0 7.26 0 0 16 16 High Resource 50 Morrison St. 172040051 1.00 LDR R-1-6 Vacant 0 7.26 0 0 5 5 High Resource 51 S Spruce St. 177080011 0.30 MDR R-1-6 Vacant 0 7.26 0 0 1 1 High Resource 52 S Spruce St. 177080007 0.16 HDR R-1-6 Vacant 0 7.26 0 0 1 1 High Resource 53 S Dayton St. & E Levin Ave. 182010025 0.76 HDR R-1-6 Vacant 0 7.26 0 0 4 4 High Resource 54 S Dayton St. 182010024 0.51 HDR R-1-6 Vacant 0 7.26 0 0 2 2 High Resource 55 Morrison St. & E Bardsley
Ave.
172040072 1.50 LDR R-1-6 Vacant 0 7.26 0 0 8 8 High Resource 56 S Mountain View St. 177200009 4.82 MDR RM-2 Vacant 0 14.52 0 55 0 55 High Resource 57 E Bardsley Ave. 184190016 2.99 MDR RM-3 Vacant 0 21.78 48 0 0 48 High Resource 58 S Dayton St. 177080035 0.36 MDR RM-3 Vacant 0 21.78 0 5 0 5 High Resource 59 S Dayton St. 177080036 0.24 MDR RM-3 Vacant 0 21.78 0 3 0 3 High Resource 60 S Morrison St. & E Bardsley
Ave.
172040073 4.27 HDR RM-4 Vacant 0 29.04 93 0 0 93 High Resource 61 E Stockham Ave. 177300026 3.27 HDR RM-4 Vacant 0 29.04 71 0 0 71 High Resource Tulare County Association of Governments
Tulare County Regional Housing Element
F4-16
Map
ID
Site Address
or Street APN Acres Land Use Zoning Current Use
Minimum
Density
Maximum
Density
Lower
Income
Capacity
Moderate
Income
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
TCAC
Opportunity
Category
62 S Aronian St. & E Kern Ave. 177190002 8.61 HDR RM-4 Vacant 0 29.04 187 0 0 187 High Resource Total 399 63 45 507
Southwest Tulare
66 W Inyo Ave. 168131007 0.24 HDR R-1-8 Vacant 0 5.45 0 0 1 1 Low Resource 67 W Inyo Ave. 168131017 0.24 HDR R-1-8 Vacant 0 5.45 0 0 1 1 Low Resource 68 W Inyo Ave. 168131014 0.24 HDR R-1-8 Vacant 0 5.45 0 0 1 1 Low Resource 69 W Inyo Ave. 168131008 0.24 HDR R-1-8 Vacant 0 5.45 0 0 1 1 Low Resource 70 W Inyo Ave. 168131011 0.24 HDR R-1-8 Vacant 0 5.45 0 0 1 1 Low Resource 71 W Inyo Ave. 168131013 0.24 HDR R-1-8 Vacant 0 5.45 0 0 1 1 Low Resource 72 W Inyo Ave. 168131009 0.23 HDR R-1-8 Vacant 0 5.45 0 0 1 1 Low Resource 73 W Inyo Ave. 168131016 0.23 HDR R-1-8 Vacant 0 5.45 0 0 1 1 Low Resource 74 W Inyo Ave. 168131010 0.23 HDR R-1-8 Vacant 0 5.45 0 0 1 1 Low Resource 75 W Inyo Ave. 168131015 0.23 HDR R-1-8 Vacant 0 5.45 0 0 1 1 Low Resource 76 W Inyo Ave. 168131012 0.23 HDR R-1-8 Vacant 0 5.45 0 0 1 1 Low Resource 77 W Bardsley Ave & N
Enterprise St.
168090010 18.18 HDR R-1-8 Agriculture 0 5.45 0 0 79 79 Low Resource 78 S Maricopa St. & W Shasta
Ave.
168080049 2.04 LDR R-1-6 Vacant 0 7.26 0 0 11 11 Low Resource 79 S Pratt St & W Paige Ave 174030010 38.11 LDR R-1-6 Agriculture 0 7.26 0 0 220 220 Low Resource 80 Driftwood Ave. 174030007 29.41 LDR R-1-5 Agriculture 0 8.71 0 0 204 204 Low Resource 81 W Page Ave. 174030009 19.20 LDR R-1-5 Agriculture 0 8.71 0 0 133 133 Low Resource 82 W Page Ave. 174030008 19.21 LDR R-1-5 Vacant 0 8.71 0 0 133 133 Low Resource 83 W Bardsley Ave 168090011 38.30 LDR R-1-5 Agriculture 0 8.71 0 0 266 266 Low Resource 84 S I St. & W Bardsley Ave. 181010007 1.68 MDR RM-2 Vacant 0 14.52 0 19 0 19 Low Resource 85 Marin St. & W Inyo Ave. 168180012 1.74 HDR RM-4 Vacant 0 29.04 37 0 0 37 Low Resource Total 37 19 1,057 1,113
Tulare Total 1,797 830 1,816 4,443
City of Tulare
Housing Resources and Site Inventory Analysis
2023-2031 Housing Element F4-17
F4.7.6 South Tulare
South Tulare is bounded by Inyo Avenue and Sonora Avenue to the north, city boundaries to the south, Highway 99 to the east, and the Union Pacific Railroad/I Street to the west. This neighborhood primarily consists of industrial uses with some single-family residential. South Tulare is in a CAL FIRE designated Urban Unzoned and Non-Wildland/Non-Urban Fire Hazard area and an area of minimal flood hazard.

This neighborhood can accommodate six sites with an assumed capacity of 362 lower-income units and 47 above moderate-income units. All sites identified in this area are currently vacant and located in areas designated by TCAC as high resource.

F4.7.7 Southeast Tulare
Southeast Tulare is bounded by Tulare Avenue to the north, city boundaries to the south and east, and Dayton Street to the west. This neighborhood primarily consists of single-family residential uses.

Southeast Tulare is in a CAL FIRE designated Urban Unzoned and Non-Wildland/Non-Urban Fire Hazard area and an area of minimal flood hazard. This neighborhood can accommodate 15 sites with an assumed capacity of 399 lower-income units, 63 moderate-income units, and 45 above moderateincome units. All sites identified in this area are currently vacant and located in areas designated by TCAC as high resource.

F4.7.8 Southwest Tulare
Southwest Tulare is bounded by Inyo Avenue to the north, city boundaries to the south and west, and I Street to the west. This neighborhood primarily consists of single-family residential uses and public lands. Southwest Tulare is in a CAL FIRE designated Urban Unzoned and Non-Wildland/Non-Urban Fire Hazard area and an area of minimal flood hazard. This neighborhood can accommodate 20 sites with an assumed capacity of 37 lower-income units, 19 moderate-income units, and 1,057 above moderateincome units. All sites identified in this area are all zoned for residential uses and are currently on vacant or agricultural land and located in areas designated by TCAC as low resource.

F4.7.9 Annexation Sites
Annexation is the process of incorporating property that is outside an urban service area into the city limits. Annexation encourages orderly growth and provides standardized services to those who live in the annexed area. The annexation process is a shared procedure between Tulare County and the City of Tulare, overseen by the Tulare Local Agency Formation Commission (LAFCo). Following annexation, the City extends its services, laws, and voting privileges to meet the needs of residents living in the annexed area. Pursuant to the California Department of Housing and Community Development (HCD) guidelines, annexation is considered a rezoning effort to accommodate a shortfall of sites, and therefore the City must permit owner-occupied and rental multifamily uses by-right pursuant to Government Code section 65583.2(i) for developments in which 20 percent or more of the units are affordable to lower-income households.
9 9 HCD. 2020. https://www.hcd.ca.gov/community-development/housing-element/docs/sites_inventory_memo_final06102020.pdf Tulare County Association of Governments
Tulare County Regional Housing Element
F4-18
The City of Tulare provides regulations and standards for annexation procedures within Chapter 10.26 of the Municipal Code. Once the application is submitted, the application must be processed and reviewed by the City’s Community and Economic Development Director and by LAFCo. A public hearing with the City’s Planning Commission is required where the Commission may recommend the application for consideration by the City Council. The City Council conducts a public hearing to approve, modify, or reject the Planning Commission recommendation. Following the approval of the resolution, the applicant applies to the Tulare County LAFCo to initiate the annexation proceedings.

There are three properties located to the southeast of the current city boundaries that were recently annexed during the 6th cycle planning period. City Council approved the application for annexation on December 5, 2023. Tulare County LAFCo approved the annexation on March 6, 2024. The annexation was certified as complete on July 23, 2024, and these parcels are now fully within the city limits. A portion of the annexed properties are included in the Site Inventory with an assumed potential development of 1,194 units, including 477 lower-income units. The City has completed the annexation process with Tulare LAFCo and has worked with the property owners of these sites to commit the land to residential zoning, including zoning land to R-M-4, High Density Residential to permit by-right development of 477 lower-income units. To ensure these parcels are available for development and will be developed during the planning period, the City will continue to work with the property owners to facilitate the -development of these parcels, as outlined in Housing Plan Program 2. The City has also been informed by the property owner that several residential developers have expressed interest in purchasing land and preparing subdivision maps to build out the residential components of the project.

Applications for subdivision maps are expected in 2025 and 2026, with construction in 2026-2031.

Table F4-9 shows the anticipated size and unit assumptions for each property. The expected average density used for these sites is based on the densities of the mixed-use residential development in the Chandler Grove Master Plan area, was the most recent portion of the city annexed in 2022, as shown in Figure F4-2. The City anticipates that development on these three parcels will be similar to this project in regard to zoning. Estimated unit totals per income category were based on the residential zoning that is anticipated in each parcel for the Southeast Annexation. In low-density residential zones, above moderate-income units were assigned. In mixed use corridor zones, both moderate- and above moderate-income units were assigned. In medium-density zones, units were proportioned among all income categories. These sites were divided into different income categories based on anticipated zoning. Figure F4-1 shows the locations of these annexation sites.

Table F4-9 Tulare Annexation Sites
Map
ID
Site Address
or Street APN Acres
LowerIncome
Capacity
ModerateIncome
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
TCAC
Opportunity
Category
63 S Oakmore & Avenue 224 184050007 77.77 159 119 120 398 High Resource 64 S Oakmore & Avenue 224 184050034 77.63 159 119 120 398 High Resource 65 S Oakmore & Avenue 224 184050035 66.98 159 119 120 398 High Resource Total 477 357 360 1,194
City of Tulare
Housing Resources and Site Inventory Analysis
2023-2031 Housing Element F4-19
Figure F4-2 Chandler Grove Master Plan Annexation
Source: 2022 Chandler Grove Master Plan
Tulare County Association of Governments
Tulare County Regional Housing Element
F4-20
F4.7.10 Rezone Sites
To accommodate this shortfall of capacity, the City is obligated to rezone land suitable to facilitate the development of the listed rezone sites. The City anticipates beginning the rezone process with outreach and public hearings for all properties identified in the Site Inventory in spring 2024, continuing through fall 2024. The City anticipates adoption of the rezonings by December 31, 2024, which will accommodate 217 housing units.

The Site Inventory includes one site in Northeast Tulare that will be rezoned to facilitate additional residential development. This site will be rezoned from low density residential (maximum of 6.22 du/ac) to high density residential (maximum of 29.04 dwelling units per acre). The total acreage of this parcel is 15 acres, 10 of which will be rezoned. Housing Plan Program 2 ensures the City will rezone this site by December 31, 2024. Following the rezone of this site, this site can accommodate an anticipated 217 housing units affordable to lower-income households. Table F4-10 summarizes the acreage and unit assumptions for sites proposed for rezoning.

Table F4-10 Realistic Capacity of Rezoned Sites
Map ID
Proposed
Zoning
District APN Acres
Maximum
Density
Realistic
Density
Lower
Income
Capacity
Moderate
Income
Capacity
Above
ModerateIncome CapacityTotal
Capacity
25 RM4 149070008 10 29.04 21.78 217 0 0 217
Total 10 217 0 0 217
F4.8 Sites Used in Previous Planning Periods
In accordance with Government Code Section 65583, vacant parcels from both the 4th and 5th RHNA cycles and non-vacant parcels from the 5th RHNA cycle may be reused in this Housing Element to accommodate lower-income housing, provided they are rezoned to allow projects that have at least 20 percent of the units set aside as affordable for lower-income households to be allowed by-right (i.e., can be approved administratively without requiring Planning Commission or City Council approval). A total of 14 sites identified in the Site Inventory are subject to this by-right requirement, as shown on Table F4-11. The City will update the Zoning Code to address by-right approval requirements for these sites, as specified in Housing Plan Program 3.

Table F4-11 Sites Used in Previous Planning Periods
Address APN Acres Land Use Zoning Existing Use Total units N A St. & W Prosperity Ave. 169370001 4.82 MDR RM-3 Vacant 78 Turner Dr. & E Foster Dr. 184100010 6.84 HDR RM-4 Vacant 148 S Aronian St. & E Kern Ave. 177190002 8.61 HDR RM-4 Vacant 187 Marin St. & W Inyo Ave. 168180012 1.74 HDR RM-4 Vacant 37 Canyon View St. 168010009 7.59 HDR RM-4 Vacant 165
N West St. 168010010 10.00 HDR RM-4 Vacant 217
N West St. & W Pleasant Ave. 168010035 8.00 HDR RM-4 Vacant 174 Total 47.60 1,006
City of Tulare
Housing Resources and Site Inventory Analysis
2023-2031 Housing Element F4-21
F4.9 Adequacy of Residential Site Inventory in Meeting
RHNA
The Site Inventory identifies 2,708 lower-income units, 1,187 moderate-income units, and 2,176 above moderate-income units on 85 sites.

The Site Inventory includes a surplus of 389 lower-income units, giving the City a 17 percent buffer for this income category. A summary of the residential Site Inventory is presented in Table F4-12.

Table F4-12 Adequacy of Residential Site Inventory
Lower Income Moderate Income
Above
Moderate Income Total
RHNA Allocation 2,319 677 1,753 4,749
Planned and Approved Units 0 0 0 0
ADUs Anticipated 0 0 40 40
Remaining RHNA 2,319 677 1,713 4,709
Downtown Tulare 30 38 0 68
Historic East Tulare 67 8 0 75
Northeast Tulare 455 702 435 1,592
Northwest Tulare 644 0 232 896
South Tulare 362 0 47 409
Southeast Tulare 399 63 45 507
Southwest Tulare 37 19 1,057 1,113
Annexation Sites 477 357 360 1,194
Rezone 217 0 0 217
Total Units on Sites 2,708 1,187 2,176 6,071
Total Unit Surplus 389 510 463 1,362
Percent Buffer over RHNA 17% 75% 27% 29%
F4.10 Availability of Infrastructure and Services
The City’s Public Works Division ensures the continued maintenance and improvement of the City’s infrastructure. This includes all solid waste, streets, drainage, water, sewer collection, and wastewater.

The proximity, availability, and capacity of infrastructure help to determine the suitability of residential land. Public Works coordinates with Engineering and Planning to ensure that services are available for new development. If development occurs as anticipated, Public Works will ensure sufficient water and wastewater capacity exists to serve the new units. All sites identified in the inventory have existing and available infrastructure that can support residential development. Within one week of adoption, City will provide a copy of the adopted 2023-2031 Housing Element to the City’s Public Works Division, pursuant to Government Code Section 65589.7.

F4.10.1 Wastewater System
The City of Tulare Public Works Department’s Wastewater Treatment Plant Division operates and maintains the City’s wastewater treatment facilities (WWTF). The city is serviced by one wastewater Tulare County Association of Governments
Tulare County Regional Housing Element
F4-22
system which provides sewage service and wastewater treatment for all residential, commercial, and industrial uses in city limits. The City of Tulare’s Wastewater Treatment Plant capacity for both industrial and domestic is about 11 million gallons per day (mgd). The City’s wastewater system has sufficient capacity to serve new residential development necessary to fulfill the City’s RHNA.

F4.10.2 Potable Water System
The City of Tulare Public Works Department’s Water Division is responsible for providing safe and sanitary water in a manner that protects the long-term viability of the underground aquifers, and that assures both an adequate water supply and pressures for fire protection. The city’s current sole source of supply is groundwater, which is extracted from underground aquifers via 27 active groundwater wells. The City’s wells have a total capacity of approximately 25,760 gallons per minute (gpm) which is more than double the current average day demand.10 The City will continue to periodically drill new supply wells in the future, as needed to meet demand. Should the need arise, the City may consider pursuing an alternate source of supply to meet the growing demands of the community.

The City passed a water conservation ordinance in 2016. The City’s Public Works department promotes the Proteus, Inc. New Water Savings Program on the City’s website. The City utilizes its website to update the community on current ways to conserve water, drought status, watering days, etc.

Information in brochure form is mailed out in utility bills as well as located at the Senior Center and the Public Library.

F4.10.3 Storm Water and Drainage
As of 2020, the City is accentuating efforts to increase the recharge capacity of its own basins and to take advantage of a basin outside of town that it co-owns with the Tulare Irrigation District. The City is also increasing its potential capacity to recharge storm water by exploring the use of large basins, formerly used for sludge storage at the Wastewater Treatment Plant. The City’s stormwater system has sufficient capacity to serve new residential development necessary to fulfill the City’s RHNA.

F4.10.4 Dry Utilities
Dry utilities are defined as electricity, natural gas, cable, and telephone services. In Tulare, each dry utility has one provider: Southern California Edison supplies electricity, Southern California Gas Company provides natural gas service, and AT&T provides telecom services. The City does not anticipate any issues with capacity, installation, or connectivity to sites with dry utilities during the planning period.

F4.11 Environmental Considerations
As noted in Chapter F3, Housing Constraints Analysis, environmental constraints to housing development in Tulare include risk of wildfire, earthquakes, landslides and erosion, and flooding. The sites identified in the Site Inventory are located outside of identified wildfire and flood zones.

There are no known environmental constraints related to shape, access, contamination, property conditions, easements, conservation easements, overlays and airport or military compatibility that could impact housing development on identified sites in the planning period. Each project will undergo a sitespecific environmental clearance process to ensure that it is built safely and in conformance with the appropriate and applicable building codes.
10 City of Tulare Urban Water Management Plan 2020 Update, October 2021.

City of Tulare
Housing Resources and Site Inventory Analysis
2023-2031 Housing Element F4-23
F4.11.1 Opportunities for Energy Conservation
There are several areas where programs for energy conservation in new and existing housing is supported by the City:
 Through application of state residential building standards that establish energy performance criteria for new residential buildings (Title 24 of the California Administrative Code).  Through appropriate Smart Growth land use policies and development standards that reduce energy consumption, such as promoting infill projects; building the downtown area up as an active business district with more compact, walkable neighborhoods; and planning and zoning for mixed-use and higher development.

Southern California Edison provides a variety of energy conservation services for residents and participates 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 Multifamily Energy Efficiency Rebate Program, the Multifamily Affordable Solar Housing Program, and four programs for income qualified households: the California Alternate Rates for Energy Program, Family Electric Rate Assistance Program, Energy Management Assistance Program, Energy Assistance Fund Program. The Site Inventory will also provide opportunities for energy conservation and greenhouse gas (GHG) reduction due to the potential for infill development.

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Tulare County Regional Housing Element
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City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-1
F5 Affirmatively Furthering Fair Housing
Analysis
F5.1 Introduction
This section of the Housing Element analyzes issues relating to fair housing for the City of Tulare. This analysis is based on the directives from State Assembly Bill (AB) 686. Background information on AB 686, countywide fair housing services, data sources, and analysis of the regional AFFH issues are included in Chapter 5, Regional Affirmatively Furthering Fair Housing Analysis.

F5.2 Methodology
This local AFFH analysis evaluates fair housing issues on the following topics:
 Fair Housing Enforcement and Outreach Capacity
 Integration and Segregation Patterns and Trends
 Racially and Ethnically Concentrated Areas of Poverty  Disparities in Access to Opportunity
 Disproportionate Housing Needs
 Local Area Knowledge and Stakeholder and Community Input  Other Relevant Factors
 Analysis of Housing Site Inventory using AFFH indicators This analysis identifies patterns and trends at the local scale. Where appropriate, the analysis refers to the regional AFFH analysis provided in Chapter 5, Regional Affirmatively Furthering Fair Housing Analysis, which analyzes patterns and trends of the county and Tulare County/Kings County/Fresno County tri-county area.

For the purposes of this analysis, the city is divided into eight neighborhoods: Northeast Tulare, Northwest Tulare, Downtown Tulare, Historic West Tulare, Historic East Tulare, Southeast Tulare, South Tulare, and Southwest Tulare (Figure F5-1). These neighborhoods are based on the City’s planning documents, including the General Plan, as well as local knowledge from City staff. Most of the geographic analysis of fair housing issues in Tulare is based on the United States (U.S.) Department of Housing and Urban Development (HCD) AFFH Data Viewer described in Chapter 5, Regional Affirmatively Furthering Fair Housing Analysis. The AFFH Data Viewer relies on information provided by the Census and other data sources at the census tract and block group level.

For reference, the southern part of Southwest Tulare that is separate from the rest of the city is primarily comprised of agricultural, recreation, and public uses, and contains few residential units. The area south of Bardsley Avenue in South Tulare has few residential uses, except for a mobile home community west of Mefford Field Airport. Therefore, the patterns and trends shown for these areas from the AFFH Data Viewer reflect only a small percentage of the population of Tulare.

Several census tracts that mostly contain unincorporated county lands overlap with the city’s edges.

Therefore, the data shown for these areas may not accurately portray the demographics for the residents of those areas. It is assumed that the city’s residents in these edge areas have demographic trends similar to residents in the surrounding city neighborhoods.

Tulare County Association of Governments
Tulare County Regional Housing Element
F5-2
Figure F5-1 Tulare Neighborhoods
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-3
Additionally, there are census tracts which are entirely contained within the city boundaries and some of which include large areas in the unincorporated parts of the county. In the census tracts that extend beyond the city boundaries, most of the housing units are located within the city. Therefore, for these census tracts with large portions of the unincorporated county, it is assumed that data presented by the AFFH Data Viewer are accurately represented.

F5.3 Summary of AFFH Analysis Findings
Tulare residents are predominantly Hispanic/Latino and the city has a high percentage of non-white and low-income residents compared to the state average. Large portions of the city have high rates of poverty and a high percentage of Low to Moderate Income (LMI) residents. Households that are considered low income earn 50 percent of the Area Median Income (AMI) and moderate-income households earn 80 percent of the AMI. The eastern portion of the city is considered high resource by the California Tax Credit Allocation Committee (TCAC), which means this area has characteristics that have been shown by research to support positive economic, educational, and health outcomes for lowincome families; particularly long-term outcomes for children. The western portion of the city is considered low resource. There are two census tracts designated high poverty and segregation, located in Historic West Tulare and the northern portion of Southwest Tulare. These neighborhoods show prevalence of low education outcomes, low health outcomes, lack of economic opportunities such as access to jobs, high pollution burden, and high social vulnerability of residents. A high percentage of residents in Tulare, particularly renters, are experiencing cost burden (spending more than 30 percent of household income on housing costs) and overcrowding.

Below is a summary of AFFH analysis findings by neighborhood in Tulare.

Northwest Tulare
•Lower pollution
burden
•Predominantly
Hispanic/Latino to the
west and
predominantly white
to the east
•Residents vulnerable
to displacement
•High resouce area
Northeast Tulare
•Lower pollution
burden
•Predominantly white
population
•Low LMI population
and higher median
incomes
•Mix of moderate and
high resource areas
Historic West Tulare
•Higher pollution
burden
•Predominantly
Hispanic/Latino
•High LMI Population
•Residents vulnerable
to displacement
•Low resource area
Historic East Tulare
•Higher pollution
burden
•Predominantly
Hispanic/Latino to the
south and
predominantly white
to the north
•Residents vulnerable
to displacement
•Low resource area
Downtown Tulare
•Predominantly
Hispanic/Latino to the
south and
predominantly white
to the north
•High LMI population
•High pollution burden
•Residents vulnerable
to displacement
•Mix of high and low
resource areas
Southwest Tulare
•Higher pollution
burden
•Predomoninantly
Hispanic/Latino
•Residents vulnerable
to displacement
•Low resource area
South Tulare
•High pollution burden
•High LMI population
•Residents vulnerable
to displacement
•Predominantly
Hispanic to the west
and predominantly
white to the east
•Low resource area
Southeast Tulare
•Lower pollution
burden
•Predominantly
Hispanic to the west
and predominantly
white to the east
•Low LMI population
and high median
incomes
•High resource area
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-4
F5.4 Data Sources
To conduct this analysis, the City utilized data from a variety of sources discussed in Chapter 5, Regional Affirmatively Furthering Fair Housing Analysis. The Community Development Block Grant (CDBG) Consolidated Plan and Analysis of Impediments (AI) were used to identify issues that impede fair housing choice. Additionally, the analysis includes a discussion of historic land use and segregation patterns and input from sources of local knowledge, including advocates for people with special needs, housing development and advocacy organizations, housing and social services providers, and lowincome residents. The data contained throughout this chapter may differ from the data included in Chapter F2, Housing Needs Assessment, based on HCD recommended data sources for AFFH analyses and the availability of data at the time of drafting.

City of Tulare 2020-2025 Consolidated Plan
The U.S. Department of Housing and Urban Development (HUD) Consolidated Plan is used by the federal government, states, and local jurisdictions to assess affordable housing and community development needs and is a required document for jurisdictions to be eligible for federal HUD grant programs. The City of Tulare is required to submit a federally mandated Consolidated Plan every five years and submit an Annual Action Plan to receive its annual CDBG entitlement grant. The Consolidated Plan guides Tulare in allocating federal CDBG and HOME Investment Partnerships Program funding to support projects and programs to benefit LMI residents and increase housing and economic opportunities. The Consolidated Plan identifies specific housing needs and analyzes access to affordable and accessible housing in the city. The plan also provides data on public and assisted housing units in Tulare and Choice Voucher (HCV) use. This data is used in this analysis to assess access to housing opportunities for low-income households.

City of Tulare Analysis of Impediments (AI)
As part of the CDBG program certification process and prior to HUD’s reinstatement of the AFFH standards in 2020, participating jurisdictions prepared an analysis of impediments to fair housing choice every five years. That analysis, called The City of Tulare Analysis of Impediments to Fair Housing Choice (AI), identifies impediments to fair housing and presents actions to minimize and eliminate fair housing choice barriers. The AI serves as a blueprint to guide fair housing planning and resource allocation in the city and inform policymakers, housing providers, and mortgage lenders to encourage fair housing practices.

Tulare City staff were contacted about topics as part of this AFFH Analysis. Information is incorporated in this document. Stakeholders were also contacted in December 2024. Information is incorporated in relevant sections.

F5.5 Fair Housing Resources
Enforcement and Outreach Capacity
The City of Tulare works with the Housing Authority of Tulare County, Fair Housing Council of Central California (FHCCC), Legal Aid of Central California, California Rural Legal Aid (CRLA), Central California Legal Services (CCLS) and additional nonprofit organizations to provide fair housing information and resources to residents and housing providers. The City includes fair housing information, along with resources and contact information on the City website and provides fair housing information handouts City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-5
at the front counter at City Hall. The FHCCC investigates complaints involving housing discrimination and predatory lending practices to ensure compliance with federal and state housing laws. The CCLS provides free legal assistance to low-income residents regarding issues with housing, health, employment, and other discriminatory or legal concerns. There have been no findings, lawsuits, enforcement actions, settlements or judgements related to fair housing or civil rights in Tulare.

Compliance with Existing State and Federal Fair Housing Laws The fair housing assessment should include a description of state and local fair housing laws and how the City complies with those laws. These laws include the following:
 Fair Housing Act; Title VI of the Civil Rights Act of 1964. The City complies by ensuring its actions related to housing are not discriminatory through City protocols, decision-making procedures, and adhering to non-discrimination requirements of federal funding programs.  Rehabilitation Act of 1973. See Fair Housing Act; also, the City complies through its accessibility protocols, administered and enforced by the City’s Office of Safety, Compliance & Facilities Departments. See https://www.tulare.ca.gov/government/departments/office-of-safetycompliance-facilities/ada  American Disabilities Act (ADA). The City complies with the ADA through building permit review and issuance and as described in this Housing Element.
 California Fair Employment and Housing Act (FEHA) Regulations. The City complies with FEHA and its regulations through established City protocols, decision making, legal counsel, and advisement.  Government Code Section 65008. The City Zoning Code is written to ensure that the City’s actions regarding the development of housing for very low, low, moderate, and middle income persons and households or emergency shelters for the homeless, are not discriminatory. Programs have been included in this Housing Element to remove constraints and facilitate housing for all households, including protected classes (e.g., programs regarding residential care facilities, emergency shelters, etc.).
 Government Code Section 8899.50. Chapter F5, Affirmatively Furthering Fair Housing Analysis, of this Housing Element documents compliance with Affirmatively Furthering Fair Housing requirements.
 Government Code Section 11135 et seq. The City complies with anti-discrimination requirements through the City’s Human Resources programs and the City’s procurement protocols.  Density Bonus Law (Gov. Code, Section 65915.). The City will update its density bonus ordinance to comply with the new provisions as part of the updates to the Zoning Ordinance (Housing Plan Program 7).
 Housing Accountability Act (Gov. Code, Section 65589.5.). The City has documented compliance with the Housing Accountability Act as described in Chapter F3, Housing Constraints Analysis.  No-Net-Loss Law (Gov. Code, Section 65863). The City has documented compliance with sufficient capacity for its RHNA and will ensure compliance with no-net loss law via required annual reporting to HCD.
 Least Cost Zoning Law (Gov. Code, Section 65913.1). Housing Plan Program 2 ensures that sufficient land is zoned with appropriate standards to accommodate the City’s RHNA.  Excessive subdivision standards (Gov. Code, Section 65913.2.). The City’s subdivision standards are not excessive and are in compliance with the Government Code.

Tulare County Association of Governments
Tulare County Regional Housing Element
F5-6
 Limits on growth controls (Gov. Code, Section 65302.8.). The City complies as the City does not maintain any restrictions on the number or timing of housing development. The City’s General Plan does establish the Urban Development Boundary, however, the boundary extends beyond the city limits and Sphere of Influence and does not limit housing development within the city.  Housing Element Law (Gov. Code, Section 65583, esp. subds. (c)(5), (c)(10).). This Housing Element documents compliance with state Housing Element Law.

The City of Tulare ensures compliance with these laws through the City’s daily operations, with any complaints referred to the City Attorney and/or the City Manager for investigation and action, as appropriate. Further analysis of the City’s compliance with fair housing laws is also provided in the Chapter F3, Housing Constraints Analysis, of this Housing Element.

F5.6 Ability to Address Complaints
The City of Tulare does not have the resources available to address complaints and investigations directly, so the City partners with Legal Aid of Central California, FHCC, CRLA, and the State Department of Fair Employment and Housing (DFEH), HATC, and the Kings-Tulare Area Agency on Aging as well as non-profit partners such as Self-Help Enterprises and CSET that have staff that are HUD-certified to conduct fair housing investigations. The DFEH maintains a record of housing discrimination complaints filed in local jurisdictions. According to the AI, between 2015 and 2019, 17 fair housing complaints were filed in Tulare. Most of the complaints were filed by women (13 complaints) compared to men (four complaints). The race/ethnicity of the residents filing complaints was primarily Hispanic (seven complaints), followed by white (five complaints), Black/African American (four complaints) and Asian American (one complaint). White and Hispanic/Latino residents are underrepresented in fair housing complaints, while Asian American and Black/African American residents are overrepresented in fair housing complaints. Black/African American residents comprise four percent of the population but comprise 24 percent of the fair housing complaints. Asian American residents comprise two percent of the population but comprise six percent of the fair housing complaints. This information suggests that there could be higher levels of bias towards Black/African American and Asian American residents related to fair housing concerns.

Fair housing complaints based on discrimination are also reported to the HUD Office of Fair Housing and Equal Opportunity (FHEO). Based on data provided by HUD, 15 FHEO inquiries were reported in Tulare between 2013 and 2021. These inquiries are not considered official cases; however, they indicate a potential basis for discrimination in the city. One of these inquiries was based on gender, seven were based on failure to respond, and the remainder did not provide a basis.

City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-7
F5.7 Segregation and Integration Patterns and Trends
Race and Ethnicity
The population of Tulare has a lower percentage of
Hispanic/Latino residents than Tulare County and a
slightly higher percentage than the Tulare
County/Fresno County/Kings County tri-county area.

Hispanic/Latino residents comprise 60 percent of the
city’s population, which is a higher percentage than the cities of Visalia and Exeter, and lower than the cities of Porterville, Dinuba, Lindsay, Farmersville, Woodlake,
and the county as a whole. The city of Tulare has a
racial/ethnic disparity that is generally divided between the eastern and western halves of the city. The
percentage of residents who reported as white only is
approximately 40 percent. Generally, Historic West Tulare, Southwest Tulare, the southern portions of Downtown Tulare and Historic East Tulare, and the western portion of South Tulare and Northwest Tulare, have the highest percentage of non-white residents in the city, as shown in Figure F5-2.

Tulare has a smaller share of nonwhite residents than Tulare County and the tri-county area. The
percentage of residents that identify
as Hispanic/Latino are as follows:
 Tulare: 60%
 Tulare County: 66%
 Tri-County Area: 58%
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-8
Figure F5-2 Percent of Total Non-White Population (City of Tulare) Source: AFFH Data Viewer, 2023.

City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-9
In these areas, the percentage of non-white residents range from 61 percent to 80 percent of the population. The eastern part of Northwest Tulare, and Northeast Tulare have lower percentages of nonwhite population, with several census block groups with 21 to 40 percent of non-white residents.

Over the past decade, racial/ethnic diversity increased in Tulare (Table F5-1). The percentage of white residents decreased one percent, while the percent of Hispanic/Latino residents increased seven percent and residents who reported “other and multiple races” increased by four percent. The percentage of Black/African American residents and Native American/Alaskan Native residents remained generally the same. Asian American/Pacific Islander residents and residents who identify as “Other or Multiple Races” decreased by approximately one percentage point.

Table F5-1 Population by Racial Group (City of Tulare)
Race
Percent of Population
2011 2021
Hispanic/Latino (of any race) 56.6% 60.7%
Not Hispanic/Latino
White 34.1% 33.1%
Other or Multiple Races 2.3% 1.0%
Black/African American 3.6% 3.5%
Asian American/Pacific Islander 2.6% 1.6%
Native American/Native Alaskan 0.1% 0%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2007-2011, 2017-2021), Table DP05.

The AFFH Data Viewer identifies the degree to which areas have a predominant racial/ethnic majority.

The predominant racial/ethnic group in each census tract is that with the largest population. Most of the western part of the city has a greater predominant Hispanic/Latino population than the rest of the city.

Most of the eastern part of the city has a predominant Hispanic/Latino population, although the gap is smaller than in the western part of the city. However, the southern portion of Northeast Tulare (south of Prosperity Avenue and west of Mooney Boulevard), and the eastern portion of Northwest Tulare (east of J Street, north of Cross Avenue, and south of Cartmill Avenue) have a predominant white, nonHispanic/Latino population (Figure F5-3).

HUD utilizes the racial/ethnic dissimilarity index to measure segregation levels across a defined geographic boundary. The racial/ethnic dissimilarity index ranges from 0-100, where 0 represents perfect integration between racial groups and 100 representing perfect segregation.1 A dissimilarity index score of 0 to less than 40 indicates low segregation, 40 to 54 indicates moderate segregation, and greater than 55 indicates high segregation.

According to the most recent HUD data, segregation levels in Tulare are considered low and are much lower than in the Visalia-Porterville Metropolitan Statistical Area (MSA), which encompasses Tulare County. Over the past three decades, the racial/ethnic segregation index score in Tulare fluctuated, with slight increases and decreases (Table F5-2). Since 2010, segregation between non-white and white residents and between Hispanic/Latino and white residents increased slightly. Segregation between Asian American/Pacific Islander and white residents increased the most, and segregation between Black/African American and white residents decreased slightly. Although racial/ethnic segregation has increased in the city, segregation levels between all groups remain low compared to the VisaliaPorterville region. 1 HUD, 2020. https://www.hud.gov/sites/dfiles/FHEO/documents/AFFH-T-Data-Documentation-AFFHT0006-July-2020.pdf Tulare County Association of Governments
Tulare County Regional Housing Element
F5-10
Figure F5-3 Predominant Populations (City of Tulare)
Source: AFFH Data Viewer, 2023.

City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-11
Table F5-2 Racial Dissimilarity Index Values for Segregation (Tulare and Visalia-Porterville Region)
Race
Tulare Visalia-Porterville Region
1990 2000 2010 Current 1990 2000 2010 Current
Non-White/White 33.09 34.33 33.42 34.31 36.51 37.80 34.94 40.58 Black/White 41.13 36.42 34.87 38.26 51.11 40.70 32.32 41.93 Hispanic or Latino/White 32.40 35.49 34.80 35.48 38.85 40.16 37.53 42.42 Asian American or Pacific
Islander/White

32.70 22.06 21.93 31.01 42.42 39.00 33.43 40.91
Source: HUD, 2023, Table 3 – Racial/Ethnic Dissimilarity Trends According to Othering and Belonging Institute (OBI) racial segregation/integration data, the area with the highest level of integration (racial demographics do not differ greatly from the surrounding region and at least 20 percent of the population are Black/African American and Hispanic/Latino) is the western portion of Southeast Tulare. The entirety of the western portion of the city has a low to medium level of segregation, and is neither highly segregated nor integrated (Figure F5-4), while no sufficient data exists for the eastern portion of the city.

Persons with Disabilities
As referenced in Chapter F2, Housing Needs Assessment, approximately 12 percent of Tulare’s population (8,423 residents) reported living with one or more disabilities. This is similar to the percentage of residents living with a disability in Tulare County (12 percent) and the tri-county area (12 percent). The most common disability in the city is independent living disability, followed by ambulatory difficulty, defined as having serious difficulty walking or climbing stairs (Figure F5-5). Disabilities are most prevalent among senior residents. Approximately 66 percent of residents aged 65 and over have a disability. In addition, non-Hispanic/Latino white residents reported the highest rates of disability by racial/ethnic group, at 15 percent.

Throughout the city, between six and 20 percent of the population has a disability (Figure F5-6). The southern part of Northeast Tulare, the northern part of Downtown and Historic East Tulare, and the eastern part of Northwest Tulare have the highest percentage of residents living with a disability in the city, with approximately 15 to 20 of residents in these areas reporting a disability.

There are 27 residential elderly care facilities in the city (Figure F5-7). These facilities are accessible to the residents throughout the city, including in areas that have the highest percentage of people with a disability (10 to 20 percent). There are also five residential elderly care facilities in Tulare. However, these are only located in the north areas of the city (north of Route 137/Tulare Avenue). Access is not as readily available for residents in the southern area of the city.

Tulare County Association of Governments
Tulare County Regional Housing Element
F5-12
Figure F5-4 Racial Segregation and Integration (City of Tulare) Source: AFFH Data Viewer, 2023.

City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-13
Figure F5-5 Disability by Type (City of Tulare)
Notes: These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2017-2021), Table S1810. 2%
4%
5%
6%
2%
6%
0%
1%
2%
3%
4%
5%
6%
With a hearing
difficulty
With a vision
difficulty
With a cognitive
difficulty
With an
ambulatory
difficulty
With a self-care
difficulty
With an
independent living
difficulty
Percent of Population Reporting Disability
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-14
Figure F5-6 Percent of Population with a Disability (City of Tulare) Source: AFFH Data Viewer, 2023.

City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-15
Figure F5-7 Percent of Population with a Disability and Residential Care Facilities (City of Tulare)
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-16
Familial Status
As described in Chapter F2, Housing Needs Assessment, familial status refers to the presence of children under the age of 18 and the martial status of the head of the household. Families with children may face housing discrimination by landlords who fear that children will cause property damage. Examples of differential treatment include limiting the number of children in an apartment complex or confining households with children to a specific location. These actions are potentially discriminatory. Singleparent households are also protected by fair housing law.

Household composition in Tulare is similar to that of the county. As of 2021 (latest available data), households with children comprise approximately 44 percent of the total households in the city.

Married-couple families with children comprise the largest share of households with children (62 percent), followed by female, single-parent households (26 percent). Male, single-parent householders with children comprise 11 percent of all households with children. Single-parent, female-headed households are more likely to rent than own, comprising approximately 30 percent of all renteroccupied households in the city but only three percent of owner-occupied households (Table F5-3).

Table F5-3 Tenure by Household Type and Presence of Children (City of Tulare) Household Type
Residing in
OwnerOccupied
Household
Percent of
Total OwnerOccupied
Households
Residing in
RenterOccupied
Household
Percent of
Total RenterOccupied
Households
Percent of
Households
with Children
Married Couple Family, with
Children Present
3,551 26.8% 1,836 29.5% 62.2%
Single-Parent, Male
Householder, no Spouse
Present
482 3.6% 510 8.2% 11.5%
Single Parent, Female
Householder, No Spouse
Present
380 2.9% 1,896 30.5% 26.3%
Total Households with
Children Present
4,413 33.3% 4,242 68.2%
Total Households 13,252 6,222
Source: U.S. Bureau of the Census, American Community Survey (ACS), Table B25115 Tenure by Household Type and Presence and Age of own Children, 2017-2021 Estimates.

The center of the city has a higher concentration of children residing in female-headed, single-parent households . Historic West Tulare, Downtown Tulare, Historic East Tulare, the southern portion of Northeast Tulare and the northern portion of Southwest Tulare and South Tulare have a higher percentage of children residing in female-headed, single-parent households than other areas of the city (Figure F5-8).

Neighborhoods not in the center of the city have the highest concentration of children in marriedcouple households. The percentage of children in married-couple households ranges from 80 to 100 percent in the northern portion of Northwest and Northeast Tulare, the southern portion of Southwest Tulare and South Tulare, the eastern portion of Southeast and Northeast Tulare (Figure F5-9).

Fourteen childcare centers are located in Tulare and one is located in the unincorporated County south of Tulare (Figure F5-10) Of those in the City, most are located in the central portion of Tulare (Downtown Tulare, Historic West and East Tulare) and Northwest Tulare. The area of Southeast Tulare that has 20 to 40 percent of female-headed households does not have any childcare centers, which could pose a hardship on those families. It is important to note that there are additional family childcare homes in the City, but locations of these facilities are unavailable due to security and privacy reasons.

City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-17
Figure F5-8 Children in Female-Headed Households, No Spouse/Partner Present (City of Tulare)
Source: AFFH Data Viewer, 2023.

Tulare County Association of Governments
Tulare County Regional Housing Element
F5-18
Figure F5-9 Children in Married-Couple Households (City of Tulare) Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-19
Figure F5-10 Children in Female-Headed Households, No Spouse/Partner Present and Childcare Centers (City of Tulare)
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-20
Household Income
Household income is directly connected to the ability to afford housing. Higher-income households are more likely to own rather than rent housing. As household income decreases, households tend to pay a disproportionately large amount of their income for housing and the number of persons occupying unsound and overcrowded housing increases. To achieve fair housing objectives, people in low-income households must have choice in housing opportunities, that is, when they are able to locate units that are affordable and well maintained in all parts of a jurisdiction and region.

This section identifies household income disparities using data based on median household income and LMI geographies. HUD defines an LMI area as a census tract or block group where over 51 percent of households are LMI. The definition of low or moderate income is based on HUD income definitions of up to 80 percent of the AMI. Data for this analysis is from the HUD Low and Moderate Income Summary based on the 2011-2015 ACS (most recent available data).2 The area with the lowest household median income in the city is in Historic West Tulare, with a median income of $34,792, followed by the northern portion of Southwest Tulare and the southwest portion of Southeast Tulare, with median incomes of $42,929 and $52,788, respectively (Figure F5-11). The northern portion of Northeast Tulare has the highest median household income in the city, at $109,893.

LMI populations are prevalent throughout Tulare and generally follow the same patterns as median household income. The highest percentage of LMI residents are located within the center of the city (Figure F5-12). Large portions of Historic West Tulare, Downtown Tulare, Historic East Tulare, the northern part of South Tulare, and the southern part of Northwest Tulare consist of 75 to 100 percent of LMI populations. The lowest percentage of LMI residents are located in Northeast and Southeast Tulare. 2 HUD Exchange 2021: https://www.hudexchange.info/programs/acs-low-mod-summary-data/ As of 2021 (most recent available data), the city of Tulare had a median household income of $63,668 per year, 10 percent higher than the county’s median income of $57,394, but lower than the state median household income of $87,100.

City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-21
Figure F5-11 Median Household Income (City of Tulare)
Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-22
Figure F5-12 Low- and Moderate-Income Population (City of Tulare) Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-23
Racially and Ethnically Concentrated Areas of Poverty
To identify racially and ethnically concentrated areas of poverty (known as R/ECAPs), TCAC includes a poverty concentration and racial segregation filter that aligns with HUD’s R/ECAP methodology. TCAC categorizes census tracts that have both a poverty rate of over 30 percent and that are designated as being racially segregated (overrepresentation of people of color relative to the region) as areas of high segregation and poverty. There is one area of high segregation and poverty in Tulare, Census Tract

30.01, which is located in the northern portion of Southwest Tulare, east of West Street, north of Bardsley Avenue, west of I Street, and south of Inyo Avenue (Figure F5-13). This is also an area with lower median incomes and a high percentage of residents living below the poverty line compared to the rest of the city (Figure F5-14 and Table F5-4). Census Tract 30.01 is predominantly Hispanic/Latino, with 89 percent of residents identifying as non-white compared to 72 percent citywide. Most of Census Tract

30.01 is zoned for single-family residential uses (R-1-6), with areas in the eastern part of the census tract, along W Inyo Avenue and S H Street, zoned for multifamily residential uses (R-M-2 and R-M-3).

This census tract also has one of the highest percentages of renter occupied housing units in the city (67 percent compared to 42 percent overall), high rates of overcrowding (17 percent), overpayment by renters (42 percent), and overpayment by homeowners (70 percent). As shown in the table below, the age of housing units is significantly higher (93 percent) compared to the city overall (54 percent). The median income in this area is about $22,000 less than citywide while the poverty rate is higher (22.5 percent versus 16 percent). As shown in Figure F5-9 and Figure F5-10, the area of high segregation and poverty has a higher concentration of children in married-couple households and a lower concentration of children in single-parent female-headed households compared to the adjoining areas.

Table F5-4 Demographics of Area of High Segregation and Poverty Area
% Units Built
Prior to 1990
Median
Income
Poverty
Rate
% Renter
Households
% NonWhite
Area of High Segregation and
Poverty

92.7% $39,623 22.5% 66.6% 88.9%
Tulare (City) 54.3% $62.050 16.0% 41.5% 72.0%%
Source: HCD AFFH Data Viewer 2.0 and 2017-2021 ACS.

Tulare’s neighborhood development is directly tied to the history of the railroads and the highways bisecting the city. Founded as the San Joaquin Valley headquarters for the Southern Pacific Railroad, the original residential neighborhoods developed in what is today known as Historic West Tulare, which is directly north of Census Tract 30.01. After the Southern Pacific Railroad moved its headquarters away from Tulare, the city continued to grow and prosper due to the agricultural economy. The construction of Interstate 5 along the west side of the San Joaquin Valley created a more direct and faster connection for motorists traveling between northern and southern California, and thereby bypassing the cities along SR 99. In addition, SR 99 was relocated east of the city and out of the downtown and transformed from a highway traveling through the city to a limited access freeway. These changes in the 1960s and 1970s significantly affected the economic base of Downtown Tulare with fewer travelers passing through town. In addition, moving the state highway east also motivated housing and commercial developers to develop further east of the original town center. Department stores along Hillman and Prosperity, including the new Tulare Outlet Center, replaced downtown businesses as commercial destinations for the city’s residents and visitors, given the easy on and off access from SR 99. New housing developments and schools were then built further east, thereby leaving behind an aging and underinvested downtown and western portion of the city.

Tulare County Association of Governments
Tulare County Regional Housing Element
F5-24
Census Tract 30.01, in western Tulare, has a childcare center, a large park (Mulcahy Park), an elementary school, middle school, a small market, and restaurants. Tulare High School is just south of West Bardsley Avenue. Commercial uses along Inyo Avenue are older service and retail establishments. Two bus stops are located along Inyo Avenue. As shown on the TCAC resource maps below, this census tract has less positive economic and education outcomes and below-average walkability. According to the Healthy Places Index (HPI) conducted by the Public Health Alliance of Southern California, this tract has fewer jobs per acre (1.67) compared to Tulare overall (2.73 per acre) and 59 percent of residents in Tract 30.01 are employed versus 66.7 percent throughout the rest of the city. While about 11 percent of residents in Tulare have a bachelor’s degree or higher, only 2.64 percent of residents in this tract have that level of education.

Based on local knowledge, newer and higher-income neighborhoods have modernized parks and more private investment in infrastructure compared to older, lower-income neighborhoods in the city. During the more recent planning period, the City has focused on reprioritizing and investing in the city’s historic downtown and older neighborhoods. Downtown revitalization planning efforts and capital improvements are a cornerstone of the City’s overall economic development strategy. In addition, the City focuses its grant funds and capital improvement program on public investment in these neighborhoods to repair and maintain streets, utilities, parks, and assist with rehabilitation of the older housing stock.

The City has several plans in place to invest infrastructure and community amenities throughout the city, including west Tulare (and Census Tract 30.01):
 City of Tulare Parks and Recreation Master Plan 2023 (including park construction, improvements, and maintenance)
 City of Tulare Capital Improvement Plan
 City of Tulare Consolidated Plan and Annual Action Plan (includes actions and funding prioritization for lower-income residents and their housing needs)
Additionally, regional infrastructure plans include a proposed Class 3 bikeway along West Inyo Avenue and proposed Class 2 bikeways along South West Street and West Bardsley Avenue.

Poverty and Segregation
Poverty rates are highest in Historic West Tulare and the northern part of Southwest Tulare, where between 30 and 40 percent of the population earns an income below the poverty line (Figure F5-14).

Throughout most of these neighborhoods, at least 40 percent of the population earns an income below the poverty line. Historic West Tulare has the highest rate of residents earning an income below the poverty line (39 percent). The western portion of Northwest Tulare has the lowest percent (about eight percent). The overall poverty rate within the city of Tulare is 12.4 percent, which is lower than the poverty rate in Tulare County (18.6 percent), and nearby city of Visalia (16.8 percent).

Racially Concentrated Areas of Affluence
The AFFH Data Viewer identifies racially concentrated areas of affluence (RCAAs) as census tracts that have a white population that is 1.25 times higher than the Council of Governments (COG) region (which is all of Tulare County and the incorporated cities) and a household median income 1.5 times higher than the AMI. There are three census tracts that are classified as RCAAs that overlap with the eastern boundary of Tulare (Figure F5-15). Census Tract 24.01 overlaps with the northern portion of Northeast Tulare. This area has a median income of $109,893 and is 49 percent white. Census Tract 24.03 includes City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-25
the eastern half of Southeast Tulare and a small portion of South Tulare. This census tract has a median income of $83,661 and is 37 percent white. Census tract 24.02 includes the southeast corner of Northeast Tulare and wraps around to include the eastern portion of South Tulare. The majority of this census tract is located in unincorporated county. The median income in this census tract is $73,700 and 40 percent white. Most of the area within these census tracts is unincorporated county lands. However, the residential housing development located in these census tracts within the city of Tulare is newer compared to the rest of the city, and therefore it is likely that this area of the city has a higher median income and that the data shown on the AFFH Data Viewer accurately represents the residents living in the city of Tulare. In Northeast Tulare, the RCAA is zoned for commercial uses (C-3) and a variety of residential uses, ranging from low density single-family residential (R-1-8, R-M-7, R-M-6) to high density multifamily residential zones (R-M-2, R-M-3, R-M-4). Commercially zoned areas in this census tract are concentrated along SR 99, Hillman Street, and Prosperity Avenue and generally consist of commercial retail uses with large parking lots.

Tulare County Association of Governments
Tulare County Regional Housing Element
F5-26
Figure F5-13 Areas of High Segregation and Poverty (City of Tulare) Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-27
Figure F5-14 Poverty Status (City of Tulare)
Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-28
Figure F5-15 Concentrated Areas of Affluence (City of Tulare) Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-29
F5.8 Disparities in Access to Opportunities
Transit Access and Walkability
Two transit organizations operate throughout the city of Tulare, offering fixed route and dial-a-ride bus service to residents.

Transit opportunities operating in Tulare
The main transit service in Tulare is provided by the Tulare County Regional Transit Agency (TCRTA).

Previously the transit system was provided by Tulare Intermodal Express (TIME, or Tulare Transit), which joined the TCRTA in 2021. TCRTA offers fixed route bus services and demand-response service to residents throughout the county, including in the city of Tulare, with seven routes operating in the city and one express bus that provides service to Visalia.

TRCTA also provides Paratransit & Dial‐A‐Ride Services Paratransit service, a shared‐ride, advanced‐ reservation, origin‐to‐destination service, is provided to locations within the cities of Dinuba, Porterville, and Tulare. Service is available within 0.75-mile of each local fixed route. The service is available to ADA‐ eligible individuals, as well as seniors (age 65+) and Medicare card holders. ADA‐eligible passengers must receive certification through an application process. Paratransit provides same‐day service to non‐ ADA passengers (seniors and Medicare card holders only) on a space available basis. Paratransit services operate the same hours and days as TCRTA’s local fixed route system; service is provided Monday through Saturday from 7:00 am to 7:00 pm, and Sunday from 8:00 am to 5:00 pm. Next day reservations are required and are taken seven days a week.

Tulare County Area Transit (TCaT) offers three bus routes that go through the city of Tulare (C40, C20, and 11X). Tulare Transit provides a supplemental service called Dial-A-Ride; a curb-to-curb para-transit service on a shared -ride/demand-response basis to locations within the city limits of Tulare.

Tulare
Intermodal
Express
(TIME) by the
Tulare County
Regional
Transit Agency
(TCRTA)
Tulare
County Area
Transit
(TCaT)
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-30
TCaT also offers its own Dial-A-Ride program that includes anywhere within three-quarters of a mile of TCaT Routes C10-C90.

Residents in Tulare have greater access to transit and higher transit ridership compared to residents in other cities in the region, but less access to transit than residents in the nearby city of Visalia. Based on local knowledge, the transit options in Tulare are good with clean buses and convenient routes. The city of Tulare received an average AllTransit performance score of 5.4, which is based on a moderate combination of trips per week and a moderate number of jobs accessible by transit.3 For comparison, the city of Visalia received a higher performance score of 6.5, and the County received a lower score of

4.1. According to ACS estimates, 84 percent of commuters commute by driving alone, 10 percent carpool, one percent walk, less than one percent use transit, or commute through other means, such as biking. Approximately four percent work at home. Transit access is particularly important for residents living in higher density housing because these residents are often low-income and may not have reliable access to a vehicle.

Walk Score is a private company that offers a walkability index on its website, that measures the pedestrian friendliness of a given location by analyzing walking routes to nearby amenities and examining population density and road metrics, including block length and intersection density.4 Tulare received a walk score of 40 out of 100, which is considered “car dependent.” The Environmental Protection Agency (EPA) has a walkability index that ranks block groups according to their relative walkability compared to other census tracts throughout the nation. According to that Index, the most walkable areas in the city are in parts of Downtown Tulare and Historic East Tulare. (Figure F5-16). Most other areas of the city are rated as below average walkable or the least walkable. Walkable options for seniors and youth are needed, including connections to available transit options.

According to Tulare County Association of Governments (TCAG) 2022 Regional Active Transportation Plan for the Tulare County Region, priority active transportation improvements in the city of Tulare emphasize bicycle connections throughout the city. Projects include improvements to the Tulare Santa Fe Trail that travels along the abandoned Santa Fe Railroad right-of-way through the middle of the city, including extending the trail at Mooney Boulevard and improving trail crossings at three busy intersections in Historic West, Historic East, and Downtown Tulare.

Based on local knowledge, bike lanes and bus routes are available throughout the city. Transit access for those on the outer edges of the city limits could be improved.

Access to Quality Education
TCAC Educational outcomes are measured through the educational opportunity index, which measures the percentage of 4th graders who meet math and literacy proficiency standards, percentage of high schoolers who graduate on time, and percentage of students not receiving free or reduced-price lunch.

Scores are generated by comparing census tracts to all other census tracts within the same COG. Scores range from 0-1, with 1 being the most positive educational outcome, and 0 being the least positive educational outcome.

The northern tip of Northwest Tulare and the western half of Southeast Tulare have the highest education outcomes compared to the rest of the city. Historic West Tulare, Downtown Tulare, and Historic East Tulare have the least positive education outcomes, and Southwest, South, and Northeast Tulare have a mix of education outcomes (Figure F5-17). 3 AllTransit.Org, 2021. https://alltransit.cnt.org/ 4 Walk Score, 2021. https://www.walkscore.com/methodology.shtml City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-31
Figure F5-16 Walkability Index (City of Tulare)
Source: National Walkability Index, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-32
Figure F5-17 TCAC Opportunity Areas – Education Outcomes (City of Tulare) Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-33
Tulare is served by Tulare Joint Union High School District (TJUHSD) and Tulare City School District (TCSD). Table F5-5 shows characteristics of each public school district, including the total student enrollment, the percent of students that are non-white, the percent of students eligible for free or reduced-price meals, the percent of students that are English learners, and the percent of students that are eligible for the Migrant Education Program, meaning their parent/guardian is a migratory worker in the agricultural, dairy, lumber, or fishing industries and whose family has moved during the past three years.5
TJUHSD includes a total of seven schools: three comprehensive high schools (Tulare Union, Tulare Western, and Mission Oak), one continuation high school (Tech Prep), one community day school (Countryside), two charter high schools (Sierra Vista Independent Study High School and Accelerated Charter High School), as well as the Tulare Adult School. Enrollment is approximately 5,120 students and the district has a graduation rate of 96 percent. The district has a minority (non-white) enrollment of 83 percent.6 English learners comprise 13 percent of all students and 77 percent of students are eligible for free or reduced-price meals.7 In addition, approximately two percent of students are eligible for the Migrant Education Program.8
TCSD operates a total of 17 schools, including 15 elementary schools and two alternative schools.

Approximately 8,319 students are enrolled in preschool through 8th grade in TCSD and minority enrollment is equal to 86 percent of students.
9 English learners comprise 25 percent of all students and 77 percent of students are eligible for free or reduced-price meals.10 In addition, approximately two percent of students are eligible for the Migrant Education Program.11 Table F5-5 School District Characteristics (City of Tulare) Tulare Joint Union
High School District
Tulare City
School District
Total Student Enrollment (2021-2022 School Year) 5,120 9,319 Percent White 17% 14%
Percent Eligible for Free /Reduced Price Meals 77% 77%
Percent English Learners 13% 25%
Percent Eligible for Migrant Education Program 2% 1%
Source: Public School Review; Ed-Data, 2023; Kidsdata.org, 2023 Education attainment levels of Tulare residents are similar to the county and tri-county averages. In Tulare, 25 percent of adult residents do not have a high school degree, compared to 30 percent of the county and 25 percent of the tri-county area and 88 percent do not have a college degree (compared to 86 percent of the county and 83 percent of the tri-county area). 5 California Department of Education. 2023. Overview of Migrant Education in California. https://www.cde.ca.gov/sp/me/mt/overview.asp 6 Public School Review. Tulare Joint Union High School District. Available online at: https://www.publicschoolreview.com/california/tulare-jointunion-high-school-district/639930-school-district, accessed March 15, 2023. 7 Ed-Data. Tulare Joint Union High District Summary. Available online at: http://www.ed-data.org/district/Tulare/Tulare-Joint-Union-High, accessed March 15, 2023.
8 Kidsdata.org. 2023. Tulare Joint Union High. https://www.kidsdata.org/region/1584/tulare-joint-union-high/results#cat=18 9 Public School Review. Tulare City School District. Available online at: https://www.publicschoolreview.com/california/tulare-city-schooldistrict/639870-school-district#google_vignette, accessed March 15, 2023 10 Ed-Data. Tulare City District Summary. Available online at: http://www.ed-data.org/district/Tulare/Tulare-City, accessed March 15, 2023. 11 Kidsdata.org. 2023. Tulare City. https://www.kidsdata.org/region/1582/tulare-city/results#cat=18 Tulare County Association of Governments
Tulare County Regional Housing Element
F5-34
Economic Outcomes
TCAC economic opportunities, measured by census tract, considers poverty, adult education attainment, employment rate, job proximity, and median home values. A higher economic index score reflects more positive economic outcomes, compared to other census tracts within the same COG.

Economic outcomes vary across Tulare. According to the AFFH Data Viewer, the southwestern areas of the city have less positive outcomes; however, these areas are comprised primarily of agricultural, public utility, and industrial land uses, and contain very few residential units. Areas of the city that are primarily residential with less positive economic outcomes include the northern portion of South and Southwest Tulare, the southern portion of Downtown Tulare and Historic East Tulare, Historic West Tulare, and the central southern portion of Northwest Tulare. The eastern and northern areas of the city have more positive outcomes (Figure F5-18). The census tract that overlaps with part of Northeast Tulare, Southeast Tulare, and South Tulare has the highest economic score in the city.

In 2021, Tulare had a labor force participation rate of 53 percent for persons 16 years and older, similar to the labor force participation rate for the county and tri-county area. The largest industries in Tulare are educational services, health care, and social assistance (22 percent of employed population); retail trade (13 percent); and agriculture, forestry, fishing and hunting, and mining (11 percent). These three industries are also the largest in the county based on employment.

Largest Employers in Tulare
Source: City of Tulare, 2021, 2021 Comprehensive Annual Financial Report.

According to the City’s 2021 Comprehensive Annual Financial Report, the largest employers in the city are Saputo Cheese USA, Land O’Lakes, and Haagen-Dazs. Saputo is the largest employer in the city, employing approximately 913 people (three percent of the city’s jobs), followed by Land O’Lakes (479 employees, two percent of the city’s jobs), and Häagen Dazs (300 employees, one percent of jobs).12 Most of the land zoned for commercial and industrial uses is in Historic West, South, the southeastern part of Southwest Tulare, and the northwestern part of Northeast Tulare. The rest of Northeast and Southwest, Northwest, Downtown, Historic East, and Southeast Tulare is not zoned for uses that provide employment opportunities. These areas are primarily zoned for residential uses. Saputo Cheese USA and Häagen Dazs are located in South Tulare, and Land O’Lakes is located in Historic Tulare East. Most residents who work commute outside the city for work (67 percent). Approximately 33 percent of employed Tulare residents work in Tulare, 17 percent work in Visalia, and three percent work in Porterville.13
12 City of Tulare. 2021. Annual Comprehensive Financial Report. Available online at:
https://www.tulare.ca.gov/home/showpublisheddocument/18768/637807787650170000, accessed March 15, 2023. 13 U.S. Census Bureau. 2023. OnTheMap Work Destination Analysis. https://onthemap.ces.census.gov/ 3%
of total jobs in
Tulare
2%
of total jobs in
Tulare
1%
of total jobs in
Tulare
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-35
Figure F5-18 TCAC Opportunity Areas - Economic (City of Tulare) Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-36
Healthy and Safe Housing Environment
Pollution burden in Tulare is comparable to
most of the western tri-county area, including
the western urbanized area of Tulare County
and Fresno County and the entirety of Kings
County. The CalEnviroScreen map for the city
of Tulare identifies the degree to which
communities are considered burdened by
pollution by comparing the scores of each
census tract to every other census tract in the
state. CalEnviroScreen identifies a high degree
of pollution burden throughout most of the
city but highest in the southwestern part of
the city, including Historic West Tulare,
Historic East Tulare, and Downtown Tulare
south of Tulare Avenue, Southwest Tulare,
and South Tulare (Figure F5-19). Pollution
burden associated with diesel PM, lead,
cleanup sites, groundwater threats, and
hazardous waste are higher in the southern area of the city, where overall pollution burden is higher than the rest of the city. Pollution burden associated with contaminated drinking water and air pollution from vehicle traffic are higher in the northern area of the city. Pollution associated with ozone, particulate matter, and pesticides are high throughout the entire city.

The TCAC environmental opportunity map also identifies pollution burden using CalEnviroScreen scores.

However, unlike CalEnviroScreen, the TCAC map compares census tracts to other census tracts in the same COG district to show differences within the region. According to the TCAC opportunity map, environmental outcome scores are highest in Northwest, the northern part of Southwest, and the southwestern part of Southeast Tulare. (Figure F5-20). Environmental outcome scores are lowest in South Tulare, the northern part of Northeast, the eastern part of Southeast, and the southern part of Southwest Tulare.

Senate Bill (SB) 535 tasks the California Environmental Protection Agency with identifying disadvantaged communities. Disadvantaged communities are low-income areas that are disproportionately affected by environmental pollution and other hazards. Under SB 535, a minimum of 25 percent of funds from the Greenhouse Gas Reduction Fund, funded by revenue from the State’s cap-and-trade emissions program, goes to projects that benefit disadvantaged communities. Most of Tulare is considered a disadvantaged community under SB 535 (Figure F5-21). Only portions of Northwest, Northeast, and Southeast Tulare are not considered disadvantaged communities. Areas that are not SB 535 disadvantaged communities generally have a lower percentage of non-white residents compared to the rest of the city.

Based on local knowledge, newer and higher-income neighborhoods have modernized parks and more private investment in infrastructure compared to older, lower-income neighborhoods in the city. Since new private investment is limited in older, lower-income neighborhoods, the City’s grant funds and capital improvement program focus on public investment in these neighborhoods to repair and maintain streets, utilities, parks, and assist with rehabilitation of the older housing stock.

Pollution burden is high throughout
Tulare, particularly associated with ozone,
particulate matter, and pesticides.

Additionally, population characteristics
that make Tulare residents more
vulnerable to pollution include asthma,
cardiovascular disease, low education
attainment, high rates of housing burden
for low-income households, high poverty
and unemployment, and linguistic
isolation.

City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-37
Figure F5-19 CalEnviroScreen 4.0 Percentile Scores (City of Tulare) Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-38
Figure F5-20 TCAC Opportunity Areas - Environmental (City of Tulare) Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-39
Figure F5-21 SB 535 Disadvantaged Communities (City of Tulare) Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-40
F5.9 Disproportionate Housing Needs
Housing Problems
Housing problems, as defined by HUD, include overcrowding, cost burden, lack of complete kitchen facilities, and lack of complete plumbing facilities. The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than one person per room, and cost burden greater than 50 percent. Approximately 45 percent of households in Tulare are experiencing housing problems and 25 percent of households are experiencing severe housing problems. The percent of households experiencing housing problems and severe housing problems in Tulare is similar to the county and tri-county area, where 44 percent of households are experiencing housing problems and 26 percent of households are experiencing severe housing problems in both the county and tri-county area.

Substandard Housing
HUD considers housing units to be “standard units” if they comply with local building codes, whereas housing units are considered “substandard” if they lack complete plumbing or kitchen facilities.

According to ACS estimates, Tulare has approximately 95 substandard housing units which comprises less than one percent of the total occupied units in the city. Of the substandard units, 78 lack complete kitchen facilities and 17 lack complete plumbing. The percentage of substandard housing units in Tulare is similar to Tulare County and other jurisdictions in the region. According to City staff, there are approximately 50 units in need of minor rehabilitation and 15 units in need of major rehabilitation in the city. Concentrated areas of substandard housing units are in South and West Tulare.

Approximately 69 percent of the city’s housing stock was constructed prior to 1990 and is more than 30 years old. Housing units older than 30 years have a higher likelihood of needing repair and modernization improvements. The areas of Tulare with older housing or housing more likely in need of repair are southern and west Tulare. Based on local knowledge, senior homeowners may face challenges with home repairs due to the absence of family members or a support system to assist them.

Advertising available programs would educate the general public on available support programs.

Housing Cost Burden
The rate of cost burden (spending more than 30 percent
of household income on housing costs) among Tulare
residents is slightly higher than the county. As discussed in Chapter F2, Housing Needs Assessment, housing cost
burden is high among both homeowners and renters in
Tulare. Approximately 39 percent of all households are
cost burdened in Tulare, which is less than the county
and tri-county averages. Housing cost burden is higher
among renters than homeowners.

Approximately 30 percent of homeowners in Tulare
experience housing cost burden. Cost burden among
homeowners is highest in the northern portion of Southwest Tulare north of Paige Avenue, where between 60 and 80 percent of homeowners are cost burdened (Figure F5-22).

Approximately half (49 percent) of renters experience housing cost burden in Tulare. Cost burden by renters is the highest in the eastern portion of Southeast Tulare and the eastern end of South Tulare, where over 80 percent of renters are cost burdened (Figure F5-23).

Housing cost burden is higher
among renters than
homeowners. Approximately
49 percent of renters and 30
percent of homeowners are
cost burdened in Tulare.

City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-41
Figure F5-22 Overpayment by Home Owners (City of Tulare) Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-42
Figure F5-23 Overpayment by Renters (City of Tulare)
Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-43
This area also has the lowest percentage of renters in the city (14 percent of housing units in this census tract are renter occupied) and 10 percent or less of housing units in this area are multifamily units.

Houses in this area tend to be newer (built modern subdivisions) and larger than housing units in other areas of the city.

As household income increases, the likelihood of experiencing cost burden decreases (Table F5-6).

Extremely low-income households have the highest percentage of cost burden, with 77 percent of homeowners and 85 percent of renters experiencing cost burden in this income category. Among lowincome households, 38 percent of homeowners and 74 percent of renters are cost burdened.

Comparatively, 14 percent of owners and five percent of renters in moderate- and above moderatehouseholds are cost burdened.

Table F5-6 Assistance Needs of Lower-Income Households (City of Tulare) Household by Tenure, Income, and
Housing Problem
Renters Owners Total Household s
Total Percent Total Percent Total Percent
Extremely low-income (0-30% AMI) 1,945 630 2,575
With any housing problem 1,675 86% 485 77% 3,410 84%
With cost burden >30% 1,650 85% 485 77% 3,390 83%
With cost burden >50% 1,325 68% 435 69% 2,820 68%
Very low-income (31-50% AMI) 1,760 1,085 2,845
With any housing problem 1,400 80% 870 80% 2,175 80%
With cost burden >30% 1,300 74% 810 75% 2,045 74%
With cost burden >50% 435 25% 415 38% 675 30%
Low-income (51-80% AMI) 1,850 1,680 3,530
With any housing problem 1,155 62% 975 58% 1,585 60%
With cost burden >30% 900 49% 845 50% 1,295 49%
With cost burden >50% 110 6% 245 15% 230 10%
Moderate & Above Income (>80% AMI) 2,430 7,050 9,480
With any housing problem 335 14% 1,430 20% 1,205 19%
With cost burden >30% 110 5% 1,009 14% 449 12%
With cost burden >50% 0 0% 54 1% 144 1%
Total Households 7,985 10,440 18,425
With any housing problem 4,560 57% 3,760 36% 8,320 45%
With cost burden >30% 2,100 26% 2,000 19% 4,100 22%
With cost burden >50% 1,870 23% 1,149 11% 3,019 16%
Note: Housing Problems: There are four housing problems in the CHAS data: 1) housing unit lacks complete kitchen facilities; 2) housing unit lacks complete plumbing facilities; 3) household is overcrowded; and 4) household is cost burdened. A household is said to have a housing problem if they have any 1 or more of these 4 problems.

Cost burden: Monthly housing costs (including utilities) exceeding 30% of monthly income.

Severe cost burden: Monthly housing costs (including utilities) exceeding 50% of monthly income.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2015-2019 release
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-44
According to the AI, the percentage of households experiencing cost burden is highest among Black/African American residents (65 percent) and Hispanic/Latino residents (48 percent). The percentage of households experiencing cost burden is lower for Native American/Alaskan Native residents (15 percent), white residents (33 percent), and Asian American/Pacific Islander residents (39 percent).

Overcrowding
As discussed in Chapter F2, Housing Needs Assessment, Tulare has 4,856 large households (households with five or more people), which comprise approximately 25 percent of all households in the city. This percentage is slightly higher than the county (22 percent) and higher than the tri-county average (19 percent). There is a higher percentage of renter households (29 percent) that are large households compared to owner households (22 percent) in Tulare.

Approximately eight percent of households in Tulare are overcrowded and 0.6 percent are severely overcrowded, which is less than the county and tri-county averages. Overcrowded housing is highest in the central portion of Northwest Tulare, the northern portion of South Tulare, and the southern portion of Downtown and Historic East Tulare, where more than 20 percent of households are overcrowded (Figure F5-24). The lowest percentage of overcrowded households is in the eastern portion of Northwest Tulare, southern portion of Northeast Tulare, the southern and eastern portion of Southeast Tulare, and the eastern portion of South Tulare. Less than five percent of households in these areas are overcrowded.

Persons Experiencing Homelessness
According to the 2023 Kings and Tulare County Point-In-Time (PIT) Count, 284 persons experiencing homelessness were recorded in the city of Tulare.14 Between 2012 and 2023, the city of Tulare experienced an increase in the number of recorded persons experiencing homelessness. Tulare has a disproportionately high percentage of the county’s homeless residents compared to its share of the population. The city has 27 percent of the county’s homeless population but only 15 percent of the total population.

Most of the homeless residents surveyed for the PIT Count in Kings and Tulare County were unsheltered.

Of the 284 people experiencing homelessness, 21 people live in emergency shelters, 36 live in transitional housing, and 227 are unsheltered. Almost half of persons experiencing homelessness in Tulare (142) had a disability (compared to 12 percent of the general population). Persons experiencing homelessness were also more likely to be male (62 percent). In addition, four percent were seniors and six percent were under the age of 18 (13 individuals were unaccompanied youth).

Compared to the overall population in Tulare, white, Native American/Alaskan Native and Black/African American residents were overrepresented for persons experiencing homelessness (Table F5-7).

Hispanic/Latino residents were underrepresented in the homeless population. 14 Kings/Tulare Homeless Alliance. 2022. Point in Time. https://www.kthomelessalliance.org/pit City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-45
Figure F5-24 Overcrowded Households (City of Tulare)
Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-46
Table F5-7 Race/Ethnicity of Homeless Population and Overall Population (City of Tulare) Homeless Population Total Population
White 68% 41%
Hispanic/Latino 49% 61%
Native American/Alaskan Native 5% 0.5%
Black/African American 13% 4%
Asian American/Pacific Islander 2% 2%
Source: Kings/Tulare Homeless Alliance.2022 Kings and Tulare County Point-In-Time (PIT) Count, 2022 Historically, approximately 200 Tulare-based homeless individuals have been observed in the city. The City is assisting this population and addressing related issues through the operation of the City’s Temporary Homeless Encampment (located at E. Walnut Ave. and S. O Street).

The largest concentration of homeless encampments has been along the railroad right-of-way, owned by Union Pacific Railroad. Tragically, there have been homeless pedestrian injuries and deaths over the past several years. In response, the City has recently adopted a safety ordinance prohibiting encampments on private property, including the railroad, which took effect on May 4, 2023. The City required all encampments to be removed from railroad right of ways following approval of the safety ordinance. The majority of eligible Tulare-based homeless individuals were moved to the City’s Temporary Encampment.

Until the shelter is complete, the City assists this population and addresses related issues through the operation of the City’s Temporary Homeless Encampment (located at E. Walnut Avenue and S. O Street).

Several bus stops are within two blocks of this site. It is also near the County’s Office of Emergency Services (warming/cooling center) and other private services (e.g., food pantry).

The Tulare City Council and executive staff have determined the city’s shelter needs to be the entry point into the bi-county network of services and facilities for people experiencing homelessness. The City and County have a good partnership, identifying resources and developing new options to try and meet the needs of the city’s unhoused population. It is anticipated that the shelter will accommodate approximately 200 beds and scale to 400 if necessary. The shelter will provide basic services, meals, medical care, and voluntary employment and recovery programs.15 15 City of Tulare. 2023. https://www.tulare.ca.gov/residents/tulare-cares City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-47
Homeless residents surveyed in the city of Tulare reported the following issues as barriers to housing:
 Mental disability (22 percent)
 Substance abuse (22 percent)
 HIV/AIDS (10 percent)
In addition to the survey results, local knowledge also provided insight to barriers for unhoused individuals, or those at risk of becoming homeless:
 There is a lack of housing options and services for unhoused individuals, including low-barrier shelters, affordable housing, housing vouchers, rapid re-housing and other low-barrier housing choices.
 Unhoused people may have persistent challenges related to eviction and multiple health conditions, including behavioral health. Accommodations are often inadequate for people with health conditions, such as provisions for medical devices and accessibility.  Individuals with behavioral health diagnoses often lack skills to maintain housing.  There is a lack of funding for transportation to social service appointments. This includes appointments for filling out and submitting applications for services such as housing vouchers and other housing-related programs.
 Vocational training may be present, but a lack of viable vocational options is persistent. That is, individuals that are unhoused can get trained, but may still struggle to find work.

Please also refer to the Local Knowledge section below for further information.

F5.9.1.1 Displacement
The Urban Displacement Project (UDP) designates census tracts as “sensitive communities” if the share of very low-income residents is greater than 20 percent and have any of the two following characteristics: 16
 The share of renters is above 40 percent
 The share of people of color is above 50 percent
 The share of very low-income households that are severely rent burdened is above the county median
 The percent change in rent is above the county median for rent increases According to the UDP, low-income residents living in Historic West Tulare, the southern part of Downtown and Historic East Tulare, and the northern portion of South Tulare are at risk of displacement (when residents must move due to economic pressures) (Figure F5-25). The rest of the city is at a lower risk of displacement.
16 Urban Displacement Project, 2021. https://www.urbandisplacement.org/maps/sf-bay-area-gentrification-and-displacement/ Tulare County Association of Governments
Tulare County Regional Housing Element
F5-48
Figure F5-25 Displacement Risk (City of Tulare)
Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-49
F5.10 Local Area Knowledge
The town of Tulare was founded in 1872 by the Southern Pacific Railroad to serve as its San Joaquin Valley headquarters. The city is named for the currently dry Tulare Lake. The city was incorporated in 1888, but Southern Pacific relocated its headquarters to Bakersfield in 1891. When the railroad left, residents turned to agriculture for their livelihood. Due to the inadequate rainfall, the City established the Tulare Irrigation District and issued $500,000 in bonds to build an extensive canal system carrying water from the Sierra Nevada. Once the water system was established, Tulare’s population multiplied, becoming a center for farming and agriculture. Agriculture remains one of the primary sectors of the local economy. Tulare’s productive farmland and central location in California attracts food processors and distributors.17
The way the city of Tulare’s neighborhoods developed is directly tied to the history of the railroads and the highways bisecting the city. Founded as the San Joaquin Valley headquarters for the Southern Pacific Railroad, the original residential neighborhoods developed in what is today known as Historic West Tulare, west of the existing freight rail line now owned and operated by Union Pacific Railroad.

Downtown Tulare developed as the original commercial center for the young city. After the Southern Pacific Railroad moved its headquarters away from Tulare, the city continued to grow and prosper due to the agricultural economy. For the first half of the twentieth century, Tulare’s downtown continued to thrive and was the home to department stores, movie theaters, and restaurants, which served most of the commercial needs of the city’s residents. Residential homes developed around this time in the Historic East Tulare neighborhood. During the first half of the twentieth century, what is now known as ‘J’ Street served as the old alignment for State Route 99 (SR 99) and functioned as a sort of “Main Street”, with land uses such as motor court motels serving the needs of travelers passing through, including those driving between northern and southern California.

Two major decisions by the California Department of Transportation changed the destiny of Downtown Tulare and the city at large. The construction of Interstate 5 along the west side of the San Joaquin Valley, created a more direct, and faster connection for motorists traveling between northern and southern California, and thereby bypassing the cities along SR 99. In addition, SR 99 was relocated east of the city and out of the downtown and transformed from a highway traveling through the city to a limited access freeway. These changes in the 1960s-1970s significantly affected the economic base of Downtown Tulare with fewer travelers passing through town. In addition, moving the state highway east also motivated housing and commercial developers to develop further east from the original town center. Department stores along Hillman and Prosperity, including the new Tulare Outlet Center, replaced the downtown businesses as commercial destinations for the city’s residents as well as visitors traveling with easy on and off access from SR 99. New housing developments and new schools were then built further east, thereby leaving behind an aging and underinvested downtown and western portion of the city.

During the more recent planning period, the City has focused on reprioritizing and investing in the city’s historic downtown and older neighborhoods. Downtown revitalization planning efforts and capital improvements are a cornerstone of the City’s overall economic development strategy. In addition, the City has continued to invest in aging utilities, missing infrastructure, and neighborhood revitalization in the older parts of the city through use of the City’s CDBG funds and other grant opportunities. 17 City of Tulare. About Tulare. https://www.tulare.ca.gov/community/abouttulare#:~:text=The%20town%20of%20Tulare%20was,in%20its%20first%2014%20years.

Tulare County Association of Governments
Tulare County Regional Housing Element
F5-50
Based on local knowledge, newer and higher-income neighborhoods have modernized parks and more private investment in infrastructure compared to older, lower-income neighborhoods in the city. Since new private investment is limited in older, lower-income neighborhoods, the City’s grant funds and capital improvement program focus on public investment in these neighborhoods to repair and maintain streets, utilities, parks, and assist with rehabilitation of the older housing stock.

Stakeholder and Community Input
One community workshop was held on May 22, 2023. Participants raised concerns related to the availability of homes in the city, including that there were not many options for larger families with limited incomes, and young families buying their first home. The participants noted that the largest barriers to affording desirable housing is the cost of housing being too high in areas with access to jobs and services, and the low supply of housing. Participants listed affordability, supply, homelessness, and housing quality as the most urgent housing issues in Tulare. Rent affordability, lack of supportive housing, and community opposition were noted as reasons why it might be difficult for people to find housing in Tulare.

An online survey was available in both English and Spanish on the Tulare County Association of Governments Housing Element website from February 6 to March 16, 2023. The survey asked participants about housing issues and preferred sites for housing development. Overall, most respondents selected “cost of quality housing” as the largest barrier to affording desirable housing and the affordability of desired housing as the most urgent housing issue. Tulare residents also identified homelessness, mobile home preservation and assistance, and need for cable services as a big concern.

Areas of the city where future housing development is desirable include the area near the intersection of Cartmill Avenue and J Street in Northwest Tulare.

The City also participated in a series of stakeholder interviews with service providers, community organizations, and affordable and market-rate housing developers held between May 21 and April 4, 2023. Community organizations identified the need for housing near grocery stores, medical facilities, and public transportation. Additional housing needs include transitional and supportive housing, farmworker housing, and safe parking for homeless individuals living in their vehicle. Compared to larger cities in the region, smaller, rural areas have vastly fewer amenities and housing resources. According to market-rate housing developers, barriers to developing housing include high construction costs, parking requirements, state housing requirements, and the cost and time demanded by the environmental review process. Affordable housing developers described the need for more affordable housing and supportive housing for previously homeless residents and discrimination based on HCV use. It was noted that the PIT Count likely underestimates the number of homeless individuals as it does not consider the many residents living on couches or in trailers. According to affordable housing developers, one way that cities can address housing needs is by fostering strong relationships with affordable housing providers and maintaining knowledgeable staff to pursue grant opportunities for affordable housing.

Other Relevant Factors
Other factors to fair housing issues in Tulare that have not been previously discussed in this analysis include land use and zoning patterns, widespread social vulnerability of residents, lack of farmworker housing, and language barriers.

Local knowledge gathered during revisions to the housing element revealed that the following factors influence fair housing, housing choice, and access to opportunity:

City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-51
 Barriers to housing for people in Tulare can include having little or no credit, recorded evictions, behavioral health challenges, little to no work history, and substance abuse issues. In addition, moving costs can be high due to credit checks, rental deposits and first and last month rents.

Landlords can hold biases against people due to use of vouchers or other assistance programs.  There are long waits for mental health and other social services.  Affordable housing for seniors (such as retirement communities) would provide elderly residents with the opportunity for living options that provide a sense of community and reasonable living costs.
 Low-income units that are available are often in poor condition.  More senior housing is needed throughout Tulare.
 More housing is needed near shopping and medical facilities.  Smaller, focused projects for unhoused individuals can be more beneficial than larger projects, as these have high operation and administrative costs.

Land Use and Zoning
Most housing units in the city are single-unit detached structures (79 percent). Only 15 percent of the city’s housing stock consists of multifamily units, and five percent of the housing stock consists of mobile home units or other types of housing. Zoning for medium and high-density residential uses is concentrated in Historic West Tulare, Downtown Tulare, Historic East Tulare, the northern part of Southwest and South Tulare, but it is also scattered in pockets throughout the city. The majority of Northwest and Southeast Tulare are comprised of low-density residential zoning. The majority of South Tulare is zoned for industrial uses, and the majority of Northeast Tulare is zoned for commercial and low-density residential uses. Single-family homes in low density residential neighborhoods are generally more expensive than housing in multifamily developments. In addition, residents living in single-family housing generally own their home while multifamily housing residents tend to rent. Low-income households and people living on fixed incomes, such as seniors, often cannot afford to buy or live in single-family homes and therefore are limited to choosing more affordable housing options such as multifamily housing in Historic West Tulare, Downtown Tulare, Historic East Tulare, the northern part of Southwest and South Tulare.

The construction of Interstate 5 and the relocation of SR 99 had a dramatic impact on how the city has developed since the 1960s and 1970s. Since that time, most new development has occurred in the eastern part of the city. As a result, the neighborhoods in the western portions of Tulare face more challenges. The City has several plans in place to invest infrastructure and community amenities throughout the city, including west Tulare:
 City of Tulare Parks and Recreation Master Plan 2023 – priorities for park construction, improvements, and maintenance
 City of Tulare Capital Improvement Plan
 City of Tulare Consolidated Plan and Annual Action Plan (includes actions and funding prioritization for lower-income residents and their housing needs)
Social Vulnerability Index
The Center for Disease Control and Prevention and Agency for Toxic Substances and Disease Registry created the Social Vulnerability Index (SVI) to identify communities that exhibit social conditions that would make them more vulnerable to hazardous events such as natural disasters. The SVI can also serve Tulare County Association of Governments
Tulare County Regional Housing Element
F5-52
as an identifier of vulnerable communities that are underprivileged and underserved and are more susceptible to experiencing housing issues and lack of housing opportunities. The SVI ranks census tracts based on 16 social factors grouped into four categories: socioeconomic status, household characteristics, racial and ethnic minority status, and housing type and transportation.18 The SVI identifies Tulare as having higher vulnerability than most of the state based on a high level of vulnerability for each of the four categories. Tulare scored particularly high for socioeconomic status, which includes social factors such as poverty and unemployment, household characteristics, social factors such as the percentage of children/senior residents and disabilities, housing type/transportation such as the percent of the housing stock consisting of multi-unit structures and mobile homes and the percent of residents without a vehicle, and racial and ethnic minority status.

Farmworker Housing Needs
Much of the land surrounding Tulare is utilized for agricultural operations and approximately 11 percent of Tulare’s population (3,046 people) are employed in the agriculture, forestry, fishing and hunting, and mining industry. For comparison, in the city of Visalia, 2,810 people are employed in the agriculture, forestry, fishing and hunting, and mining industry.

Farmworkers employed by nearby agricultural businesses may seek housing in Tulare. The HATC owns and operates Sonora Apartments in Tulare, which provides a total of 52 farmworker housing units, consisting of townhouses and apartments. The City permits employee housing for employees that live on the property for up to 36 beds in group quarters or 12 units or spaces designed for use by a singlefamily or household in the Agricultural Zoning District. The City also permits employee housing for six or fewer employees in zones that permit single-family units. Typically, affordable housing for households of all sizes can benefit farmworkers. The City will implement Housing Plan Program 6 to amend the City’s Zoning Code to comply with the Employee Housing Act to allow employee housing with up to 36 beds in group quarters or 12 units designed for households as an agricultural use and to allow employee housing for up to six employees as a single-family residential use. In addition, through Housing Plan Program 6, the City will facilitate the development of affordable housing for farmworkers by offering expedited and streamlined project application review for farmworker housing and pursuing state and federal grant opportunities to support the development of special needs housing, including farmworker housing.

Language Barriers
Approximately 44 percent of the population of Tulare speaks a language other than English at home. Of those who speak a language other than English at home, 87 percent speak Spanish (38.6 of the total population over the age of five). Fifty-three percent of those who speak Spanish at home speak English less than “very well,” indicating that translation services for outreach materials are necessary to engage this portion of the community. However, housing information on the City’s website and outreach materials are generally only provided in English. The City will implement Housing Plan Program 15 to provide Spanish translation for educational and outreach activities related to fair housing. 18 Agency for Toxic Substances and Disease Registry. 2023. CDC SVI Documentation 2020. https://www.atsdr.cdc.gov/placeandhealth/svi/documentation/SVI_documentation_2020.html City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-53
F5.11 Subsidized Housing
Subsidized housing consists of affordable rental units that are subsidized by federal and state agencies but are owned by private owners. Subsidies including HUD, the USDA, the California Housing Finance Agency, HCD, and the Low-Income Housing Tax Credit program administered by TCAC. According to the AFFH Data Viewer, there are a total of 1,059 subsidized housing units in Tulare. Subsidized housing is concentrated in Historic West, Historic East, and Southeast Tulare (Figure F5-26).

Public housing includes affordable rental units that are owned and operated by the government. In Tulare the HATC manages public housing units which are available to low-income households, the elderly, and persons with disabilities. According to HUD’s Public Housing Program, there are 205 public housing units in Tulare. Public housing in Tulare is concentrated in Northwest, Historic East, and Southeast Tulare (Figure F5-27). According to the Consolidated Plan, the HATC owns and manages 703 public housing units in Tulare with 24 units accessible to residents with disabilities, including Cypress Grove Apartments (52 senior housing units), Aspen Court Apartments (47 housing units), Mission Court Apartments (65 housing units), Oakwood Apartments (20 housing units), and Tule Vista Apartments (57 affordable single-family homes). According to the Consolidated Plan, the HATC has no intention to purchase additional units or sell existing units.

Tulare County Association of Governments
Tulare County Regional Housing Element
F5-54
Figure F5-26 Subsidized Housing (City of Tulare)
Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-55
Figure F5-27 Public Housing (City of Tulare)
Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-56
The HATC administers HCVs in the city of Tulare. While HATC administers the HCV program in Tulare, housing units themselves are owned by private landlords that accept HCVs on behalf of renters.

According to the HATC, as of 2023, there are 553 households receiving rental assistance through HCVs in the city. There are 10,265 households on the County’s public housing waiting list and 16,163 households on the HATC’s waiting list for public housing (the HATC waiting list includes households throughout the entire county).19 Seven percent of the HCV waitlist are seniors; 78 percent are white; 61 percent are Hispanic/Latino; 70 percent are families with children; and 15 percent have a resident who is living with a disability. The use of HCVs is more common in parts of Northwest and Southwest Tulare, Historic West Tulare, Downtown Tulare, Historic East Tulare, and the southwest portion of Southeast Tulare, where between five and 15 percent of households use HCVs (Figure F5-28). Based on local knowledge, there are not enough units accepting HCVs in Tulare, making it difficult for income-limited individuals to find housing. In addition, landlords can hold biases against people due to use of vouchers or other assistance programs and housing available to lower-income households may be substandard with maintenance needs. The City will implement Housing Plan Program 10 to collaborate with the HATC to continue and expand the HCV Program in Tulare and foster relationships with landlords to expand housing options for HCV recipients.

F5.12 Housing Site Inventory Analysis
This portion of the AFFH analyzes the relation between the housing opportunity sites and AFFH-related issues. Government Code Section 65583(c)(10) requires the housing opportunity sites to be analyzed with respect to AFFH to ensure that sites designated for low-income households are dispersed equitably throughout the city rather than concentrated in areas of high segregation and poverty or low-resource areas that have historically been underserved, and conversely, that sites designated for above moderate-income households are not concentrated in areas of high resources. By comparing the Site Inventory to the fair housing indicators in this assessment, this section analyzes whether the sites included in the Housing Element Site Inventory improve or exacerbate fair housing conditions, patterns of segregation, and access to opportunity.

Housing Sites by TCAC Opportunity Area
For purposes of evaluating fair housing, resource levels designated by TCAC/HCD denote access to economic and educational opportunities such as low-cost transportation, jobs, and high-quality schools and the quality of environmental factors in the area such as proximity to hazards and air quality. TCAC has a composite opportunity score for each census tract. Tulare has a mix of resource areas, with high resource areas concentrated in the eastern part of the city, and low resource areas concentrated in the southwestern part of the city. The entirety of Southeast Tulare consists of high-resource areas.

Northeast Tulare is composed of a mix of high and moderate resource areas. The northern tip of Northwest Tulare has the highest-resource designation, and the remainder of the neighborhood has a mix of high and moderate resource areas. The eastern portion of South Tulare consists of high resource areas, while the western portion is comprised of low resource areas. Historic West, the majority of Downtown, and Historic East Tulare are composed of low resource areas. The northeastern portion of Southwest Tulare is designated as an area of high segregation and poverty, while the remainder of the neighborhood is low resource.
19 Housing Authority of County of Tulare. 2022. Moving to Work FY 2021-2022 Amendment Annual Plan. https://www.hud.gov/sites/dfiles/PIH/documents/TulareFY22PlanAmendment.pdf City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-57
Figure F5-28 Housing Choice Vouchers (City of Tulare)
Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-58
The City’s Site Inventory can accommodate 6,071 housing units across 85 sites, which is higher than the City’s RHNA (4,749 housing units) to provide a buffer should any of the opportunity sites not be developed or be developed at a lower density than anticipated by the Site Inventory. The housing opportunity sites by TCAC designated resource area is shown in Figure F5-29, Figure F5-30, Figure F5-31, and Figure F5-32. The housing opportunity sites are designated by income category – whether the sites could accommodate housing appropriate for low-, moderate-, or above moderate-income households.

The “appropriateness” of sites for various affordability levels is dictated by state housing element law and HCD guidance and includes allowable density, size of site, realistic capacity, existing use(s), and other factors. More information about the sites and income designations is available in Chapter F4, Housing Resources.

Most of the housing opportunity sites are in high resource areas (60 percent of the proposed housing units) in Northwest, Southeast, South, and Southeast Tulare, as well as in the Southeast Annexation area due to the availability of large vacant and underutilized parcels in these neighborhoods.

A small portion of the City’s RHNA will be satisfied by projected accessory dwelling unit production (40 units appropriate for above moderate-income households). This analysis considers the Site Inventory capacity of 6,071 potential units, which includes the City’s RHNA as well as an additional buffer.

Total Units by Resource Area
There are no units planned in areas designated as high segregation and poverty. There are 1,256 units planned in low resource areas. Eleven percent of those units (134 units) will be appropriate for lowerincome households, five percent (65 units) will be appropriate for moderate-income households, and 84 percent (1,057 units) will be appropriate for above moderate-income households. In contrast, 4,815 units are planned in areas designated moderate and high/highest resource: 53 percent of those units (2,574 units) will be appropriate for lower-income households, 23 percent (1,122 units) will be appropriate for moderate-income households, and 23 percent (1,119 units) will be appropriate for above moderate-income households. Table F5-8 shows the number of proposed housing units by income level in each resource area. The table of sites with corresponding Map IDs is included in Chapter F4, Housing Resources.

Table F5-8 Proposed Housing Units by Resource Area (Housing Opportunity Sties) Income Level Lower-Income Units Moderate-Income Units
Above-Moderate
Income Units Total Units
Areas of High Segregation
and Poverty
0 units 0 units 0 units 0 units
Low Resource Areas 134 units
(5% of lower-income
units)
65 units
(5% of moderateincome units)
1,057 units
(48% of above
moderateincome units)

1.256 units
(21% of total
units)
Moderate Resource Areas 851 units
(31% of lowerincome units)
67 units
(6% of moderateincome units)
82 units
(4% of above
moderateincome units)
1,000 units
(16% of total
units)
High/Highest Resource Areas 1,723 units
(64% of lowerincome units)
1,055 units
(89% of moderateincome units)
1,037 units
(48% of above
moderateincome units)
3,815 units
(63% of total
units)
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-59
Figure F5-29 Housing Opportunity Sites by TCAC Resource Area, Northeast Tulare Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-60
Figure F5-30 Housing Opportunity Sites by TCAC Resource Area, Northwest Tulare Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-61
Figure F5-31 Housing Opportunity Sites by TCAC Resource Area, Southeast Tulare Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-62
Figure F5-32 Housing Opportunity Sites by TCAC Resource Area, Southwest Tulare Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-63
The housing opportunity sites will add a higher percentage of lower- and moderate-income units in high resource areas (64 and 89 percent, respectively) than above moderate-income units (48 percent).

Conversely, the Site Inventory plans for a high share of above moderate-income units in low-resource areas (84 percent of units in low-resource areas) than lower-income (one percent of units in lowresource areas) or moderate-income units (five percent of units in low-resource areas). Therefore, the City’s Site Inventory will not increase patterns of segregation and will increase integration by household income in terms of access to opportunity. New above moderate-income housing in low-resource areas will increase investment in these underinvested and under resourced areas. These neighborhoods also have an older housing stock and will create newer housing stock to further integrate these neighborhoods and avoid patterns where all new investment and development occurs only in newer neighborhoods. These efforts will be combined with seeking out opportunities for infill development and additional retail commercial development in under resourced areas as part of overall neighborhood revitalization and economic development.

Sites by Low and Moderate Income Population
Census tracts with more than 50 percent LMI households are concentrated in the southwestern portion of the city. The northern tip of Northwest, Historic West Tulare, Southwest Tulare, South Tulare, and the southern portion of Downtown and Historic East Tulare have more than 50 percent LMI populations.

The housing opportunity sites by percentage of LMI populations is shown on Figure F5-33, Figure F5-34, Figure F5-35, and Figure F5-36. Approximately 22 percent of the potential housing units are in neighborhoods where more than 50 percent of the population is comprised of LMI households. Of the potential units in areas with a high percentage of LMI households, most (approximately 91 percent) are appropriate for above moderate-income households. Of the remaining units, one percent is appropriate for moderate-income households and eight percent is appropriate for low-income households. Areas with a high percentage of LMI households, such as the northern tip of Northwest Tulare, South Tulare, Southwest Tulare, and the southern portion of Historic East Tulare will benefit from the mix of households of differing income levels. The Site Inventory will improve the mixture of housing opportunities by income level in the city and will not exacerbate segregation by income between neighborhoods.

Sites by Overcrowded Households
Census tracts with high rates of overcrowded households are concentrated in the central portion of Northwest Tulare, the northern portion of Southwest and South Tulare, and the southern portion of Downtown and Historic East Tulare. The housing opportunity sites by overcrowded households is shown in Figure F5-37, Figure F5-38, Figure F5-39, and Figure F5-40. The Site Inventory assumes that sites in census tracts with greater than 10 percent of households overcrowded could accommodate 2,205 units, or 36 percent of the units planned in the Site Inventory. Of these units, half would be affordable to LMI households. 663 (30 percent) would be appropriate for lower-income households, 445 (20 percent) would be appropriate for moderate-income households, and 1,097 (50 percent) would be appropriate for above-moderate-income households. The remaining 3,866 housing units would be accommodated in areas with less than 10 percent of overcrowded households. The Site Inventory will not exacerbate overcrowding conditions but will add new housing opportunities in areas that would benefit from development of housing appropriate for a mix of income levels.

Tulare County Association of Governments
Tulare County Regional Housing Element
F5-64
Sites by Overpayment by Renters
The percentage of overpayment by renters is highest in Southeast Tulare, where over 60 percent of renters are experiencing overpayment. Overpayment is also high in the eastern portion of Northwest Tulare, the northern portion of Downtown, Historic East, and Southwest Tulare, the southwestern portion of Northeast Tulare, and all of Historic West Tulare. The housing opportunity sites by overpayment by renters is shown in Figure F5-41, Figure F5-42, Figure F5-43, and Figure F5-44. The Site Inventory can accommodate a potential 1,605 units of housing in census tracts where the percentage of renters experiencing overpayment is over 50 percent (26 percent of the Site Inventory). More than 80 percent of these 1,605 units (1,347 units) are appropriate for lower-income households. Of the remaining units, 109 units appropriate for moderate-income households, and 149 units appropriate for above moderate-income households. Most of these housing units will likely be rental units, based on trends in planning entitlements and developer interest.

According to the UDP, new market-rate construction in gentrifying areas neither worsens nor eases rates of people moving out of the area. It increases the rate of people moving to an area across all socioeconomic groups, particularly high-income residents. The UDP recommends subsidized housing construction and housing preservation to help existing residents stay in their neighborhood. The mix of lower, moderate, and above moderate-income housing units in Southeast Tulare will provide affordable housing options for existing lower-income residents as well as encourage some higher-income households to move into the area. The Site Inventory will not exacerbate housing problems but will add new housing opportunities in areas that would benefit from additional housing.

City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-65
Figure F5-33 Housing Opportunity Sites by Income Population, Northeast Tulare Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-66
Figure F5-34 Housing Opportunity Sites by Income Population, Northwest Tulare Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-67
Figure F5-35 Housing Opportunity Sites by Income Population, Southwest Tulare Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-68
Figure F5-36 Housing Opportunity Sites by Income Population, Southeast Tulare Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-69
Figure F5-37 Housing Opportunity Sites by Overcrowding, Northeast Tulare Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-70
Figure F5-38 Housing Opportunity Sites by Overcrowding, Northwest Tulare Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-71
Figure F5-39 Housing Opportunity Sites by Overcrowding, Southwest Tulare Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-72
Figure F5-40 Housing Opportunity Sites by Overcrowding, Southeast Tulare Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-73
Figure F5-41 Housing Opportunity Sites by Overpayment by Renters, Northeast Tulare Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-74
Figure F5-42 Housing Opportunity Sites by Overpayment by Renters, Northwest Tulare Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-75
Figure F5-43 Housing Opportunity Sites by Overpayment by Renters, Southwest Tulare Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-76
Figure F5-44 Housing Opportunity Sites by Overpayment by Renters, Southeast Tulare Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-77
Sites by Areas of Integration and Segregation
There is one census tract of high poverty and segregation in Tulare, which is located in the northeast portion of Southwest Tulare. No housing opportunity sites are located within this census tract. Most of Tulare is comprised of non-white residents; however, the western portion of the city has a higher percentage of non-white residents, with over 80 percent of residents identifying as non-white, and a predominant Hispanic/Latino population. The housing opportunity sites will provide 1,287 units of housing in census tracts where non-white residents exceed 80 percent of the population, including 195 units appropriate for lower-income households (Seven percent of low-income units and three percent of the total Site Inventory), 19 units appropriate for moderate-income households (two percent of moderate-income units and less than one percent of the total Site Inventory), and 1,073 units appropriate for above-moderate-income households (49 percent of above moderate-income households and 18 percent of the total Site Inventory). Figure F5-45, Figure F5-46, Figure F5-47, and Figure F5-48 show the housing opportunity sites by percent non-white residents. The majority of opportunity sites are located in areas with lower percentages of non-white residents. The Site Inventory will not contribute to segregation based on race/ethnicity.

As discussed in Chapter F2, Housing Needs Assessment, approximately 12 percent of the population has one or more disabilities. For persons with disabilities who live independently or with other family members, independent living can be supported with special housing features, financial support, and inhome supportive services. The location of housing is also an important factor for people with mobility restrictions who rely on public transportation for travel. Areas with a higher percentage of residents with a disability are in Northeast Tulare, Downtown, Historic East Tulare, and Northwest Tulare. Housing opportunity sites in these areas would add a total of 1,433 units appropriate for lower-income households, 748 units appropriate for moderate-income households, and 667 units appropriate for above moderate-income households in areas with greater walkability and in proximity to transit stops.

This will allow more residents to live near transit and create housing opportunities for residents who are unable to drive.

Sites by Communities Vulnerable to Displacement
There are two census tracts in Tulare considered to be vulnerable displacement by the UDP: the census tract that makes up Historic West Tulare (Census Tract 22.02), and the census tract that encompasses the southern portion of Downton and Historic East Tulare and the northern portion of South Tulare (Census Tract 29.01). Figure F5-49, Figure F5-50, Figure F5-51, and Figure F5-52 show the housing opportunity sites in relation to the location of areas that are at risk of displacement. The Site Inventory includes 67 units across two housing opportunity sites located in areas considered to be vulnerable to displacement. These 67 units are appropriate for lower-income households, representing approximately two percent of the total number of the all lower-income units accommodated by the opportunity sites, and only one percent of the total Site Inventory. These lower-income units will provide affordable housing options for existing very low- and low-income residents that are at risk of displacement. Most units appropriate for lower-income residents would be in areas with low displacement risk. The Site Inventory did not locate units appropriate for above moderate-income residents in areas at risk of displacement to avoid gentrification and further displacement.

Tulare County Association of Governments
Tulare County Regional Housing Element
F5-78
Figure F5-45 Housing Opportunity Sites by Total Non-White Population, Northeast Tulare Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-79
Figure F5-46 Housing Opportunity Sites by Total Non-White Population, Northwest Tulare Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-80
Figure F5-47 Housing Opportunity Sites by Total Non-White Population, Southwest Tulare Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-81
Figure F5-48 Housing Opportunity Sites by Total Non-White Population, Southeast Tulare Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-82
Figure F5-49 Housing Opportunity Sites by Displacement Risk, Northeast Tulare Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-83
Figure F5-50 Housing Opportunity Sites by Displacement Risk, Northwest Tulare Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-84
Figure F5-51 Housing Opportunity Sites by Displacement Risk, Southwest Tulare Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-85
Figure F5-52 Housing Opportunity Sites by Displacement Risk, Southeast Tulare Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-86
Sites by CalEnviroScreen Score
CalEnviroScreen scores are high throughout Tulare and range from the 40th to 60th percentile (sixth decile, moderate risk) to the 81st to 100th percentile (tenth decile, higher risk). Higher CalEnviroScreen scores are located within the southwest portion of the city. The lowest CalEnviroScreen scores are concentrated in the eastern portion of the city, and the western tip of Northwest Tulare. Most of the housing units proposed by the Site Inventory (approximately 88 percent) are located in census tracts with a CalEnviroScreen score greater than 50th percentile (moderate and above moderate risk). The remaining 12 percent of housing units are located in census tracts with a CalEnviroScreen less than 50th percentile (lower risk). Of the units located in census tracts with a CalEnviroScreen Greater than 50th percentile, 39 percent are appropriate for low-income residents, 22 percent are appropriate for moderate-income residents, and 39 percent are appropriate for above moderate-income residents.

Therefore, the Site Inventory would not concentrate lower-income units in areas of higher pollution burden. Figure F5-53, Figure F5-54, Figure F5-55, and Figure F5-56 show the housing opportunity sites by CalEnviroScreen score.

Sites Analysis Summary Data
Table F5-9 summarizes the Site Inventory by development priority area, sites, number of units by income level, and census tract characteristics.

City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-87
Figure F5-53 Housing Opportunity Sites by CalEnviroScreen Percentile Score, Northeast Tulare Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-88
Figure F5-54 Housing Opportunity Sites by CalEnviroScreen Percentile Score, Northwest Tulare Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-89
Figure F5-55 Housing Opportunity Sites by CalEnviroScreen Percentile Score, Southwest Tulare Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
F5-90
Figure F5-56 Housing Opportunity Sites by CalEnviroScreen Percentile Score, Southeast Tulare Source: AFFH Data Viewer, 2023
City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-91
Table F5-9 Site Inventory by Census Tract Characteristics Priority
Development
Area
Census Tract
Number
Number of
Existing
Households
Site Inventory Capacity (Units) AFFH Indicators
Low-Income
ModerateIncome
Above
ModerateIncome
Percent NonWhite
Median
Household
Income
Percent LMI
Households TCAC Opportunity Area
Percent
Overpayment by
Renters
Percent
Overcrowded
Households Displacement Sensitivity
CalEnviroScreen
Percentile
Downtown
06107002304 754 30 38 0 57.1% $57,813 35.8% Low Resource 53.1% 7.6% Lower Displacement Risk 66.8 Historic East
06107002304 754 0 8 0 57.1% $57,813 35.8% Low Resource 53.1% 7.6% Lower Displacement Risk 66.8 06107002901 896 67 0 0 90.5% $58,750 80.1% Low Resource 39.2% 20.3% At Risk of Displacement 93.4 Northeast
06107002401 1,391 468 426 24 61.2% $109,893 24.3% High Resource 26.8% 10.9% Lower Displacement Risk 95.2 06107002402 1,498 0 162 402 61.2% $73,700 24.3% High Resource 25.6% 3.3% Lower Displacement Risk 95.2 06107002302 1,785 204 67 9 58.5% $59,135 27.4% Moderate Resource 44.3% 2.0% Lower Displacement Risk 61.2 Northwest
06107002100 695 0 0 155 65.9% $67,841 51.0% Highest Resource 27.5% 3.0% Lower Displacement Risk 85.6 06107002203 1,302 556 0 57 77.9% $59,621 38.6% Moderate Resource 59.3% 7.2% Lower Displacement Risk 36.9 06107002204 1,623 91 0 16 83.8% $55,163 42.1% Moderate Resource 49.3% 22.2% Lower Displacement Risk 34.6 06107002303 2,061 17 47 4 45.9% $70,250 24.6% High Resource 30.7% 1.4% Lower Displacement Risk 84.8 South
06107002904 1,724 214 0 47 66.5% $52,788 40.2% High Resource 60.7% 2.9% Lower Displacement Risk 53.9 06107002403 1,602 148 0 0 61.2% %83,661 24.3% High Resource 84.5% 3.4% Lower Displacement Risk 95.2 Southeast
06107002403 1,602 141 0 29 61.2% $83,661 24.3% High Resource 84.5% 3.4% Lower Displacement Risk 95.2 06107002903 1,576 258 63 2 58.4% $69,000 43.5% High Resource 50.9% 9.9% Lower Displacement Risk 58.3 06107002904 1,724 0 0 14 66.5% $52,788 40.2% High Resource 60.7% 2.9% Lower Displacement Risk 53.9 Southeast Annexation
06107002402 1,498 477 357 360 61.2% $73,700 24.3% High Resource 25.6% 3.3% Lower Displacement Risk 95.2 Southwest
06107003002 1,168 37 19 1,057 85.8% $46,234 53.6 Low Resource 48.3 15.8 Lower Displacement Risk 57.6 Total 2,708 1,187 2,176
Source: California Tax Credit Allocation Committee (TCAC)/California Housing and Community Development (HCD), Opportunity Maps (2023); U.S. Census Bureau, American Community Survey 5-Year Data (2017-2021) Tulare County Association of Governments
Tulare County Regional Housing Element
F5-92
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City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-93
F5.13 Contributing Factors and Meaningful Actions
This section lists contributing factors that create, perpetuate, or increase the severity of one or more fair housing issues that were identified in the AI, community outreach, and the analysis in this document.

Enforcement and Outreach
AB 686 requires an identification and prioritization of contributing factors to fair housing issues based on all the previously required analysis (outreach, fair housing assessment, site inventory). The City’s website has links to information and websites of organizations providing fair housing services and educational materials and provides textual information to provide context to linked items. However, the City partners with local fair housing non-profit organizations to provide fair housing assistance to residents and defers fair housing complaints and issues to these organizations. There were 17 fair housing complaints in the city between 2015 and 2019, all of which were referred out to local organizations. . Contributing factors were prioritized based on their impact on fair housing issues as well as the City’s ability to address the contributing factors.

Contributing factors to insufficient enforcement and outreach in Tulare include:
 Lack of marketing fair housing workshops (High): The City partners with Self-Help Enterprises and the HATC, both of which conduct fair housing outreach and education sessions. The City’s website does not provide information on upcoming workshops hosted by partner organizations.  Lack of local private fair housing outreach and enforcement (Medium): According to the AI, Realtors and Property Managers did not provide any information on discriminatory practices in Tulare.  Language barriers: (Medium) 44 percent of the population of Tulare speaks a language other than English at home. Housing information on the City’s website is only provided in English. However, the City provides fact sheets on fair housing and information on tenant based rental assistance on its website in both English and Spanish.
 Race and income-based lending discrimination (Low): The AI identified white home loan applicants received approvals at higher rates than all other races. White and Asian American racial groups had more loans completed compared to their share of the city’s population, while Hispanic/Latino and Black/African American residents had fewer home purchase loans compared to their share of the population.

Segregation and Integration Patterns and Trends
The city of Tulare is segregated by race/ethnicity and income level. The majority of the western and southern part of the city has a predominant Hispanic population, as well as high percentage of LMI residents and residents living below the poverty line. These areas are also the most vulnerable and at risk of displacement. In contrast, the majority of the eastern and northern part of the city has a predominant white population, a low percentage of LMI residents and residents living below the poverty line, as well as some of the highest median household incomes in the city. There is one area of high segregation and poverty in Tulare, which is located in the northern portion of Southwest Tulare. This area has a high percentage of residents living below the poverty line, and higher percentages of children living in female-headed, single-parent households. This area also has a higher number of public housing buildings and subsidized housing compared to other areas of the city.

Tulare County Association of Governments
Tulare County Regional Housing Element
F5-94
Contributing factors to segregation and integration patterns and trends in Tulare include:
 Homeownership disparity (Low): According to the AI, home mortgage loan denial rates were higher for Black/African American residents than white and Hispanic/Latino residents.  Land use and zoning policies (High): Higher density residential zones allowing multifamily uses are concentrated in Historic West, Downtown, and Historic East Tulare.  Income disparities based on race (Low): non-Hispanic/Latino white residents have a higher median household income ($68,958) compared to most other races/ethnicities, including Hispanic/Latino (59,645), Black/African American ($57,243), and Native American/Alaskan Native ($46,339) residents.
 Displacement of residents due to economic pressures (High): The city contains two census tracts where lower-income residents are considered to be vulnerable to displacement, in the areas of Historic West Tulare the southern portions of Downtown Tulare and Historic East Tulare, and the northern portion of South Tulare.

Disproportionate Housing Needs
Housing problems are a widespread issue throughout the city. Approximately 39 percent of all households in Tulare are cost burdened, especially extremely low-, very low-, and low-income households, are experiencing housing problems. Approximately 45 percent of households are experiencing housing problems. Low-income residents are also at risk of displacement in many areas of Tulare, particularly the western and southern areas of the city.

Contributing factors to disproportionate housing needs in Tulare include:
 High housing costs (Medium): Home values and rent has increased significantly in Tulare over the past decade, which causes increased cost burden among homeowners and renters. According to 2015-2019 ACS estimates, approximately 39 percent of all households in Tulare were cost burdened.

Housing costs of quality housing were reported as the largest housing issue by workshop participants and survey respondents.
 Rising home values and rent (Medium): The median price of a home increased approximately 52 percent in 10 years, from 183,900 in 2011 to 280,200 in 2021. The median rent increased 22 percent, from $903 in 2011 to $1,107 in 2021.
 Lack of affordable housing in a range of sizes (Low): Most of the housing stock (77 percent) is made up of detached single-family homes, which may not be affordable to lower income households.

There is a need for larger rental units or subsidies that allow large households to afford adequately sized units. Community workshop participants reported that there were insufficient housing options in the city for larger families with limited incomes.
 Low supply of affordable housing (High): According to the AI, there is insufficient housing for households at lower income levels in Tulare. According to CHAS data, between 2011 and 2015, there were 1,165 renter households making 30 percent AMI or less, but only 314 units affordable to a household at the 30 percent level. Additionally, there were 1,435 households making between 30 and 50 percent AMI, with only 1,309 units affordable to a household earning 50 percent of the AMI.  Community opposition (High): During community engagement, community opposition to housing was noted as one of the reasons why it is difficult for residents to find housing that meets their needs.

City of Tulare
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element F5-95
F5.14 Disparities in Access to Opportunities
The eastern and northern areas of the city are considered high resource areas and lower pollution burden, while the south and western areas of the city are considered low resource areas with higher pollution burden. However, pollution associated with ozone, particulate matter, and pesticides are high throughout the entire city. The southern and western areas of Tulare also have high segregation, low incomes, and less positive economic scores.

Contributing factors to disparities in access to opportunities in Tulare include:
 The availability, type, frequency, and reliability of public transportation (Medium): Some areas of the city, especially those further from the city center, are not in proximity to a transit/bus stop.  Lack of walkability (Medium): The entire city is considered car dependent. The most walkable areas in the city are in parts of Downtown Tulare and Historic East Tulare. Most other areas of the city are below average walkable or not walkable.
 Land use and zoning patterns (High): Types of zoning that accommodate land uses with employment opportunities, such as industrial and commercial, are concentrated in South and Northeast Tulare.

Most other areas of the city primarily consist of residential zones.  High pollution burden (Medium): Most of Tulare is ranked in the 50th percentile or higher for pollution burden by CalEnviroScreen and the southwestern portion of the city is within the 91st to 100th percentile.

F5.14.1 Meaningful Actions to Address Fair Housing Issues The findings of this analysis were used to develop meaningful actions, metrics and milestones that promote inclusive communities, increase housing opportunities, and address racial/ethnic and economic disparities in the city. The contributing factors were prioritized to better formulate policies and programs and carry out meaningful actions to further fair housing. Meaningful actions to address fair housing issues are included in the housing programs located in Chapter F7, Housing Plan.

Tulare County Association of Governments
Tulare County Regional Housing Element
F5-96
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City of Tulare
Review of Past Accomplishments
2023-2031 Housing Element F6-1
F6 Review of Past Accomplishments
To develop appropriate programs to address the housing issues identified in the 2023-2031 Housing Element, the City of Tulare reviewed the housing programs adopted in the 2015-2023 Housing Element and evaluated the effectiveness of these programs in delivering housing services and assistance.

Table F6-1 and Table F6-2 summarizes the City’s construction, rehabilitation, and preservation goals and accomplishments during the 5th cycle planning period and Table F6-3 provides a detailed program-level assessment of housing accomplishments over the last planning period.

F6.1 Overview of Accomplishments
During the 5th cycle Housing Element, the City implemented programs to support market-rate and affordable housing production, homeownership, and preservation of existing housing stock. Through the implementation of these programs, the City supported housing needs for lower-income households, people experiencing poor housing conditions, and renters. Most notably, the City implemented the following:
 A-3 Rezone Program. General Plan Amendment 2018-02 and Zone Amendment 732 were approved by the City Council on December 18, 2018. These projects provided adequate sites for 2,225 lowerincome units by changing the land use designation on 95 acres of property throughout the City to High Density Residential and amending the zoning to R-M-4. The R-M-4 zoning district would permit multifamily development at a density from 22 to 29 units per acre, with no discretionary action needed.
 A-4 Infrastructure Capacity Program. In 2019, three new storage tanks were completed: 1) J Street south of Prosperity Avenue, 2) Alpine Avenue west of Alpine Vista School, and 3) Northwest of the intersection of Cartmill Avenue and Mooney Boulevard in a future phase of the Willow Glen Subdivision.
 B-1 First-Time Homebuyer Program. The City received a 2019 HOME Program grant, $250,000 of the award for homebuyer assistance, through the California’s HCD Department. In 2021, the City issued one homebuyer assistance loan for a total of $63,900. In 2020, the City issued five homebuyer assistance loans for a total of $410,695.
 B-2 Housing Choice Vouchers Program. In 2021, HATC issued 431 Section 8 Housing Choice Vouchers, 30 Section 8 Project Based Vouchers, three VA Supportive Housing (VASH) program vouchers, and three Section 811 Mainstream Vouchers in the City of Tulare. In 2020, HATC issued 494 Section 8 Housing Choice Vouchers, 29 Section 8 Project Based Vouchers, four VA Supportive Housing (VASH) program vouchers, and five Section 811 Mainstream Vouchers in the City of Tulare.

In 2019, HATC issued 553 vouchers citywide, four are under the VA Supportive Housing (VASH) program. The City worked with the TCHA in 2018 to approve the construction of a new 10-unit low income housing project within the City.
 B-3 Funding Assistance Program. The Pacific Development Group completed property rehabilitation work in June 2021 on the Bardsley Garden Apartments, a 49-unit senior living property. In 2020, Pacific West Communities completed the construction of a new 65-unit multifamily project, Mission Court Apartments, consisting of two to 4-bedroom units.

Tulare County Association of Governments
Tulare County Regional Housing Element
F6-2
 B-4 At-risk Housing Preservation Program. In 2021, two households repaired and/or replaced building features on their homes, which utilized $24,000 in CDBG funds. In 2020, six households improved building features on their homes, which utilized $25,000 in CDBG funds. The City’s Code Enforcement department conducted 119 inspections in 2018 on affordable housing units and issued citations for corrective action.
 F-1 Density Bonus Ordinance. Updated in 2015, the City maintains entitlement procedures that provide the City sufficient oversight of the development and design process while offering residential developers a fair, timely, consistent, and predictable process.  G-1 Rehabilitation with HOME and CalHOME Funds. The City utilized HOME program income and 2018 HOME program grant funds in the amount of $134,000 to issue two loans for substantial rehabilitation work on single-family residential units.

F6.2 Effectiveness in Addressing Special Needs
Special needs communities are demographic or occupational groups that call for specific program responses to address unique housing needs. State law specifically requires analysis of the special housing needs of people who are elderly or disabled (including developmental disabilities), femaleheaded households, large families, farmworkers, and people experiencing homelessness. These specialneeds groups often spend a disproportionate amount of their income to secure safe and decent housing and are sometimes subject to discrimination based on their specific needs or circumstances. While the City’s 5th cycle programs were effective in addressing the needs of special housing needs groups, additional actions are needed to address homelessness and housing for lower-income households and farmworker housing, as discussed in Chapter F2, Housing Needs Assessment.

The City supported housing development that benefited special needs groups due to the implementation of 5th Cycle Housing Element programs. During the 5th cycle, the City took the following actions to address special needs housing:
 From 2018 to 2023, the City partnered with Self-Help Enterprises to offer loans for substantial improvements, and Habitat for Humanity to offer grants for minor repairs for low-income households, including seniors and people with disabilities. On average, about $100,000 in CDBG and $200,000 in HOME Program funds were available annually to complete home repairs and improvements, including but not limited to, roof replacement, ramps, and grab bars for seniors, and weatherization work for single-family stick built and manufactured units.  In 2019, the City expended over $100,000 of its CDBG funds to complete roof and weatherization improvements on a 50-unit senior affordable housing project (Bardsley Garden Apartments).  From 2019 to 2023, the City utilized CDBG and/or Housing Successor funds to offset staffing and operating costs for case management service to be a part of a permanent supportive housing project with Family Services for 12 or more chronically unhoused people annually.  From 2020 to 2022, the City utilized CDBG, CDBG-CV, and/or HOME Program funds to offer emergency mortgage and rental payment assistance for income eligible households adversely impacted by the COVID-19 pandemic. About $300,000 in assistance was delivered to over 200 lowincome households, including seniors and single parent / female households.  In 2021, the City implemented the first of two Encampment Resolution Funding (ERF) grant projects for unhoused individuals. Through 2023, about $2 million was expended to deliver case management and other palliative services to over 100 unhoused people at any given time. Over 50 unhoused people secured permanent housing.

City of Tulare
Review of Past Accomplishments
2023-2031 Housing Element F6-3
 The City contributed about $80,000 of CDBG-CV funds in 2021 for the purchase of four (4) twobedroom manufactured units to function as respite and emergency shelter for unhoused people.  In 2020, the 22-bed Bridge Housing facility, Eden House, was completed for chronically homeless individuals awaiting a permanent supportive housing (PSH) unit under the Tulare Housing First grants. This project was a joint venture between Tulare County, Self-Help Enterprises, and the City.

The City utilized Homeless Emergency Aid Program (HEAP) funds. In 2023, the City contributed both ARPA and ERF grant funds, about $1 million total, for operating costs of Eden House.  From 2021 to 2023, the City contributed Housing Successor and state Permanent Local Housing Allocation funds towards the construction of 88 affordable housing units, a part of the Santa Fe Commons 1 project. About $1.5 million of construction financing came from the City, and enabled the sponsor/developer, Self-Help Enterprises, to secure special financing for work-force housing units for farmworkers as part of Santa Fe Commons I.
 From 2021 to 2023, the City maintained a service agreement with the Housing Authority of Tulare County for the implementation of a tenant based rental assistance program for low-income households, including seniors and single parent households. And related coordination involves an awareness and possible investment to preserve existing and/or develop new affordable housing for seniors, people with disabilities, and agricultural employed households.  In 2020, the City continued its partnership with Family Services for administration of the Tulare Housing First Programs in combination with CDBG entitlement funds. Family Services provided 10 Housing vouchers to Tulare clients.
 Annually, the City commits about $105,000 per year to organizations providing street outreach, distribution of food and palliative relief items, and housing placement services for unsheltered residents.
 In 2021, the City and five partner organizations applied for $1.5 million Encampment Resolution Funding Program grant funds. The proposed project plans to connect up to 57 unsheltered residents with transitional and/or permanent housing and improve health and safety conditions in select encampments.
 Also in 2020, the City utilized $79,611 of CARES Act CDBG funds to purchased four two-bedroom manufactured units to serve as emergency shelter and quarantine space.  Through the Housing Authority of Tulare County (HATC), the Sonora Apartments provide 52 townhouses and 2-, 3- and 4-bedroom apartments for agricultural employed families.

The 5th cycle Housing Element programs were effective in addressing housing needs for special needs groups, such as those experiencing homelessness and farmworkers. Cumulatively, the 5th cycle housing element programs were generally effective in assisting special needs groups, but the City recognizes the need to continue and increase support for the specific housing needs of the community. In the 6th cycle, the City will implement additional actions to further support the specific housing needs of the community, including but not limited to, low- and extremely low-income (ELI) households, large households, persons with disabilities, and seniors. Overall 5th cycle housing element programs served as a starting point for the 6th cycle housing element programs. The City will conduct additional actions, with quantitative objectives for programs and more targeted actions to better respond to the specific needs of special needs groups.

The housing needs and resources for seniors and senior-headed households are discussed in Chapter F2, Housing Needs Assessment. Over 69 percent of all senior renter households in Tulare had a housing cost burden of 30 percent or greater. There are 115 senior units in the city and an identified resource need of 539 additional affordable units for lower-income renter-senior households. The City implemented Tulare County Association of Governments
Tulare County Regional Housing Element
F6-4
program B-3 during the 5th housing cycle to pursue funding for affordable housing developments for low-income residents and seniors. The City coordinated efforts that resulted in funding to rehabilitate 49 senior units at a senior living facility. To facilitate housing development for seniors during the 6th cycle, the City will implement program 7 to better support the development of affordable housing and housing for special needs groups, including seniors.

As discussed in Chapter F2, Housing Needs Assessment, there are 22 rental units in the city designated to serve residents with disabilities, but there are 6,403 individuals with a disability in the city, demonstrating a considerable need. During the 5th cycle, the City implemented program B-2 to coordinate with the Housing Authority to increase participation in the Housing Choice Voucher Program.

The City has been successful in the implementation of the program and will continue the partnership in the 6th housing cycle through program 10. The City will implement program 7 to facilitate affordable housing production for special needs groups, including those with disabilities, with the goal of facilitating the entitlement of 100 subsidized units by coordinating with nonprofit developers and implementing expedited permit processing.

Large households face difficulties in securing affordable housing, which results in overcrowding. As described in Chapter F2, Housing Needs Assessment, there is a need for more units with four or more bedrooms to meet the needs of large households. There were no 5th housing cycle programs to specifically create housing opportunities for large households. In the 6th cycle, the City will implement Housing Plan program 7 to support the development of affordable housing for residents with special needs, including affordable rental options for large households.

During the 5th cycle, the City implemented program C-2 to facilitate transitional and supportive housing resources for individuals experiencing homelessness by coordinating efforts with organizations that provide housing and other services for homeless individuals. In the 5th cycle, the City was able to provide unhoused residents with housing vouchers and support, and supported the development of permanent supportive housing and emergency housing. As described in Chapter F2, Housing Needs Assessment, there is an identified need for housing for 70 residents, but a permanent shelter is currently being developed in the city with at least 200 beds, anticipated to be completed during the 6th cycle planning period. To continue to address the needs of the those experiencing homelessness, the City will implement Programs 1 and 6 to support regional collaboration for homeless services and facilitate the development of more shelter housing beds. Additionally, the City will implement Housing Plan Program 10 to support services for individuals experiencing homelessness and pursue funding to create additional housing opportunities for persons experiencing homelessness.

Tulare City CouncilApril 21, 2026

Tulare City Council
April 21, 2026