Housing Element
Update
City Council Work Session
June 19, 2023
1 Presenters
• Ryan Lester, Mintier Harnish
• Jason Montague, Rincon Consultants
Outline
• Community Engagement
• Regional Housing Needs Allocation (RHNA)
• Sites Inventory
• Affirmatively Furthering Fair Housing (AFFH)
• Policy Document
• Next Steps
2 Presentation Outline
Community
Engagement
3 Project website (translatable into Spanish)
Newsletters (2)
City Council work session
Housing Technical Advisory Committee Meetings (3)
Stakeholder interviews
Community workshops (2)
Housing needs survey (English and Spanish)
Online participatory mapping exercise
E-mail announcements
4 Community Engagement
Regional Housing
Needs Allocation
(RHNA)
5 Prepared by the Tulare County Association of
Governments (TCAG)
6th cycle: December 31, 2023 – December 31, 2031
6 What is RHNA?
TCAG
Housing
Element
Updates
RHNA
Determination
RHNA Methodology
Visalia
56 percent of
RHNA is for sites
that can
accommodate
lower-income
housing
7 RHNA
Lower
Moderate Above
Moderate Total RHNA
Very Low Low
3,741 2,306 1,321 3,423 10,791
Tulare County AMI: $57,398 (2021)
8 Income Categories
Income Category RHNA (Housing Units) Estimated max. Income (4- Person Household)
Maximum Affordable
Monthly Rent
Very Low Income (30-50% of
Median Income)
3,741 $28,699 $797
Low Income (50-80% of
Median Income)
2,306 $45,918 $1,276
Moderate Income (80-120% of
Median Income)
1,321 $68,878 $1,913
Above Moderate Income
(>120% of Median Income)
3,423 >$68,878 >$1,913
Total 10,791 -- --
Sites Inventory
9 To identify capacity for 10,791 housing units in various income levels:
Units in planned/approved projects
Anticipated ADUs
Existing potential sites (vacant and underutilized)
Sites anticipated to be annexed during the planning
period
10 Site Selection and Analysis
Identified vacant sites zoned for residential use
Identified sites that have a high likelihood of
redevelopment:
• Underutilized existing use (commercial, industrial, parking) • Low Floor Area Ratio
• Low Improvement-To-Land Value Ratio
• Older improvements on site
Considered fair housing, infrastructure, and
environmental constraints
11 Site Selection Criteria
Criteria for lower-income units
Site must allow for at least 30 dwelling units per acre Site must be between 0.5 acre and 10 acres in size
Inventory does not assume full buildout of a site. Unit yield on sites based on past development trends
12 Site Selection Criteria
Zone District Max. Allowable Density
(units per acre)
Realistic Allowable Density
(units per acre)
Assumed Income Category
R-1-20 2 1 Above Moderate
R-1-5 10 5 Above Moderate
R-M-2 15 12 Moderate
R-M-3 35 25 Moderate, Lower
C-MU 35 25 Moderate, Lower
D-MU No Max 80 Moderate, Lower
Six entitlements are anticipated to be approved, and the land annexed into the City, during the planning period
Portion of each development will be zoned to support
residential uses
13 Annexation Sites
Entitlement Acreage Very Low Density Low Density Medium Density High Density Pratt Family Ranch 48 0 184 63 0
Crandell / Belissa 58 0 159 150 168
Barr & Wood 69 139 0 0 0
Shepherds Ranch II 40 0 200 0 0
Carlton Acres 156 0 388 91 146
Pearl Woods 52 0 274 0 0
14 Achieving RHNA
Very Low
Income Low Income
Moderate
Income
Above Moderate
Income Total
RHNA Allocation 3,741 2,306 1,321 3,423 10,791
Planned and Approved Units 468 877 1 0 1,346
ADUs 0 0 0 64 64
Remaining RHNA 4,702 1,302 3,359 9,381
R-1-20 0 0 5 5
R-1-5 53 0 2,140 2,193
R-M-2 0 675 504 1,179
C-R 0 289 207 496
R-M-3 2,847 254 819 3,920
C-MU 2,036 93 0 2,129
D-MU 608 98 0 706
Annexation 314 304 1,344 1,962
Total Units on Sites 5,858 1,713 5,019 12,590
Unit Surplus 1,156 393 1,660 3,209
Total % Buffer 25% 30% 46% 33%
15 Northeast Quadrant
16 Northwest Quadrant
17 Southeast Quadrant
18 Southwest Quadrant
Affirmatively
Furthering Fair
Housing
19 Affirmatively Furthering Fair Housing means “taking meaningful actions, in addition to combat discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity.”
AFFH seeks to:
Combat housing discrimination
Eliminate racial bias
Undo historic patterns of segregation
Lift barriers that restrict access
Ultimately, foster inclusive communities and achieve racial equity, fair housing choice, and opportunity
20 What is AFFH?
1. Fair Housing Enforcement and Outreach
2. Integration and Segregation Patterns and Trends
3. Racially and Ethnically Concentrated Areas of
Poverty/Affluence
4. Disparities in Access to Opportunities
5. Disproportionate Housing Needs (including
displacement)
21 AFFH Analysis
22 AFFH Findings
Racially/Ethnically Concentrated Areas of Poverty
Downtown/central
Visalia and
westernmost areas
have high rates of
poverty and racial
segregation compared
to the rest of the city
(see slide image)
• Also areas with poor
environmental
conditions
• Low population density
in west
Concentrated areas of
affluence in western
half of City (image at
right)
Also generally areas
with higher economic
opportunity—economic
outcomes and access
to quality education
23 AFFH Findings
Racially/Ethnically Concentrated Areas of Affluence
24 AFFH Findings
Transit Access
City has relatively good access
to transit throughout city
(exception: westernmost areas,
low population)
Downtown/central areas
are walkable
State law (AB 686) requires the identification and prioritization of contributing factors to fair housing issues based on all the analysis.
Contributing factors in Visalia include:
Location and type of affordable housing
Housing discrimination
Land use and zoning patterns
High cost of housing
Lack of available affordable units in a range of sizes Low resource areas concentrated in Downtown/central Visalia Limited transit access
High pollution burden
Displacement of residents due to economic pressures
25 Contributing Factors
The Housing Element must include meaningful actions to address identified fair housing issues and contributing factors.
Meaningful actions in Visalia:
26 Meaningful Actions
Fair Housing
Enforcement and
Outreach
Policy Document
27 Goals and Policies remain largely the same
Fair Housing goal expanded based on State requirements:
• Goal 7: To assure that housing programs maximize opportunity and housing choice throughout the city and proactively work to overcome patterns of economic segregation and discrimination based upon age, sex, race, sexual orientation, religion, familial status, ethnic background, or disability.
New fair housing policy
• HE Policy 7.2: The City shall support equal housing opportunities for all residents of Visalia. [New Policy]
28 Goals and Policies
Required program action types to consider throughout:
Place-based strategies
Anti-displacement strategies
Housing mobility strategies
Expanded outreach efforts
Detailed metrics and milestones
29 New in the 6th Cycle
30 First-time homebuyer program
Mortgage Revenue Bonds, Mortgage Credit Certificates, Low Income Tax Credits
Support for Section 8/Housing Choice Voucher
Support non-profits (e.g., Self-Help Enterprises, Habitat for Humanity, and other non-profit agencies), by providing land at little or no cost through low interest loans and deferred financing Foreclosure prevention and acquisition programs
Nuisance abatement (related to vacant or foreclosed units) 31 Key Programs Continued
Support/incentives for development of homeless shelters Reasonable accommodation
Rehabilitation programs assisting:
• Senior and disabled homeowners
• Low-income homeowners
• Low-income rental units
Emergency repairs program
32 Key Programs Continued
Increase the threshold triggering CUP requirement for multifamily from 80 units to 200 units
Engage local agencies annually to explore additional funding opportunities
Hold informational engagement events for local real estate industry, nonprofit agencies, homebuyers, etc.
Hold annual workshops/advertising campaigns to promote the development of ADUs
Reduce parking requirements for affordable multifamily developments and for studios and 1-bedroom units
33 Significant New Commitments
Hold eight workshops/campaigns to expand awareness of services and programs for residents with a disability
As part of the Consolidated Plan update process, develop a comprehensive, long-term community development strategy and/or program priority strategy for lower resource areas Prepare a transit needs study by 2027 and identify potential actions by 2028.
Work with a consultant to regularly assess and monitor pollution burden in each census tract
34 Significant New Commitments
Incentivize infill development/redevelopment in downtown Visalia
Facilitate mixed use development in walkable areas (central and downtown Visalia)
Incentivize affordable senior housing in high resource areas Prioritize rehabilitation efforts in lower resource areas 35 Place-based Strategies
Next Steps
36 Revise the Public Review Draft to respond to comments from the public and direction from City Council
Submit the document to HCD for initial review (90-days) Receive HCD comments and make necessary revisions
Submit the revised document to Planning Commission for recommendation and City Council to consider for adoption Submit the Adopted Housing Element to HCD for second review and certification (60-days)
37 Next Steps