Visalia City Council
December 18, 2023

Apartments
079071033 0 0 0 0 12 12 Building
permits
applied for in
December
2022
7 Lovers-Tulare Apartments 101013022 0 0 0 0 6 6 Building permits
applied for in
November
2022
8 Houdini Acres 087122010,
011, 013
0 0 0 0 4 4 Entitlement
approved
9 East Haven 100140030 0 0 0 0 2 2 Entitlement
approved
10 Bungalow 144 Apts. (Quail
River)
127030004,
025, 033, 034
0 0 0 0 144 144 Building
permits
applied for in
December
2022
3425
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 138 December 2023
Table 55
Pending or Approved Projects
Visalia
2022
Map ID
Project Name APN(s)
Extremely
Low-Income
Units
Very LowIncome UnitsLow Income
Units Moderate
Income Units
Above
ModerateIncome UnitsTotal Units Status
11 Emerald Creek 101060002 0 0 0 0 18 18 Entitlement
approved
Total 85 239 601 1 420 1,346
3426
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft May 2023 139
Figure 4 Pipeline projects
3427
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 140 December 2023
Summary of RHNA Credits
After accounting for projected ADU development and pipeline projects, the City has satisfied approximately 9 percent of its total RHNA allocation for the 2023-2031 planning period. The City must demonstrate the availability of sites with appropriate zoning and development standards that allow and encourage the development of an additional 9,381 units. This total includes 3,417 very low-income, 1,705 low-income, 1,320 moderate-income, and 2,939 above moderateincome units, as shown on Table 56.

Table 56
Credit Towards RHNA
Visalia
2022
Very LowIncome UnitsLow-Income
Units
ModerateIncome Units
Above
ModerateIncome UnitsTotal
Total RHNA Allocation 3,741 2,306 1,321 3,423 10,791
Pipeline Projects 324 601 1 420 1,346
Accessory Dwelling Units 0 0 0 64 64
Remaining RHNA After
Subtracting Credits
3,417 1,705 1,320 2,939 9,381
Site Selection Methodology
After evaluating RHNA credits, the City must evaluate sites that can accommodate the remaining RHNA (9,381 total units) by identifying sites zoned for housing.

In accordance with State law, land suitable for residential development must be appropriate and available for residential use within the planning period. Sites used in the inventory can be a parcel or group of parcels that meet the following criteria:
• Vacant sites zoned for residential use
• Vacant sites zoned for nonresidential use that allow residential development • Residentially zoned sites that are capable of being developed at a higher density (nonvacant sites, including underutilized sites)
• Sites owned or leased by a local government
• Nonresidential zoned sites that can be rezoned residential use, including a program to rezone the site to permit residential use
To identify potential sites for additional development, geospatial data was used to identify vacant and nonvacant but underutilized properties within the city. 3428
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 141
Density and Parcel Size Requirements for Lower-Income
Housing
Visalia is located in one of the most affordable housing markets in California. Because of low land costs, housing type and density is not much of a factor in reducing the affordability gap as it is in other jurisdictions throughout California. As a result, affordable housing projects are developed in almost every residential zone, regardless of the allowable density.

State law establishes “default” density standards for the purpose of estimating potential units by income range. According to the California Department of Housing and Community Development (HCD), a density standard of 30 or more units per acre (primarily for higher-density multi-family developments) would facilitate the development of housing in the lower-income category in Visalia.

In addition to default density standards, HCD established that parcels intended to support the development of units appropriate for lower-income households should be between 0.5 and 10 acres. Parcels smaller than 0.5 acres, even when zoned for high densities, may not facilitate the scale of development required to access the competitive funding resources that facilitate affordable housing projects. Conversely, affordable housing developers may be unable to finance the scale of project necessitated by parcels greater than 10 acres. Therefore, parcels appropriate for lower-income housing were selected within the 0.5-to-10-acre size requirement.

For parcels larger than 10 acres with zoning that allow 30 or more units per acre, up to 10 acres were allocated to the lower-income category with the remaining capacity allocated to the above moderate-income category.

Development Trends
Establishing development trends in Visalia provides an understanding of the type of housing development that is feasible during the planning period. To establish these trends, a sample set of recent and planned multi-family residential developments in Visalia were reviewed to determine the characteristics of feasible housing projects in the region. These projects were selected because they accurately represent the residential development activity that has occurred in the region and provide insight into what types of residential development is anticipated to occur in the future. Sites that align with these development trends were included on the Site Inventory.

The following development characteristics were analyzed:
• The previous uses of developed parcels
• Parcel sizes
• Parcel locations
• The density achieved by the project
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Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 142 December 2023
5 th Cycle Development Trends
Development characteristics of residential projects constructed between 2016 and 2023 in Visalia indicate that most proposed and/or approved residential projects developed, or will develop, on vacant land. The following characteristics were observed:
• The densities of these projects range from 7.713 to 35.59 dwelling unit per acre. • The average density of projects with affordable units is approximately 21 dwelling units per acre and achieves 149 percent of the maximum density allowed in each zone.
• Only one constructed project was located in a low-density residential zone and averaged 83 percent density achieved.
• Projects located in medium density residential zones averaged 166 percent density achieved.
• Three developments utilized density bonuses and other incentives to achieve densities over what is allowed in each respective zone.

Table 57 summarizes the data for each development trend project and uses the zoning district density to project the number of units allowed.

Table 57
Regional Development Trends
Visalia
2022
Project Names
Total Units Acreage Zone
District
Zoning
District
Density
(du/acre)
Number of
Units
Allowed
Density
Achieved
Percent
Density
Achieved
Highland Gardens 36 4.67 R-M-2 15 70 7.71 51%
Montecito
Apartments
168 12.89 R-M-2 15 193 13.03 87%
Quail Park at
Shannon Ranch
120 3.55 R-M-2 15 53 28.17 225%
Harter Court 22 1.14 R-M-2 15 17 19.30 129%
East Haven 14 1.66 R-1-5 10 16 8.43 87.5%
Average 19.58 143%
The following pages provide a description of the five completed residential projects that represent regional development trends in the county.
3430
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 143
Highland Gardens
APN 090-060-061 Group Self-Help Enterprises
Address 2401 N. Highland Street Year Built 2016
Current Use Multi-Family Residential Previous Use Vacant Parcel Size 4.67 ac FAR 0.27
Highland Gardens is located on a previously vacant site off of Highland Street, just north of Ferguson Avenue and west of Dinuba Boulevard. The development contains 36 two- and threebedroom affordable apartments. Constructed in 2016, the site is located in a multi-family residential zone with a 3,000 square foot minimum density. The allowable density for this multifamily zone is 15 units per acre resulting in a maximum unit capacity on this site of approximately 68 units. At 36 units, the project achieved 53 percent of allowable density.

N. Dinuba Blvd.
3431
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 144 December 2023
Montecito Apartments
APN 089-030-031 Group Akers Riggin LLC
Address 1233 N. Woodland Street Year Built 2017
Current Use Multi-Family Residential Previous Use Vacant Parcel Size 12.89 ac FAR 0.20
The Montecito Apartments are located on a previously vacant site on the corner of N Woodland Street and Houston Avenue. Constructed in 2017, this project 168-unit market rate apartment complex is in a multi-family zone which allows a minimum density of 15 units per acre, resulting in a maximum unit capacity of approximately 13 units on the site. The project was developed with 168 units and achieved 87 percent of allowable density.

Houston Ave.

N. Woodland St.

N. Mooney Blvd.
3432
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 145
Quail Park at Shannon Ranch
APN 077-060-033 Group -
Address 3440 W Flagstaff Avenue Year Built 2019
Current Use Multi-Family Residential Previous Use Vacant Parcel Size 3.55 ac FAR 0.42
Quail Park at Shannon Ranch is a senior living facility located on Flagstaff Avenue just east of Demaree Street. This facility was constructed in 2019 on a previously vacant site. The site is in multi-family zone where the minimum density is 15 units per acre, resulting in a maximum unit capacity of approximately 52 units on the site. This facility was developed with 120 units and achieved 233 percent of allowable density. N. Demaree St.

N. Leila St.

W. Sedona Ave.

W. Flagstaff Ave.
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Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 146 December 2023
Harter Court
APN 123-063-031 Group -
Address 2106 S. Garden Street Year Built 2017
Current Use Multi-Family Residential Previous Use Vacant (partial) Parcel Size 1.14 ac FAR 0.57
The duplexes located on Harter Court and Garden Street are a gated neighborhood with 22 units. The project was built in two phases: the 11 duplexes on the northern portion of the site were constructed in 2017. The remaining 11 duplexes on the southern portion of the sites were constructed in the 1980s. This site is in a multi-family zone with a minimum density of 15 units per acre, resulting in a maximum unit capacity of approximately 17 units on the site. This project was developed with 22 units and achieved 133 percent of allowable density.

Harter Court
E. Laura Ct.

S. Garden St.

Road 128
3434
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 147
East Haven
APN 100-140-050 thru 100-140-053 Group Curtiss & Company Address Tulare Ave. & Pinkham St. Year Built In Construction Current Use Single-Family Residential Previous Use Vacant Parcel Size 1.66 ac FAR 0.25
East Haven is a 14-unit duplex complex currently under construction located at the corner of Tulare Avenue & Pinkham Street. This project site is zoned for single-family residential and allows for a density of 8.71 units per acre. Maximum unit capacity on this site is approximately 16 units. With 12 units permitted and under construction, and two currently (2023) unconstructed, the project will achieve 87.5 percent of allowable density.

Tulare Ave.

S. Pinkham St.

E. Howard Ave.
3435
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 148 December 2023
Current Development Trends
In addition to residential projects that are under construction or complete, this analysis also examines development trends for projects that are currently in the development pipeline. These pipeline projects show what is currently in development and the continuation of previously mentioned development trends.

As shown on Table 58, these pipeline projects collectively achieve an average of 82 percent of the maximum density allowed in each zone district. Projects in the R-1-5 zone achieve an average density of 5.75 and achieve an average of 65 percent of the maximum allowable density. Projects in the R-M-2 zone achieve an average density of 20.97 and achieve an average of 140 percent of the maximum allowable density. Projects in the R-M-3 zone achieve an average density of 24.70 and achieve an average of 69 percent of the maximum allowable density. And finally, projects in the CMU zone achieve an average density of 31.96 and achieve an average of 183 percent of the maximum allowable density. All pipeline projects would develop on vacant parcels with the exception of Demaree/Houston Apartments which would include the redevelopment of one single-family residence.

Table 58
Development Characteristics of Pipeline Projects
Visalia
2022
Project Name
APN (s) Existing
Use Zoning Acreage Total Units
Max
Density
Allowed
Density
Achieved
% of Max
Density
Achieved
Caldwell / Lovers
Apartments
126850029 Vacant C-MU 11.41 342 35 29.97 86%
K / Ben Maddox
Apartments
126750050,
051
Vacant R-M-2 10.8 292 15 27.04 180%
Demaree/
Houston
Apartments
077660021,
022, 024
Singlefamily
residence
R-M3/OPA7.62 222 35 29.13 83%
Orchard Walk
Townhomes
079310004,
005
Vacant R-M-2 15.7 234 15 14.90 99%
Senior Housing at
N Highland
090060058 Vacant C-MU 2.06 70 35 33.98 97%
Village at Shannon
Pkwy. Apartments
079071033 Vacant R-M-2, RM-39.24 216 35 1.30 63%
Lovers-Tulare
Apartments
101013022 Vacant O-PA 2.78 32 35 11.51 33%
Houdini Acres 087122010,
011, 013
Vacant R-1-5 2.15 4 10 1.86 19%
Bungalow 144
Apts. (Quail River)
127030004,
025, 033,
034
Vacant R-M-3 7.1 144 35 20.28 58%
Emerald Creek 101060002 Vacant R-1-5 1.87 18 10 9.63 96% Average 19.96 81%
3436
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 149
Realistic Development Capacity
To demonstrate capacity to accommodate the remaining RHNA, the City has identified sites with zoning suitable for housing development. Pursuant to Government Code Section 65583.2(c), the City is required to calculate the realistic number of units (or, realistic development capacity) of the sites identified. The Sites Inventory includes parcels in seven zoning districts with varying allowable densities and development standards. The City’s Zoning Code classifies each site into the following zones:
• Low-Density Residential (R-1-20) allows single family residential uses and related activities at densities between 1 and 2 dwelling units per acre. • Low-Density Residential (R-1-5) allows single family residential uses and related activities at densities between 2 and 10 dwelling units per acre. • Medium-Density Residential (R-M-2) allows multi-family residential uses and related activities at densities between 10 and 15 dwelling units per acre. • High-Density Residential (R-M-3) allows multi-family residential uses and related activities at densities between 15 and 35 dwelling units per acre. • Regional Commercial (C-R) conditionally allows single or multi-family residential uses and related activities at typical densities of 15 dwelling units per acre. • Commercial Mixed Use (CMU) allows single or multi-family residential uses and related activities at densities up to 35 dwelling units per acre. • Downtown Mixed Use (DMU) allows single or multi-family residential uses and related activities at a minimum density of 20 units per acre. The DMU zone does not have a maximum density. The typical density for this zone is 80 dwelling units per acre.

The Housing Element employs a comprehensive and iterative methodology to estimate dwelling unit capacity on a given parcel. As required by State law, the methodology must include sites that have a high potential to be developed with housing in the planning period and reflect a reasonable estimate of the dwelling unit capacity that is informed by past trends and substantial evidence. Therefore, it is assumed that realistic development capacity of the selected sites is less than the full development capacity allowed by the parcel’s zoning or land use designation.

This conservative assumption is based on site-specific conditions and development standards that may reduce the development potential of a given site. Open space, parking requirements, and irregularly shaped parcels all impact the ability to achieve the maximum density allowed by the zoning code. Table 59 shows the maximum and realistic allowable densities including income category could be accommodated in each zone.

As stated previously, current development trends indicate average densities of 65 percent for low density residential, 140 percent for medium density residential, 69 percent for high density residential, and 183 percent for mixed-use zones. This assumed densities on the Site Inventory are more conservative than the development trend to allow for unforeseen circumstances, such as market forces or other factors that may impact development. 3437
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 150 December 2023
Table 59
Realistic Allowable Density Per Zone
Visalia
2022
Zone District Max Allowable
Density (units per
acre)
Realistic
Allowable Density
(units per acre)
Percent of Max
Density
Assumed
Income Category
R-1-20 2 1 50% Above Moderate
R-1-5 10 5 50% Above Moderate
R-M-2 15 12 80% Moderate
R-M-3 35 25 71% Moderate, Lower
C-R 15 12 80% Moderate, Above
Moderate
C-MU 35 20 55% Moderate, Lower
D-MU No Max 80 N/A Moderate, Lower
To establish realistic development capacity, the City referenced typical buildout densities achieved on projects currently in the development pipeline (see Table 58) but provided more conservative estimates that do not take into account State Density Bonus Law or similar tools.

As stated previously, projects currently in the pipeline achieve an average density of approximately 20 dwelling units per acre, with an average achieved density of 81 percent. Of the projects developed in the R-1-5 zone district, the average achieved density is 58 percent.

This average led to the assumption that sites in low density zone districts in the city would have a realistic density of 50 percent as seen in Table 59.

In addition to these pipeline projects, the City also reviewed development trends, as shown in Table 57. As stated previously, current development trends indicate average densities of 65 percent for low density residential, 140 percent for medium density residential, 69 percent for high density residential, and 183 percent for mixed-use zones. This assumed densities on the Site Inventory are more conservative than the development trend to allow for unforeseen circumstances, such as market forces or other factors that may impact development. For example, trends in the R-M-2 zone indicate that projects are likely to be developed at densities higher than 100 percent. However, it can be reasonable assumed that not all sites in this zone will be developed at 100 percent of allowable density or higher, due to the factors mentioned above. The realistic allowable density assumed for the sites in this zone district has been established at a conservative 80 percent.

Likelihood of Residential Uses Developing in
Nonresidential Zones
Table 60 lists residential uses that have been developed in Visalia’s nonresidential zones within the past four years. Of these sites, most were vacant or developed with a single existing residence. All projects listed below are entirely residential with the exception of Lofts at Fort Visalia, which includes office and community space, and Demaree/Houston Apartments, which is 100 percent residential but is occurring on a property that is split zoning for residential and 3438
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 151
office use. Development in these zones shows strong market trends for residential development in nonresidential zones. The Site Inventory considers potential nonresidential development in these zones by assuming conservative realistic densities in these zones compared to past and current trends and maintaining an adequate buffer of units for all RHNA income categories.

Table 60
Residential Uses Developed From 2019-2023
Project
Name
Location APN Acres Total
Units
Existing
Use
Zoning Income
Category
Description Status
Corvina
Duplexes
SE corner
of Mooney
Blvd &
Corvina
Ave
78430003 0.5 8 Vacant
land
CMU Low Multi-Family
Residential, 8
Units, 4 Duplexes,
Each Unit Approx.
1352 SF
(Commercial Mixed
Use Zone)
Completed
2023
Lofts at Fort
Visalia
340 E Oak
Avenue
94283001 1.46 80 Lumber
yard
DMU Low &
Very Low
New mixed use
affordable housing
includes 80
dwelling units;
office space 3090
sf; community
rm/art gallery 2528
sf; parking & central
courtyard; three
story u shape
elevator bldg
consist of 64 units
& 1 walk-up bldg
w/16 units & off
street auto court
Under
construction
to be
completed
Winter
2024
Duplex at
Murray &
Encina
Murray Ave
& Encina St
94353008 0.19 2 Vacant
land
OC Low Duplex (Office
Conversion zone)
Completed
Site Plan
Review,
awaiting
building
permit
submittal
Rancho
Colegio
Affordable
Housing
Dinuba
Blvd &
Glendale
Ave
79071030 3.47 80 Two
existing
residences
CMU Low &
Very Low
New Affordable
Rental Community
Comprised of One,
Two and Threebedroom Units,
with 80 Total Units
on-site. Project
Includes a
Community Center
and Outdoor
Shared Community
Amenities.

Completed
Site Plan
Review,
awaiting
building
permit
submittal
Visalia
Navigation
Center
Dinuba
Blvd &
Glendale
Ave
79071031 2.91 100
beds
Vacant CMU Very Low New Affordable
Rental Community
Comprised of One,
Two and Threebedroom Units,
Under
construction
to be
completed
in 2024
3439
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 152 December 2023
Table 60
Residential Uses Developed From 2019-2023
Project
Name
Location APN Acres Total
Units
Existing
Use
Zoning Income
Category
Description Status
with 80 Total Units
on-site. Project
Includes a
Community Center
and Outdoor
Shared Community
Amenities.

Senior
Housing at
N Highland
2400 N
Highland
Street
90060058 2.06 70 Vacant CMU Very Low a 70-unit multifamily senior housing
development on a

2.06-acre site
Received
approval of
Conditional
Use Permit,
awaiting
building
permit
submittal
Caldwell /
Lovers
Apartments
Northwest
corner of
Lovers
Lane and
Caldwell
126850029 11.41 342 Vacant CMU Low &
Very Low
Apartments, deedrestrictedReceived
approval of
Conditional
Use Permit,
awaiting
building
permit
submittal
Demaree /
Houston
Apartments
Southwest
corner of
Demaree
and
Houston
077660021,
022, 024

7.62 243 One
existing
residence
OPA
and
RM3
Low &
Very Low
Apartments, deedrestrictedBuilding
permits
submitted in
Summer
2023,
anticipated
issued date
Winter
2024
LoversTulare
Apartments
Northeast
corner of
Lovers
Lane and
Tulare
Avenue
101013022 2.78 32 Vacant OPA Low Attached Units Received approval of
Conditional
Use Permit,
awaiting
building
permit
submittal
Cameron
Creek
Garden
Units
Northwest
corner of
Court
Street &
Kimball
Avenue
126870043 4.81 30 Vacant CMU Moderate A request to
subdivide 4.81-
acres into 30 lots
for single-family
residential use and
private lots for
landscaping and a
pocket park,
located on land
previously
approved for a
shopping center.

Completed
2023
3440
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 153
Nonvacant Sites
The housing element must analyze the extent to which existing uses may impede additional residential development. The Site Inventory accommodates approximately 72 percent of its lower-income RHNA and 100 percent of its moderate- and above moderate-income RHNA on vacant sites. As a result of insufficient available vacant land, the City identified the remaining 27 percent of the lower-income RHNA on nonvacant sites.

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

Redevelopment of Existing Uses
Nonvacant sites in the downtown and east downtown area were included on the Site Inventory that have comparable predevelopment characteristics with redevelopment potential for high density residential. Of the 215 sites included in the Site Inventory, 150 are vacant and 65 are nonvacant. The predominant existing use of sites is commercial (41 sites), followed by industrial (12), agriculture (7 sites), and parking (5 sites). The City anticipates development of these uses, particularly in the downtown and east downtown area, to accommodate high density residential uses. The City does not consider existing uses in these areas to impede housing development.

The City will continue to advocate for residential uses in these areas in line with the vision expressed in the City’s General Plan and the East Downtown Strategic Plan, which strongly advocate for high density residential and a variety of mixed uses in these areas.

Nonvacant Site Selection Criteria
To identify potential sites for future residential development, geospatial data was used to identify vacant and nonvacant underutilized properties within the City. Nonvacant parcels were chosen as sites likely to be redeveloped during the planning period based on a number of factors:

Sites meeting Criteria 1, 2, 3, or 4 are included in the Site Inventory:

1. Vacant
Sites that are vacant offer the most feasibility for redevelopment.

2. Developer Interest
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Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 154 December 2023
Sites with developer interest present the best probability for near-term redevelopment.

3. Surface Parking
Large surface parking lots have potential for redevelopment as these properties have limited existing structures to impede redevelopment in the near term. Several opportunity sites are being proposed on properties with large surface parking areas.

4. Vacant Buildings
Vacant buildings have potential for redevelopment as these properties are underutilized and their redevelopment can turn the property into higher and better use may be a more feasible option. Some properties are included in the Site Inventory because the existing conditions or design of the buildings are not meeting the needs of current trends, resulting in high vacancies or vacated buildings. Substantial improvements may be needed to turn around the profitability of the existing uses.

For sites not meeting Criteria 1, 2, 3, or 4, they must meet at least two of the following five criteria (#5 through #8) to be included in the Site Inventory. It should be noted that not all factors are applicable to all sites. For example, FAR is more relevant for nonresidential uses.

5. Single-Story Buildings
Parcels with existing single-story buildings offer significant potential for redevelopment and maximizing the utilization of the sites. The Site Inventory focuses on identifying sites in commercial and industrial zones, where height maximums range from 50 feet to 75 feet. As shown in Table 58, one of the 11 pipeline projects are redevelopment on properties with singlestory buildings.

6. Improvement-to-land value ratio (ILR)
A parcel’s ILR can be used to identify potentially underutilized properties. A lower ILR indicates that the real estate market values the land itself more highly than what is currently built on that land. These underutilized parcels represent opportunities for property owners and developers to invest in further improvements that increase the overall value of the property. Due to the high cost of land, residential redevelopment routinely occurs on sites with high ILR values. For purposes of this analysis, parcels were identified as potential opportunity sites if they have an ILR of less than 1.0. ILR value for each opportunity site is included on the Site Inventory found in Appendix D. The City used the 1.0 ILR metric based on review of its entitled projects. The average ILR of pipeline projects on nonvacant sites is 0.60. One of the pipeline projects, Village at Shannon Pkwy. Apartments, has an ILV of 2.04, much higher than 1.0, indicating that development is also likely to occur on sites ILR values much higher than what is assumed on the Site Inventory.

It should be noted that the Assessor’s records do not contain data for some properties, especially older properties that have not undergone a reassessment (due to a change in 3442
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 155
ownership or significant improvements). For parcels identified as vacant or surface parking but do not have information on assessed land and improvement values, it would be reasonable to assume the ILR to be zero or very close to zero.

7. Age of structure
The age of a structure is useful in demonstrating that a site has a higher likelihood of redevelopment. New construction on the site indicates that a property owner is unlikely to invest in additional improvements or redevelop the site in the upcoming housing cycle.

There is no available data for the pipeline, development trends, or opportunity sites that list the structure age. However, in 2019 a Housing and Community Windshield Survey Report was undertaken which assessed conditions of the existing housing stock, including the age or structures and the location of old structures over 40 years old. Within the city, particularly in the northeast quadrant, the majority of older homes are located east of Mooney Boulevard. This quadrant is also the area of the city with the most sites selected for the Site Inventory.

8. Floor area ratio (FAR)
FAR values lower than what is permitted by the Zoning Ordinance indicate underutilization, especially in downtown areas or upzoned corridors. Conversely, developed sites with higher FAR are less likely to redevelop as the land and demolition costs would be high. The majority of pipeline projects and the recent redevelopment projects profiled in the Development Trends section above are on vacant land, with FAR values of less than 1.0. FAR values are included on the Site Inventory and average 0.3 FAR on nonvacant sites. As shown on Table 61, redevelopment is occurring on parcels with existing FAR values as high as 0.57. Therefore, this analysis utilizes an FAR threshold on 0.75.

Potential sites were reviewed based on these criteria, as shown in Table 61, to eliminate those unlikely to be redeveloped in the near term.

Table 61
Nonvacant Sites Analysis
Site
Address or
Street
APN Meet Sites
Requirements
(1, 2, or 3), or
2 criteria (4-8)
Vacant
(1)
Surface
Parking
(2)
Vacant
Buildings
(3)
SingleStory
Building
(4)
ILR of
<1.0 (5)
Neighborhoods
with older
housing stock
(<40 years old)
(6)
FAR
(7)
<0.9
E Tulare
Ave & S
Burke St
097160015 Yes No No No No 2.20 Yes 0.00
1020 E
Tulare Ave
097160018 Yes No No No Yes 2.20 Yes 0.03
E Tulare
Ave & S
Burke St
097170001 Yes No No No No 1.76 Yes 0.00
E Tulare
Ave & S
Burke St
097181017 Yes No No No No 2.59 Yes 0.00
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Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 156 December 2023
Table 61
Nonvacant Sites Analysis
Site
Address or
Street
APN Meet Sites
Requirements
(1, 2, or 3), or
2 criteria (4-8)
Vacant
(1)
Surface
Parking
(2)
Vacant
Buildings
(3)
SingleStory
Building
(4)
ILR of
<1.0 (5)
Neighborhoods
with older
housing stock
(<40 years old)
(6)
FAR
(7)
<0.9
3629 N
Demaree St
077060022 Yes No No No Yes 0.49 No 0.00
Riggin Ave
& Dayton Ct
078430008 Yes No No No No 0.00 Yes 0.00
Boyer Ln &
E Goshen
Ave
098060043 Yes No Yes No No 0.21 Yes 0.10
2603 E
Goshen
Ave
098340042 Yes No No No Yes 0.00 Yes 0.01
E Tulare
Ave & S
Ben
Maddox
Way
100390001 Yes No No No No 0.00 Yes 0.00
1641 E
Tulare Ave
100390002 Yes No No No Yes 2.41 Yes 0.00
N Santa Fe
& E Grove
Ave
094110013 Yes No No No No 0.00 Yes 0.00
500 E Race
Ave
094100037 Yes No Yes No Yes 1.46 Yes 0.36
535 N
Burke St
094250015 Yes No No Yes Yes 0.00 Yes 0.07
S Fairway
St & W
Orchard
Ave
122300042 Yes No Yes No No 0.00 Yes 0.00
2135 N
Dinuba Blvd
090280017 Yes No Yes Yes Yes 0.68 Yes 0.23
N Ben
Maddox
Way & E
Goshen
Ave
098142055 Yes No No No No 0.00 Yes 0.00
730 E
Mineral
King Ave
094222029 Yes No Yes No Yes 0.81 Yes 0.24
700 E
Mineral
King Ave
Unit A
094222030 Yes No Yes Yes Yes 0.27 Yes 0.30
715 1/2 E
Acequia
Ave Unit A
094222019 Yes No Yes No Yes 0.27 Yes 0.33
721 E
Acequia
Ave
094222018 Yes No Yes No Yes 0.00 Yes 0.28
815 E
Acequia
094222006 Yes No Yes No Yes 0.81 Yes 0.15
3444
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Table 61
Nonvacant Sites Analysis
Site
Address or
Street
APN Meet Sites
Requirements
(1, 2, or 3), or
2 criteria (4-8)
Vacant
(1)
Surface
Parking
(2)
Vacant
Buildings
(3)
SingleStory
Building
(4)
ILR of
<1.0 (5)
Neighborhoods
with older
housing stock
(<40 years old)
(6)
FAR
(7)
<0.9
Ave
940 E Main
St
094201019 Yes No Yes No Yes 0.68 Yes 0.47
1040 E
Main St
094201026 Yes No Yes No Yes 0.00 Yes 0.12
620 E
Center Ave
094240029 Yes No Yes No No 0.00 Yes 0.29
700 E
Murray Ave
094250020 Yes No No Yes Yes 0.27 Yes 0.03
701 E Race
Ave
094100022 Yes No Yes No Yes 0.27 Yes 0.06
800 N
Burke St
094160023 Yes No Yes No Yes 0.37 Yes 0.21
202 NE 2nd
Ave
094034011 Yes No Yes No Yes 0.00 Yes 0.62
N Santa Fe
St & N
Grape St
094120039 Yes No Yes No No 0.20 Yes 0.00
1120 N
Santa Fe St
094120037 Yes No Yes No Yes 0.20 Yes 0.53
1319 W
Goshen
Ave
093253001 Yes No Yes Yes Yes 0.50 Yes 0.12
1300 S
Mooney
Blvd Unit 1
096321016 Yes No Yes No Yes 0.43 Yes 0.21
1411 S
Mooney
Blvd
095160076 Yes No Yes No Yes 0.89 No 0.34
N Burke St
& E School
Ave
000011537 Yes No Yes No No 0.00 Yes 0.00
413 N Ben
Maddox
Way
094180012 Yes No Yes No Yes 0.00 Yes 0.02
2131 W
Whitedale
Ave
121090071 Yes No Yes No Yes 0.81 No 0.43
2211 W
Whitedale
Ave Unit A
121090070 Yes No Yes No Yes 0.81 No 0.31
2300 W
Whitedale
Ave
121380001 Yes No Yes No Yes 0.91 No 0.26
1740 W

CALDWELL
AVE
122290011 Yes No Yes Yes Yes 0.00 Yes 0.32
3360 S

FAIRWAY
ST
122300043 Yes No Yes No Yes 0.00 Yes 0.46
3445
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 158 December 2023
Table 61
Nonvacant Sites Analysis
Site
Address or
Street
APN Meet Sites
Requirements
(1, 2, or 3), or
2 criteria (4-8)
Vacant
(1)
Surface
Parking
(2)
Vacant
Buildings
(3)
SingleStory
Building
(4)
ILR of
<1.0 (5)
Neighborhoods
with older
housing stock
(<40 years old)
(6)
FAR
(7)
<0.9
3252 S
Mooney
Blvd
122300017 Yes No Yes No Yes 0.68 Yes 0.25
3230 S
Mooney
Blvd
122313020 Yes No Yes No Yes 0.68 Yes 0.49
620 W
Houston
Ave
090096021 Yes No Yes No No 0.82 Yes 0.43
512 N Ben
Maddox
Way
098142063 Yes No Yes No Yes 0.00 Yes 0.03
1122 E
Mineral
King Ave
094212018 Yes No Yes No Yes 0.89 Yes 0.09
1921 S
Central St
096291020 Yes No Yes No Yes 0.00 Yes 0.41
1920 S
Mooney
Blvd
096291021 Yes No Yes No Yes 0.00 Yes 0.30
1920 W
Princeton
Ave Unit 13
096301022 Yes No Yes No No 0.00 Yes 0.19
5021 W
Noble Ave
087470009 Yes No Yes No Yes 0.00 No 0.28
1725 S
Mooney
Blvd Unit A
095134062 Yes No Yes No Yes 0.18 No 0.18
1545 S
Mooney
Blvd
095160087 Yes No Yes No Yes 0.94 No 0.10
1441 S
Mooney
Blvd Unit A
095160082 Yes No Yes No Yes 0.07 No 0.48
1221 S
Mooney
Blvd
095120101 Yes No Yes No Yes 0.93 No 0.27
2700 S
Mooney
Blvd
122011022 Yes No Yes No No 0.67 Yes 0.39
500 N
Santa Fe St
094250046 Yes No Yes No No 0.00 Yes 0.39
1123 E
Acequia
Ave
094212056 Yes No Yes No Yes 0.89 Yes 0.11
1322 N MC
Auliff St
Unit 101
103120084 Yes No Yes No Yes 0.00 Yes 0.08
330 N
Santa Fe St
094240001 Yes No No Yes Yes 0.81 Yes 0.20
3446
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Table 61
Nonvacant Sites Analysis
Site
Address or
Street
APN Meet Sites
Requirements
(1, 2, or 3), or
2 criteria (4-8)
Vacant
(1)
Surface
Parking
(2)
Vacant
Buildings
(3)
SingleStory
Building
(4)
ILR of
<1.0 (5)
Neighborhoods
with older
housing stock
(<40 years old)
(6)
FAR
(7)
<0.9
511 E
School Ave
094240044 Yes No No No Yes 0.53 Yes 0.32
E Mineral
King Ave &
S Bridge St
094302019 Yes No Yes No No 0.50 Yes 0.00
200 S
Bridge St
094304006 Yes No Yes No Yes 0.00 Yes 0.72
N Floral St
& W Center
Ave
094321007 Yes No Yes No No 0.20 Yes 0.00
200 E
Center Ave
094286002 Yes No Yes No Yes 0.90 Yes 0.40
200 S Court
St
094301009 Yes No Yes No Yes 0.86 Yes 0.29
505 N Court
St
094355011 Yes No Yes No Yes 0.90 Yes 0.40
Adequacy of Nonvacant Sites
The City has identified some areas with infill and adaptive reuse opportunities that could assist with spearheading a variety of housing types close to its existing core. Housing development within the Downtown or Central Core area and East Downtown area is discussed below. All identified nonvacant sites are located in these areas.

Downtown
The City of Visalia has made a strong commitment to maintaining vitality and bringing redevelopment to its downtown area, a 200-acre area generally bound by Mineral King Avenue, Conyer Street, Murray Avenue, and Santa Fe Street. That commitment has been demonstrated by the redevelopment of underutilized parcels to high-density residential development.

There are two notable examples of parcels in the downtown area redeveloped for senior housing. In 2003, Oak Meadows, a four-story, 60-unit housing complex that accommodates very low-income seniors, was constructed on a 0.6-acre site at a density of 100 units per acre.

Additionally, the 100-unit, nine story Town Meadows apartment complex for seniors or disabled persons was constructed in 1980 on a 0.76-acre site at a density of over 130 units per acre.

Both apartments were developed in the downtown area under the Central Business District designation.

In addition to senior housing, there have been some examples of redevelopment occurring on the upper floors of new and existing downtown buildings, transforming these spaces into market-rate housing. Between 2003 and 2015, eight housing units have been added to the downtown core, within three sites located between the 100 and 300 blocks of East Main Street. 3447
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 160 December 2023
The most recent example is the redevelopment of space on the second and third floors into six new housing units. This project, located at 115 E. Main Street, was approved by Conditional Use Permit (CUP) No. 2014-04 in 2014, and certified for occupancy in 2015. Retail uses have remained on the first floor. The development has an overall density of 71.43 dwelling units per acre (six units on a 0.084-acre site). Next door to 115 E. Main Street, there is, within the same building but within a separate parcel, a ground floor retail space with the redevelopment of space on upper floors into four new housing units. This project, located at 117 E. Main Street, was approved by CUP No. 2018-14 (for three units) in 2018 and CUP No. 2019-41 (for one unit) in 2019, and issued permits in 2019 and 2020 respectively. The development has an overall density of 50 dwelling units per acre (four units on a 0.08-acre site).

The City anticipates that other downtown sites could develop or redevelop with projects with a comparable density. This is based on the demand for, in particular, senior housing due to the City’s and Tulare County’s growing senior population, workforce housing for medical professionals employed in the downtown, and the need for both affordable market-rate and deed-restricted housing. Additionally, the downtown area has sufficient infrastructure to serve these sites at the targeted densities. Notably, the city has numerous public parking lots throughout the downtown area. This can facilitate a substantial reduction of otherwise required on-site parking, thus substantially contributing to the ability for development densities ranging between 35 and 80 units per acre or more.

Downtown Visalia can be regarded as a viable location with strong potential for accommodating high-density residential uses and lower-income housing development within the Housing Element timeframe. This viability can be attributed to low improvement-to-land cost ratios, a pedestrian-friendly environment, proximity to goods and services including transportation, and the City’s past experience with conversion of existing buildings into residential uses.

East Downtown
The East Downtown is a 175-acre revitalization area, located immediately east of Visalia’s downtown and generally bound by Mineral King Avenue, Santa Fe Street, Murray and Goshen Avenues, and Ben Maddox Way. The area is comprised primarily of service commercial uses dominated by auto sales and repair, yet it is seeing a slow rebirth as a commercial and professional district with large open brick buildings being repurposed into restaurants and microbreweries, and new and existing buildings being utilized for professional offices. There are also several vacant lots, marginally used large parking lots, and abandoned buildings dispersed throughout the area.

With the release of the East Downtown Strategic Plan in 2005 and the General Plan Update in 2014, the latter including several objectives and policies towards improving and enhancing East Downtown’s image, the City has demonstrated a strong commitment to transforming this area into an extension of its core downtown that hosts a variety of commercial, residential, and quasi-public uses. The new Zoning Ordinance and Map adopted in March 2017 replaced much of the underlying C-S zone designation to C-MU to reinforce the vision of new commercial, professional, and residential uses.
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City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 161
The East Downtown Strategic Plan anticipated the development of over 1,000 residential units and 1.15 million square feet of employment space. Some of the sites, such as the Downtown Visalia Transit Center, have already transitioned or are in the process of transitioning to more urban uses. The City also cleared another City-owned site using federal brownfield grants.

Beginning around 2005, the City began acquiring and assembling parcels for a future Civic Center along Oak Street between Tipton and Ben Maddox Way. In the 2010s, two parcels in this area were developed as the first phase of the Civic Center—a Public Safety and Emergency Operations Center.

Many sites within the East Downtown area, particularly those that were inventoried in one or more previous Housing Elements, can still be regarded as viable locations for repurposed residential for the lower income levels within the Housing Element timeframe and beyond.

Again, this viability can be attributed to low improvement-to-land cost ratios, a pedestrianfriendly environment, proximity to goods and services including transportation, and proximity to existing and planned open space features centered on Mill Creek and Jennings Ditch. With regard to sites located in commercial zoning districts, including in the D-MU and C-MU zones both located in the Downtown, a conditional use permit is currently required for any new construction into residential uses.

Sites used in Previous Planning Periods
In accordance with Government Code Section 65583, vacant parcels from both the 4th and 5th cycles and non-vacant parcels from the 5th 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 to be affordable for lower-income households to be allowed by right (i.e., can be approved administratively without requiring Planning Commission or City Council approval). Ten vacant or nonvacant sites identified on the Site Inventory are subject to this by-right requirement, as shown on Table 62. 3449
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 162 December 2023
Table 62
Sites Used in Previous Planning Periods
Visalia
2022
Address APN Acres Land Use Zoning Existing Use Total Units 2505 E Goshen Ave 098060027 0.50 RHD R-M-3 Vacant 13
2541 E Goshen Ave 098060038 1.00 RHD R-M-3 Vacant 25
S Burke St & E Acequia
Ave
094222015 0.90 CMU CMU Vacant 23
E Main St & S Edison St 094201027 2.20 CMU CMU Vacant 55 N Burke St & E School
Ave
094250031 0.70 CMU CMU Vacant 18
Boyer Ln & E Goshen
Ave
098060043 3.15 RHD R-M-3 Industrial 79
2603 E Goshen Ave 098340042 9.68 RHD R-M-3 Industrial 242 E Tulare Ave & S Ben
Maddox Way
100390001 4.62 RHD R-M-3 Agriculture 116
1641 E Tulare Ave 100390002 3.81 RHD R-M-3 Agriculture 95 511 E School Ave 094240044 1.00 DMU DMU Industrial 80
City-Owned Sites
While the vast majority of identified opportunity sites are privately owned, 6 sites owned by the City have been identified as having high redevelopment potential and have been included on the Site Inventory. These sites are currently vacant, parking, commercial, and light industrial and are considered highly developable and are currently zoned to support high-density, mixed-use, and transit-oriented development, specifically in the CMU and DMU zones.

The City will follow all requirements of the Surplus Land Act, Article 8 (commencing with Section 54220) of Chapter 5 of Part 1 of Division 2 of Title 5, including holding a public hearing designating the properties as “surplus properties” under California Law. Table 63 lists the Cityowned sites identified for redevelopment. In the event that these sites do not develop in this time frame, the City will identify alternative sites to accommodate the RHNA. 3450
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 163
Table 63
City Owned Sites
Visalia
2022
Address APN Acres Land Use Zoning Existing
Use
Total
Units
Status
N Ben Maddox Way & E
Goshen Ave
098142055 1.67 CMU CMU Industrial 42 City Ownership
700 E Murray Ave 094250020 1.47 CMU CMU Industrial 37 Surplus Land 701 E Race Ave 094100022 3.26 CMU CMU Industrial 82 Surplus Land 413 N Ben Maddox Way 094180012 3.97 O CMU Commercial 99 Successor Agency E Mineral King Ave & S
Bridge St
094302019 1.39 DMU DMU Parking 111 City Ownership
N Floral St & W Center Ave 094321007 0.61 DMU DMU Parking 49 City Ownership Large Sites for Lower-Income Units
Government Code Section 65583.2 establishes that sites between 0.5 and 10 acres in size, which are zoned for residential development at greater than 30 units per acre, are suitable for lower-income projects. Very small parcels, even when zoned for high densities, may not facilitate the scale of development required to access competitive funding resources. No standalone parcels smaller than 0.5 acres include lower-income units. Conversely, typically lower-resource affordable housing developers may be unable to finance the scale of project necessitated by very large parcels.

Excluding parcels listed for annexation, the Site Inventory includes five vacant parcels larger than 10 acres that include lower-income units. These sites have an existing zoning of R-M-3, which would allow for up to 35 units per acre. The City anticipates that these parcels would be subdivided to accommodate a variety of uses (79071030) or develop the site at its current size (77100105 & 126070049). While two sites have not received proposals to develop or divide the parcel, the City has a strong track record of developing large parcels and does not anticipate parcel size to impede residential development of these sites. The City will work with developers to include an affordable housing development on these sites.

The status of the five sites identified to support lower-income units are detailed below. The realistic unit capacity for each site is shown on Table 64:
3506 N Dinuba Blvd (79071030)
A parcel map to separate this site into parcels smaller than 10 acres was approved by the Planning Commission on July 24, 2023. A final map is expected to record within one year. Therefore, the site is expected to record on an adequately sized parcel in July 2024 or later. The applicant has stated their intent to utilize deed restriction to maintain affordability for Lower income level.
3451
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 164 December 2023
1818 E Goshen Ave (98050002)
There have been no proposals received by the City to develop or further divide the site into smaller parcels.

E Douglas Ave & N O'Malley St (98050003)
There have been no proposals received by the City to develop or further divide the site into smaller parcels.

W Riggin Ave & N Roeben St (77100105)
This site is included within the boundaries of a specific plan (Carleton Acres Specific Plan) that was adopted by the City Council on October 2, 2023. Conceptual developments have been reviewed by the City’s Site Plan Review committee on five occasions in 2021 and 2022, none of which have included proposals to divide the site into smaller parcels.

S Stonebrook St & W Cameron Ave (126070049)
A conditional use permit to develop 228 multifamily units on this site was submitted to the City and is currently pending review by the Planning Commission. There is no intent to further divide the site into smaller parcels.

Table 64 Large Sites
Visalia
2022
Address
APN Acres Land Use Zoning
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total Units
3506 N Dinuba
Blvd
079071030 16.00 RHD R-M-3 250 0 150 400
1818 E Goshen
Ave
098050002 11.00 RHD R-M-3 250 0 25 250
E Douglas Ave &
N O'Malley St
098050003 11.00 RHD R-M-3 250 0 25 250
S Stonebrook St
& W Cameron
Ave
126070049 11.00 RHD R-M-3 250 0 25 250
W Riggin Ave &
N Roeben St
077100105 29.30 RHD R-M-3 250 0 483 733
Compliance with Assembly Bill 725
Assembly Bill 725 (AB 725, 2020) requires that at least 25 percent of a jurisdiction’s moderateand above moderate-income RHNA be satisfied on sites that can accommodate at least four units. The City satisfies its RHNA for moderate- and above moderate-income units through a combination of low, medium, and high density residential zoning. Approximately 62 percent of the City’s moderate-income RHNA and 33 percent of the City’s above moderate-income RHNA 3452
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 165
can be accommodated on sites zoned for at least 25 dwelling units per acre and therefore fully complies with AB 725.

Inventory of Residential Opportunity Sites
The Site Inventory lists all sites or parcels that are capable of accommodating and intend to accommodate residential development in fulfillment of Visalia’s RHNA. The inventory is broken up into four distinct geographic areas of the city:
• Northeast Visalia
• Northwest Visalia
• Southeast Visalia
• Southwest Visalia
Each site listing 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
• Assessors Parcel Number (GC 65583.2(b)1))
• Size in acres (GC 65583.2(b)(2))
• General Plan land use designation (GC 65583.2(b)(2))
• Zoning designation (GC 65583.2(b)(2))
• Description of existing uses (GC 65583.2(b)(3))
• Improvement to land value ratio (ILV)
• Floor area ratio (FAR)
• Inventoried income level (lower, moderate, above moderate) (GC 65583.2(c)) • Total number of units realistically assumed on the site Northeast Visalia
The northeast quadrant of Visalia represents the area with the highest capacity for future residential units. This area encompasses the Downtown and East Downtown areas and there are significant opportunities on large low-density residential sites in the eastern portion of the city.

Of the 130 sites identified in this quadrant, 91 sites are vacant. Additionally, approximately 66 percent of all units in this area are on vacant sites, including approximately 50 percent of the lower-income units. Nonvacant sites in this area occur primarily in CMU and DMU zones. Existing uses identified as candidates for redevelopment include underutilized commercial, industrial, and parking area that have significant potential for high density residential development.

The northeast quadrant of Visalia can accommodate 3,792 lower-income units, 812 moderateincome units, and 1,210 above moderate-income units, as shown on Table 65. Approximately 82 percent of units in this area are designed High or Highest Resource by the California Tax 3453
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 166 December 2023
Credit Allocation Committee (TCAC). All sites are shown with a corresponding Map ID on Figure

5. Northwest Visalia
The northwest quadrant of Visalia has significantly less development potential than its northeast counterpart. This area predominantly consists of commercial and industrial uses and low-density residential. All sites identified in this area are currently vacant, with one R-1-5 site that is currently used for agriculture. A total of 11 sites were identified in this quadrant.

The northwest quadrant of Visalia can accommodate 291 lower-income units and 1,456 above moderate-income units, as shown on Table 66. All units in this area are designed High or Highest Resource. All sites are shown with a corresponding Map ID on Figure 6.

Southeast Visalia
The southeast quadrant of Visalia can accommodate a moderate number of units in all income categories. This area primarily consists of low density residential and commercial uses in the north and west portions of the quadrant. The City identified 50 potential sites in this area. Of these sites, 34 are vacant, six are used for agriculture, and 10 are used for commercial or parking. Nonvacant commercial and parking lot sites are located in the CMU zone along S Mooney Boulevard and have potential for redevelopment.

The southeast quadrant of Visalia can accommodate 953 lower-income units, 509 moderateincome units, and 711 above moderate-income units, as shown on Table 67. Approximately 72 percent of the units in this area are designed High or Highest Resource. All sites are shown with a corresponding Map ID on Figure 7.

Southwest Visalia
The southwest quadrant of Visalia has the least amount of development capacity. Similar to the Northwest and Southeast quadrants, the southwest primarily consists of low-density residential and commercial uses, however this quadrant includes both the Visalia Municipal Airport and State Route 99, both of which limit the amount of land available for development and pose potential health risks related to air quality and noise. The City identified 15 potential sites in this area. Of these sites, seven are vacant, while the remaining eight sites include commercial uses in the CMU zone along S Mooney Boulevard.

The southwest quadrant of Visalia can accommodate 430 lower-income units, 65 moderateincome units, and 284 above moderate-income units, as shown on Table 68. All units in this area are designed High or Highest Resource. All sites are shown with a corresponding Map ID on Figure 8.
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City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 167
Table 65
Opportunity Sites in Northeast Visalia
Map
ID Address APN Acres Land Use Zoning
Existing
Uses
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Units
Moderate
Income
Units
Above
ModerateIncome
Units
Total
Units
2 N St Johns Pkwy & E
Modoc Ave
091040025 1.29 RLD R-1-5 Vacant 0.00 0.00 0 0 6 6
3 N St Johns Pkwy & E
Modoc Ave
091333044 3.89 RLD R-1-5 Vacant 0.00 0.00 0 0 19 19
4 N Dunworth St 098050058 0.35 RLD R-1-5 Vacant 0.00 0.00 0 0 2 2 5 E Goshen Ave & Rd 140 098050060 9.08 RLD R-1-5 Vacant 0.00 0.00 45 0 0 45 6 E Douglas Ave & Rd 140 098050062 1.69 RLD R-1-5 Vacant 0.00 0.00 8 0 0 8 7 N Dunworth St & E
Douglas Ave
098050067 14.00 RLD R-1-5 Vacant 0.00 0.00 0 0 70 70
8 E Goshen Ave & S
Vimargo St
098050068 16.00 RLD R-1-5 Vacant 0.00 0.00 0 0 80 80
9 E St Johns Pkwy & N Cain
St
098220057 2.02 RLD R-1-5 Vacant 0.00 0.00 0 0 10 10
10 E Houston Ave & N Velie
Ct
103180084 0.21 RLD R-1-5 Vacant 0.00 0.00 0 0 1 1
11 N Vista Dr & N Simon St
(near Mill Creek)
103210035 1.07 RLD R-1-5 Vacant 0.00 0.00 0 0 5 5
12 E Stewart Ct & McAuliff St 103330084 0.14 RLD R-1-5 Vacant 0.00 0.00 0 0 1 1 13 E Roosevelt Ave & N
Manzanita St
103330088 0.11 RLD R-1-5 Vacant 0.00 0.00 0 0 1 1
14 E Cecil Ct & N Manzanita
St
103330094 0.19 RLD R-1-5 Vacant 0.00 0.00 0 0 1 1
15 3307 E Houston Ave Unit 1 103330100 1.20 RLD R-1-5 Vacant 0.00 0.00 0 0 6 6 16 3631 E Houston Ave 103330101 0.90 RLD R-1-5 Vacant 0.00 0.00 0 0 5 5 17 2326 N Bridge St 091030038 2.83 RLD R-1-5 Vacant 0.00 0.00 0 0 14 14 18 N Virmargo St & E Oak
Ave
098330006 4.65 RLD R-1-5 Vacant 0.00 0.00 0 0 23 23
19 2007 N Cain St 098440028 1.37 RLD R-1-5 Vacant 0.00 0.00 0 0 7 7 20 2037 N Cain St 098440029 0.80 RLD R-1-5 Vacant 0.00 0.00 0 0 4 4 21 2049 N Cain St 098440030 1.00 RLD R-1-5 Vacant 0.00 0.00 0 0 5 5 22 2002 N Ben Maddox Way 098440037 3.00 RLD R-1-5 Vacant 0.00 0.00 0 0 15 15 3455
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 168 December 2023
Table 65
Opportunity Sites in Northeast Visalia
Map
ID Address APN Acres Land Use Zoning
Existing
Uses
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Units
Moderate
Income
Units
Above
ModerateIncome
Units
Total
Units
23 1817 N Cain St 098453027 2.00 RLD R-1-5 Vacant 0.00 0.00 0 0 10 10 24 1835 N Cain St 098453028 1.80 RLD R-1-5 Vacant 0.00 0.00 0 0 9 9 25 1716 N Cain St 098470001 4.00 RLD R-1-5 Vacant 0.00 0.00 0 0 20 20 26 2232 N Ben Maddox Way 098490029 0.90 RLD R-1-5 Vacant 0.00 0.00 0 0 5 5 27 E Houston Ave & N
Virmargo St
098510015 4.79 RLD R-1-5 Vacant 0.00 0.00 0 0 24 24
28 3504 E Douglas Ave 103280032 4.00 RLD R-1-5 Vacant 0.00 0.00 0 0 20 20 29 3436 E Douglas Ave 103280081 1.63 RLD R-1-5 Vacant 0.00 0.00 0 0 8 8 38 4000 E St Johns Pkwy 103020051 9.99 RLD R-1-5 Vacant 0.00 0.00 0 0 50 50 39 St Johns Pkwy & N Sol St 103020052 7.37 RLD R-1-5 Vacant 0.00 0.00 0 0 37 37 40 St Johns Pkwy & River
Run St
103020057 4.66 RLD R-1-5 Vacant 0.00 0.00 0 0 23 23
41 St Johns Pkwy & River
Run St
103020064 6.57 RLD R-1-5 Vacant 0.00 0.00 0 0 33 33
42 St Johns Pkwy & River
Run St
103020070 3.95 RLD R-1-5 Vacant 0.00 0.00 0 0 20 20
43 4018 E Douglas Ave 103120019 8.55 RLD R-1-5 Vacant 0.00 0.00 0 0 43 43 48 3227 E Houston Ave 103180081 0.25 RLD R-1-5 Vacant 0.00 0.00 0 0 1 1 49 3223 E Houston Ave 103180080 1.78 RLD R-1-5 Vacant 0.00 0.00 0 0 9 9 50 E Douglas Ave & McAuliff
St
103320060 5.47 RLD R-1-5 Vacant 0.00 0.00 0 0 27 27
56 Goshen Ave & Cain St 098142057 25.31 RLD R-1-5 Vacant 0.00 0.00 0 0 138 138 R-1-5 Total 158.81 53 0 752 805
65 E Douglas Ave & N Tracy
St
098050069 5.72 RMD R-M-2 Vacant 0.00 0.00 0 0 69 69
66 E Douglas Ave & Rd 140 103290029 0.93 RMD R-M-2 Vacant 0.00 0.00 0 0 11 11 68 W Sanders Ct & N Leslie
St
093021027 0.52 RMD R-M-2 Vacant 0.00 0.00 0 0 6 6
69 W Sanders Ct & N Leslie
St
093021028 0.52 RMD R-M-2 Vacant 0.00 0.00 0 0 6 6
72 E Houston Ave & N Irma 098030002 5.65 RMD R-M-2 Vacant 0.00 0.00 0 0 68 68 3456
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 169
Table 65
Opportunity Sites in Northeast Visalia
Map
ID Address APN Acres Land Use Zoning
Existing
Uses
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Units
Moderate
Income
Units
Above
ModerateIncome
Units
Total
Units
St
73 E Houston Ave & N Irma
St
098050005 9.05 RMD R-M-2 Vacant 0.00 0.00 0 109 0 109
74 1736 E Houston Ave 098200052 1.46 RMD R-M-2 Vacant 0.00 0.00 0 18 0 18 75 Houston St and Cain St 098200070 3.67 RMD R-M-2 Vacant 0.00 0.00 0 44 0 44 76 N Irma St & School Ct 098330007 2.37 RMD R-M-2 Vacant 0.00 0.00 0 28 0 28 77 1904 E Houston Ave 098480005 1.69 RMD R-M-2 Vacant 0.00 0.00 0 20 0 20 80 Ivanhoe Dr & Comstock St 103020068 2.62 RMD R-M-2 Vacant 0.00 0.00 0 31 0 31 81 Ivanhoe Dr & Comstock St 103020069 6.40 RMD R-M-2 Vacant 0.00 0.00 0 77 0 77 97 W Riggin Ave & S
Giddings St
078450019 11.62 RMD R-M-2 Vacant 0.00 0.00 0 0 98 98
98 Dinuba Blvd & Ferguson
Ave
090060019 6.36 RMD R-M-2 Vacant 0.00 0.00 0 76 0 76
99 Riggin Ave & Dayton Ct 078430008 1.30 RMD R-M-2 Industrial 0.00 0.00 0 16 0 16 R-M-2 Total 59.88 0 419 258 677
104 Houston & Road 146 103020072 9.16 RMD R-M-3 Vacant 0.00 0.00 0 229 0 229 105 Shannon Pkwy & N
Conyer St
078120040 7.08 RHD R-M-3 Vacant 0.00 0.00 177 0 0 177
106 3506 N Dinuba Blvd 079071030 16.00 RHD R-M-3 Vacant 0.00 0.00 250 0 150 400 108 E Douglas Ave & N Santa
Fe St
094110019 2.65 RHD R-M-3 Vacant 0.00 0.00 66 0 0 66
110 1818 E Goshen Ave 098050002 11.00 RHD R-M-3 Vacant 0.00 0.00 250 0 25 275 111 E Douglas Ave & N
O'Malley St
098050003 11.00 RHD R-M-3 Vacant 0.00 0.00 250 0 25 275 112 E Douglas Ave & N Cain
St
098050035 4.13 RHD R-M-3 Vacant 0.00 0.00 103 0 0 103
113 2046 E Goshen Ave 098050070 5.00 RMD R-M-3 Vacant 0.00 0.00 125 0 0 125 114 2505 E Goshen Ave Unit B 098060027 0.50 RHD R-M-3 Vacant 0.00 0.00 13 0 0 13 115 2541 E Goshen Ave 098060038 1.00 RHD R-M-3 Vacant 0.00 0.00 25 0 0 25 116 Boyer Ln & E Goshen Ave 098060043 3.15 RHD R-M-3 Industrial 0.21 0.10 79 0 0 79 3457
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 170 December 2023
Table 65
Opportunity Sites in Northeast Visalia
Map
ID Address APN Acres Land Use Zoning
Existing
Uses
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Units
Moderate
Income
Units
Above
ModerateIncome
Units
Total
Units
117 2603 E Goshen Ave 098340042 9.68 RHD R-M-3 Industrial 0.00 0.01 242 0 0 242 123 W Murray Ave & N Jacob
St
093243009 0.17 RHD R-M-3 Vacant 0.00 0.00 0 4 0 4
124 W Murray Ave & N Jacob
St
093243010 0.16 RHD R-M-3 Vacant 0.00 0.00 0 4 0 4
127 1905 E Houston Ave 098180050 2.89 RHD R-M-3 Vacant 0.00 0.00 72 0 0 72 R-M-3 Total 83.57 1,652 237 200 2,089
132 S Burke St & E Acequia
Ave
094222015 0.90 CMU CMU Vacant 0.00 0.00 23 0 0 23
133 E Main St & S Edison St 094201027 2.20 CMU CMU Vacant 0.00 0.00 55 0 0 55 134 N Burke St & E School Ave 094250031 0.70 CMU CMU Vacant 0.00 0.00 18 0 0 18 135 N Santa Fe & E Grove Ave 094110013 2.00 RHD CMU Commercial 0.00 0.00 50 0 0 50 136 500 E Race Ave 094100037 1.40 RHD CMU Commercial 1.46 0.36 35 0 0 35 137 500 N Tipton St 094250004 0.40 CMU CMU Vacant 0.00 0.00 0 10 0 10 138 S Tipton St & E Acequia
Ave
094222004 2.30 CMU CMU Vacant 0.00 0.00 58 0 0 58
139 E Main St & N Liberty St 094231008 0.30 CMU CMU Vacant 0.00 0.00 0 8 0 8 140 E Main St & N Liberty St 094231009 0.10 CMU CMU Vacant 0.00 0.00 0 3 0 3 141 604 E Main St 094231010 0.10 CMU CMU Vacant 0.00 0.00 0 3 0 3 142 E Main St & N Liberty St 094232001 0.10 CMU CMU Vacant 0.00 0.00 0 3 0 3 143 E Center Ave & N Liberty
St
094232003 0.30 CMU CMU Vacant 0.00 0.00 0 8 0 8
144 E Main St & N Liberty St 094232016 0.30 CMU CMU Vacant 0.00 0.00 0 8 0 8 145 E Main St & N Liberty St 094232006 0.40 CMU CMU Vacant 0.00 0.00 0 10 0 10 146 N Burke St & E Main St 094201001 0.20 CMU CMU Vacant 0.00 0.00 0 5 0 5 147 615 E Main St 094235017 0.75 CMU CMU Vacant 0.00 0.00 19 0 0 19 148 535 N Burke St 094250015 0.84 CMU CMU Industrial 0.00 0.07 21 0 0 21 149 N Santa Fe & E Race Ave 094100042 0.74 CMU CMU Vacant 0.00 0.00 19 0 0 19 150 N Tipton St & E Race Ave 094100041 0.52 CMU CMU Vacant 0.00 0.00 13 0 0 13 151 E Houston Ave & N Santa 094130005 1.26 CMU CMU Vacant 0.00 0.00 32 0 0 32 3458
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 171
Table 65
Opportunity Sites in Northeast Visalia
Map
ID Address APN Acres Land Use Zoning
Existing
Uses
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Units
Moderate
Income
Units
Above
ModerateIncome
Units
Total
Units
Fe St
152 E Houston Ave & N Santa
Fe St
094130049 0.68 CMU CMU Vacant 0.00 0.00 17 0 0 17
153 E Houston Ave & McAuliff
St
103120085 1.43 CMU CMU Vacant 0.00 0.00 36 0 0 36
155 2135 N Dinuba Blvd 090280017 1.37 CMU CMU Commercial 0.68 0.23 34 0 0 34 156 N Ben Maddox Way & E
Goshen Ave
098142055 1.67 CMU CMU Industrial 0.00 0.00 42 0 0 42
157 730 E Mineral King Ave 094222029 3.42 CMU CMU Commercial 0.81 0.24 86 0 0 86 158 700 E Mineral King Ave
Unit A
094222030 1.09 CMU CMU Commercial 0.27 0.30 27 0 0 27
159 715 1/2 E Acequia Ave
Unit A
094222019 1.14 CMU CMU Commercial 0.27 0.33 29 0 0 29
160 721 E Acequia Ave 094222018 1.31 CMU CMU Industrial 0.00 0.28 33 0 0 33 161 815 E Acequia Ave 094222006 0.65 CMU CMU Commercial 0.81 0.15 16 0 0 16 162 940 E Main St 094201019 0.68 CMU CMU Commercial 0.68 0.47 17 0 0 17 163 1040 E Main St 094201026 0.73 CMU CMU Commercial 0.00 0.12 18 0 0 18 164 620 E Center Ave 094240029 0.86 C CMU Commercial 0.00 0.29 22 0 0 22 165 700 E Murray Ave 094250020 1.47 CMU CMU Industrial 0.27 0.03 37 0 0 37 166 701 E Race Ave 094100022 3.26 CMU CMU Industrial 0.27 0.06 82 0 0 82 167 800 N Burke St 094160023 0.92 CMU CMU Commercial 0.37 0.21 23 0 0 23 168 202 NE 2nd Ave 094034011 0.65 CMU CMU Commercial 0.00 0.62 16 0 0 16 169 N Santa Fe St & N Grape
St
094120039 0.89 CMU CMU Parking 0.20 0.00 22 0 0 22
170 1120 N Santa Fe St 094120037 4.29 CMU CMU Commercial 0.20 0.53 107 0 0 107 171 1319 W Goshen Ave 093253001 0.95 CMU CMU Industrial 0.50 0.12 24 0 0 24 174 N Burke St & E School Ave 094250047 2.67 CMU CMU Parking 0.00 0.00 67 0 0 67 175 413 N Ben Maddox Way 094180012 3.97 O CMU Commercial 0.00 0.02 99 0 0 99 176 Shannon Pkwy & N
Conyer St
078120055 7.36 CMU CMU Vacant 0.00 0.00 88 0 0 88
3459
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 172 December 2023
Table 65
Opportunity Sites in Northeast Visalia
Map
ID Address APN Acres Land Use Zoning
Existing
Uses
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Units
Moderate
Income
Units
Above
ModerateIncome
Units
Total
Units
180 E Mineral King Ave & S
Burke St
094211024 0.50 CMU CMU Vacant 0.00 0.00 13 0 0 13
188 620 W Houston Ave 090096021 0.79 CMU CMU Commercial 0.82 0.43 20 0 0 20 189 512 N Ben Maddox Way 098142063 1.19 CMU CMU Commercial 0.00 0.03 30 0 0 30 190 1122 E Mineral King Ave 094212018 0.53 CMU CMU Industrial 0.89 0.09 13 0 0 13 200 500 N Santa Fe St 094250046 1.10 CMU CMU Commercial 0.00 0.39 27 0 0 27 201 1123 E Acequia Ave 094212056 1.22 CMU CMU Commercial 0.89 0.11 31 0 0 31 202 1322 N MC Auliff St Unit
101
103120084 2.41 CMU CMU Commercial 0.00 0.08 60 0 0 60
CMU Total 65.03 1479 58 0 1537
203 330 N Santa Fe St 094240001 0.30 DMU DMU Industrial 0.81 0.20 0 24 0 203 204 N Santa Fe St & E Oak
Ave
094240002 0.50 DMU DMU Vacant 0.00 0.00 40 0 0 204
205 511 E SCHOOL AVE 094240044 1.00 DMU DMU Industrial 0.53 0.32 80 0 0 205 206 N Santa Fe St & E Main St 094231014 0.40 DMU DMU Vacant 0.00 0.00 0 32 0 206 207 N Santa Fe St & E Acequia
Ave
094221010 0.60 DMU DMU Vacant 0.00 0.00 48 0 0 207
208 E Mineral King Ave & S
Santa Fe St
094221015 0.30 DMU DMU Vacant 0.00 0.00 0 24 0 208
209 E Mineral King Ave & S
Bridge St
094302019 1.39 DMU DMU Parking 0.50 0.00 111 0 0 209
210 200 S Bridge St 094304006 1.39 DMU DMU Commercial 0.00 0.72 112 0 0 210 211 N Floral St & W Center
Ave
094321007 0.61 DMU DMU Parking 0.20 0.00 49 0 0 211
212 200 E Center Ave 094286002 0.75 DMU DMU Commercial 0.90 0.40 60 0 0 212 213 E Mineral King Ave & S
Santa Fe St
094305010 0.22 DMU DMU Vacant 0.00 0.00 0 18 0 213
214 200 S Court St 094301009 0.75 DMU DMU Commercial 0.86 0.29 60 0 0 214 215 505 N Court St 094355011 0.60 DMU DMU Commercial 0.90 0.40 48 0 0 215 DMU Total 8.81 608 98 0 706
Grand Total 376.10 3,792 812 1210 5,814
3460
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 173
Figure 5 Sites in Northeast Visalia
3461
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 174 December 2023
Table 66
Opportunity Sites in Northwest Visalia
Map
ID Address APN Acres Land Use Zoning
Existing
Use
Improvement
to Land
Value Ratio
(ILV)
Floor Area
Ration
(FAR)
Lower
Income
Units
Moderate
Income
Units
Above
ModerateIncome
Units Total Units
1 6714 N Shirk Rd 081030046 4.89 RVLD R-1-20 Vacant 0.00 0.00 0 0 5 5 Total R-1-20 4.89 0 0 5 5
37 3629 N Demaree St 077060022 45.00 RLD R-1-5 Agriculture 0.49 0.00 0 0 225 225 44 6306 W Hurley Ave 085570007 3.60 RLD R-1-5 Vacant 0.00 0.00 0 0 18 18 47 N Akers St & Avenue 316 077060024 72.00 RLD R-1-5 Vacant 0.00 0.00 0 0 360 360 51 W Ferguson Ave & N Akers St 077070048 24.75 RLD R-1-5 Vacant 0.00 0.00 0 0 91 91 53 Shirk St & Modoc Ave 077650001 4.81 RLD R-1-5 Vacant 0.00 0.00 0 0 22 22 55 Lovers Lane & Cherry Lane 127030018 32.35 RLD R-1-5 Vacant 0.00 0.00 0 0 174 174 58 Ave 312 & N Roeben St 077490018 4.50 RMD R-1-5 Vacant 0.00 0.00 0 0 23 23 Total R-1-5 187.01 0 0 913 913
62 Rd 108 & Ave 312 077180022 4.61 RLD R-M-2 Vacant 0.00 0.00 0 0 55 55 Total R-M-2 4.61 0 0 55 55
128 W Riggin Ave & N Roeben St 077100105 29.30 RHD R-M-3 Vacant 0.00 0.00 250 0 483 733 129 W Ferguson Ave & N Shirk St 077640013 1.65 RHD R-M-3 Vacant 0.00 0.00 41 0 0 41 Total RHD 30.95 291 0 483 774
Grand Total 227.46 291 0 1456 1,747
3462
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 175
Figure 6 Sites in Northwest Visalia
3463
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 176 December 2023
Table 67
Opportunity Sites in Southeast Visalia
Map
ID Address APN Acres Land Use
Zoning
Existing
Use
Existing
Use
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Moderate
Income
Units
Above
ModerateIncome
Units
Total
Units
30 E Tulare Ave & S Burke St 097160015 4.79 RLD R-1-5 Agriculture 2.20 0.00 0 0 24 24 31 1020 E Tulare Ave 097160018 2.36 RLD R-1-5 Agriculture 2.20 0.03 0 0 12 12 32 E Tulare Ave & S Burke St 097170001 4.39 RLD R-1-5 Agriculture 1.76 0.00 0 0 22 22 33 E Tulare Ave & S Burke St 097181017 0.92 RLD R-1-5 Agriculture 2.59 0.00 0 0 5 5 34 1226 S Liberty St 097242001 1.68 RLD R-1-5 Vacant 0.00 0.00 0 0 8 8 35 1737 E Tulare Ave 100140011 2.00 RLD R-1-5 Vacant 0.00 0.00 0 0 10 10 36 1739 E Tulare Ave 100140025 0.83 RLD R-1-5 Vacant 0.00 0.00 0 0 4 4 45 S Lovers Ln & E K Ave 126920003 5.15 RLD R-1-5 Vacant 0.00 0.00 0 0 26 26 46 S Lovers Ln & E K Ave 126920004 5.25 RLD R-1-5 Vacant 0.00 0.00 0 0 26 26 52 W Ferguson Ave & N Chinowth
St
077190007 23.70 RLD R-1-5 Vacant 0.00 0.00 0 0 117 117
54 Lovers Lane & Packwood
Creek
101050041 35.06 RLD R-1-5 Vacant 0.00 0.00 0 0 96 96
57 Santa Fe St & Beech St 123080034 12.33 RLD R-1-5 Vacant 0.00 0.00 0 0 54 54 R-1-5 Total 98.46 0 0 404 404
63 E Tulare Ave & S Santa Fe St 097241001 0.97 RMD R-M-2 Vacant 0.00 0.00 0 0 12 12 64 E Tulare Ave & S Liberty St 097241014 0.62 RMD R-M-2 Vacant 0.00 0.00 0 0 7 7 70 E Tulare Ave & S Burke St 097242017 1.85 RMD R-M-2 Vacant 0.00 0.00 0 0 22 22 71 1425 S GARDEN ST 097261010 0.60 RMD R-M-2 Vacant 0.00 0.00 0 0 7 7 78 S Goddard St & E Noble Ave 100070047 1.00 RMD R-M-2 Vacant 0.00 0.00 0 12 0 12 79 2639 E Noble Ave 100080003 9.06 RMD R-M-2 Vacant 0.00 0.00 0 109 0 109 82 E K Ave & S Oakhurst St 126470008 1.93 RMD R-M-2 Vacant 0.00 0.00 0 23 0 23 83 E Walnut Ave & S Pinkham St 126530001 6.44 RMD R-M-2 Vacant 0.00 0.00 0 77 0 77 88 1309 S Liberty St 097241016 0.09 RMD R-M-2 Vacant 0.00 0.00 0 1 0 1 89 E Tulare Ave & S Liberty St 097241028 0.20 RMD R-M-2 Vacant 0.00 0.00 0 2 0 2 90 E Tulare Ave & S Santa Fe St 097241042 0.51 RMD R-M-2 Vacant 0.00 0.00 0 6 0 6 91 E Paradise Ave & S Garden St 097261045 0.48 RMD R-M-2 Vacant 0.00 0.00 0 6 0 6 92 S Velie St & E Noble Ave 101041001 0.27 RMD R-M-2 Vacant 0.00 0.00 0 3 0 3 93 S Velie St & E Noble Ave 101041002 0.26 RMD R-M-2 Vacant 0.00 0.00 0 3 0 3 94 S Pinkham St & E Myrtle Ct 100050012 1.89 RMD R-M-2 Vacant 0.00 0.00 0 0 23 23 95 Lovers Ln & Walnut Ave 100360032 6.72 RMD R-M-2 Vacant 0.00 0.00 0 0 81 81 3464
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 177
Table 67
Opportunity Sites in Southeast Visalia
Map
ID Address APN Acres Land Use
Zoning
Existing
Use
Existing
Use
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Moderate
Income
Units
Above
ModerateIncome
Units
Total
Units
96 Lovers Ln & Howard Ave 101390060 2.12 RMD R-M-2 Vacant 0.00 0.00 0 0 25 25 R-M-2 Total 35.01 0 242 177 419
101 Stonebrook St & Cameron Ave 126062103 8.71 C-R C-R Vacant 0.00 0.00 0 0 105 105 103 Cameron Ave & Vintage St 126070050 18.63 CR C-R Vacant 0.00 0.00 0 224 0 224 C-R Total 27.34 0 224 105 329
109 S Santa Fe St & E Paradise
Ave
097272032 1.46 RHD R-M-3 Vacant 0.00 0.00 37 0 0 37
118 E Tulare Ave & S Ben Maddox
Way
100390001 4.62 RHD R-M-3 Agriculture 0.00 0.00 116 0 0 116 119 1641 E Tulare Ave 100390002 3.81 RHD R-M-3 Agriculture 2.41 0.00 95 0 0 95 121 E Caldwell Ave & S Santa Fe St 123220044 4.85 RHD R-M-3 Vacant 0.00 0.00 121 0 0 121 125 W Tulare Ave & S Central St 096321012 0.33 RHD R-M-3 Vacant 0.00 0.00 0 8 0 8 126 S Stonebrook St & W Cameron
Ave
126070049 11.00 RHD R-M-3 Vacant 0.00 0.00 250 0 25 275 R-M-3 Total 26.07 619 8 25 652
154 S Fairway St & W Orchard Ave 122300042 0.62 CMU CMU Parking 0.00 0.00 15 0 0 15 172 1300 S Mooney Blvd Unit 1 096321016 0.51 CMU CMU Commercial 0.43 0.21 13 0 0 13 177 1740 W Caldwell Ave 122290012 0.36 CMU CMU Vacant 0.00 0.00 0 9 0 9 178 1741 W Caldwell Ave 122290013 0.50 CMU CMU Vacant 0.00 0.00 0 13 0 13 179 1742 W Caldwell Ave 122290014 0.50 CMU CMU Vacant 0.00 0.00 0 13 0 13 184 1740 W Caldwell Ave 122290011 2.84 CMU CMU Commercial 0.00 0.32 71 0 0 71 185 3360 S Fairway St 122300043 0.64 CMU CMU Commercial 0.00 0.46 16 0 0 16 186 3252 S Mooney Blvd 122300017 4.16 CMU CMU Commercial 0.68 0.25 104 0 0 104 187 3230 S Mooney Blvd 122313020 0.95 CMU CMU Commercial 0.68 0.49 24 0 0 24 191 1921 S Central St 096291020 0.73 CMU CMU Commercial 0.00 0.41 18 0 0 18 192 1920 S Mooney Blvd 096291021 1.04 CMU CMU Commercial 0.00 0.30 26 0 0 26 193 1920 W Princeton Ave Unit 13 096301022 0.97 CMU CMU Commercial 0.00 0.19 24 0 0 24 199 2700 S Mooney Blvd 122011022 0.90 CMU CMU Commercial 0.67 0.39 23 0 0 23 CMU Total 14.72 334 35 0 369
Grand Total 201.60 953 509 711 2,173
3465
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 178 December 2023
Figure 7 Sites in Southeast Visalia
3466
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 179
Table 68
Opportunity Sites in Southwest Visalia
Map
ID Address APN Acres Land Use
Zoning
Existing
Use
Existing
use
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Units
Moderate
Income
Units
Above
ModerateIncome
Units Total Units
59 Visalia Pkwy & County
Center
126960004 8.69 RLD R-1-5 Vacant 0 0 0 0 43 43
60 4143 S Dans St 126480081 2.92 RLD R-1-5 Vacant 0 0 0 0 15 15 61 Demaree & Visalia Pkwy 126020081 2.50 RLD R-1-5 Vacant 0 0 0 0 13 13 R-1-5 Total 14.11 0 0 71 71
67 W Myrtle Ct & S Fulgham St 087090011 1.17 RMD R-M-2 Vacant 0 0 0 0 14 14 84 S Chinowth St & W Myrtle
Ave
087090015 0.34 RMD R-M-2 Vacant 0 0 0 4 4 4
85 S Chinowth St & W Myrtle
Ave
087090022 0.37 RMD R-M-2 Vacant 0 0 0 4 4 4
86 S Chinowth St & W Myrtle
Ave
087090030 0.29 RMD R-M-2 Vacant 0 0 0 3 3 3
87 S Chinowth St & W Myrtle
Ave
087090031 0.23 RMD R-M-2 Vacant 0 0 0 3 3 3
100 Visalia Pkwy & Woodland
St
126050042 8.50 RMD/RHD R-M2/R-M-3Vacant 0 0 0 0 102 102 R-M-2 Total 2.40 0 14 130 130
102 Visalia Pkwy & Woodland
St
126960005 5.42 CR C-R Vacant 0 0 0 65 0 65
C-R Total 5.42 0 65 0 165
107 W Myrtle Ct & S Fulgham St 087090035 1.35 RHD R-M-3 Vacant 0 0 34 0 0 34 120 Rd 108 & W Packwood Ave 119730011 9.52 RHD R-M-3 Vacant 0 0 238 0 0 238 122 W Myrtle Ct & S Fulgham St 087090052 0.35 RHD R-M-3 Vacant 0 0 0 9 0 9 130 Fulgham & Meadow 087100043 0.50 RHD R-M-3 Vacant 0 0 13 0 0 13 131 3120 W Caldwell Ave 121400037 4.44 RHD R-M-3 Vacant 0 0 0 0 111 111 R-M-3 Total 16.16 285 9 111 405
173 1411 S Mooney BLVD 095160076 0.85 CMU CMU Commercial 0.89 0.34 21 0 0 21 181 2131 W Whitendale Ave 121090071 0.53 CMU CMU Commercial 0.81 0.43 13 0 0 13 182 2211 W Whitendale Ave
Unit A
121090070 0.55 CMU CMU Commercial 0.81 0.31 14 0 0 14
183 2300 W Whitendale Ave 121380001 1.60 CMU CMU Commercial 0.91 0.26 40 0 0 40 3467
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 180 December 2023
Table 68
Opportunity Sites in Southwest Visalia
Map
ID Address APN Acres Land Use
Zoning
Existing
Use
Existing
use
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Units
Moderate
Income
Units
Above
ModerateIncome
Units Total Units
194 5021 W Noble Ave 087470009 1.22 CMU CMU Commercial 0 0.28 31 0 0 31 195 1725 S Mooney Blvd Unit A 095134062 0.60 CMU CMU Commercial 0.18 0.18 15 0 0 15 196 1545 S Mooney BLVD 095160087 2.15 CMU CMU Commercial 0.94 0.1 54 0 0 54 197 1441 S Mooney BLVD Unit
A
095160082 0.71 CMU CMU Commercial 0.07 0.48 18 0 0 18
198 1221 S Mooney BLVD 095120101 0.67 CMU CMU Commercial 0.93 0.27 17 0 0 17 CMU Total 8.88 223 0 0 223
Grand Total 55.47 508 88 298 894
3468
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 181
Figure 8 Sites in Southwest Visalia
3469
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 182 December 2023
Annexation Sites
Annexation is the process by which a city adds land to its jurisdictional boundaries. Following annexation, the City extends its services, laws, and voting privileges to meet the needs of residents living in the annexed area. Typically, annexation takes place in areas that are adjacent to a municipality, where the population already has expanded to densities found in urban areas.

Residents in an urban setting generally require services and facilities beyond those provided by state and county governments. 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 Visalia, overseen by the Tulare County Local Agency Formation Commission (Tulare LAFCo).

There are currently six annexations that are anticipated to be completed during the 6th cycle.

These parcels are located in the city’s Tier II growth boundary. A portion of the annexed properties are being used in the Site Inventory with an assumed 1,962 total units across these parcels. The City has started the annexation process with Tulare LAFCo and it is anticipated that these parcels will be annexed to the city and developed with residential uses by the end of the planning period. The City has worked with the property owners of these sites to commit a portion of the land to residential zoning. To ensure these parcels are available for development during the planning period, the City will work with property owners and Tulare LAFCo to facilitate the annexation of these parcels.

Table 69 shows the anticipated size and unit assumptions for each annexation. A portion of these annexations will be zoned for residential use. Estimated unit totals per income category were based on how much residential zoning is anticipated in each annexation. Above moderateincome units were assigned to very low- and low-density residential zones, moderate-income units were assigned to the medium density residential zones, and lower-income units were assigned to the high-density residential zones. Figure 9 shows the locations of these annexation sites.

Sites 2 and 4 are identified as including capacity to meet the lower-income RHNA. Program 1.7 commits the City to zone appropriate acreage within each of these sites in compliance with Government Code section 65583.2, subdivisions(h)and (i). 3470
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Table 69
Annexation Sites
Visalia
2022
Map
ID Entitlement APN(s) Acreage
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total Units
1 Pratt Family Ranch 078010022, 023,
025, 028, 029

93.00 0 63 184 247
2 Crandell / Belissa1 077050004, 004,
005

87.51 168 150 159 477
3 Barr & Wood 119022041 69.35 0 0 139 139
4 Shepherds Ranch II 81030036 40.77 0 0 200 200
5 Carlton Acres 077100108 156.00 146 91 388 625
6 Pearl Woods 127030038 67.49 0 0 274 274
Site Suitability
All annexations are consistent with LAFCO policies. This is confirmed by the City’s preconsultation meetings held with LAFCO for each annexation.

No actions to pre-zone prior to annexation are required. Descriptions of anticipated zoning include:
• Site 1: R-1-5 and R-M-2; referencing the Pratt Family Ranch Specific Plan for development standards.
• Site 2: R-1-5, R-M-2, and R-M-3; referencing the approved Conditional use Permits for development standards.
• Site 3: R-1-20; referencing Conditional Use Permit No. 2022-06 for development standards.
• Site 4: R-1-5; referencing typical City standards for development standards. • Site 5: R-1-5, R-M-2, and R-M-3; referencing the Carleton Acres Specific Plan for development standards.
• Site 6: R-1-5; referencing typical City standards for development standards.

The anticipated housing capacity listed for each site on the table above is equal to the total units, with exception of the two sites subject to Specific Plan (Pratt Family Ranch and Carleton Acres) which plan for a total unit count of 543 units and 3,262 units respectively based on the specific plans.

Known barriers to development include the procurement of an agriculture conservation easement subject to Municipal Code Title 18, that applies to annexations sites 2, 4, 5, and 6.

This must be done prior to issuance of any permit for ground disturbance.

None of the sites were subject to Williamson Act contracts. 3471
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Timing and Remaining Actions
Site 1, Pratt Family Ranch. This site was recommended by the Planning Commission on August 14, 2023, approved by the City Council on September 5, 2023, and is expected to receive LAFCO approval on December 6, 2023. Annexation is expected in February 2024. Followon actions include filing & recordation of lot line adjustments (est. 2024) and recordation of final subdivision map(s) (estimated for 2024-2027).

Site 2, Crandell/Belissa. This site was recommended by the Planning Commission on November 13, 2023, and is expected to receive City Council approval in December 2023, and LAFCO approval in March 2024. Annexation is expected in May 2024. Follow-on actions include filing & recordation of lot line adjustments (est. 2024) and recordation of final subdivision map(s) (estimated for 2024-2027). This project does have a pending entitlement for the site with the lower-income units, however further discussion with the developer is necessary for how to meet the requirement.

Site 3, Barr & Wood. This site was recommended by the Planning Commission on June 26, 2023, approved by the City Council on August 7, 2023, and received LAFCO approval on November 8, 2023. Annexation is expected in January 2024. Follow-on actions include recordation of final subdivision map(s) (estimated for 2024-2025).

Site 4, Shepherds Ranch II. This site was recommended by the Planning Commission on June 26, 2023, approved by the City Council on August 7, 2023, and received LAFCO approval on November 8, 2023. Annexation is expected in January 2024. Follow-on actions include recordation of final parcel map (2024) and recordation of final subdivision map(s) (estimated for 2024-2026).

Site 5, Carlton Acres. This site was recommended by the Planning Commission on September 11, 2023, approved by the City Council on October 2, 2023, and is expected to receive LAFCO approval on December 6, 2023. Annexation is expected in February 2024. Follow-on actions include recordation of final parcel map (2024) and recordation of final subdivision map(s) (estimated for 2024-2027). As it currently stands, this project does not have plans or a developer associated with these lower-income units.

Site 6, Pearl Woods. This site was recommended by the Planning Commission on June 12, 2023, approved by the City Council on July 17, 2023, and received LAFCO approval on November 8, 2023. Annexation is expected in January 2024. Follow-on actions include recordation of final parcel map (2024) and recordation of final subdivision map(s) (estimated for 2024-2025).
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Figure 9 Annexation Sites
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Summary of Adequate Sites
The residential Sites Inventory identified vacant and nonvacant sites in Visalia which can accommodate a total of 12,488 residential units based on residential densities per existing land use designations, zoning districts, and annexations.

Visalia anticipates meeting its RHNA requirements for the December 2023 through December 2031 planning period without the need to rezone areas of the city. The Site Inventory shows a surplus of 3,107 units, giving the City a 33 percent buffer over its allocated RHNA. The results of the residential Site Inventory are presented on Table 70. Sites are broken down by zone district.

Table 70
Adequacy of Residential Site Inventory
Visalia
2022
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 324 601 1 420 1,346
ADUs 0 0 0 64 64
Remaining RHNA 5,122 1,320 2,939 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 0 289 105 394
R-M-3 2,847 254 819 3,920
CMU 2,036 93 0 2,129
DMU 608 98 0 706
Annexations 314 304 1,344 1,962
Total Units on Vacant or
Underutilized Sites
5,858 1,713 4,917 12,488
Unit Surplus 736 393 1,978 3,107
Total % Buffer 14% 30% 67% 33%
Adequacy of Public Facilities and Infrastructure
This section addresses the adequacy of public facilities and services (i.e., water and sewer services) to accommodate planned residential growth through the end of the Housing Element planning period. The following information regarding the adequacy of public facilities and infrastructure is based largely on information provided directly from the California Water Services Company and the Superintendent of the City of Visalia Wastewater Treatment Plant. All sites identified in the inventory 3474
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have existing and available infrastructure that can support the level of residential development anticipated by the City’s 6th cycle RHNA.

Water
California Water Service (Cal Water) is the water service provider for the City of Visalia. The City’s water supply system consists of a total of 59 active groundwater wells and an underground network of interconnected subsystems located throughout the city. The total numbers of wells that are operational at any given time depend on current water demands and routine maintenance of the wells. Currently, there is an overall pumping capacity of about 55 million gallons per day (mgd).

Visalia, along with the majority of California cities, faced a severe drought starting in 2011. The state returned to pre-drought levels in 2017, and the state was declared totally drought-free in 2019. Nevertheless, the City faces an ongoing water supply issue, owing to its sole reliance on underground aquifers that provide the City with its potable water supply.

During times of severe drought, the City declared a Mandatory Stage 2 Condition of its Water Conservation Ordinance in order to preserve the underground water supply. Cal Water has also coordinated implementation of various stages of its' Water Shortage Contingency Plan during drought periods. The key to the City’s strategy to preserve the underground water supply is to reduce water consumption by limiting landscaping watering, which is the largest source of urban water consumption.

The City and Cal Water embarked upon an ambitious groundwater recharge program beginning in 2004 and instituted a groundwater overdraft mitigation fee in 2010 applicable to final maps on a per acre basis. The City and Cal Water noted the severe overdraft situation occurring as the City’s population increased year over year. The proceeds of this fee have been used to construct an extensive system of surface water capture, including water purchases from area agricultural irrigation water providers. In addition, a major feature of the City’s $125 million wastewater treatment plant upgrade includes treating water to tertiary standards and re-directing the treated water back to the City for park landscaping purposes. Cal Water has an extensive conservation program which has contributed to a reduction in per capita water demand of 30% between 2003 and 2022. During this period, demand, as measured in gallons per capita per day (gpcd) has decreased from 252 gpcd in 2003 to 176 gpcd in 2022.

Between the City’s Water Conservation Ordinance, Cal Water's conservation program, and its groundwater recharge program, the City can ensure that water service is available to homes and industries even after the end of the current Housing Element reporting period. The City has provided Cal Water with a copy of the Public Review Draft Housing Element and has asked for confirmation of sufficient water supply based on 2023 water use and available capacity.

Sewer
The City of Visalia owns and operates a wastewater treatment facility that provides sewer service to about 140,000 residents of Visalia and Goshen. The year-to-date average daily flow is 12.21 million 3475
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gallons per day (mgd), which is below flow projections according to the City’s 2008 Sanitary Sewer Master Plan. The plant has a maximum design capacity of 22 mgd, which is more than sufficient to meet current needs and at least through the end of the Housing Element reporting period. No capacity issues are anticipated over the time frame of this Housing Element.

Dry Utilities
While there is no set definition for dry utilities, it is generally accepted that the term refers to utilities that transmit either energy, such as electricity or natural gas, or data and telecommunication service, such as telephone, internet, or cable service. The City of Visalia does not manage the purveyance of dry utility services to residents. Rather, the various dry utilities that are serviced in the City of Visalia each have their own privately-held operator. Southern California Edison is the sole electricity service provider for the City of Visalia, and Southern California Gas Company is the sole natural gas service provider for the City of Visalia. Data and telecommunication service is largely provided throughout the city by AT&T; however, there are a variety of data services such as Comcast and Xfinity that have shared usage of the City’s wired communication network.

All dry utility services are extended and made available to homes that are planned in the sites inventory to the end of the current Housing Element reporting period and beyond. These services are able to be extended from existing built infrastructure that is located in the city and services existing residences and businesses. No capacity issues are anticipated over the time frame of this Housing Element, particularly as it pertains to electricity and natural gas.

Environmental Constraints on Sites
The analysis of environmental constraints included a review of all parcels identified in the inventory using GIS-based data to determine if sites possess one or more environmental constraints, including flooding, hazardous materials, or noise. No identified site is impacted by environmental constraints and there are no known existing environmental constraints, including shape, access, contamination, easements, conditions, compatibility, that would preclude housing development in the planning period.

Local Agency and Administrative Resources
The City of Visalia Community Development Department and the Housing Authority of Tulare County (HATC) are the two major governmental agencies responsible for local housing programs.

Additionally, the City works closely with non-profit organizations involved in affordable housing funding and programs in the city such as Community Services Employment Training, Inc. (CSET), Self-Help Enterprises, Inc. (SHE), and Habitat for Humanity for Tulare/Kings Counties (HFH). This section describes the roles, funding and programs they administer. 3476
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City of Visalia
The Community Development Department is responsible for administering state and federal grants, for affordable housing activity in the City of Visalia. Previously, the responsibility was held by the Visalia Redevelopment Agency, Redevelopment Division.

In order to provide affordable housing opportunities to the community, the City relies on several sources of funding to accomplish its goals including, but not limited to Community Development Block Grant (CDBG and HOME Investment Partnership (HOME),and what funds remain in the nowdefunct Neighborhood Stabilization Program (NSP).The City will also consider pursuing funding under the federal Affordable Housing & Sustainable Communities (AHSC) program.

The City of Visalia is an entitlement community under the CDBG program and a participating jurisdiction under the guidelines of the HOME program. This means that the City receives funds annually; however, the allocation is based on the federal budget. The City received a total grant allocation of approximately $6,046,959 of CDBG funds and $2,156,788 of HOME funds between 2015 and 2019, which averages to $1,209,392 of CDBG funds per year and $431,358 of HOME funds per year. Projects benefiting from the use of these funds, from 2015 to 2019 include:
• Garden Street Bridge Housing. Self-Help Enterprises rehabilitated an existing residential building in 2019 to serve as a bridge housing emergency shelter that will accommodate 15 persons. The City contributed $400,000 HOME funds in 2019 toward infrastructure or improvements and $39,500 HOME funds in 2019 toward services. • Highland Gardens. In partnership with Self-Help Enterprises, construction was completed in November 2016 on this 36-unit multi-family project for Low and very –lowincome qualified families. The City contributed $2.0 million HOME-Community Housing Development Organization (CHDO) Funds toward the $8.3 million project. • Foreclosure Acquisition Program II. The City utilized its HOME funds in 2015 to acquire five single-family dwellings, rehabilitated and resold to income qualifying households at or below 80 percent of the area median income. • Self-Help Enterprises (CHDO) Acquisition/Rehabilitation Projects. The City provided HOME- CHDO funding to its certified CHDO, a 501c, non-profit agency, which continues to acquire both single- and multi-family properties and rehabilitate. Since 2015, SHE has acquired and resold nine single-family homes, and acquired one five-unit multifamily complex, which SHE will continue to own, providing affordable rents to very lowand low-income tenants.

The City received a one-time $2.3 million Neighborhood Stabilization Program grant through the Housing and Economic Recovery Act in 2008. The City re-purposed these funds as program income, creating additional funding over $3.2 million to acquire foreclosed homes, rehabilitate and resale to income qualifying households. Affordable housing was provided to 42 households, of which 16 were households with income at or below 50 percent of the area median income. This included a partnership with Habitat for Humanity, who continues their efforts with the remaining funding. 3477
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The Redevelopment Agency of the City of Visalia was established in 1968 for the primary purpose of eliminating blighted conditions, developing a strong economic base, and providing affordable housing opportunities to low-income households. The Redevelopment Agency was dissolved in 2012 by state legislation, along with all redevelopment agencies throughout the state. The City of Visalia elected to retain the housing assets and functions previously performed by the Redevelopment Agency, pursuant to Division 24 of the California Health and Safety Code. The functions of the successor agency are now performed by the City’s Community Development Department. Projects completed since 2008 include:
• Paradise & Court. In 2010, in partnership with Kaweah Management Company, the City provided $500,000 in HOME Community Housing Development Organization (CHDO) funds and $500,000 Redevelopment set-aside funds, towards the $3.9 million multi-family development. This project developed nine new two-story units and rehabilitated 11 existing single-story units for Kaweah Management Company. • East Kaweah Project. In partnership with Kaweah Management Company, the City’s Redevelopment Agency provided $480,000 from the Low- and Moderate-Income Housing Asset Fund, prior to the dissolution of the Redevelopment Agency. This allowed demolition of a distressed six-unit multi-family complex, with re-construction of eight multi-family units.

Housing Authority of Tulare County
The Housing Authority of Tulare County (HATC) was established in 1945 pursuant to the United States Housing Act of 1937 and state enabling legislation. By the mid-1950s the Housing Authority had assumed the management responsibilities of two farm labor housing centers, which were built in the late 1930s by the federal government.

The mission of the Housing Authority is to provide affordable, well-maintained rental housing to qualified families. As a result of the high demand for housing for working families, seniors, and disabled individuals and households, HATC prioritizes these populations in its delivery of housing assistance. HATC has implemented regulations which standardize priority to house families and single persons who are near-elderly (55 or over), disabled, handicapped, or displaced by government action. Eligible applicants are housed prior to single persons who do not qualify for one of those categories.

Over time, HATC has incorporated numerous programs into its housing portfolio—many of which are funded by different types of agencies, including the U.S. Department of Housing and Urban Development (HUD), U.S. Department of Agriculture, the Tax Credit Allocation Committee of the State Treasurer’s Office, California’s Rental Housing Construction Program, HOME, City Redevelopment Agencies (RDA) and other local agencies. Currently, HATC provides affordable rental housing to over 5,000 households throughout the County.

HATC is a public housing authority with jurisdiction within the City and the County. It administers federal and state funds for its public housing projects and government-assisted housing units, such as Housing Choice (Section 8) Vouchers and Veterans Affairs Supportive Housing (VASH) vouchers. 3478
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HATC provides funding and programs for below moderate-income households: the Housing Choice Vouchers Program (HCVP), Public Housing, Farm Labor Centers, and Senior Housing. The Public Housing Program provides rental assistance in four main areas: Visalia, Tulare, Porterville and the north county area. Through the Farm Labor Centers, the Housing Authority manages five farm labor housing developments throughout the county.

Community Services Employment Training, Inc.

Community Services Employment Training, Inc. (CSET) is a non-profit organization that provides a variety of community services for Tulare County. Their mission is to strengthen youth, families, and communities and reduce the causes of poverty. Established in 1976, CSET has partnered with the City of Visalia on multiple affordable housing programs including: foreclosure counseling, weatherization programs, utility assistance, housing assistance, and senior home repair.

CSET devotes more than $50,000 a year in HUD Permanent Supportive Housing grant funds exclusively to Visalia to house and support persons who would otherwise be homeless. CSET administers another larger HUD Permanent Supportive Housing grant to serve homeless persons throughout Tulare County, some of them located in Visalia. CSET is pursuing a HUD Rapid Rehousing grant that would allow Tulare County residents who have recently lost their homes to settle quickly into safe and stable housing and avoid chronic homelessness. CSET provided over $1 million in Rapid Rehousing services to Tulare County when ARRA stimulus funds were available.

CSET’s state certified and federally recognized 21CSC youth conservation corps, the Sequoia Community Corps, provides labor for several affordable housing programs. In partnership with SelfHelp Enterprises, its construction training crews work side by side with homeowners and supervisors in building new self-help housing in several locations. Corps members also help with home repairs and installation of weatherization measures.

Self-Help Enterprises, Inc.

Self-Help Enterprises (SHE) is a nationally recognized community development organization whose mission is to work together with low-income families to build and sustain healthy homes and communities. In the last 50 years, SHE has helped more than 6,200 families build their own homes, developed over 1,400 multi-family housing units, rehabilitated over 6,600 unsafe homes, and has provided technical assistance for reliable access to safe drinking water and sanitary sewer infrastructures to communities across eight counties in the San Joaquin Valley.

SHEs’ commitment to providing resources and training for individuals builds capacity of highly effective leaders in communities that also promote collaborative solutions for improving communities. These combined efforts have touched the lives of over 55,000 families, providing security and stability for families and building strong, healthy and sustainable communities.

SHE develops quality, affordable rental apartments to serve the housing needs of low-income Valley residents and underserved farmworker communities. Residents in these underserved communities face overcrowding and overpaying, with most working families struggling to obtain decent, 3479
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affordable housing for their families. Affordable rental apartments are important to the sustainability of communities and developing an overall vibrant community. All of SHE’s rental communities are professionally managed and are located near schools, bus lines and other community services. The rental housing communities are developed with ample space inside and outside along with plenty of green space and play areas for children. They also feature multi-use community centers complete with computer labs and kitchen facilities. SHE’s rental communities also feature energy efficient appliances, gas stove/oven, dishwasher, refrigerator and central air conditioning and heat.

SHE’s first project in Visalia, Highland Gardens, features 36-affordable one- and two-bedroom rental units completed in 2016. The project includes a centrally located community building, open recreation space, a community garden, solar PV to offset 100 percent of the electrical consumption, and a robust offering of resident services, such as an after-school program and financial literacy classes.

SHE currently has two development projects under construction in Visalia: the construction of five affordable for-sale single-family residences on separate lots, expected to be occupied in late 2023, and the construction of a mixed use affordable housing project that will house 81 apartments in downtown Visalia adjacent to the City’s transit center, expected to be occupied in 2024.

Habitat for Humanity of Tulare/Kings Counties
Habitat for Humanity of Tulare/Kings Counties (HFH) is a non-profit organization and a community level affiliate of Habitat for Humanity International, whose mission is to build affordable homes for families using volunteer labor. Similar to other affiliates around the world, HFH enables low-income families to build their own homes alongside volunteers and make payment through an affordable, zero-interest mortgage. In addition to providing home ownership opportunities, HFH also works with low-income homeowners who are challenged by age, disability, or circumstance to perform otherwise costly home repairs.

In 2012, the City of Visalia directed a portion of funding derived from the Neighborhood Stabilization Program (NSP) that allowed HFH to acquire, rehabilitate, and resell foreclosed households in Visalia city limits. Habitat was able to acquire eight properties in targeted neighborhoods with the use of NSP funding and five properties in targeted neighborhoods with the use of RDA funding (to which the City has become the Successor Agency), and will continue to perform work and resell to households at or below 50 percent of the area median income.

In 2017, Habitat constructed one new single-family residential unit located at 1415 N. Tipton Street, wherein the value of the property shall be assumed by the new homeowners and the City shall carry as a second mortgage for a period estimated between 20 and 30 years.

Funding Programs and Financial Resources
The City of Visalia utilizes local, state, and federal funds to implement its housing strategy. More than one source of public funds is typically required to construct an affordable housing development. The City of Visalia does not act as a developer in the production of market-rate or 3480
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affordable units but relies primarily upon the private sector to develop new units with the assistance of these various public funding sources.

Local Agency and Administrative Resources
The City of Visalia Community Development Department and the Housing Authority of Tulare County (HATC) are the two major governmental agencies responsible for local housing programs.

Additionally, the City works closely with non-profit organizations involved in affordable housing funding and programs in the city such as Community Services Employment Training, Inc. (CSET), Self-Help Enterprises, Inc. (SHE), and Habitat for Humanity for Tulare/Kings Counties (HFH). This section describes the roles, funding, and programs they administer.

City of Visalia
The Community Development Department is responsible for administering state and federal grants, for affordable housing activity in the City of Visalia. Previously, the responsibility was held by the Visalia Redevelopment Agency, Redevelopment Division.

In order to provide affordable housing opportunities to the community, the City relies on several sources of funding to accomplish its goals including, but not limited to Community Development Block Grant (CDBG) and HOME Investment Partnership (HOME), HOME Investment Partnership American Rescue Plan Program (HOME-ARP), Permanent Local Housing Allocation (PLHA) and program income funds that remain in the now-defunct Neighborhood Stabilization Program (NSP) and Low-Moderate Income Housing Asset Funds (LMIHAF).The City will also consider pursuing funding under the federal Affordable Housing & Sustainable Communities (AHSC) program.

The City of Visalia is an entitlement community under the CDBG program and a participating jurisdiction under the guidelines of the HOME program. This means that the City receives funds annually; however, the allocation is based on the federal budget. The City received a total grant allocation of approximately $6,000,000 of CDBG funds and $2,725,000 of HOME funds between 2020 and 2024, which averages to $1,200,000 of CDBG funds per year and $545,000 of HOME funds per year. Projects benefiting from the use of these funds, from 2020 to 2024 include:
• Self-Help Enterprises (CHDO) Acquisition/Rehabilitation Projects. The City provided HOME- CHDO funding to its certified CHDO, a 501c, non-profit agency, which continues to acquire both single- and multi-family properties and rehabilitate. Since 2015, SHE has acquired and resold nine single-family homes, and acquired one five-unit multifamily complex, which SHE will continue to own, providing affordable rents to very lowand low-income tenants. • Emergency Repair and Accessibility Program (ERAP). The Emergency Repair and Accessibility Program (ERAP) provides low-interest rate loans to owner occupants that have been referred by Code Enforcement and are of an emergency situation or an unhealthy or other unsafe condition that is detrimental to or a threat to the well-being of the occupying household.
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• Senior Mobile Home Repair Program. This program is provided to Visalia mobile home park residents who own and occupy a mobile home as their primary residence. The program is provided as a grant up to $11,500 to eligible applicants’ units that need repairs for unhealthy or unsafe conditions that pose an immediate threat to the wellbeing of the occupants. Unhealthy or unsafe conditions may include failing floors, roofs, hot water heaters, heating, cooling, electrical, and plumbing, and/or alterations for disabled persons. An eligible mobile homeowner may qualify for repair work identified and approved by the California Department of Housing and Community Development, Program Operator, Sponsor and City Loan Review Committee. • The Lofts Project. The Lofts Project is located at 300 E. Oak Avenue and is a new construction of a three-story 80-unit mixed use affordable housing complex for households at 60% of the area median income (AMI) or lower. The Lofts will have one on-site manager unit, 11-units are HOME assisted, and 79-units are LMIHAF assisted. The City provided $2,350,898 in HOME funds and $329,320 in LMIHAF for the Lofts Project. • Sequoia Village Project. The Sequoia Village Project is located at 1400 S. Mooney Blvd. and is a 50-unit motel conversion into permanent supportive housing for people experiencing homelessness at 30% AMI or lower. The City provided $1,500,000 in HOME funds for the Sequoia Village Project.
• The NW 5th Avenue Project. The NW 5th Avenue Project includes new construction of five-single family homes located at 101, 105, 111, 113 NW 5th Avenue, and 1113 N Court Street, with the use of HOME funds to be sold to households at or below 80% AMI. The City provided $1,073,798 in HOME funds for the construction of NW 5th Avenue and N Court Street homes. In addition, the City provided also provided $245,000 in HOME funds and $120,755 in NSP funds for secondary financing.
• The Majestic Project. The Majestic Project is located at 4545 W. Noble Avenue, a 42- unit motel conversion into permanent supportive housing for people experiencing homelessness at 30% AMI or lower. The City provided $1,800,000 in HOME-ARP funds and $900,000 in LMIHAF. The City is also applying for up to $15,000,000 in Homekey funds for the Majestic Project.
• Rancho Colegio Project. The Rancho Colegio Project is located at 3700 N. Dinuba Blvd. and is a new construction 80-unit multi-family affordable housing complex for households at 60% AMI or lower, with 11-HOME assisted units. The City is providing $1,290,000 in HOME funds.
• The Visalia Navigation Center. The Visalia Navigation Center is located at 3525 N.

Court Street and is a new construction 100-bed low-barrier Navigation Center public facility for people experiencing homelessness. The Navigation Center will provide 100- beds, restroom with showers, kitchen, dining room, office and meeting rooms, a laundry room, bicycle storage, pet space, and outdoor courtyard with a playground for people experiencing homelessness as a first entry into obtaining permanent housing. The City provided $2,055,205 in CDBG funds, $1,950,182 in PLHA funds, and $800,000 in LMIHAF for the Visalia Navigation Center. The City also applied for $3,600,000 in Encampment Resolution Funds for the Visalia Navigation Center.
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The City received a one-time $2.3 million Neighborhood Stabilization Program grant through the Housing and Economic Recovery Act in 2008. The City re-purposed these funds as program income, creating additional funding over $3.2 million to acquire foreclosed homes, rehabilitate and resale to income qualifying households. Affordable housing was provided to 42 households, of which 16 were households with income at or below 50 percent of the area median income. This included a partnership with Habitat for Humanity, who continues their efforts with the remaining funding.

The Redevelopment Agency of the City of Visalia was established in 1968 for the primary purpose of eliminating blighted conditions, developing a strong economic base, and providing affordable housing opportunities to low-income households. The Redevelopment Agency was dissolved in 2012 by state legislation, along with all redevelopment agencies throughout the state. The City of Visalia elected to retain the housing assets and functions previously performed by the Redevelopment Agency, pursuant to Division 24 of the California Health and Safety Code. The functions of the successor agency are now performed by the City’s Community Development Department. Projects completed since 2008 include:
• Paradise & Court. In 2010, in partnership with Kaweah Management Company, the City provided $500,000 in HOME Community Housing Development Organization (CHDO) funds and $500,000 Redevelopment set-aside funds, towards the $3.9 million multi-family development. This project developed nine new two-story units and rehabilitated 11 existing single-story units for Kaweah Management Company. • East Kaweah Project. In partnership with Kaweah Management Company, the City’s Redevelopment Agency provided $480,000 from the Low- and Moderate-Income Housing Asset Fund, prior to the dissolution of the Redevelopment Agency. This allowed demolition of a distressed six-unit multi-family complex, with re-construction of eight multi-family units.
• Foreclosure Acquisition Program II. In 2005, the City utilized its HOME funds to acquire five single-family dwellings, rehabilitated and resold to income qualifying households at or below 80 percent of the area median income. • Highland Gardens. In partnership with Self-Help Enterprises, construction was completed in November 2016 on this 36-unit multi-family project for Low and very –lowincome qualified families at 60% of the AMI or lower. The City contributed $2.0 million HOME-Community Housing Development Organization (CHDO) Funds toward the $8.3 million project.
• Strawberry Apartments. In 2016, Self-Help Enterprises acquired and rehabilitated 5- unit multi-family property for low-income households at 60% AMI or lower. The City provided $429,150 in HOME funds for the project.
• Encina Apartments. In 2018, Self-Help Enterprises acquired and rehabilitated 6-unit multi-family property for low-income households at 60% AMI or lower. The City provided $436,656 in HOME funds and $100,000 in LMIHAF for the project. 3483
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• Garden Street Bridge Housing. Self-Help Enterprises rehabilitated an existing residential building in 2019 to serve as a bridge housing emergency shelter that will accommodate 22 persons. The City contributed $400,000 CDBG funds and $255,000 in NSP funds in 2019 toward infrastructure or improvements and $39,500 CDBG funds annually toward operating services.

Housing Authority of Tulare County
The Housing Authority of Tulare County (HATC) was established in 1945 pursuant to the United States Housing Act of 1937 and state enabling legislation. By the mid-1950s the Housing Authority had assumed the management responsibilities of two farm labor housing centers, which were built in the late 1930s by the federal government.

The mission of the Housing Authority is to provide affordable, well-maintained rental housing to qualified families. As a result of the high demand for housing for working families, seniors, and disabled individuals and households, HATC prioritizes these populations in its delivery of housing assistance. HATC has implemented regulations which standardize priority to house families and single persons who are near elderly (55 or over), disabled, handicapped, or displaced by government action. Eligible applicants are housed prior to single persons who do not qualify for one of those categories.

Over time, HATC has incorporated numerous programs into its housing portfolio—many of which are funded by different types of agencies, including the U.S. Department of Housing and Urban Development (HUD), U.S. Department of Agriculture, the Tax Credit Allocation Committee of the State Treasurer’s Office, California’s Rental Housing Construction Program, HOME, City Redevelopment Agencies (RDA) and other local agencies. Currently, HATC provides affordable rental housing to over 5,000 households throughout the County.

HATC is a public housing authority with jurisdiction within the City and the County. It administers federal and state funds for its public housing projects and government-assisted housing units, such as Housing Choice (Section 8) Vouchers and Veterans Affairs Supportive Housing (VASH) vouchers.

HATC provides funding and programs for below moderate-income households: the Housing Choice Vouchers Program (HCVP), Public Housing, Farm Labor Centers, and Senior Housing. The Public Housing Program provides rental assistance in four main areas: Visalia, Tulare, Porterville, and the north county area. Through the Farm Labor Centers, the Housing Authority manages five farm labor housing developments throughout the county.

Community Services Employment Training, Inc.

Community Services Employment Training, Inc. (CSET) is a non-profit organization that provides a variety of community services for Tulare County. Their mission is to strengthen youth, families, and communities and reduce the causes of poverty. Established in 1976, CSET has partnered with the City of Visalia on multiple affordable housing programs including: foreclosure counseling, weatherization programs, utility assistance, housing assistance, and senior home repair. 3484
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CSET devotes more than $50,000 a year in HUD Permanent Supportive Housing grant funds exclusively to Visalia to house and support persons who would otherwise be homeless. CSET administers another larger HUD Permanent Supportive Housing grant to serve homeless persons throughout Tulare County, some of them located in Visalia. CSET is pursuing a HUD Rapid Rehousing grant that would allow Tulare County residents who have recently lost their homes to settle quickly into safe and stable housing and avoid chronic homelessness. CSET provided over $1 million in Rapid Rehousing services to Tulare County when ARRA stimulus funds were available.

CSET’s state certified and federally recognized 21CSC youth conservation corps, the Sequoia Community Corps, provides labor for several affordable housing programs. In partnership with SelfHelp Enterprises, its construction training crews work side by side with homeowners and supervisors in building new self-help housing in several locations. Corps members also help with home repairs and installation of weatherization measures.

Self-Help Enterprises, Inc.

Self-Help Enterprises (SHE) is a nationally recognized community development organization whose mission is to work together with low-income families to build and sustain healthy homes and communities. In the last 50 years, SHE has helped more than 6,430 families build their own homes, developed over 1,900 multi-family housing units, rehabilitated over 6,800 unsafe homes, and has provided technical assistance for reliable access to safe drinking water and sanitary sewer infrastructures to communities across eight counties in the San Joaquin Valley.

SHEs’ commitment to providing resources and training for individuals builds capacity of highly effective leaders in communities that also promote collaborative solutions for improving communities. These combined efforts have touched the lives of over 55,000 families, providing security and stability for families and building strong, healthy, and sustainable communities.

SHE develops quality, affordable rental apartments to serve the housing needs of low-income Valley residents and underserved farmworker communities. Residents in these underserved communities face overcrowding and overpaying, with most working families struggling to obtain decent, affordable housing for their families. Affordable rental apartments are important to the sustainability of communities and developing an overall vibrant community. All of SHE’s rental communities are professionally managed and are located near schools, bus lines and other community services. The rental housing communities are developed with ample space inside and outside along with plenty of green space and play areas for children. They also feature multi-use community centers complete with computer labs and kitchen facilities. SHE’s rental communities also feature energy efficient appliances, gas stove/oven, dishwasher, refrigerator and central air conditioning and heat.

SHE’s first project in Visalia, Highland Gardens, features 36-affordable one- and two-bedroom rental units completed in 2016. The project includes a centrally located community building, open recreation space, a community garden, solar PV to offset 100 percent of the electrical consumption, and a robust offering of resident services, such as an after-school program and financial literacy classes.
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SHE currently has two development projects under construction in Visalia: the construction of five affordable for-sale single-family residences on separate lots, expected to be occupied in Spring of 2023, and the construction of a mixed-use affordable housing project that will house 80 apartments in downtown Visalia known as the Lofts Project adjacent to the City’s transit center, expected to be occupied in 2024.

Habitat for Humanity of Tulare/Kings Counties
Habitat for Humanity of Tulare/Kings Counties (HFH) is a non-profit organization and a community level affiliate of Habitat for Humanity International, whose mission is to build affordable homes for families using volunteer labor. Similar to other affiliates around the world, HFH enables low-income families to build their own homes alongside volunteers and make payment through an affordable, zero-interest mortgage. In addition to providing home ownership opportunities, HFH also works with low-income homeowners who are challenged by age, disability, or circumstance to perform otherwise costly home repairs.

In 2012, the City of Visalia directed a portion of funding derived from the Neighborhood Stabilization Program (NSP) that allowed HFH to acquire, rehabilitate, and resell foreclosed households in Visalia city limits. Habitat was able to acquire eight properties in targeted neighborhoods with the use of NSP funding and five properties in targeted neighborhoods with the use of RDA funding (to which the City has become the Successor Agency), and will continue to perform work and resell to households at or below 50 percent of the area median income.

In 2017, Habitat constructed one new single-family residential unit located at 1415 N. Tipton Street, wherein the value of the property shall be assumed by the new homeowners and the City shall carry as a second mortgage for a period estimated between 20 and 30 years.

Funding Programs and Financial Resources
The City of Visalia and its non-profit partners have access to a variety of existing and potential funding sources available for affordable housing activities. The City leverages federal and local housing funds (i.e., CDBG, HOME funds) to assist non-profit developers in delivering affordable housing in the city.

Described below are programs in which the City provides matching funds, and/or services to the community, in relation to affordable housing, rehabilitation, preservation, and fair housing education:
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• SHE-CHDO Scattered Single Family Acquisition/Rehabilitation/Resale. The Community Housing Development Organization (CHDO) Scattered Site Acquisition, Rehabilitation and Resale of Single-Family Property Program will be through the City’s certified Non-Profit, designated CHDO, currently Self-Help Enterprises. SHE, as a CHDO, shall acquire foreclosed and/or voluntary sale homes in need of rehabilitation. They will then resell the property to an income qualifying household at or below 80 percent of the area median income. As a CHDO-acquired property, a second mortgage up to 10 percent of the total development cost may be provided to the borrower if they meet the qualifications. An affordability covenant shall be recorded against the property to maintain affordability and owner occupancy of each property.
• SHE-CHDO Scattered Multi-Family Site Acquisition/Rehabilitation/Rent. The Community Housing Development Organization (CHDO) Scattered Multi-Family Acquisition, Rehabilitation and Rental Program will be through the City’s certified NonProfit, designated CHDO, currently Self-Help Enterprises. SHE, as a CHDO shall acquire foreclosed and /or voluntary sale existing multi-family rental properties in need of rehabilitation. They will then rent to income-qualified households as per the HOME regulations. An affordability covenant shall be recorded against the property to maintain affordability of each HOME Designated (funded) property units. • Neighborhood Stabilization Program. As part of the Housing and Economic Recovery Act of 2008, the federal government established the Neighborhood Stabilization Program (NSP) to deal with the national foreclosure crisis. The Neighborhood Stabilization Program provided targeted emergency assistance to state and local governments to acquire and redevelop foreclosed properties that might otherwise become a source of abandonment and blight. The City of Visalia received $2,388,331 in 2008 in NSP funds to address foreclosures, vacant and abandoned properties, and other eligible uses. The NSP funds have been targeted for priority neighborhoods with the greatest need. The remaining funds have been provided to Habitat for Humanity for acquisition, rehabilitation, and resale of homes.
• Voucher Program. CDBG funding is provided to support Family Services and the Tulare Housing First (THF) Program case management services. The THF program is structured to specifically serve the chronically homeless by providing Shelter Plus Care vouchers to assist a with rental subsidies. The City CDBG funding would continue to support a case manager to oversee the program, which includes mental, and health counseling, job search, and life skills training. Specific data will continue to be collected to reflect the outcome. The City CDBG funds are also used as match funds to secure THF grant funds. • Fair Housing Services. The City is finalizing its contract for services with the Fair Housing Council of Central California, who specializes in providing broad-based and comprehensive fair housing services (i.e., education, outreach, complaint intake, testing, investigation, mediation, and enforcement).
• Free Foreclosure Counseling. Starting in 2008, Self-Help Enterprises began offering weekly foreclosure counseling seminars in both English and Spanish and a foreclosure hotline. While no longer a program line of service, Self-Help provides credit counseling and financial planning counseling for prospective first-time homebuyers and for current clients at risk of foreclosure.
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Additional State and Federal Housing Programs
In addition to the funding programs available through the City, there are several state and federal funding programs that assist first-time homebuyers, build affordable housing, and help special needs groups such as seniors and large households. In most cases other entities, including for-profit and non-profit developers, apply for funds or other program benefits. For example, developers apply directly to United States Department of Agriculture for Section 515 rural loans, to United States Housing and Urban Development for Section 202 and Section 811 loans, or to the California Tax Credit Allocation Committee for low-income housing tax credits. In general, the City of Visalia relies upon the private sector to develop new affordable units.

The following is a description of some of the most significant state and federal funding programs that are available to fund affordable housing opportunities:
• Affordable Housing and Sustainable Communities (AHSC) Program. This program is provided from the Greenhouse Gas Reduction Fund (GGRF), administered by the Strategic Growth Council, implemented through the Department of Housing and Community Development (HCD), provides grants and/or loans to projects that will achieve GHG reductions and benefit Disadvantaged Communities through increasing accessibility of affordable housing, employment centers and key destinations. • Section 811 Program. The Section 811 program, sponsored by HUD, provides interestfree capital advances and rental assistance funds to private, non-profit sponsors to help finance the development of housing for persons with disabilities. Public sponsors are not eligible to apply for Section 811 funds. The capital advance can cover the construction, rehabilitation, or acquisition of supportive housing. The sponsor does not have to repay the capital advance as long as the project serves the target population for 40 years.

Additionally, rental assistance funds are provided for three years to cover the difference between the HUD approved operating cost for the development and the rent paid by tenants—usually 30 percent of adjusted income. These three-year contracts are renewable based on the availability of funds.
• Section 202 Program. The Section 202 program, also sponsored by HUD, is similar to the Section 811 Program; however, the target population for the Section 202 program is the very low-income elderly. The same capital advance and rental assistance is available to private, non-profit sponsors of affordable elderly housing. As with the Section 811 program, public sponsors are not eligible for the Section 202 program. 3488
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• Low-Income Housing Tax Credits. The Low-Income Housing Tax Credit (LIHTC) program was created in 1986 by the Federal Government as a method for funding affordable housing. Depending on the project, the program gives either a 4 percent or 9 percent income tax credit over a 10-year period to the housing developer to help leverage the private costs of construction and rehabilitation of affordable housing units. Since the amount of credit available to the developer often exceeds the amount that the developer can use, private investors frequently participate in the LIHTC project through a syndication process and receive Federal tax credits in return for an upfront investment.

Applying for the LIHTC program is a competitive process. Projects are ranked relative to each other based on criteria in the State’s Qualified Allocation Plan (QAP). The QAP considers factors such as cost, amenities, and project location, when comparing proposed projects. To qualify for the LIHTC program, projects must also meet specific minimum requirements. These requirements are as follows:
• At least 20 percent of the residential units must be affordable to individuals whose income is 50 percent or less of the area median income; or • At least 40 percent of the residential units must be affordable to individuals whose income is 60 percent or less of the area median income; and • The housing units must remain affordable for a 30-year period. • Homekey Funding. Homekey is an opportunity for state, regional, and local public entities to develop a broad range of housing types, including but not limited to hotels, motels, hostels, single-family homes and multifamily apartments, adult residential facilities, manufactured housing, and to convert commercial properties and other existing buildings to permanent or interim housing for the target population. • Encampment Resolution Funding. The Encampment Resolution Funding Program funds, person-centered proposals that resolve unsheltered homelessness in encampments. Proposals will address safety and wellness in encampments, resolve critical encampment concerns, and transition people into interim shelter or permanent housing.
• Additional Private Funding. The Community Reinvestment Act of 1977 (CRA) directs the Department of the Treasury, the Federal Reserve System, the Federal Deposit Insurance Corporation, and the Federal Home Loan Bank Board to encourage and assist the institutions they regulate to meet the credit needs of their communities. These agencies must assess the records of their member institutions when evaluating applications for a charter or other regulated transactions. As a result of the CRA, many major financial institutions have elected to actively participate in funding low- and moderate-income housing developments developed by non-profit corporations. 3489
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• The Federal Home Loan Bank (FHLB) provides direct project financing through its member institutions as part of its Affordable Housing Program. FHLB administers the Affordable Housing Program (AHP), which facilitates the development of affordable rental housing and homeownership opportunities, through a competitive application process, a bank provides grants or subsidized interest rates on advances to members to finance their affordable housing initiatives. The California Community Reinvestment Corporation (CCRC) was formed to pool the resources of the state's banks to assist in financing affordable housing. CCRC specializes in programs for families, seniors, citizens with special needs and mixed-use developments. Finally, the Federal National Mortgage Association (Fannie Mae) provides permanent financing for affordable housing development by purchasing or securitizing the lender-originated first mortgages on mutually agreeable terms.
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6. Goals, Policies, & Implementation
Programs (Policy Document)
Under California law, the Housing Element must include the community's goals, policies, quantified objectives, and housing programs for the maintenance, improvement, and development of housing.

This Housing Element includes nine goal statements. Under each goal statement, the element sets out policies that amplify the goal statement. Implementation programs are listed at the end of the corresponding group of policies and describe briefly the proposed action, the City agencies or departments with primary responsibility for carrying out the program, funding source, and the time frame for accomplishing the program. Several of the implementation programs also identify quantified objectives.

The following definitions describe the nature of the statements of goals, policies, implementation programs, and quantified objectives as they are used in the Housing Element Policy Document:

Goal: Ultimate purpose of an effort stated in a way that is general in nature and immeasurable.

Policy: Specific statement guiding action and implying clear commitment.

Implementation Program: An action, procedure, program, or technique that carries out policy.

Implementation programs also specify primary responsibility for carrying out the action and an estimated time frame for its accomplishment. The time frame indicates the fiscal year in which the activity is scheduled to be completed. These time frames are general guidelines and may be adjusted based on City staffing and budgetary considerations.

Quantified Objective: The number of housing units that the City expects to be constructed, conserved, or rehabilitated; or the number of households the City expects will be assisted through Housing Element programs based on general market conditions during the time frame of the Housing Element.

The Housing Element Law recognizes that in developing housing policy and programs, identified housing needs may exceed available resources and the community's ability to satisfy these needs.

The quantified objectives of the housing element, therefore, need not be identical to the identified housing need but should establish the maximum number of housing units that can be constructed, rehabilitated, and conserved or households assisted over a five-year time frame.

Key Terms
Affordable: For purposes of this section the term “affordable” is defined as: Housing that is affordable to Extremely Low-, Very Low-, and Low-income categories, regardless whether the housing is market priced, or is deed restricted as a result of Federal, State, or Local funding assistance, non- monetary incentive program, or tax increment reduction or waiver program. 3491
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Affordable housing is housing that requires no more than 30% of an income qualifying occupant’s gross salary to maintain the housing unit. In addition, for purposes of the Housing Element, affordable housing includes any housing developed at a gross density of 30 units or more per acre.

High-Quality Transit Stop: A site containing an existing rail or bus rapid transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods (CA Public Resource Code Section 21064.3). It also includes major transit stops that are included in the applicable regional transportation.

TCAC Opportunity Areas: To assist fair housing analysis, HCD and the California Tax Credit Allocation Committee (TCAC) created the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and related state agencies/departments to further the fair housing goals. The California Fair Housing Task Force created Opportunity Maps to identify resource levels across the state. Opportunity mapping is a way to measure and visualize place-based characteristics linked to critical life outcomes, such as educational attainment, earnings from employment, and economic mobility. The composite score opportunity map is included on the next page. For more information, please see Chapter 7:

Affirmatively Furthering Fair Housing, and specifically the evaluation of Disparities in Access to Opportunities beginning on page 290.
• Higher Resource Areas: For the purposes of this section, “higher resource areas” refers to census tracts identified as high or highest resource areas, as defined by the TCAC composite score opportunity map shown on the next page.
• Lower Resource Areas: For the purposes of this section, “lower resource areas” refers to census tracts identified as moderate or low resource areas, as well as areas of high segregation and poverty, as defined by the TCAC composite score opportunity map shown on the next page. In Visalia, these areas include census tracts 10.04, 11, 12, and 20.08. 3492
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TCAC Opportunity Map – Composite Score
Visalia, California, 2023
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Goals and Policies
Goal 1 A Diversity of Housing to Meet Local Needs
To provide for a broad range of housing types and densities to meet the needs of all Visalia residents. [Existing Goal 1]
HE Policy 1.1 The City shall ensure that sufficient land is available and zoned at a range of residential densities to accommodate the City’s regional share of new construction housing. [Existing HE Policy 1.1]
HE Policy 1.2 The City shall encourage the development of new residential projects that are designed to facilitate non-automobile modes of travel. [Existing HE Policy 1.2] HE Policy 1.3 The City shall encourage the consolidation of parcels designated for multi-family residential development when it facilitates efficient development of the parcels. [Existing HE Policy 1.3]
HE Policy 1.4 The City shall encourage a mix of residential development types in the city, including single family homes, on a variety of lot sizes, as well as townhomes, row houses, live-work units, planned unit developments, accessory dwelling units, and multi-family housing. [Existing HE Policy 1.4]
HE Policy 1.5 The City shall encourage housing developers to provide community outreach for all their housing projects to address concerns about the project. [Existing HE Policy

1.5]
HE Policy 1.6 The City shall partner with local experienced developers to educate the public regarding the myths and realities of multi-family and affordable housing. [Existing HE Policy 1.6]
HE Policy 1.7 The City shall promote development standards that ensure that new residential developments are long-term assets to the City, make effective use of land, and are compatible with adjacent land uses. [Existing HE Policy 1.7] HE Policy 1.8 The City shall continue to provide assistance by and access to City Staff, in person, by phone, or by email, so as to encourage increased public awareness and understanding of the City’s housing regulations, including opportunities for by-right development, and standards as they pertain to new construction. [Existing HE Policy 1.8]
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Goal 2 Mixed Use, Infill, and Downtown Development
To promote mixed use, infill, and Downtown development in Visalia. [Existing Goal 2] HE Policy 2.1 The City shall provide regulatory incentives to promote infill development on vacant and underutilized land within the city limits. The City shall also consider financial incentives for infill development, such as partial reduction of permit and impact fees, when feasible to do so. [Existing HE Policy 2.1] HE Policy 2.2 The City shall encourage the development of vertical and horizontal mixed-use development projects as a means to increase housing supply while promoting diversity and neighborhood vitality. [Existing HE Policy 2.2] HE Policy 2.3 The City shall plan for and assist in the development or private redevelopment of infill sites for new housing and neighborhood conservation. [Existing HE Policy 2.3, modified]
HE Policy 2.4 The City shall provide a wide range of housing types (e.g., mixed use, flats, podium townhouses, condominiums, row houses, small-lot single-family residential, and live-work lofts) in the Downtown and East Downtown areas, as well as encourage both affordable and market-rate housing opportunities. [Existing HE Policy 2.4]
Goal 3 Affordable Housing Development
To encourage construction and maintenance of affordable housing in Visalia. [Existing Goal 3] HE Policy 3.1 The City shall encourage the development of housing that is affordable by design, such as small lot single family units, second units, and manufactured homes. [Existing HE Policy 3.1]
HE Policy 3.2 The City shall formulate a cooperative effort between the public sector, private sector, and non-profit affordable housing entities to increase the supply of affordable housing for low-income (below 80 percent of median income), very lowincome (below 50 percent of median income), and extremely low-income (below 30 percent of median income) households. [Existing HE Policy 3.2] HE Policy 3.3 The City shall continue to provide a wide range of financial and regulatory incentives (e.g., Density Bonus Ordinance, PUD Ordinance, and Flexible Lot Design Ordinance) for the production of affordable housing. [Existing HE Policy 3.3, modified]
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HE Policy 3.4 The City shall continue to provide support and financial assistance to first-time homebuyers as funding is available. [Existing HE Policy 3.4] HE Policy 3.5 The City shall continue to promote the participation of non-profit housing organizations in the construction of new affordable housing. [Existing HE Policy

3.5]
HE Policy 3.6 The City shall utilize available funds and resources, such as grants and tax credit allocations, to subsidize the development of affordable housing for low-, very low-, and extremely low-income households. [Existing HE Policy 3.6, modified] HE Policy 3.7 The City shall encourage and support proactive communications with potentially affected neighborhood residents and business owners during the planning and implementation of new multi-family residential projects. [Existing HE Policy 3.7] HE Policy 3.8 The City shall ensure that information on available housing programs is accessible to the public. [Existing HE Policy 3.8]
HE Policy 3.9 The City shall strive to preserve existing subsidized rental units. [Existing HE Policy

3.9]
HE Policy 3.10 The City shall strive to work with developers to ensure that low- and moderateincome housing is located within walking distance of or has access to public transit and services. [Existing HE Policy 3.10]
HE Policy 3.11 The City shall continue to support, facilitate the construction, and provide for the development of accessory dwelling units on parcels with single-family and multifamily units while protecting the character of neighborhoods and zoned parcels as a means of providing affordable housing. [Existing HE Policy 3.11, modified] HE Policy 3.12 The City shall encourage home builders to use multi-family designated land for the highest allowed density housing to make more efficient use of land and facilities and provide more affordable housing opportunities. [Existing HE Policy 3.12] HE Policy 3.13 The City shall continue to support the consortium of local lending institutions in pooling their resources to provide new construction for lower income housing. [Existing HE Policy 3.13]
HE Policy 3.14 The City shall continue to encourage and promote efforts with various non-profit housing entities (e.g., Self-Help Enterprises, Habitat for Humanity, Housing Authority of Tulare County and other non-profit agencies) in the construction of affordable residential units through sweat equity programs. [Existing HE Policy

3.14]
HE Policy 3.15 Since many financing programs are not utilized because they are perceived as too difficult to obtain/access or are unknown, the City shall seek opportunities to inform government, realtors, home buyers, and other financial agencies regarding 3497
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existing financing programs that may not be fully understood by the homebuyer. [Existing HE Policy 3.15]
HE Policy 3.16 The City shall promote and/or coordinate efforts with non-profit housing advocacy organizations to produce a wide range of affordable housing opportunities for Visalia’s citizens. [Existing HE Policy 3.16]
HE Policy 3.17 In accordance with the provisions of State law, the City shall grant density bonuses for qualifying projects as an incentive for the development of lower-income housing. [Existing HE Policy 3.17]
HE Policy 3.18 The City shall continue to inform and educate the public regarding myths and realities of multi-family and affordable housing working with non-profit agencies, developers, and partners. [Existing HE Policy 3.18]
HE Policy 3.19 The City shall provide priority permit processing of deed-restricted affordable housing projects, including priority for building plan check, subdivision map review, improvement plans for roadways and utilities, and environmental impact analysis. [Existing HE Policy 3.19]
HE Policy 3.20 The City shall encourage the development of new mobile home parks. [Existing HE Policy 3.20]
Goal 4 Foreclosure Prevention
To prevent foreclosures, protect affected families, and stabilize neighborhoods impacted by foreclosures. [Existing Goal 4]
HE Policy 4.1 To preserve homeownership and promote neighborhood stability, the City shall attempt to alleviate individual and community issues associated with foreclosures. [Existing HE Policy 4.1]
HE Policy 4.2 The City shall support the efforts of non-profit organizations (e.g., Community Services Employment Training (C-SET), Self-Help Enterprises, Inc.) and businesses in providing housing counseling services for families needing assistance with foreclosure counseling. [Existing HE Policy 4.2]
HE Policy 4.3 The City shall lead efforts to institute a holistic approach to neighborhood revitalization, including proactive code compliance, renter and landlord education programs, infrastructure reinvestment, and community engagement. [Existing HE Policy 4.3]
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HE Policy 4.4 The City shall pursue and/or support non-profit agencies applying for State and Federal funding to acquire foreclosed properties and preserve them as affordable housing for lower- and moderate-income homebuyers. [Existing HE Policy 4.4] HE Policy 4.5 The City shall strive to preserve and restore the appearance of its neighborhoods most impacted by foreclosures through basic upkeep for vacant properties and by supporting neighbors and community groups in performing regular landscape maintenance and clean-ups. [Existing HE Policy 4.5, modified] Goal 5 Special Needs Households
To provide a range of housing types and services to meet the needs of households with special needs within the city. [Existing Goal 5]
HE Policy 5.1 The City shall encourage the development of housing for elderly, persons with disabilities, large families, families with female heads of household, families and persons in need of emergency shelter, and farmworkers, where compatible with surrounding land uses and where site conditions and service capabilities permit.

Sites considered especially appropriate for these uses are those accessible to day care and transit, case management, commercial, and medical services. [Existing HE Policy 5.1]
HE Policy 5.2 The City shall encourage the development of housing types that meet the needs of baby-boomers and seniors, such as housing on smaller lots with modest building footprints, and encourage development of affordable senior housing. [Existing HE Policy 5.2]
HE Policy 5.3 The City shall encourage and facilitate private sector development and support non-profit organizations in the development of affordable housing, including rental assistance housing to very low, low, and moderate-income special needs households through the use of development incentives. The City shall reduce or defer development review fees (as appropriate) to facilitate development of affordable housing for special needs groups. [Existing HE Policy 5.3] HE Policy 5.4 The City shall continue to support non-profits’ (e.g., Tulare County Housing Authority, Self-Help Enterprises, Christian Church Homes / Visalia Senior Housing) efforts in developing affordable housing and providing rental assistance to very low-, low-, and moderate-income seniors. [Existing HE Policy 5.4] HE Policy 5.5 The City shall facilitate and encourage the creation, by public or quasi-public agencies, of low-barrier emergency shelters, transitional housing, and permanent supportive housing in the community, and shall allow these uses as a by-right use 3499
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in accordance with standards contained in its Zoning Ordinance. [Existing HE Policy

5.5]
HE Policy 5.6 The City shall continue to work with the Kings/Tulare Homeless Alliance and/or non-profit agencies with a mission to address homeless needs and promote the use of local, State, and Federal financing programs for homeless assistance and prevention services in the city. [Existing HE Policy 5.6] HE Policy 5.7 The City shall explore models to encourage the creation of housing for persons with developmental disabilities. [Existing HE Policy 5.7] HE Policy 5.8 The City shall work to remove governmental constraints to housing development. [New Policy]
Goal 6 Maintain Diverse Housing Supply
To create and maintain healthy neighborhoods by improving the condition of the existing housing stock and providing for a variety of housing types, sizes, price ranges, and densities compatible with the existing character and integrity of residential neighborhoods. [Existing Goal 6] HE Policy 6.1 The City shall strive to ensure the quality of existing and proposed residential areas and promote a sense of community integrity throughout the city. [Existing HE Policy 6.1]
HE Policy 6.2 To create a balanced community, the City shall promote mixed-income neighborhoods by encouraging innovative design that is compatible with existing uses or neighborhoods. [Existing HE Policy 6.2]
HE Policy 6.3 The City shall promote quality design and appearance of all new multi-family units so that they add value to the community’s built environment and reduce potential for community objection. [Existing HE Policy 6.3]
HE Policy 6.4 The City shall encourage ongoing property maintenance to sustain neighborhood vitality, value, and overall sense of community pride. [Existing HE Policy 6.4] HE Policy 6.5 The City shall encourage physical design, building structure, and lot layout relationships between existing and new construction to help the new developments complement the surrounding neighborhoods. [Existing HE Policy 6.5] HE Policy 6.6 To create a balanced community, the City shall promote mixed-income neighborhoods by encouraging innovative design (e.g., accessory dwelling units, co-housing, half-plexes, keyhole or zipper lots, zero-lot lines, alley-loaded parking, five pack subdivisions, and live-work units). [Existing HE Policy 6.6] 3500
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HE Policy 6.7 The City shall encourage adaptive use of historic buildings to residential uses consistent with their preservation. Where possible, the City shall make amendments to building codes and regulations to facilitate the restoration and maintenance of historic structures. [Existing HE Policy 6.7] HE Policy 6.8 The City shall continue an active property maintenance, inspection, and code enforcement program in partnership with the community to promote healthy neighborhoods. [Existing HE Policy 6.8]
HE Policy 6.9 The City shall pursue funding sources, such as CDBG funds, to correct building deficiencies. [Existing HE Policy 6.9]
HE Policy 6.10 The City shall continue to promote the maintenance of existing mobile homes through the use of CDBG funds. [Existing HE Policy 6.10, modified] HE Policy 6.11 The City shall continue to promote the maintenance of rental housing consistent with City housing and building codes. [Existing HE Policy 6.11] HE Policy 6.12 The City shall continue to provide a conduit for local community banks and Stateand Federally-chartered financial institutions to meet their Community Reinvestment Act (CRA) objectives. [Existing HE Policy 6.12] HE Policy 6.13 The City shall continue to enforce its Model Good Neighbor policies to ensure that all multi-family projects adhere to basic maintenance and management procedures. [Existing HE Policy 6.13]
Goal 7 Affirmatively Furthering Fair Housing
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. [Existing Goal 7, modified]
HE Policy 7.1 The City shall not condone any unlawful discrimination or segregation in housing. [Existing HE Policy 7.1]
HE Policy 7.2 The City shall support equal housing opportunities for all residents of Visalia. [New Policy]
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Goal 8 Energy Efficiency
To encourage energy efficiency in all new and existing housing. [Existing Goal 8] HE Policy 8.1 The City shall encourage the use of energy conservation devices and passive design concepts which make use of natural climate to increase energy efficiency and reduce housing costs. [Existing HE Policy 8.1]
HE Policy 8.2 The City should promote an increase in the energy efficiency of new and existing housing beyond minimum State requirements. [Existing HE Policy 8.1] Goal 9 Implementation Time
To ensure that Housing Element programs are implemented on a timely basis and progress of each program is monitored and evaluated annually. [Existing Goal 9] HE Policy 9.1 The City shall continually work to improve the day-to-day implementation of Housing Element programs. [Existing HE Policy 9.1]
HE Policy 9.2 The City shall track affordability levels in the city by monitoring changes in housing sales prices and rental rates. [Existing HE Policy 9.2] 3502
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Implementation Programs
Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
HE Program 1.1 Designate for Sufficient Land
The City shall maintain a sufficient supply land at various densities to allow for the construction of sufficient housing to meet its TCAG regional housing needs allocation (RHNA) between 2023 and 2031. The City shall review, as needed, the amount of land designated for various residential uses in conjunction with the amount and types of housing produced in the previous year to determine if any changes in the General Plan may be needed to meet City housing needs. A review of the supply of vacant land and development patterns over the preceding year will be incorporated into each annual evaluation of the City's implementation of its Housing Element programs.

The City will allow development by right pursuant to Government Code section 65583.2(c) when 20 percent or more of the units are affordable to lower income households on sites identified in Table 62, which accommodate the lower income RHNA and were identified in past housing elements. Specifically, the City will allow affordable residential development by-right on lower-income nonvacant sites identified in the 5th cycle housing element, and lower-income vacant sites identified on sites previously identified in both the 5th and 4th cycle housing elements.
(Existing Program 1.1, modified)
Adopt text edits to the Zoning Ordinance to allow
development by right on lower income sites
RHNA sites identified on Table 62 within two
years of the adoption deadline.

Identify housing sites suitable to accommodate:
· Very low income: 3,741 units
· Low income: 2,306 units
· Moderate income 1,321 units
· Above Moderate income: 3,423 units
· Total: 10,791 units
No net loss of land designated for moderate-,
low-, very low-, and extremely low-income
categories.

1.1 Community
Development
Department
General
Fund
Amend zoning:
within two years
of the adoption
deadline
Monitor:
annually
HE Program 1.2 Contact with City Officials
The City shall regularly solicit requests to examine specific City land use controls and building standards which are deemed by the local housing development industry that may tend to discourage innovative design and new construction standards, or that exclude affordable income households from the local housing market. Such requests will be placed on the standing Building Advisory Committee (BAC) annually. (Existing Program 1.2)
Conduct one discussion session by the Building
Advisory Committee (BAC) quarterly meeting, and
report back to the Committee on any issues raised
within two CRC Quarterly meetings.

1.7 Community
Development
Department,
Building
Official
General
Fund
Annually
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Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
HE Program 1.3 Conditional Use Permit Process
To ensure that the conditional use permit process for multi-family projects of greater than 80 housing units does not impact the timing, cost, or supply of multi-family development, the City shall continue to monitor the conditional use permit process on such applications to determine whether or not the process impacts the development of multi-family units. In an annual report to the Planning Commission, an assessment shall be made of multi-family projects considered during the past year. If it is determined that the conditional use permit process impacts the timing, cost, or supply of multi-family housing, especially affordable housing projects, the City shall reconsider its position on this matter and adopt mitigations, which could include increasing the project size threshold based on typical affordable housing projects or eliminating the conditional use process, within six months.

In response to current constraints identified by stakeholders related to multi-family development on large lots, the City shall amend the zoning code to establish objective design standards and increase the maximum unit threshold for by-right processing from 80 units to 200 units.
(Existing Program 1.4, modified)
Provide a report to the Planning Commission on
an annual basis that summarizes all multi-family
residential projects considered by the
Commission; in 2027, complete a mid-term
evaluation of the cumulative impacts of the CUP
process on multi-family development and revise
the Zoning Ordinance to remove constraints.

Adopt objective design standards for multi-family
residential development by 2026.

Amend the Zoning Ordinance to provide a
ministerial approval process for large multi-family
developments up to 200 units by 2026.

1.4 Community
Development
Department
General
Fund
Report to PC:

Annually
Mid-term
Evaluation: 2028
Adopt objective
standards and
ministerial
review for large
lot multi-family
projects: by
2026
HE Program 1.4 Housing Education
In an effort to educate the public regarding the myths and realities of multi-family and affordable housing, the City shall:
• Partner with local housing advocates in making presentations to civic, neighborhood, and community groups.
• Develop an outreach strategy to reduce community
opposition to affordable housing development in Visalia. The strategy should:
o include partnerships with local community
organizations to identify and implement methods
for spreading awareness on the need for affordable
housing and the positive impact it has on
Schedule, coordinate and conduct at least one
subject public meeting or stakeholder group
seminar per year, targeting higher resource areas.

Identify and engage local community
organizations to discuss opportunities to increase
engagement and education by 2025.

Develop an outreach strategy based on
community feedback by 2026.

Following implementation of the strategy,
complete an annual review the City’s outreach
methods.

1.6 Community
Development
Department
(Lead), Local
Housing
Advocates
General
Fund
Various, as
outline in
specific
objectives
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Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
individuals, families, and the community, including
annual presentations to civic, neighborhood, and
community groups in lower density higher resource
areas.
o work to increase participation of historically
underrepresented residents in all City housing
programs and community planning activities,
through collaborations with stakeholders from all
sectors and geographic areas to engage in the
public participation process.

Following implementation of the outreach strategy, annually, review the City’s outreach methods, using feedback from resident surveys and focused discussions with community organizations to inform online, mail, and in-person outreach methods.
(Existing Program 1.5, modified)
Engage stakeholders and conduct a citywide
resident survey in 2027 to obtain feedback about
City outreach methods, prioritizing feedback from
underrepresented residents.

Revise the outreach strategy to respond to new
opportunities and to remove ineffective actions in
2028.

HE Program 1.5 Project Status Report
The City shall continue to utilize its electronic permitting software to track the progress of development processing and shall, through the staff project coordinator, maintain a scheduled contact with individual applicants regarding the status and progress of their project. (Existing Program 1.6)
Meet all prescribed processing timelines as
contained in the City’s Zoning Ordinance and
Community Development Department policies
and procedures. Establish a tracking system for
the length of time taken to process entitlement
requests. Staff shall review the tracking system
on an ongoing basis to assess where specific types
of permits can be processed more efficiently.

1.8 Community
Development
Department
(Lead), Private
Sector
General
Fund
Establish
tracking system:
2024
Monitoring:
continuously
Reporting:

Annually
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Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
Program 1.6: City-owned Sites/Surplus Land Act
The City shall maintain compliance with all requirements of the Surplus Land Act, Article 8 (commencing with Section 54220) of Chapter 5 of Part 1 of Division 2 of Title 5, including holding a public hearing designating the properties as “surplus properties” under California Law throughout the planning period.

The sites inventory identifies city-owned sites as capacity to meet the RHNA. These sites are summarized in Table 63. The City intends to make these 6 properties available through the Surplus Land Act process over the next two years. The City shall conduct studies of each site to determine the most efficient use for housing, including engagement with local affordable housing developers to determine site constraints and potential policies to meaningfully incentivize affordable housing development on these sites. The City shall proceed with the findings for housing development by 2026. The City anticipates two- years to enter into an Exclusive Negotiation Agreement (2026), and one-and-a-half additional years for land use entitlements and development agreements (2027-2028).

In 2027 the city will evaluate progress toward completion in the planning period, and in the event that any of these City-owned sites are found to be infeasible for development in the planning period, the City will identify and rezone alternative sites to accommodate the RHNA by 2029.

Engage local affordable housing developers
immediately to identify opportunities and
potential incentives.

Assess City-owned sites to determine most
efficient use for affordable housing development
within the first year following adoption.

By 2026, implement an action plan to sell, or
release an RFP to develop, City-owned land for
affordable housing development based on the
findings of the sites assessments and engagement
with developers.

By 2026, adopt incentives for affordable housing
on City-owned sites based on engagement with
the development community.

Target Exclusive Negotiating Agreement in 2026
Target land use entitlements issuance in 2027 or
2028 and building permits in 2029.

Through this program, encourage the
development of 420 lower income units on Cityowned sites in the planning period.

1.1, 2.1, 3.2 Community
Development
Department
General
Fund
Various, see
specific actions
and objectives
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Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
HE Program 1.7 Annexations to Accommodate Future Housing Needs The City shall complete the annexation process for the annexation sites listed in Table 69, with Tulare County and Tulare County Local Agency Formation Commission (LAFCO). The annexations shall be completed in 2024 and shall include the following remaining milestones:
a) City Council approval of the annexation of site 2. The City approved the annexation of sites 1, 3, 4, 5, and 6 in 2023.
b) LAFCO annexation approval of sites 1, 2, and 5. LAFCO approved sites 3, 4, and 6 on November 8, 2023.
c) If LAFCO does not approve the remaining annexations, the City shall continue to pursue approval through additional LAFCO hearings as necessary to complete the projects.
d) Complete filing and recordation of lot line adjustments for sites 1 and 2 in 2024.
e) Complete recordation of final parcel map for sites 4, 5, and 6 in 2024.
f) complete recordation of final subdivision map(s) for all sites in 2024- 2027.

The General Plan outlines land use designations for each annexation area and lower income assumptions are based on areas designated for high density multifamily uses that meet the State’s lower-income default density standard. Should identified sites within the annexation areas be deemed infeasible for annexation or development within the planning period, the City will identify and rezone additional parcels in compliance with Government Code Section 65583.2, subdivisions (h) and (i), as required.

Annex area associated with annexation sites 1-6
listed on Table 69 into the city to facilitate the
development of 314 lower-, 304 moderate-, and
1,344 above moderate-income units.

In 2027, evaluate progress toward completion in
the planning period, and in the event that the
annexations are not complete or parcels have
been deemed infeasible, identify and rezone
alternative sites to accommodate the RHNA by
2029.

1.1 Community
Development
Department
General
Fund
a) December
2023
b) Sites 1&2,
Dec. 6, 2023;
site 5, March
2024.
c) 2024
d) 2024
e) 2024-2027
f) Amend zoning
code: within
three years of
the adoption
deadline.

HE Program 2.1 Infill Site Inventory
The City shall maintain a citywide inventory of potential residential infill sites. The sites will consist of vacant and underutilized lots that allow residential or mixed uses. To ensure that developers are aware of all potential multi-family residential sites, the inventory will identify nonresidential land use designations that allow multi-family residential uses. The City shall make this information available to the public by posting the inventory on the City’s website and providing the inventory Inventory document to be maintained at
Community Development front counter and on
City website, and to be updated on an annual
basis.

2.1, 2.3, 2.4 Community
Development
Department
General
Fund
Inventory: 2024
Updated:

Annually
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Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
at the Community Development Department counter. (Existing Program 2.1)
HE Program 2.2 Incentives for Downtown Housing
The City shall provide one or more incentives for high density (20 units/acre or greater) housing in Downtown such as: credits for required parking stalls; fee waivers, reductions and/or deferrals (when financially feasible); provision of priority reviews and processing; and/or abbreviated or modified processing (where permissible by law).

These incentives shall be in addition to those incentives available through the State density bonus laws. (Existing Program 2.2, modified) 40 units of residential converted from commercial
space, or two new multi-family residential project
per year targeting downtown Visalia.

2.1, 2.4 Community
Development
Department
General
Fund
20 units by 2027
20 units by 2031
HE Program 2.3 Infrastructure Funding Program
The City shall apply for funding and/or support non-profit agencies applying for funding that assists with infrastructure improvements for projects that meet the criteria for any applicable grant program in key infill areas such as census Tracts 10.04, 11 and 12. (Existing Program

2.3, modified)
Identify funding opportunities annually.

Engage local non-profit agencies to explore
opportunities annually.

Apply for at least one qualifying grant during the
planning period.

2.1, 2.3 Community
Development
Department
Staff time,
General
Fund, State
& Federal
Evaluate
Opportunities:
annually
Apply for
funding: as
opportunities
are identified
HE Program 2.4 Mixed Use Development
The City shall facilitate the development of sites within the Visalia community that are financially and physically feasible of being converted to or constructed into mixed use developments, or appropriate for historical rehabilitation, and on a request basis, assist in the implementation of such projects. (Existing Program 2.4, modified)
At least one qualifying project per year with a goal
of facilitating the development of 40 units on
mixed use sites.

Facilitate mixed use development in walkable
areas of central and downtown Visalia including
census tracts 10.04, 11, 12, 17.01, 18, 20.02, and

20.08. 2.1, 2.2, 2.3,

2.4 Community
Development
Department
General
Fund
One project
annually
HE Program 2.5 Incentives for Infill Affordable Housing The City shall continue to implement its Affordable Housing Infill Incentive Program, which reduces Transportation Impact Fees for qualifying projects, and annually report to the Planning Commission projects that meet the threshold criteria and take advantage of the Program. The City will complete a midterm evaluation of the program and will adopt additional incentives based to encourage residential Provide a report to the Planning Commission on
an annual basis that summarizes projects that
have utilized the incentive program.

Complete a mid-term evaluation of the Affordable
Housing Infill Incentive Program in 2026; establish
additional incentives based on the conclusions of
this evaluation in 2027.

HE Policies

2.1 through

2.4 Community
Development
Department
General
Fund
Report: annually
Monitor
progress:
annually
Implement
additional
3508
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Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
infill development if production is not keeping pace with the objectives of this program.
(Existing Program 2.5, modified)
Continue to implement the Affordable Housing
Infill Incentive Program with a goal of facilitating
development of 80 lower income units on infill
sites, including 40 by 2027.
incentives, if
needed: 2028
HE Program 2.6 Nonvacant Sites
The City shall adopt incentives for new or more intense development on nonvacant sites included in the sites inventory as lower-income capacity, as identified in Tables 65, 66, 67, and 68. Incentives may include, but are not limited to, reducing development standards; credits for required parking stalls; fee waivers, reductions and/or deferrals (when financially feasible); provision of priority reviews and processing; and/or abbreviated or modified processing (where permissible by law). These incentives shall be in addition to those incentives available through the State density bonus laws.

Adopt incentives to encourage the development
of new or more intense uses on nonvacant sites
identified as lower-income capacity to meet the
RHNA.

Encourage the construction of 2,682 new lowerincome units on 65 sites, as identified in Tables 65, 66, 67, and 68.

1.1, 2.1, 2.4 Community
Development
Department
General
Fund
Adopt
incentives: 2026
Engage property
owners: within
six months of
adoption
HE Program 2.7 Missing Middle
The City will review and amend residential development standards to allow for and promote a mix of dwelling types and sizes, specifically missing middle-density housing types (e.g., duplexes, triplexes, courtyard buildings, townhomes) to encourage the development of housing types affordable to the local workforce.

Specifically, the City shall evaluate zoning standards related to minimum lot size and width, maximum lot coverage, required setbacks, open space and landscaping requirements, and parking ratios, particularly in high resource, low-density, infill parcels. The City shall meet with local developers, property owners, and non-profits agencies to identify constraints and potential incentives to infill and missing middle development in 2024 and shall adopt revised standards for such projects in 2025.

Additionally, the City shall identify vacant parcels in low-density singlefamily areas, particularly in high resource areas, and shall contact property owners to discuss site constraints and opportunities for additional density or reduced development standards to incentivize development of missing middle housing.

Evaluate development standards within the
zoning code in 2025.

To enhance housing mobility and housing choice,
encourage the development of a variety of
missing middle housing types in infill projects;
support the development of ten missing middle
housing developments between two and 8 units
annually.

Identify vacant sites with potential for missing
middle housing development by 2025; engage
property owners annually, with a goal of engaging
25 property owners each year.

To enhance housing mobility, encourage the
development of 200 moderate-income units in
high resource areas.

2.1, 2.3, 2.4 Community
Development
Department
General
Fund
Evaluate and
revise zoning:
2024-2025
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Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
HE Program 3.1 Legislative Relief
The City shall, through its State and Federal representatives, advocate for higher State and Federal financial commitments to low- and moderate-income housing programs to allow provide local governments with greater financial resources to meet Federal and State housing mandates. The City shall pursue housing legislation that establishes a permanent statewide fund to address the city’s housing need. The City shall continue its practice of writing letters of support or opposition as warranted. (Existing Program 3.1)
N/A 3.2 All City
Departments
General
Fund
Annually, as
needed
HE Program 3.2 Multiple Family Developments
The City shall encourage, facilitate, and find ways to streamline the construction of affordable and market rate multiple-family dwelling units. Special incentives (e.g., reduced parking standards, waiver of fees), modified zoning provisions, and priority permit processing of CUPs and Site Plan Review applications may be utilized where appropriate. The City shall continue to inform local developers of the available incentives that benefit affordable housing through published documents available at City Hall and maintained on the City website.

These incentives shall be in addition to those available through State density bonus laws.

The City shall expand existing online resources by developing a webbased Housing Development Toolkit that outlines a step-by-step process for residential development, including identifying steps in the entitlement and building permit process, detailed information on development incentives, and funding programs and resources for affordable housing development.
(Existing Program 3.2, modified)
In combination with Program 1.3, adopt objective
design standards for multi-family residential
development by 2026 and amend the Zoning
Ordinance to provide a ministerial approval
process for large multi-family developments up to
200 units by 2026.

Identify and adopt incentives for multifamily
development in higher resource areas, potentially
including additional lot coverage or an expedited
process or reduced fees related to rezoning by
2027.

Facilitate the development of 800 multi-family
units (40 extremely low, 80 very low, 120 low, and
160 moderate, and 400 above moderate) over the
planning period, targeting higher resource areas.

Publish a Housing Development Toolkit on City’s
website by December 2026.

Engage developers to promote objective design
standards, available incentives and the Housing
Development Toolkit annually.

3.3, 3.6, 3.10 Community
Development
Department
(Lead), Private
Sector
General
Fund
Publicize
incentives: 2024
Adopt objective
design
standards: by
2026
Identify and
evaluate
additional
incentives: 2026
Adopt new
incentives, as
necessary: 2027
HE Program 3.3 First-Time Homebuyer Program
The City shall continue to partner with non-profit agencies (e.g., CSET, Self-Help Enterprises) in assisting low- and moderate-income families Assist 20 low- and moderate-income first-time
homebuyers over the planning period.

Hold one engagement events targeting residents
in lower resource areas.

3.4, 3.8 Community
Development
Department
HOME,
CalHome
Continuously
throughout the
planning period
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Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
qualifying for a low interest second mortgage loan as gap financing toward the purchase of a home.

To increase housing mobility, the City shall hold four local engagement events during the planning period targeting residents in lower resource areas. (Existing Program 3.3, modified)
Engagement
events: every
two years
HE Program 3.4 Mortgage Revenue Bonds, Mortgage Credit
Certificates, Low Income Tax Credits
The City shall continue to participate in the issuance of tax-exempt revenue bonds, mortgage credit certificate projects, and low-income tax credit projects to provide below market rate financing, where there is sufficient private participation.

The City shall create an inventory of available homebuyer resources, including a list of local real estate agents and mortgage brokers with knowledge of available programs, and shall publicize the list on the City’s website. (Existing Program 3.4, modified)
Provide technical assistance for the issuance of
one mortgage revenue bond, mortgage credit
certificate, or low-income tax credit funded
project with the goal of assisting 20 low- and
moderate-income homebuyers during the
planning period.

Publicize information on resources and programs
for homebuyers on the City’s website, with
annual updates.

3.4 Private Sector
(Lead), Finance
Department,
Community
Development
Department
State and
Federal
funds
Continuously
throughout the
planning period
Create resource
inventory: 2024
Update
inventory:
annually
HE Program 3.5 FHA/HUD/HCD and Federal Housing Trust Programs or Available Government Funding
In order to encourage developers to fully utilize available FHA/HUD/HCD and Federal Housing Trust programs, the City shall continue to utilize an information resources pool to enable local affordable housing providers to use these programs and incorporate them into a first-time homebuyer’s program as appropriate. (Existing Program 3.5)
Contact local affordable housing borrowers at
least annually to provide the most updated and
any new information on available programs.

3.2, 3.5, 3.8 Community
Development
Department
Federal
funds, State
funds
Annually
HE Program 3.6 Section 8 Housing Assistance Program
The City shall continue to support Tulare County Housing Authority (TCHA) in administering the Section 8 Housing Assistance Program which includes certificates and vouchers for low-, very low-, and extremely low-income households.

The City shall conduct landlord education and outreach on source of income discrimination and voucher programs with the goal of increasing landlord participation in the voucher program. (Existing Program 3.6, modified)
Assist 800 lower income families with rental
housing assistance annually.

The City shall engage the Housing Authority
annually to explore additional funding sources,
constraints to voucher use, and opportunities to
expand voucher use in high and highest resource
areas.

In coordination with the Kings/Tulare Homeless
Alliance facilitate at least one workshop and/or
education campaign for property owners and
managers per year, potentially partnering with

3.6 Tulare County
Housing
Authority
(resource),
Community
Development
Department
(Lead)
Federal
funds
Annually
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Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
non-profit organizations and real estate
professionals and organizations to reduce income
discrimination.

HE Program 3.7 Inform Public of Local, State, and Federal Housing Programs
The City shall continue to publicize housing opportunities in Visalia through a marketing campaign associated with housing programs, including, for example, brochures, advertisements, articles, direct mail, municipal reports, and placing information on the City’s website. (Existing Program 3.7, modified)
Conduct at least one presentation annually to the
local real estate industry and/or
nongovernmental organizations regarding
available housing sites, programs, and incentives.

3.8 All City
Departments
General
Fund
Annually
HE Program 3.8 Loan Program Education
The City shall sponsor meetings with government, realtors, home buyers, and other financial agencies regarding loan programs currently available. (Existing Program 3.8)
Sponsor annual or bi-annual meetings to educate
realtors, home buyers, and others to facilitate
promotion of this program, as funding is available.

3.8 Private Sector,
Community
Lending
Council
General
Fund
At least biannually with a
goal of annually
HE Program 3.9 Agency Coordination
The City shall solicit involvement from the Tulare County Association of Realtors and the Home Building Industry Association (BIA) and periodically inform real estate organizations of the City’s need for lower income housing, available sites appropriate for affordable housing (particularly in high and highest resource areas), and incentive programs available to encourage the creation of such housing. (Existing Program 3.9, modified)
Solicit information from agencies annually.

Provide information on a recurring basis.

3.5, 3.14 Community
Development
Department
General
Fund
Annually
HE Program 3.10 Availability of Funding
The City shall continue to participate in Federal, State, and local housing assistance programs. The City shall continue to utilize funds from the following agencies: Department of Housing and Urban Development (HUD), State Housing and Community Development (HCD). The City shall prioritize funding opportunities that facilitate the affordable housing creation in high and highest resource areas with access to high-quality transportation opportunities. (Existing Program

3.10, modified)
Complete ten applications under this program per
year, with a target of obtaining/providing $1
million over the planning period in support of
affordable housing.

3.6 Community
Development
Department
Federal and
State funds
Annually
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Implements
What
Policies
Who is
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Potential
Funding
Source
Timeframe
HE Program 3.11 City Incentive for Affordable Housing
The City shall collaborate with affordable housing providers to identify and provide incentives, such as land and improvement cost writedowns or deferred financing, to decrease the total cost of 100 percent affordable housing developments. In combination with Program 1.3, the City will work with providers to analyze city-owned sites with potential for housing development and opportunities for purchase. (Existing Program 3.11, modified)
Annually identify and engage non-governmental
affordable housing providers to evaluate Cityowned parcels and discuss opportunities for land purchases.

By 2026, collaborate with providers to identify
incentives to encourage 100 percent affordable
development and adopt incentives.

Facilitate the development 100-percent
affordable multifamily housing projects in high
and highest resource areas within a quarter mile
of a transit stop in the planning period, with a
goal of facilitating at least two such developments
with 400 total lower income units.

3.3, 3.6 Community
Development
Department
Successor
Agency,
General
Fund
Annually
HE Program 3.12 Development Fee Reduction/Deferment for ADUs The City shall review its fee structure and study the feasibility of reducing or deferring development and building permit fees on accessory dwelling units, particularly in high and highest resource areas surrounding in the western and southern portions of the city. (Existing Program 3.12, modified)
Review fee structure every three years, with a
goal of supporting the development of 100 ADUs
during the planning period.

Monitor ADU development and adopt additional
financial incentives by 2028 if ADU production
trends show development of less than 10 ADUs
per year.

3.1, 3.2, 3.6,

3.11 Community
Development
Department
General
Fund or SB 2
Planning
Grant
Program
Review fee
structure: every
three years
Adopt
additional
incentives, as
necessary: 2028
HE Program 3.13 Non-Profit Housing Development Corporations The City shall continue to support non-profit housing development corporations (e.g., Self-Help Enterprises, Habitat for Humanity, and other non-profit agencies), including those that provide sweat equity programs, by providing land at little or no cost through low interest loans and deferred financing. (Existing Program 3.13, modified) Identify potential sites and engage local agencies
annually.

To increase housing mobility, provide assistance
that will benefit 20 first-time lower-income home
buyers over the next eight years.

3.1, 3.2 Private NonProfit Services
(Lead),
Community
Development
Department
Federal
Grants
Annually
HE Program 3.14 Land Banking
The City shall provide support for affordable housing projects or programs which allow land banking. (Existing Program 3.14) Participate in at least one land banking project
during the current reporting period.

3.2, 3.5 Housing and
Economic
Development
Department
General
Fund, State
and Federal
Resources
Continuously
throughout the
planning period
HE Program 3.15 Promoting Accessory Dwelling Units Promote ADU information and incentives through City outlets twice per year.

Conduct annual (eight total) educational
workshops, advertising campaigns, or outreach

3.1, 3.2, 3.11 Community
Development
Department
General
Fund
Annually
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The City shall promote the development of ADUs, prioritizing the higher resource areas. The City shall:
• By June 2024, compile and publish information regarding permit requirements, changes in State law, the Permit Ready ADU program, available incentives (such as fee waivers; see Program 3.12) and the benefits of accessory dwelling units; information shall be published on the City website, and advertised through City social media outlets and email lists at least twice a year;
• Annually conduct educational workshops or advertising campaigns to promote ADU development and the City’s
Permit Ready ADU program to homeowners, including six
targeted to residents in higher resource areas, including lowdensity areas in the western and southern portions of the city.
• Contact local developers annually to promote ADUs, provide information on permit requirements and the Permit Ready ADU Program, and discuss constraints to development.
• In 2027, complete a mid-term evaluation of the City’s efforts to promote and incentivize ADUs; identify and adopt
additional incentives if permitting trends are not meeting the goals of this program (average 10 ADUs per year) (Existing Program 3.15, modified)
events to inform and promote ADU development
in the city to residents, with at least six targeted
to residents and developers in high and highest
resource areas by the end of the planning period.

Engage local developers annually.

Complete a mid-term evaluation and adopt
additional incentives as necessary.

In combination with Program 3.12, facilitate the
development of at least ten accessory dwelling
units per year and a total of 100 units over the
next eight years.

Mid-term
evaluation:
2027
HE Program 3.16 Assisted Housing Projects Eligible for Conversion The City shall monitor the status of the deed-restricted affordable housing projects with expiring affordability covenants and contact owners concerning their plans to continue in or opt out of the subsidy programs. The City shall identify potential buyers of at-risk projects (e.g., Tulare County Housing Authority, Christian Church Homes of Northern California, Inc., Self-Help Enterprises) and existing and potential sources of City funding to supplement primary State and Federal sources, and shall engage all parties to facilitation negotiation and acquisition. (Existing Program 3.16, modified)
Achieve 100 percent contact with all subject atrisk property owners one year before contract expiration.

3.9 Community
Development
Department
General
Fund
Immediately
upon
identification
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Potential
Funding
Source
Timeframe
HE Program 3.17 Planning for Large Sites
The City shall allow for further subdivision or development of specific plans for sites larger than 10 acres that are identified in the Housing Element sites inventory and shall facilitate development at the expected affordability level for the sites. The City shall employ a range of tools and techniques, potentially including outreach to property owners and stakeholders, City financial resources (e.g., HOME funds), expedited processing, and other incentives to facilitate development on these sites, with priority given to sites in higher resource areas.

To facilitate the development affordable housing on large sites included in the sites inventory as lower-income capacity, including sites 106, 110, 111, 126, and 128, the City shall provide expedited approval of lot splits or creation of new parcels, and will waive, reduce, or defer fees associated with subdivision. (Existing Program 3.17, modified) By 2025, adopt incentives to encourage the
development of large RHNA sites (over 10 acres)
including expedited approval of lot splits or
creation of new parcels, and fee waivers,
reductions, or deferral.

In 2027, complete a mid-cycle review of
development activity related to large RHNA sites
and revise RHNA calculations, potentially
including identifying additional sites with
appropriate zoning (by 2029), if the sites are
found to be infeasible for development in the
planning period.

Entitle an average of one project on a RHNA listed
large site (10 acres or more) per year.

Facilitate the development of 1,958 units on large
sites, including 1,250 lower- and 708 above
moderate-income units with a goal of 75 percent
in high and highest resource areas.

3.16 Community
Development
Department
General
Fund
Annually
Adopt
incentives: 2025
Mid-cycle
evaluation:
2027
Rezone
additional sites
(if necessary):
2029
HE Program 3.18 Targeting Extremely Low-Income Developments The City shall seek State and Federal funding specifically targeted for the development of housing affordable to extremely low-income households. Additionally, the City shall identify development opportunities and provide incentives for the development of housing for extremely low-income households (e.g., priority processing, fee waivers or deferrals). The City shall work with its partners and encourage them to promote the benefits of this program to the development community. Additionally, the City shall require its partners to conduct outreach to extremely low-income service providers, on at least an annual basis, to encourage the development of housing for extremely low-income households. (Existing Program

3.18, modified)
Annually pursue State and Federal funds to
increase the supply of housing affordable to
extreme low-income households with a goal of
supporting development of 100 extremely lowincome units during the planning period.

3.1, 3.2, 3.3,

3.6 Community
Development
Department
State and
Federal
funds
Pursue funding:
annually and as
opportunities
arise
Adopt
incentives: by
2026
HE Program 3.19 Provide Priority Sewer Service for Affordable Housing Projects
In the event of a future, although unanticipated, shortage of future capacity or need to prioritize provision of sewer service is experienced, Identify all projects meeting the criteria for
affordable housing and ensure their first priority
status to connect to the City sanitary sewer
system.

3.16 Public Works
and
Community
General
Fund and
Wastewater
Identify
projects: As
applications are
received
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Potential
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Source
Timeframe
projects offering market rate or assisted projects that have the potential to provide housing affordable to lower-income residents shall receive priority sewer service. (Existing Program 3.20) Development
Department
Enterprise
Fund
HE Program 4.1 Homebuyer Education Program Outreach
The City shall support the efforts of non-profit organizations [e.g., Community Services Employment Training (CSET), Self-Help Enterprises] in providing homebuyer education services by promoting their services on the City website.

The City shall increase participation in homeownership education and assistance programs for historically underrepresented residents in the homeownership market by identifying sources of funding to support homeownership assistance programs and establish non-profit partnerships to for outreach campaigns to spread awareness of available assistance programs. (Existing Program 4.1, modified) In combination with Program 3.3, participate in at
least one education seminar per year, particularly
targeting lower resource areas.

Partner with non-profit organizations to increase
participation in homeownership education and
outreach programs by minority and/or low and
moderate-income residents by 25 percent. SelfHelp Enterprises is a provider of homeownership education and will report on the number of Visalia
residents that receive homeownership education.

Visalia has an existing relationship with Self-Help
Enterprises that will be continued.

4.1 Community
Development
Department
General
Fund (Staff
Time)
Annually
HE Program 4.2 Foreclosure Prevention Resources
The City shall promote foreclosure prevention resources by posting information on the City website about foreclosure prevention hotlines and services offered by HUD-approved housing counseling agencies (e.g., Self-Help Enterprises). (Existing Program 4.2)
Verify that the correct and up to date information
is posted to City website and updated on at least
an annual basis.

4.1, 4.2, 4.4,

4.5 Community
Development
Department
General
Fund (Staff
Time)
Annually
HE Program 4.3 Nuisance Abatement in Impacted Neighborhoods To help secure and maintain vacant, foreclosed properties, the City shall expand code enforcement in the areas most impacted by foreclosures and abandoned properties. The City shall strive to effectively follow up on code violations to ensure that problems are addressed. (Existing Program 4.3)
Secure properties subject to the emergency
nuisance abatement within 72 hours of appraisal
and establish a tracking system for managing
nuisance abatement cases and report activity in
the Annual Report.

4.3 Building
Department,
Code
Enforcement
General
Fund
Annually
Secure
properties:
within 72 hours
of appraisal
HE Program 4.4 Foreclosure Acquisition
The City shall continue to work with qualified non-profit partners to acquire foreclosed properties, rehabilitate properties if necessary, and redevelop properties as affordable housing, when federal or state funding is available. The City may use other housing programs, such as the first time homebuyer down-payment assistance program, in conjunction with acquiring, rehabilitating, and reselling or renting. In Annually pursue State and Federal funds when
available.

Identify and engage qualified non-profit partners
annually.

Investigate funding sources annually.

4.1, 4.2, 4.4,

4.5 Community
Development
Department
Eligible State
and Federal
funds
Annually
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Potential
Funding
Source
Timeframe
some cases, the City may demolish foreclosed homes and re-use the land for mixed-use or non-residential purposes when the demolition will create an opportunity to create more amenities and carry out a comprehensive rebuilding or revitalization strategy. (Existing Program

4.4, modified)
HE Program 5.1 Legislative Awareness
The City shall, through its state and federal representatives, stay abreast of housing legislation and programs which might affect the City’s special needs groups and, as warranted, comment upon legislation. The City shall continue its practice of writing letters of support or opposition as warranted. (Existing Program 5.1, modified) Participate in at least two legislative initiatives per year.

Engage the League of California Cities to discuss
emerging legislative proposals, collective
response, and lobbying efforts related to special
needs housing.

5.1, 5.2, 5.5,

5.6, 5.7
All City
Departments
General
Fund
Twice annually
HE Program 5.2 Homeless Shelter Program
The City shall provide financial assistance and provide supportive services towards the providing of shelters and services for persons experiencing homelessness. The City shall continue to work with experienced non-profit agencies to seek out opportunities to provide permanent, transitional, or emergency housing, including low-barrier shelters, and work with the Continuum of Care to promote the use of Federal, State, and local financing programs as possible funding sources.

To ensure compliance with Government Code section 65583(a)(4), as amended by AB 2339, the City shall:
• Amend the Zoning Code to allow emergency shelters by right (without conditional or other discretionary permit) with appropriate development standards in a zone that allows residential uses, is in proximity to transportation and services, and contains sufficient capacity to meet the need identified in the annual PIT count; provide capacity analysis compliant with State law.
• Amend the Zoning Code to expand the definition of
emergency shelter to include interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care. (Existing Program 5.2, modified) Annually allocate funding to provide assistance
and supportive services with a goal of providing
$50,000 each year.

Engage non-profit agencies and the Continuum of
Care to discuss opportunities, constraints, and
potential partnerships at least twice per year.

In 2024, identify candidate zones appropriate for
emergency shelters in compliance with AB 2339;
complete capacity analysis of each zone to ensure
sufficient capacity to meet the housing need
identified in the most recent point in time count.

Within two years of the adoption deadline,
amend the Zoning Code to allow emergency
shelters in compliance with AB 2339, and as
outlined in this program.

5.1, 5.5, 5.6 Community
Development
Department
Federal and
State funds,
General
Fund
Allocation
funding:

Annually
Engage
agencies: twice
per year
Identify zones
appropriate for
emergency
shelters: 2024
Amend Zoning
Code: by
December 15,
2025
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Policies
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Responsible
Potential
Funding
Source
Timeframe
HE Program 5.3 Reasonable Accommodation
The City shall maintain a public information brochure on reasonable accommodation for disabled persons and provide that information on the City's website. This brochure shall include information and staff contact for requesting assistance in providing housing for persons with disabilities. The City shall provide this information to local non-profit developers and agencies directly and shall annually engage agencies to identify remaining constraints to housing for persons with a disability. (Existing Program 5.4, modified)
Maintain an updated brochure at City offices and
on City website.

Provide information to local non-profit developers
and agencies and non-profits immediately.

Engage local agencies providing special needs
housing to identify remaining constraints annually

5.1 Community
Development
Department
CDBG or
General
Fund
Update
brochure: 2024
and annually
thereafter
Disseminate
information:
immediately
Engage local
agencies:
annually
HE Program 5.4 Senior Rental Housing
The City shall continue to facilitate the construction of affordable rental housing for very-low and low- income seniors by providing regulatory (e.g., density bonus, expedited permit processing, deferred fees, or relaxed parking requirements) and financial incentives. The City shall provide additional incentives for the development of affordable senior housing in higher resource areas in proximity to high-quality transit options. (Existing Program 5.5, modified)
Identify and publicize available incentives in 2024.

Engage developers and local non-profit agencies
providing housing for seniors to discuss housing
needs and identify additional constraints to senior
housing in 2026.

Facilitate the construction of at least 20 very lowincome and 20 low-income senior units during the reporting period.

5.1, 5.2, 5.4 Community
Development
Department
HOME funds Identify
incentives: 2024
Identify
remaining
constraints:
2026
Facilitate
construction:
annually
HE Program 5.5 Rehabilitation Assistance for Senior & Disabled Homeowners
The City shall continue to dedicate federal funding, as available, toward the senior and disabled rehabilitation programs which assist lowincome elderly homeowners in rehabilitating their homes to address health and safety repairs, accessibility needs, and energy efficiency improvements. The City shall give priority to rehabilitation projects in lower resource areas. (Existing Program 5.6, modified)
Provide assistance that will benefit 10 households
per year over the next eight years. Track
assistance accomplishments and include in the
Annual Report.

Publicize available programs on the City website
and disseminate it directly to local churches and
agencies providing services to special needs
housing populations.

Investigate new funding sources annually.

5.2 Community
Development
Department
HOME
Program,
CDBG funds
Annually
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Potential
Funding
Source
Timeframe
HE Program 5.6 Large Families
The City shall promote the construction of both market rate and deed restricted affordable for-sale and/or rental housing units with three or more bedroom units affordable to very low- and low-income families.

The City shall offer financial and regulatory incentive opportunities (e.g., expediting permit processing, deferred fees, density bonuses) to developers for these unit types and shall promote the need for three or more bedroom units during pre-application meetings, and by contacting affordable housing developers. (Existing Program 5.7) Develop incentives and mitigations to constraints
by the end of 2024.

Hold an annual workshop with developers and
provide education about technical assistance and
incentives for larger rental units, with a goal of
supporting the development of of an average of
40 large units per year (20 very low- and 20 lowincome units [320 total units]) over the planning period.

5.1, 5.3 Community
Development
Department
State and
Federal tax
credits,
CDBG
Annually
HE Program 5.7 Housing for Persons with Developmental Disabilities The City shall explore models to encourage the creation of housing for persons with developmental disabilities, as funding is available. Such models could include assisting in housing development through the use of set-asides, scattered site acquisition, new construction, and pooled trusts; providing housing services that educate, advocate, inform, and assist people to locate and maintain housing; and models to assist in the maintenance and repair of housing for persons with developmental difficulties. The City shall also seek State and Federal monies for direct support of housing construction and rehabilitation specifically targeted for persons with disabilities, particularly in higher resource areas in direct proximity to high-quality transit options. (Existing Program 5.8, modified)
Annually pursue State and Federal funds that can
support housing construction and maintenance of
housing for persons with disabilities with a goal of
obtaining $1,000,000 over the planning period.

Explore and evaluate models in 2025.

Adopt a policy to facilitate/incentivize
development of housing for persons with
developmental disabilities in 2026.

Facilitate the construction of 30 units for persons
with developmental disabilities in the planning
period.

5.1, 5.3, 5.7 Community
Development
Department
General
Fund and
State and
Federal
Grants
Annually
Explore models:
2025
Adopt policy:
2026
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Potential
Funding
Source
Timeframe
HE Program 5.8 Municipal Code Updates
To remove constraints to a variety of housing types and ensure compliance with State law, the City shall amend the municipal code to:
• Allow Transitional and supportive housing by-right in the O-C zone. • Reduce development standards for emergency shelters related to proximity to other emergency shelters to 300 feet and remove additional setback and perimeter wall requirements for emergency shelters. • Allow accessory dwelling units (ADUs) by-right in all zones allowing residential uses, in compliance with State law. o The City will defer to State ADU and Junior ADU law until a compliant ADU Ordinance is adopted. • Allow for at least two dwelling units per lot in all R-1 zones (R-1-20, R-1-12.5, and R-1-5) consistent with SB 9. • Provide streamlined ministerial review and a preliminary application process in compliance with SB 330 and SB 35. • Permit large residential care facilities with objectivity and certainty in all residential zones, subject only to the same requirements of residential uses of similar form in the same zones. • Adopt reduced parking standards for affordable multifamily developments and multifamily projects with small units (single-room occupancy, studio, and 1-bedroom units) of no more than one parking stall per unit. • Permit low barrier navigations centers by right (without conditional use or other discretionary permit) in nonresidential zones permitting residential uses.
• Reduce lot size requirements in the R-M zones to remove constraints to multifamily housing development. • Provide a ministerial process for approving reasonable accommodation requests, including objective findings for approval. (New Program, consultant)

5.1, 5.3, 5.5,

5.8 Community
Development
Department
City Council
General
Fund
Within two
years of
adoption of the
Housing
Element
ADUs in all
zones allowing
residential uses:
implement
immediately;
adopt by
December 31,
2024.
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HE Program 5.9 Special Needs Housing Outreach and Incentives To address the lack of affordable housing opportunities for special needs populations, the City shall:
• Identify and adopt a strategy to facilitate the development of housing for special needs households, including persons with disabilities (including developmental disabilities) through incentives for affordable housing development with services, resources, and assistance.
• Annually engage qualified housing developers to identify affordable housing development opportunities with emphasis on promoting housing choices that serve the needs of special needs populations, including seniors, homeless, femaleheaded households, large families, low-income, and/or persons with disabilities in RCAA’s.
• Subject to availability of Inclusionary Housing funds, issue NOFA or RFP at least once during compliance period and
establish an affordable housing development pipeline of at least three affordable housing projects. Hold an annual meeting with developers to inquire about upcoming projects and identify affordable housing developments that may need local funding or loan/grant preparation assistance.

Additionally, NOFA’s or RFP’s will be issued once sufficient funding is available fund at least one project.
• Annually work with the local nonprofit organizations to implement an outreach program informing residents of the housing and services available for persons with disabilities.

The City shall hold annual workshops or advertising
campaigns to expand awareness and shall make information available on the City website.
• Monitor and support the development of housing for
farmworkers through annual coordination with non-profit organizations.
• Identify and adopt, as appropriate, incentives for
development to address the housing needs of workforce and farmworker households, with priority given to projects in lower-density higher income areas. (New Program, AFFH)
By 2026, prepare a report on potential strategies
to encourage development of affordable,
accessible housing units for households with
special housing needs, including but not limited to
cost incentive programs, permit streamlining, and
permit and developer fee waivers and maintain a
list of possible sources of funding to support
incentive programs.

Adopt an incentive program based on the results
of the report by August 2026 and implement
immediately..

Prepare and publish a list of State and Federal
funding sources by January 2026 and update
annually; provide information to developers
annually
Conduct eight educational workshops, campaigns,
or outreach events to expand awareness of
services and programs for persons with
disabilities by the end of the planning period.

Update the City’s website by January 2025.

Provide technical assistance and/or financial
support for the development or rehabilitation of
24 affordable housing units for farmworkers by
December 2031. The City is currently partnering
with Self-Help Enterprises to develop a 24-unit
farmworker multi-family affordable housing
complex.

By 2026 identify and adopt incentives to
encourage the development of farmworker
housing; potential incentives may include, but are
not limited to, increased density and height
allowances, a streamlined design review process,
or reduced fees.

5.1, 7.2 Community
Development
Department
City Council
General
Fund
Various, see
specific actions
and objectives
HE Program 5.10 Employee/Farmworker Housing
To address employee and farmworker housing needs and conditions, the City shall:
• Coordinate with regional agencies
annually.
• Provide technical assistance to all
applicants proposing farmwork housing.

5.1, 7.2 Community
Development
Department
City Council
General
Fund
Various, see
specific actions
and objectives
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Source
Timeframe
• Annually coordinate with regional agencies and providers to discuss and pursue regional solutions to farmworker housing needs.
• Provide technical assistance through the entitlement process to applicants proposing employee or farmworker housing. • Partner with local employers, developers, and agencies, such as the Housing Authority, to pursue State and Federal grant funds for farmworker housing development and
rehabilitation.
• Engage neighboring jurisdictions and the Housing Authority to discuss and pursue opportunities to establish a program to provide direct assistance to farmworker housing
rehabilitation projects.
• Create partnerships to pursue funding,
as opportunities arise, with a goal of
applying for four grants in support of
farmworker or lower income employee
housing projects in the planning period.
• By 2027, establish a program to provide
assistance to projects that address
substandard farmworker housing, with a
goal of assisting 20 households/units in
the planning period.

Through these actions, encourage the
development of 200 units of
farmworker/employee housing during the
planning period; provide assistance to assist in the
rehabilitation of 20 farmworker units.

HE Program 5.11 Permit Streamlining Act
The City shall adopt a policy to ensure compliance with the Permit Streamlining Act (Government Code § 65920 et seq.) and timing requirements of the California Environmental Quality Act (CEQA) (Public Resources Code (PRC) § 21000 et seq.). The policy shall specify:
• Who is responsible for making CEQA determinations of PRC 21080.1;
• That the determination will be made within the timeframe permitted by PRC 21080.2; and
• That when the City determines a project is exempt from CEQA, the determination triggers the Permit Streamlining Act 60-day deadline under Gov. Code 65950(a)(5).

Adopt a policy to ensure compliance with State
law.

Community
Development
Department
City Council
General
Fund
Within one year
of adoption of
the Housing
Element
HE Program 6.1 Housing Rehabilitation Program
The City shall continue to enhance the quality of owner-occupied single-family housing and encourage private investment in the city’s residential areas through the owner-occupied Housing Rehabilitation Programs. The program provides low-interest loans to low-income Assist 50 lower-income homeowners during the
course of the current reporting period.

Pursue new funding sources annually.

6.1, 6.8, 6.9 Community
Development
Department
CDBG,
HOME funds
Annually
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Potential
Funding
Source
Timeframe
homeowners to make exterior improvements or repairs to their homes. The City shall investigate new funding sources and shall provide priority to projects in lower resource areas. (Existing Program 6.1, modified)
Disseminate information on the Housing
Rehabilitation Program to local churches, social
organizations, and non-profit agencies annually.

HE Program 6.2 Low-Income Rental Rehabilitation Program The City shall continue to support a Low-Income Rental Rehabilitation Program through financial assistance and partnering with nongovernmental organizations. The program provides owners of rental properties a forgivable loan for external improvements in return for commitments to offer the units at affordable rents. The City shall adopt a policy prioritizing or providing additional support to projects in lowerresource areas. (Existing Program 6.2, modified) Assist 20 lower-income owners of rental
properties with forgivable loans over the next
eight years.

Adopt a policy to prioritize or provide further
support to lower resourced areas by 2026.

6.1, 6.4, 6.8 Community
Development
Department
CDBG,
HOME, LowModerateIncome
Housing
Asset
(LMIHAF)
funds
Annually
Adopt policy:
2026
HE Program 6.3 Emergency Repairs Program
The City shall continue to provide low/moderate-income, owner occupants with low-interest loans or grants to make emergency repairs and provide assistance for addressing housing code violations. The City shall distribute information regarding the program on the City website and to local churches, organizations, and non-profit agencies annually and shall hold engagement events to advertise available programs targeting census tracts 10.04, 11, 12, 20.08. (Existing Program 6.3, modified)
Assist 40 lower- and moderate-income
homeowners over the next eight years.

Distribute information annually.

Hold engagement events annually.

6.1, 6.8 Community
Development
Department
CDBG,
HOME funds
Annually
HE Program 6.4 Enforcement of Housing and Building Codes The City shall continue to review, upgrade, and maintain City codes, ordinances, regulations, and enforce these standards to ensure health and safety of occupants and maintain the existing housing stock. (Existing Program 6.4)
Complete 200 residential inspections per year in
response to substandard building or living
condition referrals.

6.1, 6.8 Community
Development
Department
CDBG ,
General
Fund
Annually
HE Program 6.5 Rehabilitation and Adaptive Reuse
The City shall assist, as appropriate, in the rehabilitation and adaptive reuse of historically-significant structures. This shall include assisting private property owners of historically-significant structures in applying for and utilizing State and Federal assistance programs as appropriate. (Existing Program 6.5)
Assist with rehabilitating one unit per year. 6.7, 6.8, 6.9 Community Development
Department
State and
Federal
funds
Annually
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Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 236 December 2023
Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
HE Program 7.1 Fair Housing Enforcement and Outreach
In an effort to expose and eliminate housing discrimination, and to provide equal housing opportunities to all Visalia residents, the City shall continue to partner with the Fair Housing Council of Central California to provide fair housing education to ensure that the City affirmatively furthers fair housing through lenders, landlords, realtors, and the community as a whole and handle fair housing complaints. The City shall continue to post information on fair housing law on its website.

To address issues related to fair housing enforcement and outreach, the City shall:
• Provide informational seminars to area residential real estate agents and brokers on fair housing laws and regulations. • Provide informational workshops for residents to provide education and awareness to tenants, of fair housing federal and State fair housing laws and support prospective and existing tenants who are experiencing discrimination.
• Provide trainings for property owners/managers on the requirements of federal and State fair housing laws to
prevent discrimination.
• Continue and if feasible expand funding for information and referral services that direct families and individuals with financial resources for housing rental or purchase, locating suitable housing, and obtaining housing with special needs facilities such as disabled-accessible units.
• Expand awareness of predatory lending practices, fair housing requirements, regulations, and services by distributing educational materials to property owners, realtors,
apartment managers, and tenants.
• Adopt an anti-displacement strategy including, but not limited to “just cause” eviction protections and first right of return for existing residents.
(Existing Program 7.1, modified)
Maintain and update educational materials on the
City website and conduct one to two comparative
rental tests per year based on need and available
financing.

Working with Fair Housing Council of Central
California, provide one training annually with a
goal of reaching at least 30 real estate agents and
brokers each year.

Working with Fair Housing Council of Central
California, provide one training annually with a
goal of reaching at least 50 property owners and
managers each year.

Hold at least eight informational events during
the planning period to disseminate informational
materials or provide trainings to residents,
prioritizing communities sensitive to
displacement. Annually, Housing Authority of
Tulare County (HATC) provides affordable rental
housing counseling services to the public during
community events.

Distribute materials to at least 2,000 property
owners, apartment managers, and tenants during
the planning period, with at least half distributed
in communities with majority non-White
residents, particularly in lower resource areas of
Visalia.

Adopt an anti-displacement strategy by 2026.

7.1, 7.2 Community
Development
Department
General
Fund, CDBG
Various, see
specific
objectives
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City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 237
Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
HE Program 7.2 Socio-economic Segregation and Concentration of Low Resource Areas
To address socio-economic segregation and concentrations of lower resource areas in central and northeastern Visalia (census tracks 10.04, 11, and 12) the City shall:
• Expand and prioritize affordable housing development in high and highest resource areas and near public transit.
• Prioritize capital improvement projects, including new parks and amenities, in lower-resource areas. Budget for and
implement plans and strategies for communities, prioritizing neighborhoods designated for low-income and mixed-income housing opportunities in the sites inventory.
• Review the General Plan, applicable Specific Plans, and Zoning Code and Zoning Map to evaluate opportunities for removing barriers to housing production, adding housing capacity, and accommodating a greater mix of dwelling types and sizes households (e.g., duplexes, triplexes, fourplexes, townhouses, courtyard buildings) in high and highest resource areas. • Coordinate with local employers to hold annual jobs fairs targeting census tracts 10.04, 11, and 12. (New Program, AFFH)
By 2026, work with local developers and nonprofit homebuilders to review the General Plan, Specific Plans, and zoning code to identify and
prioritize opportunities for removing barriers to
housing production, adding housing capacity, and
accommodating a greater mix of dwelling types
and sizes households in high and highest resource
areas; implement actions based on this evaluation
by 2027.

Hold at least three workshops during the planning
period in lower resource areas, including census
tracts 10.04, 11, and 12 to develop infrastructure
and programming plans that support mixedincome housing development; through the annual budgeting process give priority to capital
improvement projects and programming efforts
targeting these areas.

As part of the annual CIP program update,
provide funding committed to improvements and
community revitalization projects targeted to
census tracts 10.04, 11, and 12, with a goal of
providing five percent of CIP funding for these
efforts.

Annually identify CDBG and/or HOME funds to be
used for community revitalization efforts in lower
resource areas.

Hold annual jobs fairs in lower resource areas.

7.2 Community
Development
Department
General
Fund, HOME
Various, see
specific
objectives
HE Program 7.3 Improving Place-based Strategies
To encourage community conservation, revitalization and preservation of existing affordable housing, the City shall:
a. Prioritize public health, education, economic, and safety programs in lower-resource areas as defined by TCAC in
coordination with area public health entities (e.g., Kaweah Health), Visalia Transit, the City’s Community Development a. By 2028, as part of the Consolidated Plan
update process, develop and adopt a
comprehensive, long-term community
development strategy and/or program
priority strategy for lower resource areas.
b. In 2024, develop a mailing list targeted to
lower resource areas and agencies

7.2 Community
Development
Department
General
Fund, HOME
Various, see
specific
objectives
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Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
Department, local school districts, workforce development groups, and the City’s Police Department.
b. Identify addresses and compile mailing list and email addresses to focus outreach to neighborhoods in lower
resource areas of the city to prioritize services in these areas. c. Implement small-scale placemaking projects/events in lower resource areas of Visalia.
d. Work with local nonprofit organizations, including Self-Help enterprises and Habitat for Humanity of Tulare County, to expand and spread awareness on home and accessibility
rehabilitation programs.
e. Collaborate with TCaT/TCAG to prepare a study on transit needs for Visalia residents and identify actions to address those needs, focusing on connecting residents to job centers.

Work with TCaT to expand transit services that connect
Visalia to other cities in the County.
f. Coordinate with the Public Works Department to review the City’s Capital Improvement Projects (CIP) to ensure public facilities and infrastructure are supportive of the needs of underserved communities.
g. Implement plans and strategies to decrease pollution burden in northern and central parts of Visalia. Strategies should include improving air, reducing lead risk from housing, as well as addressing proper remediation plans for cleanup sites and hazardous waste sites. (New Program, AFFH)
representing lower-income
communities/residents; update list annually.
c. Implement two projects and four events in
lower resource areas during the planning
period.
d. Conduct four educational workshops,
campaigns, or outreach events to expand
awareness of home and accessibility
rehabilitation programs by the end of the
planning period, with a goal of engaging 250
households.
e. Prepare a transit needs study by 2027 and
implement actions by 2028.
f. Annually collaborate with the Public Works
Department to evaluate the effectiveness of
the long-term development strategy (action
a), the City’s CIP program, and use of HOME
funding in meeting the needs of underserved
communities.
g. Annually work with a consultant to assess
and monitor pollution burden in each census
tract, using tools such as CalEnviroScreen
and identify major sources of pollution;
develop a pollution burden reduction
strategy for northern and central areas of
Visalia by 2027 with metrics and timelines.

HE Programs 8.1 Energy & Water Conservation Program
Using existing education, incentive, and conservation programs offered by Southern California Edison (SCE) and California Water Service Company (CalWater), the City shall continue to assist residents to implement energy and water conservation measures awareness programs and include the most current goals, policies, and programs into new affordable housing projects and, as feasible into retrofitting existing affordable housing units. (Existing Program 8.1) Maintain and update educational materials on the
City website.

8.1, 8.2 Community
Development
Department
(Lead), Private
Utility
Companies
Grant
funding
from all
available
sponsoring
sources,
General
Fund
Annually
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Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
HE Program 9.1 Implementation Reporting
The City shall annually review and report, where required under the Annual Progress Report to be annually submitted to HCD, on the implementation of the Housing Element programs and the City’s effectiveness in meeting the programs’ goals in the manner required and approved by State Housing and Community Development. (Existing Program 9.1)
Provide an Annual Progress Report to State HCD
every year during the course of the reporting
period.

9.1 Community
Development
Department
General
Fund
Annually by
April 1
HE Program 9.2 Progress Meeting
City staff members involved in the implementation of Housing Element programs shall meet annually to review progress in addressing housing issues, especially issues relating to affordable housing. (Existing Program 9.2)
Convene annual meeting to review the Housing
Element implementation progress.

9.1 Community
Development
Department
General
Fund
Annually by
May 1
HE Program 9.3 Monitor the RHNA Land Inventory
Community Development staff shall monitor the RHNA land inventory to ensure that proposed re-zoning or development on every listed site meets or exceeds the development capacity by income category listed for that site in the Land Inventory. Additionally, the City shall complete a mid-cycle review residential development in zones that allow 100 percent nonresidential usage to ensure that realistic capacity identified for these sites aligns with development trends, and shall make adjustments, as appropriate, to capacity assumptions. If a proposed rezoning or development results in a shortfall of residential capacity needed to accommodate the remaining Regional Housing Needs Allocation (RHNA) for any income category, the City shall identify and zone sufficient adequate sites at appropriate densities [See GC 65583.2(c)(3) to accommodate the shortfall within six months of the re-zoning or approval of the development resulting in the shortfall of sites to accommodate the remaining RHNA for any income category. (Existing Program 9.3)
Report annually on maintenance and status of the
RHNA Land Inventory, and ensure that no net loss
of lower- or moderate-income RHNA capacity.

Complete a mid-cycle review of development
trends in zones that allow 100 percent
nonresidential uses in 2027; adjust assumptions,
recalculate RHNA capacity, and rezone to meet
RHNA shortfall within six months.

9.1 Community
Development
Department
General
Fund
Tracking: as
applications are
received/rezones proposed
Locate
additional
capacity: within
6 months of
identification of
shortfall
Reporting:

Annually by
April 1
HE Program 9.4 Monitor Conditional Use Permit (CUP) Requirement Impacts on Affordable Housing
Community Development staff shall monitor every proposed development on RHNA land inventory sites to ensure that the effects of processing a CUP, when required, does not unreasonably delay Report annually to the Planning Commission on
the effect of CUP requirements compared with
comparable “permitted by right” projects, and
ensure that CUP processing and conditions do not
adversely impact the project’s affordability.

9.1 Community
Development
Department
General
Fund
Monitoring: as
applications
processed
Reporting:
annually
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Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
entitlement processing, or increase development costs to a degree that eliminates the project’s potential affordability or its potential development density.

If a constraint(s) is identified in the CUP process, the City shall adopt a policy or policies to remove the constraint. (Existing Program 9.4, modified)
Adopt policies to remove identify constraints
within six months of identification
Adopt policies:
within six
months of
identifying
constraint
HE Program 9.5 Comprehensive Annual Monitoring Program
The City shall continue to implement a comprehensive annual monitoring program to document the sales price or rental rates for all new units constructed in the previous year and to determine housing affordability levels through the Housing Element Annual Progress Report. The City shall also regularly monitor housing sales price trends of existing units.

The City shall continue to evaluate the efficiency of the City’s Housing Program through the Consolidated Annual Performance and Evaluation Report (CAPER) (Existing Program 9.5, modified)
Include documentation of annual sales and rental
rates in the Annual Progress Report.

Evaluate the efficiency of Housing Programs in the
CAPER annually

9.1, 9.2 Community
Development
Department
General
Fund, CDBG,
HOME
Annually by
April 1
HE Program 9.6 Successor Housing Agency Reporting Program The City shall report housing financial and activity information by 1) including specified information with the Annual Progress Report (APR), required to be annually submitted to HCD by April 1, pursuant to State housing law in reporting progress in implementing the Housing Element, and 2) posting specified information on the City's website.

This required "housing fund" data can be a paper report identified as an addendum to the APR. The separate housing fund data report can be attached to the APR or sent separately. (Existing Program 9.6) Provide a report on housing and financial activity
information in the Annual Progress Report.

9.1 Community
Development
Department
General
Fund,
LMIHAF
Annually by
April 1
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City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 241
Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
HE Program 9.7 Link Transit Facilities and Services with RHNA Land Inventory Sites
The City shall continue to incorporate affordable housing linkages to its transportation related plans. The City shall continually analyze and maintain maps and any related analysis and policies to ensure there is an optimal linkage among affordable housing, public transit and active transit (non-motorized modes of transportation), and the City’s major jobs, commerce and services generators. (Existing Program 9.8) Continually maintain map exhibits and policies in
transportation related plans, as needed, to ensure
optimal linkages with current high density
residential nodes and RHNA land inventory sites
to jobs, commerce, and services hubs.

9.1 Community
Development
Department
General
Fund
As
transportation
plans are
developed
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Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 242 December 2023
Quantified Objectives
One of the requirements of State law (California Government Code Section 65583[b]) is that the Housing Element contains quantified objectives for the maintenance, preservation, improvement, and development of housing. State law recognizes that the total housing needs identified by a community may exceed available resources and the community’s ability to satisfy this need. Under these circumstances, the quantified objectives need not be identical to the total housing needs. The quantified objectives shall, however, establish the maximum number of housing units by income category that can be constructed, rehabilitated, and conserved over an eight-year period. Table 69 summarizes the quantified objectives for the construction, rehabilitation, or conservation of units during the time frame of the Housing Element (2023-2031).

Table 72
Summary of Quantified Objectives
City of Visalia
2023-2031
Objective Category/Program Ext. Low
Very
Low Low Mod.

Above
Mod. Total
New Construction
Single Family Developments 80 800 2,400 3,280
HE Program 2.2: Incentives for Downtown Housing 40 40
HE Program 2.3: Infrastructure Funding Program 40 40
HE Program 2.4: Mixed-Use Development 40 40
HE Program 2.5: Incentives for Infill Affordable Housing 40 40 80 HE Program 3.2: Multiple-Family Developments 40 80 120 160 400 800 HE Program 3.11: City Incentives for Affordable Housing 30 30 50 110 HE Program 3.13: Non-Profit Housing Development Corporations 10 10 20 40 HE Program 3.15: Promoting Accessory Dwelling Units 30 30 30 10 100 HE Program 3.17: Planning for Large Sites 20 30 70 80 200 HE Program 3.18: Targeting Extremely Low-income Developments 100 100 HE Program 5.4: Senior Rental Housing 20 20 40
HE Program 5.6: Large Families 64 64 128
HE Program 5.9: Special Needs Housing Outreach1 35 35 20 90 Subtotal 180 329 489 1,200 2,890 5,088
Rehabilitation
HE Program 5.5: Rehabilitation Assistance for Senior and… 20 20 40 80 HE Program 6.1: Housing Rehabilitation Program 20 30 50 HE Program 6.2: Low-Income Rental Rehabilitation Program 20 20 HE Program 6.3: Emergency Repairs and Basic Needs Program 10 10 20 40 HE Program 6.5: Rehabilitation and Adaptive Reuse 4 4 8 Subtotal 30 54 114 - - 198
Assistance for Homebuyers and Renters
HE Program 3.3: First-Time Homebuyer Program 10 10 20
HE Program 3.4: Mortgage Revenue Bonds, Mortgage Credit… 10 10 20 HE Program: 3.13: Non-profit Housing Development Corporations 5 5 10 20 Subtotal 5 5 30 20 - 60
Conservation
HE Program 3.6: Section 8 Housing Assistance Program 300 300 200 800 Subtotal 300 300 200 - - 800
TOTAL 520 693 863 1,240 2,890 6,206
1: includes 50 affordable units for farmworkers.
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City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 243

7. Affirmatively Furthering Fair
Housing
Introduction and Overview
In 2018, the California State Legislature passed Assembly Bill (AB) 686 (2018) to expand upon the fair housing requirements and protections outlined in the federal Fair Employment and Housing Act. The law requires all State and local public agencies to facilitate deliberate action to explicitly address, combat, and relieve disparities resulting from past patterns of segregation to foster more inclusive communities. AB 686 created new requirements that apply to all housing elements due for revision on or after January 1, 2021. The passage of AB 686 ensures that California Cities affirmatively further fair housing.

AB 686 defined “affirmatively further fair housing (AFFH)” to mean “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.” AB 686 added to the Housing Element requirements an assessment of fair housing which includes the following components:
• A summary of fair housing issues and assessment of the City’s fair housing enforcement and outreach capacity
• An analysis of segregation patterns and disparities in access to opportunities • An assessment of contributing factors
• An identification of fair housing goals and actions.6 Methodology
This AFFH analysis has been prepared consistent with the California Department of Housing and Community Development (HCD)’s Affirmatively Furthering Fair Housing Guidance for All Public Entities and for Housing Elements which provides guidance on the preparation of housing elements and ensures statutory requirements are satisfied, pursuant to Government Code Section 65583(c)(10).

This 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
6 Housing and Community Development (HCD). 2021. https://www.hcd.ca.gov/communitydevelopment/affh/index.shtml 3531
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• Other Relevant Factors, including historical disinvestment, lack of infrastructure improvements, and presence of older affordable housing units that may be at risk of conversion to market-rate housing.

This AFFH addresses impediments through AFFH-specific goals, and actions based on the contributing factors for each identified fair housing issue.

Data Sources
The California Government Code Section 65583 (10)(A)(ii) requires cities and counties to analyze areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk.

To conduct this analysis, the City utilized data from a variety of sources, detailed below.

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 low-income residents.

California Department of Housing and Community Development’s AFFH Data Viewer
The AFFH Data Viewer is a tool developed by HCD that features census block group and tract level data from an expansive collection of sources including U.S. Census American Community Survey (ACS), U.S. Department of Housing and Urban Development (HUD), California Tax Credit Allocation Committee (TCAC), Urban Displacement Project (UDP), and Comprehensive Housing Affordability Strategy (CHAS). The Data Viewer tool serves as a resource for local and regional governments and provides the ability to explore spatial data patterns concerning fair housing enforcement, segregation and integration, racially and ethnically concentrated areas of poverty, and disparities in access to opportunities and housing. The Data Viewer is intended to assist in the creation of policies that alleviate disparities, combat discrimination, and increase access to safe and affordable homes.

Urban Displacement Project (UDP)
The UDP was developed to track neighborhood change and identify areas that are vulnerable to gentrification and displacement in California. The UDP measures indicators of gentrification and displacement at the census tract level based on data from the 2015 ACS. UDP indicators examine census tracts to identify areas that qualify as disadvantaged neighborhoods.

Additionally, census tracts identified as disadvantaged neighborhoods by UDP’s criteria are further analyzed to explore changes in the percentage of college educated residents, nonHispanic White population, median household income, and median gross rents over time to determine levels of gentrification and displacement risk. 3532
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CalEnviroScreen
The California Office of Environmental Health Hazard Assessment developed a screening methodology to identify communities disproportionately burdened by multiple sources of pollution. This tool, called the California Communities Environmental Health Screening Tool (CalEnviroScreen), utilizes existing environmental, health, and socioeconomic data to rank census tracts based on 20 distinct indicators. In general, if a community has a high score for that indicator, it is more likely to have greater degree of pollution burden and a higher rate of residents vulnerable to the effects of that pollution exposure as compared to census tracts statewide. Designated disadvantaged communities are those with CalEnviroScreen percentile scores of 75 or higher, meaning that they scored within the highest 25 percent of census tracts for pollution and other social and economic burden indicators across California.

California Tax Credit Allocation Committee (TCAC) Opportunity Maps To assist fair housing analysis, HCD and the California Tax Credit Allocation Committee (TCAC) created the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and related state agencies/departments to further the fair housing goals.7 The California Fair Housing Task Force created Opportunity Maps to identify resource levels across the state. Opportunity mapping is a way to measure and visualize place-based characteristics linked to critical life outcomes, such as educational attainment, earnings from employment, and economic mobility.2 Opportunity Maps reflect scores in three different domains made up from a set of indicators shown in Table 73, as well as a composite score combining all three domains.

Table 73
Domains and List of Indicators for Opportunity Maps
City of Visalia
2022
Domain Indicator
Economic Poverty, Adult Education, employment, Job proximity, median home value Environmental CalEnviroScreen 3.0 pollution indicators and values Education Math proficiency, reading proficiency, high school graduation rates, student poverty rates Source: California Fair Housing Task Force, Methodology for the 2020 TCAC/HCD Opportunity Maps, December 2020
City of Visalia 2020/21-2024/25 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. As an Entitlement Community of Community Development Block Grant (CDBG) funds and a Participation Jurisdiction of HOME Investment Partnership Program (HOME) funds, the City of Visalia is required to submit a federally mandated Consolidated Plan 7 Office of The State Treasurer (STO). 2021. https://www.treasurer.ca.gov/ctcac/opportunity/2020- tcac-hcd-methodology.pdf
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every five years and submit an Annual Action Plan in order to receive its annual CDBG and HOME funds. The Consolidated Plan guides Visalia in allocating federal CDBG and HOME funding to support projects and programs to benefit low- and moderate-income residents and increase housing and economic opportunities. The Annual Action Plan summarizes programs and projects that will be funded by the annual grants to achieve the goals and objections of the Consolidated Plan. Visalia’s Consolidated Plan goals include improving housing opportunities for low-income households through new housing construction, mortgage and rental assistance, providing tenant-based subsidies, encouraging property maintenance through code enforcement, providing public services for at-risk populations (including persons experiencing homelessness), ADA improvements, minor single-family and mobile home repair programs, and construction of a Low-Barrier Navigation Center. In 2023, Visalia was awarded $1,183,482 in CDBG funds and $546,791in HOME funds. In 2021, the City was awarded $1,840,059 in one-time HOME Investment Partnership American Rescue Plan Program (HOME-ARP) funds. The CDBG and HOME fund amounts represent the approximate annual allocation that the City of Visalia receives for general administration, community development, and affordable housing development.

City of Visalia 2020/21-2024/25 Analysis of Impediments (AI) As part of the CDBG program certification process and prior to HUD’s reinstatement of the AFFH standards in 2020, entitlement communities prepared an analysis of impediments to fair housing choice every five years. The City of Visalia 2020/21-2024/25 Analysis of Impediments (AI) is intended to identify discrimination and increase fair housing choices for residents across the city.

The AI addresses fair housing issues on both a regional/countywide level and in the city of Visalia. The AI provides an assessment of the local laws, ordinances, statutes, and administrative policies, as well as local conditions that affect the location, availability, and accessibility of housing. It also analyzes the conditions in the private market and public sector that may limit the range of housing choices or impede a person’s access to housing and provides solutions and measures to mitigate or remove identified impediments.

HUD Comprehensive Housing Affordability Strategy (CHAS) Data Each year, HUD receives custom tabulations of American Community Survey (ACS) data from the U.S. Census Bureau. These data, known as the "CHAS" data (Comprehensive Housing Affordability Strategy), demonstrate the extent of housing problems and housing needs, particularly for low-income households. CHAS data is estimated by the number of households that have certain housing problems and have income low enough to qualify for HUD’s programs (primarily 30, 50, and 80 percent of median income). It is also important to consider the prevalence of housing problems among different types of households, such as the elderly, disabled, minorities, and different household types.
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City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 247
AllTransit
AllTransit is an online database that examines factors related to transit access and produces a performance score that reveals the social and economic impact of transit, such as connectivity and access to jobs.

Fair Housing Resources
Enforcement and Outreach Capacity
Fair housing enforcement and outreach capacity is the ability of a local jurisdiction and fair housing agencies to provide fair housing and tenants’ rights information to community members. Fair housing complaints could be an indicator of housing discrimination within the city. Enforcement and outreach capacity also includes the ability to address compliance with fair housing laws, such as investigating complaints, resolving issues, and conducting fair housing testing.

Regional Resources
There are multiple organizations throughout Tulare County that provide fair housing services to the region. Table 74 lists organizations that address housing and community needs by providing the following services:
• Fair housing testing and complaints
• Fair housing counseling and education
• Tenant/landlord counseling and mediation
• Homeless prevention program
• Rental assistance program
• Rent/deposit grant program
• Homeseeking services
• Shared housing counseling placement
• Homebuyers’ education learning program
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Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 248 December 2023
Table 74
HUD Certified Fair Housing Providers Active in the Tulare County City of Visalia
2022
Organization URL Phone Number
Central California Legal Services
(CCLS)
https://centralcallegal.org/ (800) 675-8001
(510) 663-4755
Community Services Employment
Training (CSET)
https://www.cset.org/ (559) 732-4194
(855) 275-3246
Fair Housing Council of Central
California (FHCCC )
https://fhc-cc.org/index.html (559) 244-2950
(415) 928-5910
Housing Authority of Tulare County
(HATC)
https://www.hatc.net/
https://communityhdc.org/
(559) 627-3700
(510) 412-9290
Kings-Tulare Area Agency on Aging
(KTAAA)
https://ktaaa.org/
https://ebclc.org/need-services/housingservices/
(800) 321-2462
(510) 548-4040
Self-Help Enterprises (SHE) https://www.selfhelpenterprises.org/ (559) 651-1000 Source: City of Visalia AI, 2020; HUD Exchange Housing Counseling Agency search tool Local Resources
The City of Visalia contracts with the Fair Housing Council of Central California (FHCCC), a nonprofit organization that provides fair housing information and resources to residents and housing providers. The FHCCC investigates complaints involving housing discrimination and predatory lending practices to ensure compliance with federal and state housing laws. The City also contracts with Self-Help Enterprises (SHE) to provide grants for the mobile home repair program and for the acquisition and rehabilitation of affordable housing and rental units.

Ability to Address Complaints
Initiated by the Department of Justice’s Civil Rights Division in 1991, fair housing testing is a technique used to uncover evidence of discrimination in rental housing. Fair housing testing involves one or more individuals who pose as prospective renters for the purpose of determining whether a landlord is complying with local, state, and federal fair housing laws. Enforcement actions may be taken when investigations yield evidence of a pattern or practice of illegal housing discrimination. Testing may be initiated following the filing of a specific housing discrimination complaint or, as is the case when testing for discrimination against a specific class, as part of an overall effort to determine whether the discrimination is happening in a consistent systemic pattern in a city or region. In Tulare County, fair housing testing is used to identify unlawful housing discrimination practices based on the real or perceived race, ethnicity, color, religion, gender identity or expression, national origin, disability, familial status, marital status, age, ancestry, sexual orientation, and source of income of prospective renters.

The City contracts with FHCCC to conduct fair housing testing of rental properties. FHCCC conducted systemic paired testing of the rental housing market in Visalia to compare treatment of those seeking housing based on race. Testing consisted of 10 test sites, all multi-family complexes, in different census tracts throughout the city. The tests were conducted using African American testers and Caucasian testers, as the control, who would go to the same 3536
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testing site as close in time to each other as possible without overlapping. Of the ten housing complexes tested, African American testers encountered discriminatory treatment 50 percent of the time. African American testers were told housing was unavailable, when it was made available to Caucasian tester counterparts, and were denied the opportunity to view a dwelling unit, when the opportunity was given to Caucasian tester counterparts. African American testers were also given inferior information about rental opportunities, offered less favorable terms and conditions, and required to meet additional standards and qualifications compared to Caucasian testers.

The Department of Fair Employment and Housing (DFEH) maintains a record of housing discrimination complaints filed in local jurisdictions. According to the AI, between 2015 and 2019, a total of 311 fair housing complaints were filed with FHCCC. Overall, disability/accessibility-related discrimination comprised the largest proportion of cases (45 percent), followed by national origin (39 percent). Many of the complaints were from Hispanic clients (42 percent), and the majority of those were female (57 percent). In addition, DFEH also receives cases, investigates, and takes administrative action to prosecute violations of the law.

There were four fair housing cases between 2000 and 2019 related to race and disability. All cases were closed due to No Cause Determination.

The City does not have any pending lawsuits, enforcement actions, judgements, settlements, or findings related to fair housing and civil rights. The City does not currently have any local fair housing laws or programs to specifically address fair housing issues.

The City complies with State and federal housing laws as follows:
• 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 compliance. The City also complies through its accessibility protocols, administered and enforced by the City’s ADA/504 Coordinator and Building Official.
• American Disabilities Act (ADA) – the City complies with ADA through its active Disability Advocacy Committee and Reasonable Accommodation Ordinance as described in Chapter 2 Housing Needs Assessment.
• California Fair Employment and Housing Act (FEHA) and FEHA Regulations – the City complies with FEHA and its regulations through established City protocols for hiring and decision making, mandatory trainings for City staff, and legal counsel and advisement. enforces these policies by supporting residents seeking to file a complaint to the DFEH or who wish to pursue legal action. 3537
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• Government Code Section 65008 – the City ensures that the City’s actions are not discriminatory through training programs conducted by the City’s Human Resources Department. Programs are included in this Housing Element to facilitate housing for all households, including protected classes (e.g., programs regarding residential care facilities, reasonable accommodation, and emergency shelters). • Affirmatively Furthering Fair Housing (AFFH) (Government Code Section 8899.50) – The AFFH analysis section of this Housing Element documents compliance with AB 686 AFFH requirements.
• Antidiscrimination (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 (Government Code Section 65915) – the City’s Zoning Ordinance was amended pursuant to State law. Density bonus provisions in compliance with the Density Bonus Law as described in Chapter 4 Housing Constraints and Program 3.19.
• Housing Accountability Act (Government Code Section 65589.5) – the City has documented compliance with the HAA as described in the Housing Constraints section of the Housing Element.
• No-Net-Loss Law (Government Code Section 65863) – the City has documented compliance with sufficient capacity for RHNA and will ensure compliance with no-net-loss via programs (Program 1.1, Program 9.4). • Least Cost Zoning Law (Government Code Section 65913.1) – the City is compliant with Least Cost Zoning Law and does not need to rezone to accommodate its RHNA, as described in in the Chapter 5 Site Inventory and Analysis. • Excessive subdivision standards (Government Code Section 65913.2) – the City’s subdivision standards are typical or not excessive, its programs are in compliance with the Government Code as described in Chapter 4 Housing Constraints. • Limits on growth control (Government Code Section 65302.8) – the City complies as it has no growth control measures as discussed in the Chapter 4 Constraints.
• Housing Element Law (Government Code Section 65583) – this Housing Element documents compliance with Housing Element Law. Pursuant to state law, this Housing Element identifies and analyses existing and projected housing needs and a includes a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing.

Segregation and Integration Patterns and TrendsTo inform priorities, policies, and actions, the housing element must include an analysis of integration and segregation, including patterns and trends. Integration generally means a condition in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability in a specific geographic area. Segregation generally means the opposite condition, in which there is a high concentration of the characteristics described above in a specific geographic area. To adequately assess the patterns of integration 3538
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and segregation, this section identifies trends at the regional scale (Tulare County) and at the local scale (Visalia). To identify socio-economic and demographic spatial trends across these jurisdictions, this analysis utilizes HCD’s AFFH Data Viewer, which provides an expansive collection of data from sources including the ACS, HCD, HUD, UDP, the Center for Disease Control and Prevention (CDC), and other regional and federal agencies.

In its AFFH guidance document published in April 2021, HCD describes the importance of segregation and integration analysis in relation to fair housing:

Residential segregation and exclusion, whether by race, ethnicity, disability, or income, is a result of numerous housing policies, practices, and procedures—both public and private— that have had enduring and pervasive negative impacts. Overt and covert housing discrimination through land use policy, shifting housing markets, and patterns of investment and disinvestment, have restricted meaningful fair housing choice and equitable access to opportunity, particularly for communities of color. Historic patterns of segregation persist in California despite the long-standing federal mandate, established by the Fair Housing Act of 1968 (FHA), that federal agencies and federal grantees affirmatively further the purposes of the FHA. Past and present discriminatory policies and practices, including long-term disinvestment, have resulted in neighborhoods with concentrated poverty and poor housing stock, limited access to opportunity, unsafe environmental conditions, underfunded schools, dilapidated infrastructure, and other disproportionately experienced problems. In addition, governmental policies have subsidized the development of segregated, high-resourced suburbs in metropolitan areas by constructing new highway systems—often through lower income communities of color— to ensure access to job opportunities in urban centers. This physical and policy infrastructure supports patterns of discrimination and high levels of segregation that continue to persist in California and across the country. All of these conditions persist despite the over 50-year-old obligation to prohibit discrimination and affirmatively further fair housing.
8 Race and Ethnicity
The ethnic and racial composition of a region relates to fair housing concerns such as household size, locational preferences, and economic opportunity. Historic exclusionary governmental policies, biased mortgage lending practices, and other tactics have caused racial and ethnic segregation and spatial inequities.

Regional Trends
Tulare County has a large non-white population, with approximately 74 percent of the population identifying as non-white. The County has a slightly greater share of non-white residents (74 percent) than neighboring Fresno County (73 percent) and Kern County (69 percent). Overall, the racial/ethnic makeup of county residents is similar to Fresno and Kern 8 HCD 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27- 2021.pdf
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Counties (Table 75). The largest racial/ethnic group in Tulare County is Hispanic/Latino (66 percent of the total population), followed by white (26 percent of the total population).

Table 75
Population by Racial Group
Fresno, Kern, and Tulare Counties
2020
Fresno County Kern County Tulare County
Asian American/Pacific Islander 11% 5% 4%
Black/African American 4% 5% 1%
Hispanic/Latino 54% 55% 66%
Other or Multiple Races 3% 4% 3%
White 27% 31% 26%
The western, urbanized area of Tulare County contains populations with at least 40 percent nonWhite residents (Figure 10). Comparatively, relatively less urbanized, less densely populated areas of Tulare County, which contain or are near Sequoia National Park and Sequoia National Forest, contained a higher percentage of White residents. This pattern is similar to Fresno and Kern Counties, with western, urbanized areas having a greater percentage of non-white residents compared to the eastern portion of the counties.

From 2010 to 2020, the racial/ethnic diversity in Tulare County increased. The percent of White residents decreased nine percent between 2010 and 2020, the percent of Hispanic/Latino residents increased by five percent, and the percent of Asian American/Pacific Islander and other/multiple races increased by one percent each (Table 72). Hispanic/Latino residents remained the largest racial/ethnic group in the county, equaling approximately two-thirds (66 percent) of the total population in 2020 (2020 Census).

Table 76
Population by Racial Group
Visalia and Tulare County
2010-2020
Visalia (Percent of Population) Tulare County (Percent of Population)
2010 2020 2010 2020
Asian American/Pacific Islander 5% 6% 3% 4%
Black/African American 2% 2% 1% 1%
Hispanic/Latino 46% 53% 61% 66%
Other or Multiple Races 3% 3% 2% 3%
White 44% 36% 33% 26%
The HCD AFFH Data Viewer identifies areas that are dominated by one racial/ethnic group and by how much. A racial/ethnic group with a predominant majority has more than a 50 percent difference between the percentage of the population in the dominant racial/ethnic group and the percentage of the population in the second most populated racial/ethnic group. A sizeable majority occurs when the difference is between 10 and 50 percent and a slim majority occurs when the difference is less than 10 percent. The majority of western Tulare County is predominantly Hispanic/Latino, with the exception of areas in southern parts of Visalia and 3540
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eastern parts of the City of Tulare. The eastern areas of the county have a sizeable majority of White residents. (Figure 11)
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.9 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. Racial/ethnic groups in Tulare County have moderate levels of segregation. Segregation levels between Hispanic/Latino and white residents, and between Black/African American and white residents, are generally lower in Tulare County than in Fresno and Kern Counties, where segregation levels are high between these groups. Segregation levels between Asian/Pacific Islander and white residents is similar across all three counties.

Racial/ethnic segregation in the Visalia-Portville Region slightly increased between 2010 and 2020, as shown in Table 77, contrasting to the previous trend of decreasing segregation between 1990 to 2010. According to the AI, the highest levels of segregation are between Hispanic/Latino and White residents, followed by Black and White residents. The AI utilized the racial/ethnic dissimilarity index to measure segregation levels across neighborhoods in Visalia and the region. In 2020, the highest levels of segregations in the Visalia-Porterville Region were between Hispanic/Latino and White residents followed by Black and White residents (Table 77).

Overall, segregation between non-White residents and White residents increased since 2010, reversing a trend of decreasing segregation from 1990 to 2010.

Table 77
Racial Dissimilarity Index Values for Segregation
Visalia-Porterville Region
1990-2020
Visalia Tulare-Porterville Region
1990 2000 2010 Current 1990 2000 2010 Current
Non-White/White 37.56 34.52 23.61 29.23 36.51 37.80 34.94 40.58 Black/White 29.37 22.02 16.42 27.25 51.11 40.70 32.32 41.93 Hispanic/White 36.85 35.87 24.29 29.90 38.85 40.16 37.53 42.42 Asian or Pacific Islander/White 48.94 42.41 30.05 34.23 42.42 39.00 33.43 40.91 9 HUD, 2020. https://www.hud.gov/sites/dfiles/FHEO/documents/AFFH-T-Data-DocumentationAFFHT0006-July-2020.pdf 3541
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Figure 10 Percent of Total Non-White Population (Tulare County) Source: AFFH Viewer, 2022.
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Figure 11 Predominant Populations (Tulare County)
Source: AFFH Viewer, 2022.
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Local Trends
Visalia is slightly less diverse than Tulare County, with a larger share of White residents, 36 percent in the city compared to 26 percent in the county. However, like the county, Hispanic/Latino residents comprise the largest racial/ethnic group in Visalia, followed by White residents (2020 Census). Similar to county trends, Visalia became more diverse between 2010 and 2020. The percentage of Asian American/Pacific Islander residents and Hispanic/Latino residents increased while the percentage of White residents decreased (Table 76).

Residents in northern areas of Visalia and areas near downtown (areas north of W Goshen Avenue and Mineral King Avenue) are predominantly Hispanic/Latino, and residents in the remaining areas of the city are predominantly White (Figure 12). Census Tracts 06107001100 06107001004, located in the northeastern part of the city near downtown, have the highest majority of Hispanic/Latino residents, comprising 75 to 78 percent of resident in these census tracts. Areas of the city south of SR 198 contain a predominant majority of White residents, with between 46 and 67 percent of residents identifying as white in these census tracts.

Neighborhoods in northeastern Visalia (Census Tracts 06107001004, 06107001100, 06107001200, 06107001301, 06107001302) are the most diverse in the city, with a higher percentage of non-White residents compared to other areas of the city (Figure 13). In downtown Visalia and surrounding neighborhoods, more than 80 percent of residents are nonWhite. All block groups in the city contain at least 20 percent non-White residents. Areas scattered throughout the southern parts of the city (Census Tracts 06107001005, 06107001006, 06107002006) have the lowest percentages of non-white residents, with 22 to 27 percent of residents identifying as non-white in these census tracts.

Racial segregation in Visalia is lower than the overall county. However, similar to segregation trends throughout the Visalia-Porterville Region, segregation between non-White residents and White residents in Visalia increased between 2020 and 2010, reversing a trend of decreasing segregation from 1990 to 2010. However, segregation levels between non-White and White residents in 2020 was still lower than 1990 levels. In 2020, the highest levels of segregations were between Asian/Pacific Islander and White residents (Table 77). 3544
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Figure 12 Predominant Populations (Visalia)
Source: AFFH Viewer, 2022
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Figure 13 Percent of Total Non-White Population (Visalia) Source: AFFH Viewer, 2022
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Persons with Disabilities
For persons with disabilities, fair housing choice and access to opportunity include access to accessible housing and housing in the most integrated setting appropriate to an individual’s needs as required under federal civil rights law, including equitably provided disability-related services that an individual needs to live in such housing. For example, persons with disabilities who are unable to use stairs or need a zero-step shower may not have housing choice if there are not sufficient housing units with these accessibility features.10 High spatial segregation of persons with disabilities may indicate fair housing issues related to not only physical needs, but also economic disparities. According to the 2020 Annual Report on People with Disabilities in America, more than 25 percent of persons with disabilities (including physical, intellectual, and developmental; sensory; and other disability categories) live below the Census Bureau-designated poverty line, which is 14.5 percentage points higher than people without a disability.11 Persons with disabilities may be more reliant than persons without disabilities on fixed incomes or access to public transit.

Regional Trends
Twelve percent of the total population in Tulare County (53,760 residents) live with one or more disabilities. This is comparable to the disability rate in Fresno (13 percent) and Kern Counties (11 percent). According to ACS estimates, the percentage of the population with a disability has increased slightly over the past decade. In 2012, approximately 10 percent (43,446 residents) of the population in Tulare County had one or more disabilities. In most of the county, 10 to 20 percent of the population have a disability. Some of the western, more urbanized parts of the county have lower concentrations of persons living with a disability, with less than 10 percent of the population with a disability (Figure 15)
Approximately five percent of the total employed population in the county have one or more disabilities, reflecting no change from 2015. Eight percent of the unemployed population has one or more disabilities, down from nine percent in 2015. Table 74 shows employment status by disability status estimates for Tulare County.
10 HCD, 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27- 2021.pdf
11 Annual Disability Statistics Compendium, 2020. https://disabilitycompendium.org/annualreport 3547
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Table 78
Employment Status by Disability Status
Tulare County
2020
Employed
2011-2015
(Percent of
Total
Employed)
Unemployed
2011 -2015
(Percent of
Total
Unemployed)
Employed
2016-2020
(Percent of
Total
Employed)
Unemployed
2016-2020
(Percent of
Total
Unemployed)
No Disability 155,103 20,109 165,578 17,607
Percent 95% 91% 95% 92%
With a Disability 8,215 2,030 9,477 1,509
Percent 5% 9% 5% 8%
Total 163,318 22,139 175,055 19,116
Local Trends
Twelve percent of Visalia’s population (15,842 residents) live with one or more disabilities, which is the same as the county (2016-2020 ACS). Similar to the county, the percentage of the city’s population with a disability has increased slightly since 2012, when 10 percent of residents identified had a disability. Ambulatory difficulty is the most common disability for Visalia residents, followed by independent living difficulty (0). Many residents living with a disability are seniors (39 percent).

Figure 14 Disability by Type (Visalia)
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 (2016-2020), Table S1810.

The largest concentration of residents who reported living with one or more disabilities is within Census Tract 06107001200, located in downtown Visalia, north of SR 198, between South Mooney Boulevard and North Santa Fe Street. Almost 26 percent of the total population in this census tract lives with a disability. According to 2010-2014 ACS estimates, this census tract has consistently maintained the highest percentage of residents with a disability in Visalia (25 percent in 2014). Northwestern and western Visalia have the lowest rates of residents living with 4%
3%
5%
6%
2%
6%

0.00%

1.00%

2.00%

3.00%

4.00%

5.00%

6.00%

7.00%
With a
hearing
difficulty
With a
vision difficulty
With a
cognitive
difficulty
With an
ambulatory
difficulty
With a selfcare difficulty With an
independent
living difficulty
Percent of Population Reportin
Disability
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a disability, less than 10 percent. Neighborhoods in the eastern, central, and southern areas of the city have between 10 to 20 percent of residents who reported living with one or more disability (Figure 16). Census Tract 06107001200 is primarily zoned mixed-use, single-family residential, and office conversion zone, compared to the western area which is zoned for a range of industrial and commercial uses. The downtown area also has more than double the population density than the western area of the city. There are three affordable housing developments in this census tract (06107001200) that provide a combined total of 223 affordable units.

About five percent of the total employed population in the city have one or more disabilities, reflecting no change from 2015. Nine percent of the unemployed population has one or more disabilities, a four percent decrease from 2015 (Table 79).

Table 79
Employment Status by Disability Status
Visalia
2020
Employed
2011-2015
(Percent of
Total
Employed)
Unemployed
2011 -2015
(Percent of
Total
Unemployed)
Employed
2016-2020
(Percent of
Total
Employed)
Unemployed
2016-2020
(Percent of
Total
Unemployed)
No Disability 47,275 4,307 51,952 2,777
Percent 5% 86% 95% 91%
With a Disability 2,734 687 2,694 291
Percent 5% 14% 5% 9%
Total 50,009 4,994 54,646 3,068
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Figure 15 Percent of Population with a Disability (Tulare County) Source: AFFH Viewer, 2022
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Figure 16 Percentage of Population with One or More Disabilities (Visalia) Source: AFFH Viewer, 2022
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Familial Status
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 are potentially discriminatory. Single-parent households are protected by fair housing law. A 2016 HUD study on the effects of housing discrimination based on familial status found that landlords presented households with children fewer housing options, and the units shown were generally larger, and as a result, slightly more expensive to rent.12 Additionally, female-headed households with children require special consideration and assistance because of generally greater needs for affordable housing and accessible day care, health care, and other supportive services.

Regional Trends
Tulare County had a total of 139,044 households in 2020. Households with children present comprise approximately 40 percent (54,903 households) of the total households in the county (2016-2020 ACS). Household makeup in Tulare County is comparable to that of Fresno and Kern Counties. In all three counties, married-couple families with children comprise the largest share of households with children (64 percent in Tulare County). Most single-parent households are female single-parent households (72 percent). Single-parent, female-headed households are more likely to rent than own, comprising approximately 18 percent of renter-occupied households but only four percent of owner-occupied households (Table 80).

Table 80
Tenure by Household Type and Presence of Children
Tulare County
2020
Household Type
OwnerOccupied
Percent of Total
OwnerOccupiedRenterOccupied
Percent of Total
RenterOccupied
Married Couple Family, with
Children Present
20,334 25.6% 14,895 25.0%
Single-Parent, Male
Householder, no Spouse
Present
2,355 3.0% 3,141 5.3%
Single Parent, Female
Householder, No Spouse
Present
3,383 4.3% 10,795 18.1%
Total Households with
Children Present
26,072 32.9% 28,831 48.3%
Total Households 79,353 59,691
Urban parts of the county have higher percentages of children residing in female-headed, singleparent households. This trend is consistent throughout the region, including Fresno County and Kern County. Areas located in the western part of the county, such as the cities of Visalia, 12 HUD. 2016. https://www.huduser.gov/portal/sites/default/files/pdf/HDSFamiliesFinalReport.pdf. 3552
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Tulare, and Porterville, have higher percentages of children residing in female-headed, singleparent households, with between 40 and 60 percent of children in female-headed, single-parent households in some census tracts. In contrast, the eastern areas of the county have less than 20 percent of children residing in this female-headed, single-parent households (Figure 17).

Local Trends
Visalia has a total of 43,867 households (2016-2020 ACS). Households with children present comprise 40 percent of all households in Visalia, which is comparable to the county (2016-2020 ACS). Similar to regional trends, married-couple families in Visalia comprise the largest share of households with children present (66 percent), and married-couple families are more likely to own their home than rent (Table 77). In contrast, single-parent households represent approximately 34 percent of households with children present and are more likely to rent rather than own, especially female-headed, single-parent households. Female-headed, single-parent households comprise 24 percent of renter-occupied households and only three percent of owner-occupied households.

Table 81
Tenure by Household Type and Presence of Children
Visalia
2020
Household Type Owner-Occupied
Percent of Total
Owner-Occupied Renter-Occupied
Percent of Total
Renter-Occupied
Married couple family, with
Children Present
6,812 26.3% 3,651 20.4%
Single-Parent, Male
householder, no spouse
present
832 3.2% 858 4.8%
Single-Parent, Female
householder, no spouse
present
880 3.4% 4,359 24.3%
Total Households with
Children Present
8,524 32.9% 8,868 49.5%
Total Households 25,950 17,917
In Visalia, the highest concentration of female-headed, single-parent households is located in the southwestern and central parts of the city (Figure 18). Areas in the southwestern part of the city, south of Mineral King Avenue and north of Caldwell Avenue, (Census Tracts 06107002008, 06107002009, 06107002003) have between 40 and 60 percent of children living in femaleheaded, single-parent households. Several other census tracts, mostly within central areas of the city, have between 20 and 40 percent of children living in female-headed, single-parent households. All other areas of the city have less than 20 percent of children living in femaleheaded, single-parent households. 3553
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Figure 17 Female-Headed Households with Children Present, No Spouse/Partner Present (Tulare County) Source: AFFH Viewer, 2022
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Figure 18 Female-Headed Households with Children Present, No Spouse/Partner Present (Visalia) Source: AFFH Viewer, 2022
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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 disproportionate 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 actual 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 low or moderate income (LMI) geographies. HUD defines an LMI area as a census tract or block group where over 51 percent of the population is LMI. The definition of low or moderate income is based on HUD income definitions of up to 80 percent of the area median income (AMI). Data for this analysis is from HCD’s AFFH Data Viewer, which utilizes the HUD Low- and Moderate-Income Summary Data based on the 2011-2015 American Community Survey (most recent available data).13
Regional Trends
According to 2016-2020 ACS estimates, Tulare County has a similar, although slightly lower, median household income ($52,534) compared to Fresno County ($57,109) and Kern County ($54,851). Throughout all three counties, the highest median household income is generally found outside of the central core of the cities in the suburban residential developments, as well as unincorporated areas outside of these cities and in the vicinity of the national forest areas in the eastern portions of these counties. Lower median household incomes are found within older urban centers in the larger cities and in unincorporated agricultural areas. Cities such as Fresno, Visalia, and Bakersfield have a range of median household incomes, with lower median household incomes concentrated in the older city centers and higher median household incomes in newer suburban single-family developments. Median household income in the county is highest in the northwestern areas, particularly in areas in proximity to the cities of Visalia and Tulare (Figure 19). In most other parts of the county, median household income is lower than the 2020 State median income of $87,100. Urban areas of the county, including the cities of Dinuba, Visalia, Tulare, Lindsay, and Porterville, have some of the lowest median incomes in the county, less than $30,000.

LMI populations are prevalent throughout Tulare, Fresno, and Kern Counties, particularly within the urban core of larger cities in western parts of each county, as well as unincorporated areas in the western part of each county and the eastern part of Tulare and Kern Counties (Figure 20).

Census tracts in the western part of Tulare County, near urban areas, including the cities of Dinuba, Visalia, Tulare, and Porterville, contain the highest concentration of LMI populations in 13 HUD Exchange 2021: https://www.hudexchange.info/programs/acs-low-mod-summary-data/ 3556
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the county. Spatially, LMI populations overlap with census tracts with greater racial diversity (Figure 10) and predominant Hispanic/Latino populations (Figure 11).

Local Trends
Geographically, median household income varies across block groups throughout Visalia. Visalia has an estimated median household income of $66,668, that is 24 percent higher than the median household income for Tulare County (2016-2020 ACS estimates). The highest median household income areas are located in the northwestern part of the city and in several block groups in the southern and central parts of the city (Census Tracts 061070010031, 061070010032, 061070020062, 061070018003, 06107001703) (Figure 20). In contrast, the northeast and central parts of the city have lower median household incomes (Census Tracts 06107001200, 06107001302). According to the AI, household median income increased significantly between 2000 and 2017, from $41,349 to $54,934, an increase of 33 percent.

Household median income in Visalia continued to rapidly increase in recent years, increasing 18 percent between 2017 and 2020. In Visalia, census tracts with lower household median income incomes tend to be predominantly Hispanic/Latino while census tracts with higher household median incomes tend to be predominantly White (Figure 22).

LMI populations in Visalia are concentrated in the central and northeastern areas of the city (Figure 23). Downtown Visalia neighborhoods (Census Tracts 06107001004, 06107001100) have the highest percentage of LMI populations (between 75 and 100 percent of the population) in the city. Neighborhoods in northwestern, western, and southern Visalia have a lower percentage of LMI populations (less than 25 percent of the population). Neighborhoods with higher rates of LMI populations tend to overlap with areas of the city with a larger non-White population (Figure 13) and a higher percentage of children who lived in single parent female headed households (Figure 18).
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Figure 19 Median Household Income (Tulare County)
Source: AFFH Viewer, 2022
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Figure 20 Low and Moderate Income Population (Tulare County) Source: AFFH Viewer, 2022
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Figure 21 Median Household Income (Visalia)
Source: AFFH Viewer, 2022
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Figure 22 Predominant Populations and Household Median Income (Visalia) Source: AFFH Viewer, 2022
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Figure 23 Low to Moderate Income Population (Visalia)
Source: AFFH Viewer, 2022
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Racially and Ethnically Concentrated Areas of Poverty
To identify racially and ethnically concentrated areas of poverty (known as R/ECAPs), HUD developed thresholds based on racial and ethnic concentration and income level. The threshold for racial and ethnic concentration is a non-White population of 50 percent or more in metropolitan or micropolitan areas. The income threshold is based on areas of “extreme poverty,” where 40 percent or more of households earn incomes at or below the federal poverty line, or where the poverty rate is three times the average poverty rate in the metropolitan area, whichever is less. An area that meets both thresholds for racial or ethnic concentration and “extreme poverty” is considered a R/ECAP.

Poverty and Segregation
Regional Trends
Throughout the Fresno, Kern, and Tulare County region, R/ECAPs are concentrated in the urban parts of larger cities, particularly the cities of Fresno and Bakersfield, and scattered throughout unincorporated parts of western Fresno County and Tulare County. In Tulare County, R/ECAPs are more dispersed throughout the western areas of the county compared to Fresno and Kern Counties, in which R/ECAPs are primarily located within the cities of Fresno and Bakersfield.

R/ECAPs in Tulare County are not concentrated within a single city, but are present in Visalia, Tulare, Lindsay, Porterville, Dinuba, and unincorporated areas in the northwest and southwest corners of the county (Figure 23). R/ECAPs generally overlap with areas that are predominantly Hispanic/Latino (Figure 20) and areas with high rates of overcrowding (Figure 48) and overpayment by renters (Figure 45).

According to 2016-2020 ACS estimates, the percentage of the population living below the poverty line in the Fresno (21 percent), Kern (20 percent), and Tulare Counties (21 percent) is much higher than the state (13 percent). Higher poverty rates, where more than 30 percent of households are below the poverty line, are located in urban areas and unincorporated areas in the northwest and southwest corners of the county. In contrast, in Fresno and Kern Counties, poverty rates are highest within the cities of Fresno and Bakersfield with few unincorporated areas with more than 30 percent of households below the poverty line. Poverty rates are high in both rural and more urban areas of Tulare County but are most prevalent in southwestern and northwestern parts of the county (Figure 25). In Tulare County, areas northeast of Dinuba, northwest of Visalia and within the cities of Dinuba, Visalia, Lindsay, and Porterville more than 40 percent of the population lives below the poverty line. Nearby areas in northwestern and southwestern parts of the county have more than 30 percent of the population living below the poverty line. Parts of the county with the lowest poverty rates are located within the cities of Visalia and Tulare and near the city of Exeter, with less than 10 percent of the population living below the poverty line.

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 county) as areas of high segregation and poverty. Areas of high segregation and poverty in 3563
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Tulare County are concentrated in the western half of the county and includes rural areas in the northwestern and southwestern part of the county as well as census tracts within the cities of Dinuba, Visalia, Woodlake, Tulare, and Porterville. These areas overlap with census tracts that are predominantly Hispanic/Latino (Figure 20).
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Figure 24 R/ECAPs (Tulare County)
Source: AFFH Viewer, 2022
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Figure 25 Poverty Status (Tulare County)
Source: AFFH Viewer, 2022
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Figure 26 Areas of High Segregation and Poverty (Tulare County) Source: AFFH Viewer, 2022
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Local Trends
There is one R/ECAP in Visalia, located in the downtown area, Census Tract 06107001100, north of Goshen Avenue and south of Houston Avenue (Figure 27). This census tract is primarily a mix of Hispanic/Latino and White residents with an estimated 28 percent of residents who speak English less than very well. Approximately 62 percent of residents in this census tract are considered low income and 44 percent are living below the poverty line. The median household income is $29,310, significantly lower than the city’s median household income of $66,668. In addition, the majority of residents are renters (81 percent). Visalia’s R/ECAP is primarily zoned low-density residential, with some land zoned for mixed use in the eastern part of the census tract, and some high density residential areas scattered throughout. Visalia’s R/ECAP has the highest percentage of housing with two or more units and highest percentage of renters in the city. Multi-family units comprise 30 percent of units in the western part of the R/ECAP and 63 in the eastern part. According to the AFFH Data Viewer, the R/ECAP has similar rates of cost burden (paying more than 30 percent of income on housing) among renters and homeowners compared to other areas of the city and a slightly higher percentage of overcrowded housing (more than one person per room) than most of the city (six percent).

The R/ECAP has less positive education, economic, and environmental outcomes and high pollution burden from children’s lead risk from housing (likely due to the prevalence of older housing units) and proximity to cleanup sites. Similar to the rest of the city, the R/ECAP has a high level of pollution burden due to ozone and particulate matter less than 2.5 micrometers in diameter, which is exacerbated by air pollution from nearby highways, including State Route 216 and 198. The R/ECAP also has limited access to parks. There are several neighborhood parks within and in proximity to the R/ECAP, however the majority of open space near the R/ECAP such as the Visalia Cemetery, Valley Oaks Golf Course, and Recreation Ballpark, is not usable for public recreation. Other areas within downtown Visalia, north of SR 198 and west of Ben Maddox Way, have an overlap of lower household median incomes and racial/ethnic concentration. These neighborhoods have household median income ranging between $16,620 and $26,591 as well as a sizeable majority (between 10 percent and 50 percent gap) of Hispanic/Latino residents with approximately 51 percent of residents identified as Hispanic/Latino in these census tracts.

Visalia’s R/ECAP and areas with an overlap of non-white residents and high poverty rates have some the highest percentages of older housing units in the city, which may indicate these units are in need of maintenance or repair. In the R/ECAP, approximately 73 percent of units that are more than 30 years old and 60 percent are more than 60 years old. Areas within and surrounding downtown Visalia contain the majority of the city’s historic structures, built in the late 19th and early 20th centuries. Visalia’s R/ECAP overlaps with the Historic District Overlay and contains over one hundred sites/structures on the Local Register of Historic Sites.14 According to the City’s Code Enforcement Division, the R/ECAP has one of the highest concentrations of substandard housing in the city and has a large number of housing units in need of 14 City of Visalia. 2014. Historic Preservation Element. https://www.visalia.city/civicax/filebank/blobdload.aspx?BlobID=30475 3568
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rehabilitation, in part due to the large number of renter households and high percentage of older structures. Because some of these housing units are older and may be designated or potential historic resources, they may require significant investment to implement updates and repairs which could be a barrier to rehabilitation of these units.

Census tracts in downtown and northeastern Visalia have the highest poverty rates in the city (Census Tracts 06107001100, 06107001200) (Figure 28). Up to 44 percent of the population in downtown Visalia are living below the poverty line and between 20 and 40 percent of residents are living below the poverty line in northeastern Visalia. Poverty is also prevalent throughout central and southern parts of the city, with between 20 percent and 30 percent of the population living below the poverty line. Poverty rates in Visalia have shifted slightly over time.

In 2014, poverty rates were higher in western and northwestern parts of Visalia compared to 2019 poverty rates (2010-2014 ACS; 2015-2019 ACS).

Areas of high segregation and poverty in Visalia include the downtown area (Census Tracts 06107001100, 06107001200) and a small portion of northwestern Visalia (Census Tract 06107000900) (Figure 29). Census Tract 06107001100is considered an R/ECAP and has the highest poverty levels in the city, with 44 percent of the population living below the poverty line.

This census tract is predominantly Hispanic/Latino, 75 percent of the population. Census Tract 06107001200is also predominantly Hispanic/Latino, 52 percent of the population, and 32 percent of the population is living below the poverty line. Census Tract 06107000900is located primarily in unincorporated parts of the county and is predominantly Hispanic/Latino, 72 percent of the population, with 42 percent of the population living below the poverty line. However, these trends do not necessarily reflect the population living within the city limits as the area is zoned Industrial and is developed with industrial land uses.

According to Urban Displacement Project data, the racial/ethnic composition of most neighborhoods in Visalia is a mix of Hispanic/Latino and White (Figure 30). There are three census tracts in the city that are not a Hispanic/Latino-White mix. Census Tract 06107001100in downtown Visalia, an R/ECAP, is an Asian-Hispanic/Latino mix. 3569
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Figure 27 R/ECAPs (Visalia)
Source: AFFH Viewer, 2022
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Figure 28 Poverty Status (Visalia)
Source: AFFH Viewer, 2022
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Figure 29 Areas of High Segregation and Poverty (Visalia) Source: AFFH Viewer, 2022
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Figure 30 Neighborhood Segregation (Visalia)
Source: AFFH Viewer, 2022
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Concentrated Areas of Affluence
While R/ECAPs have long been the focus of fair housing policies, racially concentrated areas of affluence (RCAAs) must also be analyzed. RCAAs are defined as affluent, White communities.15 According to a policy paper published by HUD, White residents are the most racially segregated group in the United States, and are typically more affluent than majority non-White communities. RCAAs have not been studied extensively, nor has a standard definition been adopted by HCD or HUD. Therefore, this assessment uses the percent White population and median household income as thresholds to identify potential RCAAs. In addition to having a higher median income, areas of affluence experience less overcrowding, less housing cost burden on renters, and are generally less susceptible to displacement compared to LMI areas.

Regional Trends
HCD’s AFFH Data Viewer identifies RCAAs as census tracts that have a White population that is

1.25 times higher than the Council of Governments region and a household median income 1.5 times higher than the AMI. In Fresno, Tulare, and Kern Counties, RCAAs are concentrated in suburban areas on the periphery of larger cities, including Fresno, Visalia, Bakersfield. In Tulare County, RCAAs are located in the northern part of the county as well as areas within the city of Visalia and eastern Tulare (Figure 31). RCAAs in Tulare County are predominantly White (Figure 11) and primarily have household median incomes much greater than the county average of $52,534 (Figure 19).

Local Trends
RCAAs in Visalia are concentrated in the northwestern and western areas of the city (Census Tracts 06107001003, 06107001005, 06107002006) (Figure 32). These communities consist of over 60 percent of White residents with a median household income ranging from $83,097 to $106,842 (Figure 30).The location of RCAAs in Visalia correspond to census tracts with the lowest percentage of residents living with a disability (Figure 16) and the lowest percentage of low- and moderate-income populations (Figure 23) and the highest-resource areas.

Visalia’s RCAAs are primarily zoned low density residential, with a few areas zoned medium and high density residential and mixed use scattered throughout. Housing in the RCAAs is dominated by single-family housing developments, many of which have been built within the past 20 years.

The northwestern part of the city, including Visalia’s RCAAs, has a large concentration of ranchettes and most housing units in this area were built in the 1990s or later. The Lakes is a gated community in Northwest Visalia constructed in the early 1990s. This housing development, along with an unbalanced distribution of lower-density General Plan land use designations in the area, helped set the stage for subsequent development in the area, leading to the construction of other higher-end homes in the area north of Goshen Avenue. 15 Goatz, Damanio and Williams, 2019.
https://www.huduser.gov/portal/periodicals/cityscpe/vol21num1/ch4.pdf 3574
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While Visalia’s RCAAs have some of the lowest percentages of renter occupied housing units in the city, the RCAA in northwestern Visalia has the highest percentage of cost burden among renters in the city (100 percent of renter households are cost burdened). The RCAAs have a range of cost burden among homeowners, with between 30 and 54 percent of homeowners experiencing cost burden in most areas within the RCAAs. Rates of overcrowding and displacement risk are low throughout the RCAAs.

RCAAs in Visalia are in high resource areas, with positive education, economic, and environmental outcomes. These areas have a degree of pollution burden, similar to the rest of the city, but lower CalEnviroScreen percentile scores compared to the rest of the city. Because Visalia’s RCAAs generally consist of newer residential developments, these areas have more up to date infrastructure (such as utility systems, roads, and sidewalks) compared to older parts of the city.
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Figure 31 Racially Concentrated Areas of Affluence (Tulare County) Source: AFFH Viewer, 2022
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Figure 32 Racially Concentrated Areas of Affluence (Visalia) Source: AFFH Viewer, 2022
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Disparities in Access to Opportunities
Land use policies and urban planning impact the ability of residents to access neighborhoods of opportunity, with high-performing schools, greater availability of jobs that afford entry to the middle class, and convenient access to transit and services. The limits on housing choice and access experienced by people within protected classes, such as race, sexual orientation, or disability, have far-reaching impacts on access to job opportunity, quality education, and mental and physical health.16 This section analyzes the following place-based characteristics linked to opportunity indicators: quality education, employment, transportation, and healthy environment.

The primary objective is to understand the disparity between communities in terms of access to real and potential economic benefits and quality of life.

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

Regional Trends
Several transit organizations operate throughout Tulare County, offering fixed route bus services to residents. Tulare County Area Transit (TCaT) provides a fixed route bus service with 9 lines between communities in western Tulare County, and Dial-A-Ride services. Visalia Transit operates 13 fixed bus routes and Dial-A-Ride services throughout Visalia. The V-LINE provides shuttle services between Visalia and Fresno six times per day, seven days a week. The Sequoia Shuttle provides round-trip shuttle service from Sequoia National Park and Visalia. The City of Porterville operates 6 fixed bus routes and Dial-A-COLT (Dial-A-COLT). The City of Woodlake also offers Dial-A-Ride service within the city limits and in some unincorporated areas of the county. Transit options in eastern and rural areas of the county are very limited.

Transit access throughout Tulare County is relatively low, but slightly higher than in Fresno and Kern Counties. Tulare County received an average AllTransit performance score of 4.1 which equates to a low combination of trips per week and number of jobs accessible by transit.17 In comparison, Fresno and Kern Counties received AllTransit performance scores of 3.2 and 3.1, respectively. Throughout Fresno, Kern, and Tulare Counties, transit stops are concentrated in urban areas, particularly within the larger cities of Fresno, Visalia, and Bakersfield.

Unincorporated parts of each county and smaller cities have few transit stops and limited access to transit.
16 HCD. 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27- 2021.pdf
17 AllTransit.Org, 2021. https://alltransit.cnt.org/
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Local Trends
The City of Visalia operates Visalia Transit which provides fixed route bus service with 13 routes and Dial-A-Ride curb to curb service. Dial-A-Ride service provides paratransit service for individuals with disabilities and the same day service for the general public based on availability.

In addition, Tulare Intermodal Express (TIME) operates 7 bus routes serving Tulare and Visalia, connecting to TCaT and Visalia Transit. Most areas in Visalia are within a quarter-mile access of a transit stop (Figure 33). Most of the northwestern area of the city is not within a quarter mile of a transit stop. This area has a lower housing density than most of the city, however it has a high job proximity with a large number of jobs and is predominantly zoned Industrial. Based on community feedback, residents feel the city needs to improve transit access to job centers, such as the northwest part of the city. In addition, an increase in transit capacity is needed to support future housing development.

Visalia received an AllTransit Performance Score of 6.5, higher than the county as a whole, which equates to a moderate combination of trips per week and number of jobs accessible by transit. AllTransit estimated about 1 percent of commuters use transit in Visalia.18 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.19 According to Walk Score, Visalia received a walk score of 39 out of 100, which is considered “car dependent.” According to Walk Score most walkable areas in the city are in northeastern Visalia (walk score of 78) which is considered “very walkable”, and central Visalia (walk score of 67) which is considered “somewhat walkable.” The Environmental Protection Agency (EPA) has a walkability index, that ranks block groups according to their relative walkability.20 According to the National Walkability Index, areas within central Visalia are considered above average walkable, especially near SR 198 and SR 63, (Figure 34). Other areas of the city are considered below average walkable.
18 AllTransit. 2023. City: Visalia, CA. https://alltransit.cnt.org/metrics/?addr=visalia 19 Walk Score, 2021. https://www.walkscore.com/methodology.shtml 20 EPA, 2021. https://www.epa.gov/smartgrowth/national-walkability-index-user-guide-and-methodology 3579
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Figure 33 Access to Transit Within a Quarter-Mile (Visalia) Source: City of Visalia, 2022
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Figure 34 Walkability Index (Visalia)
Source: National Walkability Index, 2022
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Access to Quality Education
Economics literature has consistently found about a 10 percent increase in wages/salary with each additional year of education.21 Therefore, educational attainment is directly linked to income and therefore housing opportunities. To assess educational opportunities by geography, this analysis uses TCAC education domain scores, which incorporate a variety of indicators including math and reading proficiency scores, high school graduation rates, and student poverty rates at the census tract level.

Regional Trends
Educational outcomes vary across Fresno, Kern, and Tulare Counties. The most positive education outcomes are concentrated in outlying areas of Bakersfield, Clovis, Visalia, Porterville, and Bakersfield. These areas correspond with areas that are predominately white, with higher median household incomes. The least positive education outcomes are generally in city centers, and unincorporated areas in western parts of each county. In Tulare County, areas in unincorporated parts of the county in northern and northwestern parts of the county, north, east, and west of Visalia, and south of Porterville, as well as incorporated areas within western Visalia have more positive education outcomes compared to the rest of the county (Figure 35).

Areas within the urban core cities of Visalia, Tulare, and Porterville have the least positive education outcomes.

According to Kidsdata.org, a data compilation program of the Lucile Packard Foundation for Children's Health, Tulare County, high school graduation rates are highest among Filipino students (100 percent), Asian-American students (95 percent), and Hispanic/Latino students (88 percent). Comparatively, Black/African American students (82 percent) and American Indian/Alaska Native students (83 percent) have lower graduation rates.

Local Trends
Visalia is served by the Visalia Unified School District (VUSD) which includes 26 elementary schools, five middle schools, four comprehensive high schools, a continuation high school, an adult school, a charter independent study school, a K-8 charter home school, and a charter technical early college high school. VUSD serves over 32,000 students pre-K through 12th grade and serves over 214 square miles within and surrounding the city of Visalia. 22 According to the AI, 24 schools within VUSD are classified as Title I schools. Title I programs distribute funding to schools and school districts with a high percentage of students from low-income families.

Approximately 40 percent of VUSD students come from families who are low income.

Overall, Visalia has mostly positive education outcomes. Areas in northern, western, and southwestern parts of the city have the most positive education outcomes, while areas in central parts of the city and downtown Visalia have less positive education outcomes (Figure 36). Areas with less positive education outcomes correspond with areas with the highest percentage of 21 Annual Disability Statistics Compendium, 2020. https://disabilitycompendium.org/annualreport 22 Visalia Unified School District. https://www.vusd.org/domain/9 3582
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Hispanic/Latino residents (Figure 12) and highest poverty rates (Figure 28) (Census Tracts 06107001004, 06107001100, 06107001200).
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Figure 35 TCAC Opportunity Areas – Education Outcomes (Tulare County) Source: AFFH Viewer, 2022
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Figure 36 TCAC Opportunity Areas - Education Outcomes (Visalia) Source: AFFH Viewer, 2022
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Economic Outcomes
Housing opportunities are directly related to economic opportunities. Access to high quality employment close to desired and affordable housing results in more housing opportunities and shorter commute times. The analysis for economic opportunities uses TCAC economic indicators, employment participation data from the ACS, Metropolitan Transportation Commission (MTC) Equity Priority Communities (EPC), and the HUD Jobs Proximity Index.

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

Regional Trends
Economic outcomes vary across the Fresno, Kern, and Tulare County region. More positive economic outcomes are generally concentrated in the outlying areas of larger cities, such as Fresno, Clovis, Visalia, and Bakersfield as well as unincorporated areas in the eastern parts of Fresno and Tulare Counties. These areas correspond to areas that are predominantly white in Tulare County, areas with more positive economic outcome scores are located in the northern, eastern, and parts of northwestern areas of the county (Figure 37). In comparison, areas within southwestern and parts of northwestern Tulare County have less positive economic outcome scores.

According to 2017-2021 ACS estimates, Tulare County has a labor force participation rate of 61 percent of persons 16 years and over, which is approximately 1 percent higher than the labor force participation rate for the county in 2015. Estimates from the California Employment Development Department show that the average salary in Tulare County in 2021 was $52,126.

Occupations with the highest average salaries in Tulare County are management occupations, healthcare practitioners, technical occupations, and legal occupations, all with an average salary of over $100,000 (Table 82). Occupations with the lowest salaries include healthcare support occupations, food preparation and serving-related occupations, and farming, fishing, and forestry occupations, all with average salaries under $36,000. 3586
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Table 82
Mean Salary by Occupation
Tulare County
2020
Occupation Average Salary
Management Occupations $110,075
Healthcare Practitioners and Technical Occupations $102,687 Legal Occupations $100,698
Architecture and Engineering Occupations $87,583
Computer and Mathematical Occupations $84,174
Business and Financial Operations Occupations $74,485
Educational Instruction and Library Occupations $70,468 Life, Physical, and Social Science Occupations $70,251
Protective Service Occupations $64,358
Community and Social Service Occupations $58,927
Construction and Extraction Occupations $58,381
Installation, Maintenance, and Repair Occupations $55,920 Arts, Design, Entertainment, Sports, and Media
Occupations $53,913
Office and Administrative Support Occupations $45,393
Production Occupations $43,019
Sales and Related Occupations $42,030
Transportation and Material Moving Occupations $41,182
Building and Grounds Cleaning and Maintenance
Occupations $39,092
Personal Care and Service Occupations $37,824
Healthcare Support Occupations $35,947
Food Preparation and Serving Related Occupations $34,572 Farming, Fishing, and Forestry Occupations $32,451
All Occupations $52,126
Local Trends
The TCAC opportunity maps help to identify patterns of negative and positive economic, educational, and environmental outcomes across the state. Census tracts are ranked from lowest (negative outcomes) to highest resource (positive outcomes) based on TCAC’s Opportunity Maps analysis. Areas in downtown Visalia, specifically south of Houston Avenue, north of Murray Avenue, east of Mooney Boulevard, and west of Santa Fe Street, have the least positive economic outcome scores (Census Tracts 06107001100, 06107001004) (Figure 38).

Throughout the rest of the city, economic outcome scores are generally positive. Areas with lower economic outcome scores correspond with areas with a majority Hispanic/Latino population (Figure 12) and lower median household incomes (Figure 21). 3587
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Figure 37 TCAC Opportunity Areas - Economic (Tulare County) Source: AFFH Viewer, 2022
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Figure 38 TCAC Opportunity Areas – Economic (Visalia)
Source: AFFH Viewer, 2022
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Figure 39 Job Proximity Index (Visalia)
Source: AFFH Viewer, 2022
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Access to employment opportunities has a significant impact on the type and size of housing a household can afford. HUD’s Jobs Proximity Index utilizes origin-destination employment statistics to examine the distance from a given neighborhood to all job locations in the region and assess the accessibility to job opportunities at the census block group level. Because the size of employment centers and the supply of labor differ across the region, the distance from any single job location is positively weighted by the size of employment (job opportunities) at that location and inversely weighted by the labor supply (competition) to that location.23 According to the AI, major employers in Visalia include VUSD, Kaweah Delta Medical Center, County of Tulare, Visalia Mall, and VF Corporation, all with over 1,000 employees. Job proximity, access to employment opportunities, is highest in the northwestern, southern, and central parts of the city and lowest in the northeastern and eastern parts of the city (Figure 39). Major employers identified in the AR are generally located in western, central, and southern Visalia, which corresponds with areas that have higher employment opportunities. The northwestern part of the city is predominantly zoned for industrial land uses and the southern part of the city has a large area zoned regional commercial. Overall, job proximity in Visalia decreases relative to the distance from those areas, with the lowest job proximity scores in the northeastern and eastern areas of the city. Areas with the lowest job proximity scores are predominantly zoned single-family residential with no land zoned for industrial uses and minimal land zoned for commercial uses compared to areas with greater job proximity. Areas with highest proximity to jobs, such as the northwestern and southern area of the city have the highest TCAC economic outcome scores (Figure 38) and lower rates of LMI populations (Figure 23) compared to other areas of the city with lower proximity to jobs.

Healthy and Safe Housing Environment
Healthy Environment in AFFH addresses disparities in access to environmentally healthy neighborhoods by protected class groups. An assessment of environmentally healthy neighborhoods can include air and water quality, safety, environmental hazards, social services, and cultural institutions. Recent California laws—Assembly Bill (AB) 1550 (2016), Senate Bill (SB) 535 (2012) and SB 1000 (2016)—emphasize the importance of environmental justice as a fair housing issue. Environmental Justice, according to HUD, means ensuring that all people have equal access to safe and healthy housing. HUD requires all entitlement jurisdictions to conduct reviews under the National Environmental Protection Act to determine if a proposed project creates adverse impacts due to environmental conditions. Under Executive Order 12898, Federally assisted projects may also target funding to communities that have disproportionately high and adverse human health impacts on minority and low-income populations due to environmental conditions.24 The California Office of Environmental Health Hazard Assessment developed CalEnviroScreen, a mapping tool that uses spatial data collected by various regulatory agencies (e.g., air quality indicators from the San Joaquin Valley Air Pollution Control District, 23HUD, 2020. https://www.hud.gov/sites/dfiles/FHEO/documents/AFFH-T-Data-DocumentationAFFHT0006-July-2020.pdf 24 HUD, 2021. https://www.hudexchange.info/programs/environmental-review/environmental-justice/ 3591
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monitored chemical releases into the air or water table from Environmental Protection Agency, HUD socio-economic indicators, etc.).

The dataset uses a methodology to identify communities disproportionately burdened by exposures to pollution, environmental effects of existing pollutants in communities, among other indicators of sensitive populations or socioeconomic factors. Residents in census tracts with high CalEnviroScreen scores as compared to other California census tracts (shown as percentiles) are disproportionately burdened by pollution and are more vulnerable to related effects.

Regional Trends
The CalEnviroScreen map identifies the degree to which communities are considered burdened by pollution. CalEnviroScreen identified higher pollution burden in the western part of the Fresno, Kern, Tulare County region and lower pollution burden in eastern part of each county (0). The western parts of each county consist of urban areas and highways, while the eastern parts of each county primarily consist of undeveloped and forested areas. The Sierra National Forest in eastern Fresno County has the lowest pollution burden, however the Sequoia National Park and National Forest in eastern Tulare County also has lower pollution burden compared to the rest of the region. This can be attributed to the large amount of natural, undeveloped land and relatively low levels of residential population in the National parks.

Similarly, the TCAC opportunity map indicates environmental outcomes in the western portion of the Fresno, Kern, Tulare County region is generally less positive and the environmental outcomes in the eastern part are more positive. In Tulare County, the eastern part of the county that includes the Sequoia National Park and National Forest and outlying areas of the cities of Visalia, Tulare, and Porterville have the most positive environmental outcomes (Figure 41). Less positive environmental outcomes are prevalent throughout the western part of the county and within the urban centers of the cities of Visalia and Tulare.

Local Trends
Pollution burden is high throughout Visalia (Figure 42). The worst environmental outcomes are located in the northern and central parts of the city, especially within the downtown area south of Houston Avenue and north of Mineral King Avenue (Census Tracts 6107001100.00, 6107001200.00, 6107000900.00). Pollution burden caused by ozone and particulate matter (PM2.5) is high throughout the entire city. In the downtown and northeastern part of the city, higher pollution burden is caused by children’s lead risk from housing and cleanup sites. The northeastern part of the city has higher CalEnviroScreen scores than other parts of the city, not only due to high pollution burden but due to population characteristics, including a low birth rate, poverty, and unemployment, which indicate that residents in these areas are more vulnerable to pollution. Areas with the worst environmental outcomes correspond with areas that are predominantly Hispanic/Latino (Figure 12) and areas with lower median household incomes (Figure 21).

Similar to the CalEnviroScreen map, the TCAC opportunity map shows that environmental outcome scores vary across the city. The northeastern and southeastern parts of the city have 3592
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higher environmental health scores. Lower environmental outcome scores are located in the northwestern, northern, central, and eastern parts of the city (Census Tracts 06107000900, 06107001003, 06107001200, 06107001302, 06107001703) (Figure 43). 3593
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Figure 40 CalEnviroScreen 4.0 Percentile Scores (Tulare County) Source: AFFH Viewer, 2022
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Figure 41 TCAC Opportunity Areas - Environmental (Tulare County) Source: AFFH Viewer, 2022
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Figure 42 CalEnviroScreen 4.0 Percentile Scores (Visalia) Source: AFFH Viewer, 2022
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Figure 43 TCAC Opportunity Areas – Environment (Visalia) Source: AFFH Viewer, 2022
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Opportunity Indices by Race/Ethnicity
HUD created the Opportunity Indices to inform communities about racial/ethnic segregation and disparities in access to opportunity.25 Table 83 provides opportunity indicator index scores (ranging from 0 to 100) for Visalia for each race/ethnicity, as described by the AI. The index scores are measured at the neighborhood level and are intended to inform communities about segregation and disparities in access to opportunity in their jurisdiction and compare the opportunity indicators rankings across racial/ethnic groups. Generally, higher index scores are indicative of greater access to opportunity. For example, the “low poverty index” captures the poverty rate within a given neighborhood; the higher the index score means the less exposure to poverty. A higher “jobs proximity” score means that residents have greater accessibility to employment locations within the larger region.26 Each index is measured using the following variables:
• Low Poverty: poverty rate by census tract.
• School Proficiency: the percentage of fourth-grade students testing proficient in reading and math within three miles of a census block group. • Jobs Proximity: the distance to all job locations from a given block group. • Labor Market Participation: the level of intensity of labor market engagement based upon the level of employment, labor force participation, and educational attainment by census tract.
• Low Transportation Cost: estimates of transportation costs of a family of three with an income at 50 percent of the median income for renters by census tract. • Public Transit Usage: estimates of transit trips taken by a family of three with an income at 50 percent of the median income for renters by census tract. • Environmental Health: the potential exposure to harmful toxins by census tract based upon US Environmental Protection Agency estimates.

Regional Trends
In the Visalia-Porterville Region, White, non-Hispanic residents typically have lower poverty rates, higher labor market participation, greater access to public transit and lower transportation costs, higher school proficiency levels, and are closer to employment centers compared to Black, Hispanic/Latino, and Asian/Pacific Islander residents (Table 83). Native American residents have high school proficiency levels, access to areas with fewer environmental concerns, and are close to employment centers. However, Native American residents have the lowest access to public transit and higher transportation costs among all racial/ethnic groups.

Compared to residents living above the poverty line, those living below the poverty line have lower school proficiency levels and lower labor market participation but greater access to public 25 HUD, 2020. https://www.hud.gov/sites/dfiles/FHEO/documents/AFFH-T-Data-DocumentationAFFHT0006-July-2020.pdf 26 Urban Institute, 2018.
https://www.urban.org/sites/default/files/publication/98674/place_and_opportunity_brief_3.pdf 3598
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transit and lower transportation costs. Asian/Pacific Islander and White, non-Hispanic residents living below the poverty line have lower poverty rates, higher school proficiency levels, and higher labor market participation rates compared to Black and Hispanic/Latino residents.

Local Trends
In Visalia, non-Hispanic White residents have greater accessibility to areas with fewer environmental health concerns, higher labor market participation, and lower poverty rates (Table 80). In comparison, Hispanic/Latino populations have greater access to public transit and lower transportation costs, but are farther from employment centers, have lower levels of school proficiency, and greater exposure to environmental health concerns. Black/African American populations have greater access to public transit and lower transportation costs and are closer to employment centers, but have lower levels of school proficiency and greater exposure to environmental health concerns. Asian/Pacific Islander residents have higher levels of school proficiency and higher transportation costs. Most opportunity scores are lower for residents earning an income below the federal poverty level compared to the total population in Visalia.

Residents who earn an income below the poverty level in Visalia have varied opportunity index scores, but primarily have lower labor market participation, lower levels of school proficiency, and higher poverty rates, except for Asian/Pacific Islander populations.

Compared to the Visalia-Porterville Region, Visalia scored slightly higher for low poverty rates, school proficiency, labor market participation, jobs proximity, low transportation cost, and access to public transit, but have greater environmental health concerns. Across racial groups, opportunity indicator trends in Visalia are similar to the greater Visalia-Porterville Region.

However, all non-White populations in the region have notably worse opportunity scores for every indictor except for environmental health than in the city of Visalia. Across the region, residents earning an income below the poverty level scored slightly lower for low poverty opportunity scores, school proficiency, and labor market, compared to the total population. 3599
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Table 83
Opportunity Indicators by Race/Ethnicity
Visalia-Porterville Region
2020
Total Population
Low Poverty
Index
School
Proficiency Index
Labor
Market Index Transit Index
Low
Transportation
Cost Index
Jobs
Proximity Index
Environmental
Health Index
White, NonHispanic

34.45 33.80 32.02 36.91 21.88 45.88 28.04
Black, NonHispanic

28.22 32.77 26.04 41.02 26.48 41.12 20.10
Hispanic 20.51 23.20 20.34 40.28 21.83 41.37 31.30
Asian or Pacific
Islander, NonHispanic

29.44 31.62 30.36 41.21 22.71 44.33 26.52
Native American,
Non-Hispanic

32.41 39.47 24.10 34.67 18.51 44.07 40.69
Population below federal poverty line
White, NonHispanic

24.54 27.32 22.97 38.85 23.95 49.26 28.70
Black, NonHispanic

17.16 27.09 15.92 43.00 28.30 37.28 21.65
Hispanic 13.97 19.57 15.49 41.85 22.28 44.67 34.07
Asian or Pacific
Islander, NonHispanic

27.91 36.06 33.00 44.11 23.87 41.38 26.10
Native American,
Non-Hispanic

28.91 24.81 24.68 38.27 19.07 34.22 33.02
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Table 84
Opportunity Indicators by Race/Ethnicity
Visalia
2020
Total Population
Low Poverty
Index
School
Proficiency Index
Labor
Market Index Transit Index
Low
Transportation
Cost Index
Jobs
Proximity Index
Environmental
Health Index
White, NonHispanic

44.91 43.96 45.62 44.80 28.96 49.69 11.85
Black, NonHispanic

36.54 38.69 38.46 46.98 31.69 51.51 10.26
Hispanic 35.56 36.44 37.73 47.75 30.78 46.24 10.30
Asian or Pacific
Islander, NonHispanic

38.94 41.14 41.99 46.63 28.37 48.30 11.58
Native American,
Non-Hispanic

38.57 39.19 39.07 46.21 3094 49.11 10.66
Population below federal poverty line
White, NonHispanic

31.88 35.37 32.17 46.98 33.48 50.05 9.33
Black, NonHispanic

37.77 35.07 33.21 44.67 29.88 44.93 10.92
Hispanic 22.97 30.04 24.65 50.93 34.80 44.74 7.99
Asian or Pacific
Islander, NonHispanic

40.70 52.98 53.91 50.66 29.69 46.09 12.08
Native American,
Non-Hispanic

37.05 18.21 35.46 41.88 23.65 25.94 13.55
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Disproportionate Housing Needs
Disproportionate housing needs refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need, or the total population experiencing that category of housing need in the applicable geographic area.

To analyze the extent of disproportionate housing needs, this section reviews data on housing cost burden and severe housing cost burden, overcrowding, homelessness, and substandard housing conditions. Information for this section relies on HUD CHAS data.

Housing Cost Burden
Housing cost burden is defined as the proportion of a household’s total gross income spent on housing costs. Households that spend at least 30 percent of their total gross income on housing costs (rent, mortgage, utilities, and other housing-related costs) are considered “cost burdened,” and households spending over 50 percent on housing costs are considered “severely cost burdened.” The higher the housing cost burden, the more likely residents are to live in overcrowded and substandard conditions and are less likely to afford to relocate. Low-income households and persons in protected classes disproportionately experience severe housing problems.

Regional Trends
Rates of cost burden (spending more than 30 percent of household income on housing costs) are high across Fresno, Kern, and Tulare Counties, with 37 percent, 36 percent, and 35 percent of total households experiencing cost burden in each county, respectively. Rates of cost burden among renter households in Tulare County, is lower than in Fresno and Kern Counties, 38 percent compared to 50 percent and 51 percent respectively (Figure 44). However, the rate of cost burden among owners is slightly higher in Tulare County than in Fresno and Kern Counties, 29 percent compared to 26 percent and 25 percent respectively. In Tulare County, cost burden by homeowners is lowest in and surrounding the cities of Visalia and Porterville where between 20 and 40 percent of homeowner households are cost burdened, and higher in unincorporated parts of the county, where between 40 and 60 percent of homeowners are cost burdened. For renter households, between 40 and 60 percent of households are cost burdened throughout most of the county (Figure 45). The highest rates of overpayment by renters are located in more urban areas. In parts of the cities of Porterville, Visalia, Exeter, and Lindsay between 60 and 80 percent of renters are overpaying for housing. Areas with high rates of cost burden among renter households correspond to areas that are predominantly Hispanic/Latino (Figure 12) and areas with higher poverty rates (Figure 28).

Local Trends
Cost burden is more prevalent among renter households than owner households in Visalia (Figure 47). The highest rates of overpaying for housing among homeowners is in the northeastern part of the city as well as several census tracts in the central part of the city where between 40 and 60 percent of homeowners are overpaying for housing (Census Tracts 3602
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06107001301, 06107001302, 06107001701, 06107001901, 06107002008, 06107000900).

Census Tract 06107001200 in the downtown area has the lowest percentage of homeowners that are cost burdened, with less than 20 percent of owner households that are cost burdened.

Northern, southern, eastern, and areas within central parts of the city have the highest percentage of renter households that are cost burdened, between 40 and 60 percent (Figure 46). In one census tract in the middle of the city (Census Tract 06107001800), 60 percent of renter households are cost burdened, the highest rate in the city. Geographic patterns of high rates of cost burden generally correspond with areas with lower median household income (Figure 21).

Approximately 34 percent of total households in Visalia are cost burdened and 14 percent of households are severely cost burdened (Table 85) (2019 CHAS). Generally, a higher percentage of renter-occupied households are cost burdened among all income levels. In addition, the percentage of households experiencing cost burden generally increases as income decreases.

Extremely low-, very low-, and low-income households experience cost burden at disproportionately high rates compared to moderate and above moderate-income households for both renter and owner households. Approximately 84 percent of all extremely low-income households are cost burdened, while only nine percent of moderate and above moderate-income households are cost burdened.

Table 85
Assistance Needs of Lower-Income Households
Visalia
2015-2019
Household by Tenure,
Income, and Housing
Problem
Renters Owners Total Households
Total Percent Total Percent Total Percent
Extremely low-income
(0-30% AMI)
3,460 1,780 5,240
With any housing
problem
2,960 85.5% 1,430 80.3% 4,390 83.8%
With cost burden >30% 2,960 85.5% 1,415 79.5% 4,375 83.5% With cost burden >50% 2,280 65.9% 1,275 71.6% 3,555 67.8% Very low-income (31-
50% AMI)
2,850 2,000 4,850
With any housing
problem
2,530 88.8% 1,210 60.5% 3,740 77.1%
With cost burden >30% 2,325 81.6% 1,165 58.3% 3,490 72.0% With cost burden >50% 830 29.1% 745 37.3% 1,575 32.5%
Low-income (51-80%
AMI)
3,520 3,850 7,370
With any housing
problem
2,205 62.6% 2,350 61.0% 4,555 61.8%
With cost burden >30% 1,965 55.8% 2,305 59.9% 4,270 57.9% With cost burden >50% 290 8.2% 245 6.4% 535 7.3%
Moderate & Above
Income (>80% AMI)
7,610 18,180 25,790
With any housing
problem
1,495 19.6% 1,970 10.8% 3,465 13.4%
With cost burden >30% 925 12.2% 1,410 7.8% 2,335 9.1%
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Table 85
Assistance Needs of Lower-Income Households
Visalia
2015-2019
With cost burden >50% 65 0.9% 205 1.1% 270 1.0%
Total Households 17,440 25,810 43,250
With any housing
problem
9,190 52.7% 6,960 27.0% 16,150 37.3%
With cost burden >30% 8,175 89.0% 6,295 90.4% 14,470 89.6% With cost burden >50% 3,465 42.4% 2,470 39.2% 5,935 41.0% 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
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Figure 44 Overpayment by Homeowners (Tulare County)
Source: AFFH Viewer, 2022
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Figure 45 Overpayment by Renters (Tulare County)
Source: AFFH Viewer, 2022
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Figure 46 Overpayment by Renters (Visalia)
Source: AFFH Viewer, 2022
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Figure 47 Overpayment by Homeowners (Visalia)
Source: AFFH Viewer, 2022
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Overcrowding
Overcrowding is defined as housing units with more than one person per room (including dining and living rooms but excluding bathrooms and kitchen) while severe overcrowding refers to more than 1.5 persons per room. Overcrowding is a measure to understand the needs of large families where there are five or more persons per household. Generally, large households have special housing needs due to lower per capita income and the need for housing with three or more bedrooms.

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

Not only is overcrowding a potential fair housing concern, but it can also potentially strain electrical systems in older housing that has not been updated or contribute to a perceived shortage of parking. As a result, some property owners/managers may be more hesitant to rent to large households, thus making access to adequately sized housing even more difficult.

According to local fair housing service providers and property managers, addressing the issue of large households is complex as there are no set of guidelines for determining the maximum capacity for a unit. Fair housing issues may arise from policies aimed to limit overcrowding that have a disparate impact on specific racial or ethnic groups with different preferences for housing size and/or ability to pay according to the household size standards identified.

Regional Trends
Tulare County has 31,988 large households (households with five or more people), approximately 22 percent of total households. A higher percentage of renter households (26 percent) are considered large households compared to owner households (19 percent).

According to 2016-2020 ACS estimates, approximately 8 percent of households are overcrowded in Tulare County. This is considered moderate compared to Fresno (6 percent) and Kern Counties (10 percent). Renter households experience overcrowding at a higher rate than owner households, as 12 percent of renter households and only 5 percent of owner households are overcrowded in Tulare County. Overcrowded housing is concentrated in the western half of Tulare County, closer to urban areas such as the cities of Visalia and Porterville (Figure 48).

Overcrowding is highest in the northwestern and southwestern parts of the county, where over 20 percent of households are experiencing overcrowding. In the eastern half of the county, approximately three to four percent of households are overcrowded. 3609
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Local Trends
In Visalia, approximately 17 percent of all households are considered large households. Similar to the county, a higher percentage of renter households (21 percent) are considered large households, compared to owner households (14 percent). According to 2016-2020 ACS estimates, the average household size in Visalia is 2.99 persons, a slight decrease from 2010 when the city had an average household size of 3.01 persons.

Household overcrowding in Visalia decreased by nearly six percent between 2000 to 2010 (Table 86). Between 2010 and 2020, household overcrowding increased by one percent, to about seven percent.

Table 86
Household Overcrowding
Visalia
2000-2019
Household by
Tenure, Income, and
Housing Problem
Owner-Occupied
Households
Renter-Occupied
Households Total Households
Total Percent Total Percent Total Percent
Year (2000) 19,428 11,513 30,941
Total Overcrowded
(>1.0 person/room)
1,292 6.7% 2,346 20.4% 3,638 11.8%
Severely
Overcrowded
(>1.5 persons/room)
648 3.3% 1,152 10.0% 1,800 5.8%
Year (2010) 24,271 14,718 38,989
Total Overcrowded
(>1.0 person/room)
994 4.1% 1,360 9.2% 2,354 6.0%
Severely
Overcrowded
(>1.5 persons/room)
209 0.9% 353 2.4% 562 1.4%
Year (2019) 25,950 17,917 43,867
Total Overcrowded
(>1.0 person/room)
854 3.3% 2,183 12.2% 3,037 6.9%
Severely
Overcrowded
(>1.5 persons/room)
267 1.0% 507 2.8% 774 1.8%
Source: Bureau of the Census, 2000 Census; American Community Survey, 2006-2010 and 2016-2020, Table B25014.

Areas with a higher degree of overcrowded households are located north and south of downtown Visalia (Figure 49). The census tracts with the highest percent of overcrowded households are in northern Visalia. Census Tract 10.04 has 23 percent of households that are overcrowded and Census Tract 11 has 28 percent of households that are overcrowded. This area is primarily zoned single-family residential with public/institutional and general/retail commercial uses.
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Figure 48 Overcrowded Households (Tulare County)
Source: AFFH Viewer, 2022
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Figure 49 Overcrowded Households (Visalia)
Source: AFFH Viewer, 2022
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Housing Problems
HUD considers housing units to be “standard units” if they are in compliance with local building codes. Many federal and State programs use the age of housing as a factor to determine a community’s housing rehabilitation needs. Housing age can be an important indicator of housing condition in a community. Like any other tangible asset, housing is subject to gradual physical or technological deterioration over time. If not properly and regularly maintained, housing can deteriorate and discourage reinvestment, depress neighboring property values, and eventually impact the quality of life in a neighborhood. Typically, housing over 30 years old is more likely to have rehabilitation needs that may include replacing plumbing, roof repairs, foundation work, and other repairs. Housing units built before 1978 may have health risks such as lead-based paint and asbestos. Housing issues prompted by disrepair such as mold may elevate health conditions such as asthma.

According to federal law, “housing problems” refers to any of four housing issues: cost burden and severe cost burden, overcrowding, and substandard housing conditions.27 Substandard housing is defined as a housing unit lacking complete plumbing or kitchen facilities.

Regional Trends
Approximately 44 percent of total households in Tulare County are experiencing housing problems. About 26 percent of total households are experiencing severe housing problems.

According to 2016-2020 ACS estimates, Tulare County has approximately 1,452 substandard housing units which comprises approximately 1 percent of the total occupied units in the county.

Of the 1,452 substandard units, approximately 33 percent lack complete plumbing facilities and 67 percent lack complete kitchen facilities.

Approximately 63 percent of Tulare County’s housing stock was constructed prior to 1990 and is more than 30 years old. Due to their age, these units are potentially in need of repair and modernization improvements.

Local Trends
Approximately 37 percent of total households in Visalia are experiencing housing problems and 19 percent of total households are experiencing severe housing problems.

According to 2016-2020 ACS estimates, Visalia has 734 substandard housing units, which is approximately 2 percent of the total occupied units in the city. Of the 734 substandard housing units, approximately 32 percent lack complete plumbing facilities and 68 percent lack complete kitchen facilities. According to Code Enforcement data collected over the past three years, substandard housing units in Visalia are concentrated in the central part of the city, including downtown Visalia, and particularly within in Census Tracts 6107001100.00, 6107001701.00, and 6107001004.00. The northwestern part of the city and areas along the city limits have relatively 27 See 80 FR 42271, p. 42354 (2015).
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fewer substandard units than the rest of the city. In 2019, the City conducted a windshield survey to assess the conditions of housing and neighborhoods throughout the City. The survey found that single-family and multi-family housing units in poor condition are concentrated in downtown Visalia and just south of the intersection of State Route 198 and State Route 63 (Census Tracts 6107001004.00, 6107001100.00, 6107001701.00). The City identified that neighborhoods in these areas could also benefit from City funding and public improvements.

Approximately 53 percent of Visalia’s housing stock was constructed prior to 1990 and is more than 30 years old. Due to their age, these units are potentially in need of repair and modernization improvements. According to the 2019 windshield survey, housing constructed prior to 1978, with a higher likelihood of lead based paint, is concentrated in the southwestern quadrant of the city and downtown Visalia.

Persons Experiencing Homelessness
Regional Trends
According to the Kings and Tulare County 2022 point-in-time (PIT) count, 1,297 persons experiencing homelessness were recorded in the two counties, representing a 5 percent decrease since 2020.28 In Tulare County alone, 922 persons experiencing homelessness were recorded in 2022, a slight decrease from 992 persons recorded in 2020. Factors contributing to the decrease in homelessness include new PIT methodology, potential increase in the number of persons experiencing homelessness who were living in their vehicles which is more difficult to count, and large efforts by some jurisdictions to disperse homeless encampments which makes accurate PIT count challenging.

State law (Government Code Section 65583(a)(7)) requires municipalities to address the special needs of persons experiencing homelessness within their boundaries. “Homelessness,” as defined by HUD, describes the condition of an individual, who is not imprisoned or otherwise detained, who:
• Lacks a fixed, regular, and adequate nighttime residence; and • Has a primary nighttime residence that is:
• A supervised publicly or privately operated shelter designed to provide temporary living accommodations (including welfare hotels, congregate shelters, and transitional housing for the mentally ill);
• An institution that provides a temporary residence for individuals intended to be institutionalized; or
• A public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings.
28 Kings/Tulare Homeless Alliance. 2022. Point in Time. https://www.kthomelessalliance.org/pit 3614
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The 2022 PIT found that 42 percent of the persons experiencing homelessness in Tulare County had a disability. Approximately 47 percent of persons identified experiencing homelessness in Tulare County were Hispanic/Latino.

Local Trends
Visalia experienced the greatest change in the number of persons identified as experiencing homelessness out of all cities in Kings County and Tulare County—540 individuals in 2020 to 469 in 2022, a 15 percent decrease. Although the number of homeless residents decreased from 2020 to 2022, homelessness has increased by 34 percent from 2012 to 2022. The number of persons experiencing homelessness in Visalia in 2022 accounted for 47 percent of the total persons experiencing homelessness in Tulare County. Approximately 36 percent of persons experiencing homelessness in Visalia had a disability and 48 percent were Hispanic/Latino.

Hispanic/Latino residents were slightly underrepresented in the homeless population compared to the overall population (48 percent of homeless population compared to 53 percent of total population), while white and Black/African American residents were overrepresented (77 and 6 percent of homeless population compared to 36 and 2 percent of total population, respectively).

Persons with disabilities were also overrepresented within the homeless population, comprising 36 percent of the homeless population but only 12 percent of the overall population. The overrepresentation of persons with a disability is supported by City staff’s experience with the city’s homeless population. According to City Staff, many homeless individuals in Visalia also struggle with mental health issues and/or substance abuse.

According to the 2022 PIT count, the majority of unsheltered persons in Visalia, 61 percent, are unsheltered. To accommodate residents experiencing homelessness, Visalia currently has a 100- bed low-barrier navigation center under construction, has a 22-bed transitional housing facility, and has 122 permanent supportive housing units. The shelter capacity for homeless residents is far lower than the number of homeless residents, indicating there is a need for more transitional and permanent supportive housing.

In Visalia, homeless individuals are concentrated in areas adjacent to services that provide assistance and resources for the homeless. Homeless individuals are concentrated near the intersection of Tulare Avenue and Santa Fe Street due to its proximity to the Tulare County Mental Health Clinic. Homeless individuals are concentrated near the intersection of Santa Fe Street and Douglas Street due to its proximity to the Rescue Mission, which provides services for homeless individuals including case management, showers, and hygiene supplies In addition, homeless individuals are concentrated near the intersection of North Dinuba Boulevard and Prospect Avenue due to its proximity the Tulare County Women, Infants, & Children site and the Bethlehem Center. The Tulare County Women, Infants, & Children site offers programs and services to woman with young children and distributes Electronic Benefit Transfer (EBT) cards.

The Bethlehem Center provides meals for breakfast and lunch every day, as well as clothing and supplies to homeless individuals.

Riverway Sports Parks, located in northern Visalia, and behind stores off of Mooney Boulevard and Visalia Parkway have a high concentration of homeless individuals living in their vehicles. 3615
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Many Visalia residents sleep on the couch of family or friends. It is difficult to count the number of individuals living in their vehicles or on the couches of family and friends; therefore, these individuals may be underestimated in the PIT count.

City staff identified service and resource needs of Visalia’s homeless population include mental health services, employment assistance, as well as transportation to existing homeless services and medical care. The City provides homeless individuals with rides to their mental health appointments and the Tulare County Women, Infants, & Children site, and calls for an ambulance in the case of a medical emergency. However, the City has identified that homeless individuals are sometimes reluctant to receive services or help which presents a barrier to providing services to homeless residents. In addition, individuals who accept services usually have a hard time following up with our team or appointments, as they do not necessarily have a phone or other means of consistent contact.

Displacement
Displacement, as defined by HCD, is used to describe any involuntary household move caused by landlord action or market changes. Shifts in neighborhood composition are often framed and perpetuated by established patterns of racial inequity and segregation. Movement of people, public policies, and investments, such as capital improvements and planned transit stops, and flows of private capital can lead to displacement. Displacement is fueled by a combination of rising housing costs, rising income inequality, stagnant wages, and insufficient market-rate housing production. Decades of disinvestment in low-income communities, coupled with investor speculation, can result in a rent gap or a disparity between current rental income of the land, and potentially achievable rental income if the property is converted to its most profitable use.

These processes can disproportionally impact people of color, as well as lower income households, persons with disabilities, large households, and persons at-risk or experiencing homelessness.29
Communities are designated “sensitive” and vulnerable to displacement if the share of very lowincome residents is greater than 20 percent and have any of the two following characteristics:
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, or the percent change in rent is above the county median for rent increases.

Regional Trends
In Fresno, Kern, and Tulare Counties, “sensitive communities,” which means they are vulnerable to displacement, are concentrated throughout the western part of each county, particularly within urban areas. 30 Sensitive communities overlap heavily with areas with the highest poverty rates, including in the cities of Fresno, Bakersfield, and Porterville and unincorporated areas 29 HCD. 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27- 2021.pdf
30 Urban Displacement Project, 2021. https://www.urbandisplacement.org/maps/sf-bay-areagentrification-and-displacement/ 3616
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north of Visalia and in the northwestern and southwestern parts of Tulare County. Most cities within Tulare County are considered sensitive communities, including portions of the cities of Visalia, Tulare, Dinuba, and Porterville, and almost the entirety of the cities of Farmersville, Woodlake, and Lindsay. (Figure 50). There are no sensitive communities in the eastern part of the county.

Local Trends
Several communities within Visalia are considered vulnerable to displacement (Census Tracts 06107000900, 06107001301, 06107001004, 06107001100, 06107002002 06107002008, 06107002009 , 06107001701) (Figure 51). Sensitive communities are concentrated in central and northeastern parts of the city. Vulnerable areas in Visalia also have higher poverty rates (Figure 28), overpayment by owners (Figure 47) and renter households (Figure 46), and are more likely to have predominant Hispanic/Latino populations (Figure 10). Displacement risk is lower in most parts of the city, however very low-income households (0 to 50 percent AMI) in Census Tract 06107001100 are at elevated risk of displacement (Figure 52). This census tract is considered an R/ECAP with the highest poverty rates in the city and is predominantly Hispanic/Latino. Approximately 62 percent of households in this census tract are low income and the median household income is $29,310, much lower than the city’s overall median household income of $66,668. Eighty percent of residents in Census Tract 06107001100 are Hispanic/Latino and 28 percent of residents speak English less than very well. This census tract consists of primarily renter households, 81 percent, and has high rates of overcrowding (Figure 49) and high rates of cost burden among renters (Figure 46). 3617
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Figure 50 Sensitive Communities (Tulare County)
Source: AFFH Viewer, 2022
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Figure 51 Sensitive Communities (Visalia)
Source: AFFH Viewer, 2022
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Figure 52 Displacement Risk (Visalia)
Source: AFFH Viewer, 2022
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Local Area Knowledge
Historic Patterns of Segregation
Patterns of racial segregation are the byproduct of local and federal policies, private housing discrimination, and community prejudice. To understand present challenges to fair housing, it is necessary to review the history of actions that have led to regional patterns of segregation.

The first inhabitants in the San Joaquin Valley and Tulare County were the Yokut-speaking tribes, composed of approximately 50 groups who spoke various dialects. Mexican ranches and American settlers gained prominence in the 1800s and raised animals. After the U.S. annexed California in 1848, the federal government sold vast tracts of land to the Southern Pacific Railroad Company as well as large-scale timber, ranching, and farming interests, ignoring and overriding the property rights of Mexican and Indigenous landholders. Many Native American tribes were forced to give up their land and live on reservations.32 When gold was discovered in 1848, thousands of prospectors came to the San Joaquin Valley as part of the California Gold Rush, and with them they brought diseases that quickly decimated the Native American population.
33 Chinese and Japanese immigrants, originally brought to California by the Gold Rush and later to work on the Southern Pacific Railroad, began to work as farm laborers throughout the San Joaquin Valley. However, resentment towards Chinese and Japanese immigrants, especially by jobless white residents, led to farms recruiting Black/African Americans from the southern U.S. to replace them as farm laborers. Many Black/African Americans began by working in the fields and vineyards and eventually transitioned from farm labor to living in the cities and towns.34 Racist sentiment from white residents permeated all aspects of life in the region. In the mid1920s, Tulare County was a major bastion of the racist organization known as the Ku Klux Klan, which terrorized and subverted the political and civic rights of non-white residents.35 In the 1930s, nearly half a million people migrated to California from across the United States during what was known as the “Dust Bowl.” Many of these people moved to California in hopes of working in the agricultural industry, but were forced to take temporary and transient work, leaving them with little choice but to form makeshift camps near roadsides and ditches, without access to housing, clean water, and sanitation. These conditions reinforced existing desires by 32 PolicyLink. Facing History, Uprooting Inequality: A Path to Housing Justice in California. https://www.policylink.org/sites/default/files/pl_report_calif-housing_101420a.pdf 33 Tule River Indian Tribe of California. 2018. Tule River History. https://tulerivertribe-nsn.gov/history/ 34 Michael Eissinger. 2009. The Transplantation of African Americans And Cotton Culture To California’s Rural San Joaquin Valley During The Nineteenth And Twentieth Centuries. https://meissinger.com/uploads/3/4/9/1/34919185/transplantation_of_african_americans_and_cotton_ culture_to_californias_rural_san_joaquin_valley.pdf
35 Newell G. Bringhurst. 2000. The Ku Klux Klan in a Central California Community: Tulare County During the 1920s and 1930s. Southern California Quarterly Vol. 82, No. 4 (Winter 2000), pp. 365-396 (32 pages)
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the white population, generally, for economic and racial segregation, leaving migrant farmworkers without access to medical treatment and education. When World War II created a need for manufacturing labor, many of the white “Dust Bowl” workers relocated to other cities in California, such as San Francisco, Los Angeles, and San Diego, leaving a gap in farm labor.36 Japanese, Punjabi, and Filipino people, as well as Black/African Americans from cotton regions, filled the void. Japanese residents, however, were forcibly relocated to internment camps from 1942 to 1946.37
In 1942, the federal government initiated the Bracero program, which enabled growers to replenish their labor supply with workers imported from Mexico. While the Bracero program ended in 1964, growers continue to rely on Mexican nationals to work California’s lucrative “factories in the fields.” Migrants today confront multiple social, environmental, and access issues, including affordable, safe, and sanitary housing.38 Increasingly after the first World War, to circumvent the US Supreme Court ban on outright racial zoning, local governments implemented other forms of exclusionary zoning that avoided direct mention of race but kept low-income people of color out by marshalling land use regulations against them. Through residential zoning that mandates larger parcel sizes for single-family homes, typically unaffordable to people of color, wealthier households established and maintained mostly white neighborhoods throughout California. The federal government subsidized white homeownership and wealth-building and excluded people of color.

Throughout the state, but particularly concentrated in inland areas, cities have used their annexation power to reinforce patterns of racial exclusion and segregation. Since the 1960s, as cities expanded and selectively annexed land, they deliberately bypassed and grew around communities of color in unincorporated neighborhoods, the very places people of color were relegated to by restrictive covenants. This selective annexation process has left hundreds of disadvantaged unincorporated places, disproportionately of color, without the most basic elements of a healthy, safe community, such as utilities, sanitation, safe drinking water, and other critical community services. Restrictive covenants, exclusion, and racial violence pushed Black/African American and low-income people of color to settle outside of towns. In places throughout the San Joaquin Valley and on the fringes of cities such as Fresno, Bakersfield, Stockton, Tulare, and Modesto, such communities of color were left unincorporated and without access to incorporated areas’ tax revenues or infrastructure.39 Exclusionary post-war development started moving further from city centers, and within time, these communities often 36 Christy Gavin, California State University, Bakersfield. California Odyssey: Dust bowl migration archives. https://www.csub.edu/library/_files/DB_files/OkieHealth.pdf 37 History.com. Japanese Internment. https://www.history.com/topics/world-war-ii/japanese-americanrelocation 38 Christy Gavin, California State University, Bakersfield. California Odyssey: Dust bowl migration archives. https://www.csub.edu/library/_files/DB_files/OkieHealth.pdf 39 PolicyLink. Facing History, Uprooting Inequality: A Path to Housing Justice in California. https://www.policylink.org/sites/default/files/pl_report_calif-housing_101420a.pdf 3622
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created their own civic and utility districts, which redistributed investment away from cities, in a movement known as “White Flight.”
Across the United States, redlined and marginalized communities faced a higher propensity for environmental hazards that affects current populations. Residents of historically redlined neighborhoods located in cities with oil and gas production have disproportionately high exposure to oil and gas wells, compared to higher graded neighborhoods. Exposure disparities have implications for community environmental health, as the presence of active and abandoned (i.e., postproduction) wells have been shown to contribute to ongoing air pollution.

The agricultural industry continues to play a large role in the economy and development patterns of Tulare County. Small predominantly Hispanic/Latino communities, such as the Matheny Tract near the City of Tulare, were once home to thousands of Black/African American farm workers, and today remain isolated from other areas of the county. Areas such as these have high rates of poverty and experience disproportionately high pollution burden.40 Incorporation and annexation has continued to be a disparity issue in the county, where incorporated municipalities tend to have more control over land use, decision-making, infrastructure budgeting, and the ability to address environmental concerns.

Stakeholder and Community Input
A community workshop was held on March 15, 2023. Common concerns raised by participants included the need for increased transit access and capacity in the city, particularly connecting residential areas to job centers, the need for increased outreach and incentives for the development of accessory dwelling units (ADUs) as affordable housing options, and the need for rehabilitation of older housing units, especially in areas annexed from the County (e.g., county tracts collectively referred to as “Birdland” in the northern part of Visalia). In addition, feedback showed there is community interest in the development of “neighborhood nodes” described in the City’s General Plan, which are compact neighborhoods that blend housing with commercial, office, and public uses. Community members also stated that community opposition is a barrier to the development of affordable housing in existing neighborhoods.

Other Relevant Factors
Other factors to fair housing issues in Visalia that have not been previously discussed in this analysis include potentially discriminatory lending practices, high percent of residents with limited English proficiency, and lack of sufficient farmworker housing.

The AI identified the following fair housing issues:
• High cost of home ownership
• Not enough affordable housing overall
40 Jose Del Real. 2019. How Racism Ripples Through Rural California’s Pipes. https://www.nytimes.com/2019/11/29/us/water-racism-california.html 3623
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• Lack of affordable housing options for large households • Lack of low barrier housing and support services for persons experiencing homelessness
• Rental discrimination towards persons experiencing homelessness • Lack of short-term/transitional housing
• Not enough affordable housing for seniors
• Lack of resources/funding for services for low-income, disadvantaged populations, including youth
• Lack of affordable units in a range of housing types
• Lack of funding opportunities for purchasing mobile homes • Dominance of single-family housing (which makes up 78 percent of housing stock) Lending Practices
According to the AI, Non-White residents are underrepresented in the number of home loan applications and are approved for loans at a lower rate compared to White residents within the same income category. Native American and Native Hawaiian/Pacific Islander applicants in the lower- and moderate-income categories received no loan approvals in 2019. Lower-income applicants are also denied at greater rates than middle and upper-income applicants. Middleand upper-income census tracts are approved for loans more frequently than lower- and moderate-income census tracts.

Limited English Proficiency
Language barriers can lead to linguistic and cultural isolation. According to the AI, areas within the northwest and central parts of Visalia have greater than 25 percent of residents with limited English proficiency. In 2020, approximately 34 percent of the population over the age of five speak a language other than English and 12 percent of the population speak English less than very well. The most common language spoken besides English is Spanish, spoken by 30 percent of the population.

Farmworker Housing
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or related activities on a generally year-round basis. When workload increases during harvest periods, the labor force is supplemented by seasonal labor, often supplied by a labor contractor. Farmworkers often have unique housing needs due to their limited income and seasonal/migratory work. As a result, many farmworkers reside in substandard and crowded living conditions. The United States Bureau of Labor Statistics estimates that there were 21,220 people employed in farming, fishing, and forestry occupations throughout the Visalia-Porterville region in 2021. The Housing Authority of Tulare County (HATC) operates two farmworker housing developments in Visalia. The Linnell Farm Labor Center outside and east of Visalia 3624
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provides 191 units for agricultural workers and their families and the La Puente Apartments inside Visalia provide 15 affordable units.

Housing Choice Vouchers
The Housing Authority of Tulare County administers the Housing Choice Vouchers program. The Housing Choice Voucher (HCV) program provides assistance to rent-burdened residents and will continue to seek opportunities to increase rental assistance and reduce overpayment. The federal CDBG funds are allocated to meet the following goals to primarily benefit low to moderate income residents:
• Public service activities for low- and moderate-income households • Rehabilitation of existing housing stock
• Enhanced public services
• City and nonprofit capital improvements/ infrastructure • Program and planning administration, including fair housing According to the AI, 1,003 HCVs were in use in Visalia in 2019. Approximately 37 percent of vouchers were used by disabled families. The average annual income for households using HCVs was $22,366. The Housing Authority of Tulare County provides 179 Public Housing units in Visalia.

An estimated 11,931 households are on the waiting list for the HCV program in Tulare County, 99 percent of which are certified as low income. The Public Housing units in Visalia have 7,532 households on the waiting list. Approximately 71 percent of those households are extremely low income and 21 percent are low income. Most households on the waiting list are families with children (55 percent) and the majority identify as Hispanic/Latino (60 percent).

Areas of the city with the highest percentage of households using HCVs, between 5 and 15 percent, are primarily located in northeast and southern parts of the city (Figure 53). The census tract with the highest percentage of households using HCVs is Census Tract 20.08, located in western Visalia, with approximately 15 percent of households using HCVs. 3625
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Figure 53 Housing Choice Vouchers
Source: AFFH Viewer, 2022
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Housing Sites Inventory Analysis
This portion of the AFFH analyzes the relation between the housing opportunity sites and AFFHrelated 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 sites inventory to the fair housing indicators in this assessment, this section analyzes whether the sites included in the Housing Element sites 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 highquality 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. Most of Visalia is considered “high resource” and “highest resource.” Two census tracts near the center of the city are considered “moderate resource.” Areas in downtown Visalia are considered areas of high segregation and poverty and north of downtown is considered “low resource.” Figure 54, Figure 55, Figure 56, and Figure 57 show the housing opportunity sites by TCACdesignated resource area. 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 is determined by site characteristics such as allowable density, size of site, realistic capacity, existing use(s). More information about the sites and income designations is available in Chapter 4: Site Inventory and Analysis.

Most of the housing opportunity sites are in high- and highest-resource areas (89 percent of the proposed housing units) in Visalia, in part due to the availability of large and vacant and underutilized parcels in these areas.

A small portion of the City’s RHNA will be satisfied by planned and approved projects (1,063 of the total required 10,791 housing units). Planned and approved projects will add 468 very lowincome units, 877 low-income units, and one moderate-income unit. Three of the 11 planned and approved projects are in low-resource areas (317 housing units) and the remaining eight projects are in highest-resources areas (1,030 housing units). None of the planned or approved projects are in moderate-resource areas or areas of high segregation and poverty. 3627
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Total Units by Resource Area
Since Visalia’s RHNA is not evenly divided between income levels, it is helpful to review units by location as a percent of the total for each income level. There are 1,367 units planned in areas of high segregation and poverty and low resource. Approximately 80 percent of those units (1,099 units) will be lower-income units, eight percent (103 units) will be moderate-income units, and three percent (165 units) will be above moderate-income units. There are 12,589 units planned in areas designated moderate- and high/highest-resource. Approximately 48 percent of those units (6,104 units) will be lower-income units, 13 percent (1,654 units) will be moderate-income units, and 38 percent (4,831 units) will be above moderate-income units.

Table 83 shows the number of proposed housing units by income level in each resource area.

Table 87
Proposed Housing Units by Resource Area
Visalia
2020
Income Level Lower-Income Moderate-Income Above-Moderate Income Total Units Areas of High
Segregation and
Poverty
480 units
(7% of lowerincome units)
26 units
(1% of moderateincome units)
12 units
(<1% of above moderateincome units)
518 units
Low-Resource 619 units
(9% of lowerincome units)
77 units
(4% of moderateincome units)
153 units
(3% of above moderateincome units)
849 units
ModerateResource115 units
(2% of lowerincome units)
38 units
(2% of moderateincome units)
133 units
(3% of above moderateincome units)
286 units
High-/HighestResource5,989 units
(83% of lowerincome units)
1,616 units
(92% of moderateincome units)
4,698 units
(94% of above moderateincome units)
12,212 units
The proposed housing units described in Table 87 demonstrate that overall housing development during the planning period will not increase patterns of segregation and will increase integration by household income in terms of access to opportunity. This is due to the fact that planned and approved projects, together with the housing opportunity sites, will add a higher percentage of lower-income units in high and highest resource areas (83 percent) than areas with high segregation and poverty and low resource or moderate resource areas (seven percent, nine percent, and two percent, respectively), as shown in Table 87. 3628
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Figure 54 Housing Opportunity Sites by TCAC Resource Area (Northeast Visalia) Source: AFFH Viewer, 2023
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Figure 55 Housing Opportunity Sites by TCAC Resource Area (Northwest Visalia) Source: AFFH Viewer, 2023
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Figure 56 Housing Opportunity Sites by TCAC Resource Area (Southeast Visalia) Source: AFFH Viewer, 2023
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Figure 57 Housing Opportunity Sites by TCAC Resource Area (Southwest Visalia) Source: AFFH Viewer, 2023
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Sites by Income and Income Population
Census tracts with median household incomes less than the city’s overall median household income ($66,668) are primarily located in Northeast and Southeast Visalia. Approximately 65 percent of the total housing units included in the opportunity sites are in these two neighborhoods due to the availability of underutilized sites in these areas and the potential for mixed-use, transit-oriented development. Approximately 36 percent of the low-income units, 64 percent of the moderate-income units, and 75 percent of the above moderate-income units are in Northeast and Southeast Visalia. Of the opportunity sites in these areas, approximately 26 percent of proposed units are appropriate for above moderate-income households, 16 percent appropriate for moderate-income households, and 58 percent for low-income households.

Northeast and Southeast Visalia will benefit from the mix of households of differing income levels. The Sites Inventory will improve the mixture of housing opportunities by income level in the city and will not exacerbate segregation by income between neighborhoods.

Census tracts with more than 50 percent LMI households are scattered within Northeast, Southeast, and Southwest Visalia. Most of the opportunity sites are in areas with less than 50 percent LMI households (Figure 58, Figure 59, Figure 60, and Figure 61). Sites accommodating a total of 926 housing units are proposed in areas with more than 50 percent LMI households.

For the opportunity sites in these areas, approximately 32 percent of proposed units are appropriate for above moderate-income households, 13 percent appropriate for moderateincome households, and 55 percent for low-income households. These areas will benefit from a mix of households at all income levels. The housing sites inventory in these areas includes 507 lower-income housing units, (less than 9 percent of total lower-income housing units). In comparison, opportunity sites in areas with less than 25 percent LMI households accommodate 1,104 lower-income housing units (approximately 19 percent of all lower-income housing units).

The sites 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 Northeast Visalia.

This neighborhood has a mixture of low-, medium-, and high-density residential development, alongside commercial and industrial land uses. The Sites Inventory assumes that sites in Northeast Visalia could accommodate 3,293 housing units, of which 605 would be lower-income, equal to approximately 5 percent of the total housing units included in the Sites Inventory and 10 percent of the total lower-income housing units. The remaining 2,066 low-income housing units could be accommodated in Northwest, Southeast, and Southwest Visalia which have lower levels of overcrowding. The Sites Inventory will not exacerbate overcrowding conditions but will add new housing opportunities in areas that need them.
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Sites by Overpayment by Renters
The percentage of overpayment by renters is high throughout Visalia. The highest rates of overpayment by renters are concentrated in Southeast and Southwest Visalia, where up to 60 percent of renters are experiencing overpayment. Figure 64, Figure 63, Figure 64, and Figure 65 show the housing opportunity sites according to overpayment by renters. The housing opportunity sites will provide housing opportunities for a mix of income levels in these neighborhoods, including 1,451 units appropriate for lower-income households, 640 units appropriate for moderate-income households, and 1,420 units appropriate for above-moderateincome households. Most of these housing units will likely be rental units, based on trends in planning entitlements and developer interest. According to the Urban Displacement Project (UDP), new market-rate construction in gentrifying areas neither worsens nor eases rates of people moving out of the area. It will increase rates of people moving to Visalia across all socioeconomic groups, particularly high socio-economic residents. The UDP recommends subsidized housing construction and housing preservation to help existing residents stay in their neighborhood.41 The mix of lower, moderate, and above moderate-income housing units in Southeast and Southwest Visalia will provide affordable housing options for existing lowerincome residents as well as encourage higher-income households to move into the area. The Sites Inventory will not exacerbate overpayment by renters but will add new housing opportunities in areas that need them.

The City of Visalia and local non-profit organizations provide anti-displacement strategies, including preservation of existing affordable housing and assistance with free legal services for lower-income households facing displacement, and educational outreach. These activities work to counter potential impacts of gentrification for existing residents. The City contracts with Fair Housing Council of Central California (FHCCC) to conduct outreach to local tenants and landlords on housing rights and responsibilities and provide legal assistance and counseling. 41 Urban Displacement Project. 2022. New Development for Whom? How New Housing Production Affects Displacement and Replacement in the San Francisco Bay Area. https://www.urbandisplacement.org/wp-content/uploads/2022/03/IGS_1_NewProduction_Brief_03.01.22.pdf 3634
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Figure 58 Housing Opportunity Sites by Low- and Moderate-Income Households (Northeast Visalia) Source: AFFH Viewer, 2023
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Figure 59 Housing Opportunity Sites by Low- and Moderate-Income Households (Northwest Visalia) Source: AFFH Viewer, 2023
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Figure 60 Housing Opportunity Sites by Low- and Moderate-Income Households (Southeast Visalia) Source: AFFH Viewer, 2023
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Figure 61 Housing Opportunity Sites by Low- and Moderate-Income Households (Southwest Visalia) Source: AFFH Viewer, 2023
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Figure 62 Housing Opportunity Sites by Overpayment by Renters (Northeast Visalia) Source: AFFH Viewer, 2023
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Figure 63 Housing Opportunity Sites by Overpayment by Renters (Northwest Visalia) Source: AFFH Viewer, 2023
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Figure 64 Housing Opportunity Sites by Overpayment by Renters (Southeast Visalia) Source: AFFH Viewer, 2023
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Figure 65 Housing Opportunity Sites by Overpayment by Renters (Southwest Visalia) Source: AFFH Viewer, 2023
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Sites by Areas of Integration and Segregation
There is one R/ECAP in Visalia, located in Northeast Visalia. Most of Northeast Visalia has a slim to predominant majority of Hispanic/Latino residents and greater than 60 percent of non-White residents. Housing opportunity sites in Northeast Visalia accommodate a mix of income levels in areas that already have a diverse mix of ethnic and racial groups. Figure 66, Figure 67, Figure 68, and Figure 69 show the housing opportunity sites by percent of non-White residents. The Sites Inventory will not contribute to segregation based on race/ethnicity or income level.

As discussed in Chapter 2: Existing and Special 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 in-home supportive services. The location of housing is also an important factor for persons with mobility restrictions who rely on public transportation for travel. Northeast Visalia has the highest percentage of residents with disabilities, and 26 percent of the population in Census Tract 06107001200 has a disability. Housing opportunity sites in this Census Tract accommodate 392 lower-income units and 18 moderate-income units in areas with high walkability and in proximity to the Visalia Transit Center and other 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
Areas with residents vulnerable to displacement are considered sensitive communities. Census tracts in Northeast, Southeast, and Southwest Visalia are considered sensitive communities.

Many opportunity sites in Northeast, Southeast, and Southwest Visalia are in areas considered to be vulnerable to displacement. Figure 70, Figure 71, Figure 72, and Figure 73 show the housing opportunity sites in relation to the location of sensitive communities. The Sites Inventory includes capacity for 632 units appropriate for lower-income households in census tracts that are vulnerable to displacement, approximately 11 percent of the total number of the proposed lower-income units accommodated by the opportunity sites. These lower-income units will provide affordable housing options for existing very low- and low-income residents that are at risk of displacement.

Sites by CalEnviroScreen Score
Most of the city has CalEnviroScreen scores above the 50th percentile (higher pollution burden), with the highest CalEnviroScreen scores in Northeast Visalia (Figure 42). The lowest CalEnviroScreen scores (lower pollution burden) are in Southeast and Southwest Visalia.

However, the entire city has a high pollution burden. Only one census tract, located in Southeast Visalia, has a CalEnviroScreen below the 50th percentile (Census Tract 6107001704 ranked 49th percentile). All of the housing units proposed by the Sites Inventory are located in census tracts with a CalEnviroScreen percentile score greater than 60, as most census tracts in the city 3643
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 356 December 2023
received a score in the 60th percentile or above. Figure 74, Figure 75, Figure 76, and Figure 77 show the housing opportunity sites by CalEnviroScreen percentile score. Housing opportunity sites in Northeast Visalia accommodate 3,792 units appropriate for lower-income households, equal to approximately 65 percent of the total number of lower-income units. Housing opportunity sites in Southeast and Southwest Visalia accommodate 1,461 units appropriate for lower-income households, equal to approximately 25 percent of the total number of lowerincome units. As previously referenced, pollution burden is high throughout the city and census tracts with CalEnviroScreen percentile scores greater than 90 percent are located in every neighborhood in the city. Every neighborhood also has census tracts with lower CalEnviroScreen percentile scores, less than 70 percent. Therefore, the Sites Inventory would not concentrate lower-income units in areas of higher pollution burden. 3644
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Figure 66 Housing Opportunity Sites by Total Non-White Population (Northeast Visalia) Source: AFFH Viewer, 2023
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Figure 67 Housing Opportunity Sites by Total Non-White Population (Northwest Visalia) Source: AFFH Viewer, 2023
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Figure 68 Housing Opportunity Sites by Total Non-White Population (Southeast Visalia) Source: AFFH Viewer, 2023
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Figure 69 Housing Opportunity Sites by Total Non-White Population (Southwest Visalia) Source: AFFH Viewer, 2023
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Figure 70 Housing Opportunity Sites by Sensitive Communities (Northeast Visalia) Source: AFFH Viewer, 2023
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Figure 71 Housing Opportunity Sites by Sensitive Communities (Northwest Visalia) Source: AFFH Viewer, 2023
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Figure 72 Housing Opportunity Sites by Sensitive Communities (Southeast Visalia) Source: AFFH Viewer, 2023
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Figure 73 Housing Opportunity Sites by Sensitive Communities (Southwest Visalia) Source: AFFH Viewer, 2023
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Figure 74 Housing Opportunity Sites by CalEnviroScreen Score (Northeast Visalia) Source: AFFH Viewer, 2023
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Figure 75 Housing Opportunity Sites by CalEnviroScreen Score (Northwest Visalia) Source: AFFH Viewer, 2023
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Figure 76 Housing Opportunity Sites by CalEnviroScreen Score (Southeast Visalia) Source: AFFH Viewer, 2023
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Figure 77 Housing Opportunity Sites by CalEnviroScreen Score (Southwest Visalia) Source: AFFH Viewer, 2023
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Sites Analysis Data Summary
Table 88 summarizes the sites inventory by development priority area, sites, number of units by income level, and census tract characteristics.
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Table 88
Sites Inventory by Census Tract Characteristics
Visalia
2020
Census Tract
Number
Number of
Existing
Households
Sites Inventory Capacity (units) Total Households AFFH Indicators LowIncomeModerateIncome
Above
ModerateIncome
Percent
NonWhite
Average
Household
Median
Income
TCAC
Opportunity
Area
Percent
Overpayment
by Renters
Percent
Overcrowded
Households
Displacement
Sensitivity
CalEnviroScreen
Pollution Burden
Percentile (Tract)
Northeast
06107001302 2,138 2,743 275 635 72.11 $47,430 High
Resource

53.9 7.20 89.57
06107001301 2,473 – 419 294 62.36 $63,659 High
Resource

38.6 4.16 Sensitive 60.98
06107001200 543 392 18 – 66.21 $26,591 High
Segregation
& Poverty

41.5 0.00 93.15
06107001100 1,864 88 8 12 88.76 $31,616 High
Segregation
& Poverty

57.3 27.63 Sensitive 90.65
06107001004 1,972 304 76 152 94.37 $40,727 Low
Resource

44.7 23.02 Sensitive 80.17
06107001003 5,086 265 16 98 56.6 $101,626 Highest
Resource

49.2 5.88 98.34
Northwest
06107001005 896 – – 18 43.13 $90,114 Highest
Resource

34.9 2.34 75.36
06107001704 2,072 – – 174 54.09 $72,817 High
Resource

41.2 7.09 69.93
06107001003 5,086 605 304 2,192 56.6 $101,626 Highest
Resource

49.2 5.88 98.34
Southeast
06107002007 2,522 250 224 128 55.25 $69,332 Highest
Resource

46.3 1.86 80.87
06107001902 1,489 230 35 – 58.08 $54,046 Highest
Resource
38 0.54 83.25
06107001901 1,252 23 – – 57.5 $60,854 Highest
Resource

44.2 2.72 72.91
06107001800 1,683 81 8 – 69.14 $28,472 High 60.2 5.05 89.76 3659
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Table 88
Sites Inventory by Census Tract Characteristics
Visalia
2020
Census Tract
Number
Number of
Existing
Households
Sites Inventory Capacity (units) Total Households AFFH Indicators LowIncomeModerateIncome
Above
ModerateIncome
Percent
NonWhite
Average
Household
Median
Income
TCAC
Opportunity
Area
Percent
Overpayment
by Renters
Percent
Overcrowded
Households
Displacement
Sensitivity
CalEnviroScreen
Pollution Burden
Percentile (Tract)
Resource
06107001704 2,072 121 100 380 54.09 $72,817 Highest
Resource

41.2 7.09 69.93
06107001703 2,395 211 127 239 46 $74,818 Highest
Resource

56.6 2.88 76.69
06107001701 2,260 37 15 119 61.45 $49,944 Moderate
Resource

46.8 8.36 Sensitive 85.56
06107001003 5,086 – – 117 56.6 $101,626 Highest
Resource

49.2 5.88 98.34
Southwest
06107002008 1,041 78 23 14 58.24 $33,969 Moderate
Resource

53.1 4.13 Sensitive 74.46
06107002007 2,522 238 108 173 55.25 $69,332 Highest
Resource

46.3 1.86 80.87
06107002006 1,478 – – 139 42.47 $128,611 Highest
Resource

32.5 0.00 91.25
06107002003 2,013 67 – 111 56.69 $61,567 Highest
Resource

54.5 2.98 79.53
06107002002 1,645 125 – – 54.43 $59,844 High
Resource

55.7 3.40 Sensitive 84.52
06107002008 5,858 1,756 4,995 58.24 $33,969 Moderate
Resource

53.1 4.13 Sensitive 74.46
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Contributing Factors and Meaningful Actions
State law (AB 686) requires the identification and prioritization of contributing factors to fair housing issues based on all the previously required analysis. This identification and prioritization must give highest priority to factors that limit or deny fair housing choice or access to opportunity or negatively impact fair housing or civil rights. AB 686 also requires identification of metrics or quantified objectives and milestones for determining what fair housing results will be achieved.

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. Table 89 summarizes the identified fair housing issues, contributing factors to these issues, and meaningful actions the City will undertake to affirmatively further fair housing for special needs, racial/ethnic minority, and low-income residents.

Enforcement and Outreach
Contributing factors to enforcement and outreach in Visalia include:
• Language Barriers (Medium Priority): Thirty-four percent of the population of Visalia speaks a language other than English. Housing information on the City’s website is provided in multiple languages and the FHCCC provides fair housing information in English and Spanish.

Segregation and Integration Patterns and Trends
Contributing factors to segregation and integration patterns and trends in Visalia include:
• Race-based housing discrimination (Medium Priority): FHCCC conducted fair housing testing of rental properties in Visalia and found that African American testers faced discriminatory treatment 50 percent of the time. African American testers were told housing was unavailable and were denied the opportunity to view a dwelling unit, when these opportunities were given to Caucasian tester counterparts. African American testers were also given inferior information about rental opportunities, offered less favorable terms and conditions, and required to meet additional standards and qualifications compared to Caucasian testers. In addition, the AI identified potentially discriminatory language in housing advertisements related to income, religion, and household size.
• Race and income based lending discrimination (Medium Priority): The AI identified White home loan applicants received approvals at higher rates than all other races. In addition, based on HMDA data, loan approvals are dependent on income. Middle and upper-income applicants received approvals at higher rates than moderate and lowerincome applicants. 3661
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• Displacement of residents due to economic pressures resulting from displacement and gentrification (High Priority): Home values and rents have increased significantly in Visalia over the past decade. Between 2015 and 2021, home value increased from $174,400 to $267,400 (53 percent increase) and median rent increased from $950 to $1,150 (21 percent increase) (2017-2021 ACS). In addition, about 34 percent of all households are cost burdened, meaning many households are paying too much for housing. These trends indicate cost burdened and low-income households may be at risk of displacement if the cost of housing continues to rise. • Land use and zoning patterns (High Priority): Medium- and high-density residential zoning/land use designations are concentrated in downtown/central parts of Visalia.

Residential zones/land use designations throughout the rest of the city primarily consist of low-density residential / single-family zoning. • Location and type of affordable housing (Medium Priority): Public and subsidized housing in Visalia is located in clustered areas around the city. The downtown/central area of the city has a high concentration of affordable housing developments.

Racially and Ethnically Concentrated Areas of Poverty
Contributing factors to racially and ethnically concentrated areas of poverty in Visalia include:
• Land use and zoning patterns (High Priority): The majority of land zoned for housing within Visalia is single-family residential. Zones allowing multi-family residential development (median and high density residential) are spread throughout all quadrants of the city; however mixed-use zones, which also allow multi-family residential development at higher densities, are concentrated in the central parts of the city and downtown Visalia. The central part of the city is also predominantly Hispanic/Latino and has the lowest median household incomes in the city. • Displacement of residents due to economic pressures (High Priority): Rising costs of rent and rising home values put lower-income households at risk of displacement, forcing them to move to areas with lower rent and home values.

Disproportionate Housing Needs
Contributing factors to disproportionate housing needs in Visalia include:
• High housing costs (Medium Priority): Home values and rent has increased significantly in Visalia over the past decade, which causes increased cost burden among homeowners and renters. According to 2015-2019 ACS estimates, approximately 34 percent of all households in Visalia are cost burdened. • Lack of available affordable units in a range of sizes (High Priority): The AI and demographic trends identified the need for affordable housing in a range of sizes, from one bedroom to three or more bedroom units, and to accommodate single person households as well as large households.
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• Lack of services and resources for at risk populations (Medium Priority): The AI identified a lack of sufficient services for at risk populations, including residents experiencing or at risk of homelessness and displacement.

Disparities in Access to Opportunities
Contributing factors to disparities in access to opportunities in Visalia include:
• Limited transportation access (Medium Priority): Some areas of the city are not in proximity to a transit/bus stop. Community feedback indicated there is a need for increased transit access and capacity, especially to job centers. In addition, regional connectivity between Visalia and other cities is limited. • Lack of walkability (Low Priority): The central area of Visalia is considered the most walkable by the National Walkability Index. However, other parts of the city have low walkability.
• Low-resource areas concentrated in downtown/central areas of Visalia:

Downtown/central areas of Visalia are considered low resource according to TCAC opportunity maps and have less positive education and economic opportunity scores and further job proximity (High Priority). In addition, central and eastern parts of the city have fewer parks and open space amenities compared to other parts of the city. • Land use and zoning patterns (Low Priority): Types of zoning that accommodate land uses with employment opportunities, such as industrial and commercial, are concentrated in northwest, southern, and downtown Visalia. Most other areas of the city primarily consist of residential zones.
• High pollution burden (Medium Priority): Most of Visalia is ranked in the 50th percentile or higher for pollution burden by CalEnviroScreen and the northern half of the city is within the 70th to 100th percentile.

Meaningful Actions to Address Fair Housing
Issues
This assessment of fair housing issues identifies factors that contribute to fair housing issues in Visalia, identified in Table 89. The meaningful actions are incorporated into programs and actions in Chapter 6: Goals, Policies, and Implementation Programs. Based on community feedback and data analysis, it was determined that high-priority issues in the city were the lack of affordable housing, displacement, and segregation of low-income residents. Fair housing enforcement and outreach was determined to be medium priority. Additionally, several programs included in Chapter 6 affirmatively further fair housing by the action areas determined by HCD. 3663
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Table 89
Meaningful Actions to Address Fair Housing Issues
Identified Fair Housing
Issue Contributing Factors Meaningful Actions Metrics and Timeline Fair housing enforcement
and outreach
Lack of resources for fair housing agencies to
conduct more rigorous testing and audits,
outreach, training, public education
campaigns.

Lack of public (local, State, federal) fair
housing enforcement including funding for
staffing and training of public interest law firms.

Limited distribution of information on fair
housing rights and services
Fair Housing Services and Education:

Provide informational seminars to area residential real estate agents and brokers on fair housing laws and
regulations
Provide informational workshops for residents to
provide education and awareness to tenants, of fair
housing federal and State fair housing laws and
support prospective and existing tenants who are
experiencing discrimination
Provide trainings for property owners/managers on the
requirements of federal and State fair housing laws to
prevent discrimination (Program 7.1)
Working with Fair Housing Council of Central
California, provide one training annually with a goal
of reaching at least 30 real estate agents and
brokers each year.

Working with Fair Housing Council of Central
California, provide one training annually with a goal
of reaching at least 50 property owners and
managers each year.

Affordable Rental Housing Counseling Services:

Continue and if feasible expand funding for information and referral services that direct families and
individuals with financial resources for housing rental or purchase, locating suitable housing, and obtaining
housing with special needs facilities such as disabledaccessible units. (Program 7.1) Hold at least eight informational events during the
planning period to disseminate informational
materials or provide trainings to residents, prioritizing communities sensitive to displacement. Annually,
Housing Authority of Tulare County (HATC) provides
affordable rental housing counseling services to the
public during community events.

Expand awareness of predatory lending practices, fair
housing requirements, regulations, and services by
distributing educational materials to property owners,
realtors, apartment managers, and tenants. (Program

7.1)
Distribute materials to at least 2,000 property owners, apartment managers, and tenants during the
planning period, with at least half distributed in
communities with majority non-White residents,
particularly lower resource areas of Visalia.

Increase participation in homeownership education
and assistance programs for historically
underrepresented residents in the homeownership
market by identifying sources of funding to support
homeownership assistance programs and establish
non-profit partnerships to for outreach campaigns to
spread awareness of available assistance programs.
(Program 4.1)
Partner with non-profit organizations to increase
participation in homeownership education and
outreach programs by minority and/or low and
moderate-income residents by 25 percent. Self-Help
Enterprises is a provider of homeownership
education and will report on the number of Visalia
residents that receive homeownership education.

Visalia has an existing relationship with Self-Help
Enterprises that will be continued.

Annually, review the City’s outreach methods, using
feedback from resident surveys and focused
discussions with community organizations to inform
online, mail, and in-person outreach methods.

Increase participation of historically underrepresented residents in all City housing programs and community
planning activities. Collaborate with stakeholders from all sectors and geographic areas to engage in the
public participation process. (Program 1.4)
Conduct at least one citywide resident survey every
three years to obtain feedback about City outreach
methods, prioritizing feedback from
underrepresented residents.
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Table 89
Meaningful Actions to Address Fair Housing Issues
Identified Fair Housing
Issue Contributing Factors Meaningful Actions Metrics and Timeline Develop an outreach strategy to reduce community
opposition to affordable housing development in
Visalia. The strategy should include partnerships with
local community organizations to identify and
implement methods for spreading awareness on the
need for affordable housing and the positive impact it
has on individuals, families, and the community.
(Program 1.4)
Prepare a report on potential outreach strategies for
reducing community opposition to the development
of affordable housing by December 2027.

Expand existing online resources by developing a
web-based Housing Development Toolkit that outlines
a step-by-step process for residential development,
including identifying steps in the entitlement and
building permit process, detailed information on
development incentives, and funding programs and
resources for affordable housing development.
(Program 3.2)
Housing Development Toolkit published on City’s
website by December 2025.

Socio-economic
segregation and
concentration of low
resource areas in central
and northeastern parts of
Visalia
Location, type, and supply of affordable
housing
Land use and zoning laws
Displacement of residents due to economic
pressures
Lack of public investments in specific
neighborhoods, including services or
amenities
Discriminatory lending practices
Discriminatory advertising for housing and
rentals
High pollution burden
Conduct landlord education and outreach on source of
income discrimination and voucher programs with the
goal of increasing landlord participation in the voucher program. (Program 3.6)
In coordination with the Kings/Tulare Homeless
Alliance facilitate at least one workshop and/or
education campaign for property owners and
managers per year, potentially partnering with nonprofit organizations and real estate professionals and organizations to reduce income discrimination.

Expand and prioritize affordable housing development
in high and highest resource areas and near public
transit.. (Program 7.2)
Review the General Plan, applicable Specific Plans,
and Zoning Code and Zoning Map to evaluate
opportunities for removing barriers to housing
production, adding housing capacity, and
accommodating a greater mix of dwelling types and
sizes households (e.g., duplexes, triplexes,
fourplexes, townhouses, courtyard buildings) in high
and highest resource areas.

Review General Plan, Specific Plans, and Zoning
Code and Zoning Map by January 2026 and
implement any changes by January 2027.

Prioritize capital improvement projects, including new
parks and amenities, in low-resource areas (central
and northeastern parts of Visalia). Budget for and
implement plans and strategies for communities,
prioritizing neighborhoods designated for low-income
and mixed-income housing opportunities in the sites
inventory. (Program 7.2)
Hold at least three workshops during the planning
period in census tracts 10.04, 11, 12, and 20.08 to
develop infrastructure and programming plans that
support mixed-income housing development by
January 2031.
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Table 89
Meaningful Actions to Address Fair Housing Issues
Identified Fair Housing
Issue Contributing Factors Meaningful Actions Metrics and Timeline Promote the development of ADUs, prioritizing the
high and highest resource areas of the city. (Program

3.15)
Conduct eight educational workshops, campaigns, or
outreach events to inform and promote ADU
development in the city to residents, with at least five targeted to residents and developers in high and
highest resources areas by the end of the planning
period.

Lack of affordable housing,
residents vulnerable to
displacement, lack of
housing opportunities for
special needs populations
(residents living with
disabilities, seniors, large
households, residents
experiencing
homelessness)
Limited housing options for large households
Rising cost of rent and rising home values
High levels of cost burden among renter
households
Lack of diversity in the types of available
affordable housing
Land use and zoning laws
Displacement of residents due to economic
pressures
Lack of short-term/transitionary housing
opportunities for residents experiencing/at risk
of homelessness
Housing discrimination towards residents
experiencing homelessness
Facilitate the development of housing for persons with
disabilities (including developmental disabilities)
through incentives for affordable housing development
with services, resources, and assistance. (Program

5.9)
Prepare a report on potential strategies to encourage
development of affordable, accessible housing units,
including but not limited to cost incentive programs,
permit streamlining, and permit and developer fee
waivers and maintain a list of possible sources of
funding to support incentive programs. Prepare
report by January 2026 and present to City Council
for adoption of a pilot program by August 2026. If
adopted, implement pilot program by January 2027.

Prepare the list of funding sources by January 2026
and update annually.

Implement programs to eliminate constraints to
development of affordable housing for persons with
disabilities including those identified in the General
Plan, Specific Plans, and Zoning Code as analyzed
in the Housing Element Update. Implement any
changes by January 2027. After adoption of
changes, track at least 10 low- or moderate-income
units for persons with disabilities, for a total of 80
units constructed by the end of the planning period.

Partner with qualified housing developers to identify
affordable housing development opportunities with
emphasis on promoting housing choices that serve the
needs of special needs populations, including seniors,
homeless, female-headed households, large families,
low-income, and/or persons with disabilities in
RCAA’s. (Program 5.9)
Subject to availability of Inclusionary Housing funds,
issue NOFA or RFP at least once during compliance
period and establish an affordable housing
development pipeline of at least three affordable
housing projects. Hold an annual meeting with
developers to inquire about upcoming projects and
identify affordable housing developments that may
need local funding or loan/grant preparation
assistance. Additionally, NOFA’s or RFP’s will be
issued once sufficient funding is available fund at
least one project (Program 5.9 actions)
Work with the local nonprofit organizations to
implement an outreach program informing residents of
the housing and services available for persons with
disabilities. The City shall make information available on the City website. (Program 5.9)
Conduct eight educational workshops, campaigns, or
outreach events to expand awareness of services
and programs for persons with disabilities by the end
of the planning period.

Update the City’s website by January 2025.
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Table 89
Meaningful Actions to Address Fair Housing Issues
Identified Fair Housing
Issue Contributing Factors Meaningful Actions Metrics and Timeline Monitor and support the development of housing for
farmworkers through coordination non-profit
organizations. (Program 5.9)
Provide technical assistance and/or financial support
for the development or rehabilitation of 24 affordable
housing units for farmworkers by December 2031.

The City is currently partnering with Self-Help
Enterprises to develop a 24-unit farmworker multifamily affordable housing complex.

Prioritize public health, education, economic, and
safety programs in lower-resource areas as defined by
TCAC in coordination with area public health entities
(e.g., Kaweah Health), Visalia Transit, the City’s
Community Development Department, local school
districts, workforce development groups, and the City’s Police Department. (Program 7.3)
Identify addresses and compile a mailing list with
email addresses to focus outreach to neighborhoods
in lower resource areas of the city to prioritize services in these areas. (Program 7.3)
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 by January 2028.

Encourage the development of both large rental units
(for large family needs) and small units. In consultation with developers, identify and provide incentives for
developers to include three and four-bedroom
apartments in affordable, multi-family, and/or mixeduse projects to expand rental opportunities for large households, and incentives for developers to construct
or rehabilitate housing for single-use occupancy or
micro-units.

Develop incentives and mitigations to constraints by
the end of 2024.

Hold an annual workshop with developers and
provide education about technical assistance and
incentives for larger rental units, with a goal of
supporting the development of 10 large family units
and 25 small units by December 2031.

Support the development of missing middle housing
by identifying and eliminating development constraints
and amending the Zoning Code to be consistent with
SB 9.

Evaluate the R-1 single-family residential zones (R-1-
5, R-1-12.5, and R-1-20) and identify development
standards that create barriers for small-scale
development, including minimum lot size, setbacks,
floor area ratio, parking and open space
requirements by January 2025. Amend the Zoning
Code by January 2026 to eliminate any identified
constraints.

Improving place-based
strategies to encourage
community conservation
and revitalization, including
preservation of existing
The availability, type, frequency, and reliability
of public transportation
Lack of public and private investment in
specific neighborhoods
Implement small-scale placemaking projects/events in
central and northeastern parts of Visalia. (Program

7.3)
Implement two projects and four events in lower
resource areas during the planning period.

Develop a comprehensive, long-term community
development strategy and/or program priority
strategy for lower resource areas by January 2028.
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Table 89
Meaningful Actions to Address Fair Housing Issues
Identified Fair Housing
Issue Contributing Factors Meaningful Actions Metrics and Timeline affordable housing Location of employers
Cost of repairs or rehabilitation
Concentration of commercial and industrial
zoning in northwest, downtown, and southern
parts of the city
Location of proficient schools and school
assignment policies
High pollution burden
Work with local nonprofit organizations, including SelfHelp Enterprises and Habitat for Humanity of Tulare County, to expand and spread awareness on home
and accessibility rehabilitation programs. (Program

7.3)
Conduct four educational workshops, campaigns, or
outreach events dedicated to expanding awareness
of home and accessibility rehabilitation programs by
the end of the planning period.

Collaborate with TCaT/TCAG to prepare a study on
transit needs for Visalia residents and identify actions to address those needs, focusing on connecting
residents to job centers. Work with TCaT to expand
transit services that connect Visalia to other cities in the County. (Program 7.3)
Prepare a transit needs study by 2027 and identify
potential actions by 2028.

Coordinate with the Public Works Department to
review the City’s Capital Improvement Projects (CIP)
to ensure public facilities and infrastructure are
supportive of the needs of underserved communities.

As part of the annual CIP program update, establish
a minimum spending target (15 percent) and report
the percent of CIP budget (including federal, state,
and regional grant funds, including CDBG)
committed to the northeastern part of the city.
(Program 7.3)
Implement plans and strategies to decrease pollution
burden in northern and central parts of Visalia.

Strategies should include improving air, reducing lead
risk from housing, as well as addressing proper
remediation plans for cleanup sites and hazardous
waste sites.

Work with a consultant to regularly assess and
monitor pollution burden in each census tract, using
tools such as CalEnviroScreen and identify major
sources of pollution. Develop a pollution burden
reduction strategy for northern and central areas of
Visalia by 2027 with metrics and timelines. (Program

7.3)
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Appendix A: Evaluation of the Existing
Housing Element
This section examines the effectiveness of the 2015 Housing Element, the progress made in achieving the goals, objectives and policies outlined in the Housing Element, along with a discussion of the Element’s appropriateness given current conditions within the City of Visalia. This evaluation will inform the policies and programs developed as part of the 2023-2031 Housing Element Update.

Housing Production During the 2015-2023
Planning Period
The City’s RHNA for the 2015-2023 planning period was for 2,616 units affordable to very lowincome households, 1,931 units affordable to low-income households, 1,802 units affordable to moderate income households, and 3,672 units affordable to above moderate-income households, for a total of 10,021 housing units. Table 90 compares constructed deed restricted and non-deed restricted units to the RHNA allocation for each income category. The City has permitted a total of 4,566 units, of which 2,057 are constructed for the moderate income category and 1,744 for the above moderate income category. There are 5,710 units that need to be satisfied-about 44 percent remains.
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Table 90
Progress Toward the 5th Cycle RHNA
Visalia
2015-2023
Income Level
RHNA
Allocation
by Income
Level
2015 2016 2017 2018 2019 2020 2021 2022 2023
Total Units
to Date (all
years)
Total
Remaining
RHNA by
Income Level
Very Low
Deed
Restricted 2,616
9 36 2 - - - 43 - -
157 2,459
Non-Deed
Restricted - 42 - - 20 1 4 - -
Low
Deed
Restricted 1,931
106 - 72 - - - 22 - -
608 1,323
Non-Deed
Restricted - 118 - 86 46 10 148 - -
Moderate
Deed
Restricted 1,802
- - - - - - - - -
2,057 -
Non-Deed
Restricted 132 279 29 102 463 504 548 - -
Above
Moderate 3,672 367 246 403 391 169 92 76 - - 1,744 1,928 Total RHNA 10,021
Total Units 614 721 506 579 698 607 841 - - 4,566 5,710 Source: City of Visalia Annual Element Progress Report, 2015 through 2023 3670
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Progress in Implementation
The following section reviews and evaluates the City’s progress in implementing the 5th cycle (2015- 2023) Housing Element. It reviews the results and effectiveness of programs for the previous Housing Element planning period, between 2019 and 2022.

The 2019 Housing Element established the nine goals with coordinated policies and implementing programs. Table 91 provides a detailed evaluation of the implementing programs that support each of these goals.

Goal HE-1
To provide for a broad range of housing types and densities to meet the needs of all Visalia residents.

To supply a diversity of housing types to meet local needs, the 2015 Housing Element developed Policies 1.1 through 1.8 and HE Programs 1.1 through 1.6. Policies 1.1 through 1.8 focus on ensuring that the City provides a sufficient supply of residential land to meet the housing needs of the community, encouraging and facilitating the development of affordable housing, removing constraints to housing production, and providing workforce and mixed-use development near downtown. In line with these policies, the City proceeded with successfully implementing Programs

1.1 through 1.6, which range from efforts such as streamlining approvals for affordable multifamily projects and providing priority access to water and sewer infrastructure to development with affordable units, to improving the conditional use permit process and increase contact with city officials.

Goal HE-2
To promote mixed use, infill, and Downtown development in Visalia.

Policies 2.1 through 2.4 encouraged higher density development where appropriate, mixed-use development, additional dwelling units, and a variety of housing types throughout the community.

These policies were supported by Implementing Programs 2.1 through 2.6. Policies 2.1 through 2.4 are committed to incentivize and promote infill redevelopment projects on vacant and underutilized land within the city limits. The policies promote a variety of development projects, encouraging both vertical and horizontal mixed-use developments, and a wide range of housing types in the Downtown areas. Programs 2.1 through 2.6 were established to ensure that all goals are met by incentivizing downtown housing development of various types.

Goal HE-3
To encourage construction and maintenance of affordable housing in Visalia.

Policies 3.1 through 3.20 were designed to encourage the development of affordable housing by design, such as small lot single family units and ADUs. The city looked to achieve this goal by ensuring cooperation between the public sector, private sector, and non-profit affordable housing 3671
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 384 December 2023
entities. The policies aim to preserve financial incentives for affordable housing development, while also continuing to provide financial support for first-time home buyers. The policies also stress the importance of promoting the participation of all members of Visalia and ensuring that up to date information is easily accessible to the public. Program 3.2 has been effective in working towards Goal HE-3, concentrated on streamlining the construction of affordable market rate multiple-family dwelling units through special incentives. This program has contributed to the issuing of 691 multifamily units, and a total of 901 units, during the four-year period between 2020 and 2023. These 901 units exceed the objective of 400 units during the four-year period. Program 3.18 targeted the extremely low-income population by encouraging new development and redevelopment to increase extremely low income housing stock. The City awarded $1.8 million in HOME ARP and $900,000 in LMIHAF funds for the conversion of a 42-unit motel into permanent supportive housing units for extremely low-income households.

Goal HE-4
To prevent foreclosures, protect affected families, and stabilize neighborhoods impacted by foreclosures.

Policies 4.1 through 4.5 were established to maintain homeownership and provide support to organizations committed to providing housing services. Policy 4.3 encouraged a holistic approach to neighborhood revitalization that considers code compliance, renter and landlord education programs, infrastructure reinvestment, and community engagement. These policies looked to preserve the appearance of its neighborhoods, especially those most impacted by foreclosures.

Program 4.3 expanded the code enforcement in areas that are most impacted by foreclosures and abandoned properties. In 2022 the City boarded 26 unsecured properties within a 24-hour period of being reported, which achieved the 72-hour objective set out in the program.

Goal HE-5
To provide a range of housing types and services to meet the needs of households with special needs within the city.

Policies 5.1 through 5.7 encouraged the development of a wide range of housing types, prioritizing special needs groups including seniors, persons with disabilities, large families, and female headed households. These policies encouraged the facilitation of private sector development and non-profit organizations committed to the development of affordable housing and the provision of rental assistance. The City also encouraged the creation of emergency shelters, transitional housing, and permanent supportive housing. Program 5.7 promoted the construction of market rate and deed restricted affordable for-sale and rental housing for large households with at least three bedrooms.

This program contributed to the development of eight low-income units with three or more bedrooms in 2022.
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Goal HE-6
To create and maintain healthy neighborhoods by improving the condition of the existing housing stock and providing for a variety of housing types, sizes, price ranges, and densities compatible with the existing character and integrity of residential neighborhoods.

Policies 6.1 through 6.13 were established to maintain all existing and proposed residential areas and ensure the integrity of the City. These policies ensure the City promotes mixed-income neighborhoods through innovative design that is compatible with all existing neighborhoods. In order to achieve Goal HE-6, the city encouraged property owners to practice ongoing maintenance to sustain neighborhood vitality and to encourage physical design, building structure and lot layout relationships between new and existing development. Program 6.2 was established to ensure the City continues to support the rehabilitation of low-income units by financing low-income development projects and partnering with non-governmental organizations. Notably, in 2022, the City committed $2.3 million in HOME funds and $329,320 in LMIHAF for the development of an 80- unit affordable mixed use housing complex.

Goal HE-7
To provide decent housing and a quality living environment for all Visalia residents regardless of age, religion, race, creed, gender, sexual orientation, marital status, ancestry, national origin, disability, economic level, and other arbitrary factors.

Policy 7.1 was established to prevent any form of discrimination or segregation on the basis of housing throughout the City of Visalia. Policy 7.1 was implemented by Program 7.1, which looks to expose any housing discrimination and provide equal housing opportunities to all Visalia residents.

The program promotes City partnerships with non-profit agencies to provide fair housing education to ensure the City affirmatively furthers fair housing. Progress towards this goal includes the City’s contract with Fair Housing Council of Central California to conduct fair housing training, surveys, and testing. All educational resources are available at no charge on the City website.

Goal HE-8
To encourage energy efficiency in all new and existing housing.

Policies 8.1 and 8.2 encouraged the use of energy conservation devices and passive design concepts which make us of natural climate to increase energy efficiency and further reduce housing costs.

The City is committed to increasing the energy efficiency of new and existing housing beyond State requirements. Program 8.1 implements policies 8.1 and 8.2 by assisting residents to implement energy and water conservation measure awareness programs and include the most current tools into new affordable housing projects and the retrofitting of existing housing units. 3673
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Goal HE-9
To ensure that Housing Element programs are implemented on a timely basis and progress of each program is monitored and evaluated annually.

Policies 9.1 and 9.2 ensured the City works to improve day-to-day implementation of Housing Element programs on a continuous basis. The City is committed to tracking the housing affordability levels throughout the City by monitoring changes in housing sales prices and rental rates. Programs

9.1 through 9.9 guide progress towards achieving HE-9. Program 9.1 has ensured the provision of an Annual Progress Report submitted to HCD on the implementation of each Housing Element program. The City has been successful in delivering an annual report since 2015 which has been confirmed by the State. Program 9.3 requires an annual report on the maintenance and status of the RHNA Land Inventory and ensures that there is no net loss of RHNA medium and high density sites. The City has been successful in meeting this objective by providing annual reports on RHNA sites inventory, where no loss of land designated for the above categories was lost. Program 9.8 requires continuous maintenance of the map exhibits and policies in transportation related plans to ensure optimal linkages with current high density residentials zones and RHNA land inventory sites to jobs, commerce, and service hubs. The City has been successful in maintaining access to the City’s Active Transportation Plan and Long Range Transit Plan by maintaining map exhibits in the City.

Effectiveness of 2015 Housing Element
As discussed in the preceding section and in Table 1-36, the City implemented many policies and programs to facilitate housing production. Most importantly, the City has made great strides in securing additional funding for affordable housing and working with local stakeholders and county organizations to improve housing accessibility. From preserving existing housing and promoting the expansion of multifamily housing through relaxed regulation, the City recognizes the severity of the housing crisis and has worked progressively to do its part in adding housing towards meeting and exceeding RHNA goals. However, in some cases, the City did not have the necessary staff resources or funding to implement programs. This can be observed on a number of program status reports provided in Table 91. Notably among other successful efforts, in 2022, the City committed $2.3 million in HOME funds and $329,320 in LMIHAF for the development of an 80-unit affordable mixed use housing complex known as the Lofts Project.

Effectiveness of Programs in Meeting Special Housing Needs Several of the 2019 Housing Element programs successfully assisted residents with special housing needs. Recent successes include:
• Through Program 5.2, the City provided $118,000 in PLHA funds for a Seasonal Emergency Low-Barrier Shelter (Warming Center) for people experiencing homelessness.

The City also awarded $2,055,205 in CDBG funds, $1,950,182 in PLHA, and $200,000 in LMIHAF funds for the development of a 100-bed Low-Barrier Navigation Center. • In 2022, in implementing Program 3.6, the City provided 17 households with emergency rental assistance to prevent homelessness.
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• Through program 3.18, the City awarded $1,800,000 in HOME-ARP and $900,000 in LMIHAF funds for conversion of a 42-unit motel into permanent supportive housing units for extremely low-income households at 30% AMI or lower. • Implementing Program 5.6, the City assisted six (6) senior owned mobile home repairs in 2022.
• Through Program 5.8, the City installed ADA audible pedestrian crosswalk signals for the visually impaired residents, per the request of the Disability Advocacy Committee (DAC).

Cumulative Evaluation of the Effectiveness of Programs in Meeting Special Housing Needs
During the 5th cycle, the City was very successful in implementing Housing Element programs related to households with special housing needs. As outlined above and in the following table, the City implemented programs that assisted seniors with costly home repairs, provided funds to support the seasonal warming center and a low barrier navigation center, assisted families with emergency rental assistance, revised the zoning code to allow senior housing by-right, encouraged the development of units appropriate for large families, and created new permanent supportive housing opportunities. Although the City successfully implemented all programs related to households with special needs, the implementation programs did not address, encourage, or incentivize farmworker housing.
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Table 91
Housing Programs Progress Report
Visalia
Name of Program Objective Timeframe
in H.E
Description Status of Program Implementation Recommenda tion
HE Program 1.1

DESIGNATE FOR

SUFFICIENT LAND
No net loss of land
designated for
Median, Low, Very
Low, and Extremely
Low Income
Categories
Annually The City shall maintain a sufficient supply land at various densities to allow for the construction of sufficient
housing to meet its TCAG regional housing needs
allocation (RHNA) between 2014 and 2023. The City shall review, as needed, the amount of land designated for
various residential uses in conjunction with the amount and types of housing produced in the previous year to
determine if any changes in the General Plan may be
needed to meet City housing needs. A review of the
supply of vacant land and development patterns over the preceding year will be incorporated into each annual
evaluation of the City's implementation of its Housing
Element programs.

A sufficient balance of all income
categories continues to exist. There was
no loss of land designated for these
categories in 2022. Specifically, there were
no General Plan Amendment nor Change
of Zone entitlements processed in 2022
resulting in a reduction of land
designations for these income categories.

Keep
HE Program 1.2

CONTACT WITH

CITY OFFICIALS
Conduct one
discussion session
by the Building
Advisory Committee
(BAC) quarterly
meeting, and report
back to the
Committee on any
issues raised within
two CRC Quarterly
meetings.

Annually The City shall regularly solicit requests to examine specific City land use controls and building standards
which are deemed by the local housing development
industry that may tend to discourage innovative design
and new construction standards, or that exclude
affordable income households from the local housing
market. Such requests will be placed on the standing
Building Advisory Committee (BAC) annually.

There was one meeting of the Building
Advisory Committee held in 2022: on
November 16. No discussion was voiced
by members or attendees regarding
specific controls or building standards that
would discourage affordable or multifamily housing.

Keep
HE Program 1.3

SENIOR HOUSING

RESIDENTIAL

DEVELOPMENT BY
RIGHT
Complete Ordinance
Amendment within
one year of Housing
Element
certification.
2020 The City shall revise the Zoning Ordinance to allow senior housing development in accordance with the density for
the underlying general plan land use district a by-right use in all residential zone districts and in the downtown mixed use zone district.

Completed in 2021. No changes in 2022. Delete
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Table 91
Housing Programs Progress Report
Visalia
Name of Program Objective Timeframe
in H.E
Description Status of Program Implementation Recommenda tion
HE Program 1.4

CONDITIONAL USE

PERMIT PROCESS
Provide a report to
the Planning
Commission on an
annual basis that
summarizes all
multi-family
residential projects
considered by the
Commission.

Annually To ensure that the conditional use permit process for multi-family projects of greater than 80 housing units
does not impact the timing, cost, or supply of multifamily development, the City shall continue to monitor the conditional use permit process on such applications to determine whether or not the process impacts the
development of multi-family units. In an annual report to the Planning Commission, an assessment shall be made
of multi-family projects considered during the past year.

If it is determined that the conditional use permit process impacts the timing, cost, or supply of multi-family
housing, especially affordable housing projects, the City shall reconsider its position on this matter and adopt
mitigations, which could include increasing the project size threshold based on typical affordable housing
projects or eliminating the conditional use process,
within six months.

During 2022, the Planning Commission
considered two multi-family residential
development projects, one of which was
over 80 units.

Keep
HE Program 1.5

HOUSING

EDUCATION
Schedule,
coordinate and
conduct at least one
subject public
meeting or
stakeholder group
seminar per year
Annually In an effort to educate the public regarding the myths and realities of multi-family and affordable housing, the City shall partner with local housing advocates in making presentations to civic, neighborhood, and community
groups.

In 2022, the Housing Authority of Tulare
County conducted a public hearing to
explain their Moving to Work Program
Plan, Section 8, and Public Housing
Programs. The City held 3 public hearings
and 2 community meetings covering CDBG
and HOME funded programs, which
included affordable housing programs.

Keep
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Table 91
Housing Programs Progress Report
Visalia
Name of Program Objective Timeframe
in H.E
Description Status of Program Implementation Recommenda tion
HE Program 1.6

PROJECT STATUS
REPORT
Meet all prescribed
processing timelines
as contained in the
City’s Zoning
Ordinance and
Community
Development
Department policies
and procedures.

Establish a tracking
system for length of
time taken to
process entitlement
requests. Staff shall
review the tracking
system on an
ongoing basis to
assess where
specific types of
permits can be
processed more
efficiently.

Daily,
Ongoing
The City shall continue to utilize its electronic permitting software to track the progress of development
processing and shall, through the staff project
coordinator, maintain a scheduled contact with individual applicants regarding the status and progress of their
project.

The City continues to utilize its electronic
permitting software (Accela) to track the
progress and length of time for
development processing against
established goals, striving to establish
industry leading review times, while
continuing to monitor the efficiency for
various permit types to improve further.

In 2022, the Community Development
Department was able to build upon the
successes seen in late 2021, ensuring
permit processing timelines were met and
occasionally exceeding City standard
timelines despite a very active year for
permit submittals. These efforts resulted
in the City having 0 over-target permits for
the majority of the year, with the latter
half reaching better than a 98% success
rate with zero over target permits.

Keep
HE Program 2.1

INFILL SITE

INVENTORY
Inventory document
to be maintained at
Community
Development front
counter and on City
website, and to be
updated on an
annual basis.

Annually The City shall maintain a citywide inventory of potential residential infill sites. The sites will consist of vacant and underutilized lots that allow residential uses. To ensure that developers are aware of all potential multi-family residential sites, the inventory will identify nonresidential land use designations that allow multi-family residential uses. The City shall make this information
available to the public by posting the inventory on the City’s website and providing the inventory at the
Community Development Department counter.

The infill site inventory is maintained and
kept at the Community Development front
counter as well as online at
https://www.visalia.city/depts/community
_development/planning/planning_informa
tion/default.asp.

Keep
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Table 91
Housing Programs Progress Report
Visalia
Name of Program Objective Timeframe
in H.E
Description Status of Program Implementation Recommenda tion
HE Program 2.2

INCENTIVES FOR

DOWNTOWN

HOUSING
Five units of
residential
converted from
commercial space,
or one new multifamily residential
project per year.

Ongoing The City shall provide one or more incentives for high density (20 units/acre or greater) housing in Downtown
such as: credits for required parking stalls; fee waivers, reductions and/or deferrals (when financially feasible); provision of priority reviews and processing; and/or
abbreviated or modified processing (where permissible
by law). These incentives shall be in addition to those incentives available through the State density bonus
laws.

In 2022 one building permit was issued
(B214985) involving the creation of 80 new
affordable dwelling units downtown. The
City provided support in the applicant's
pursuit of funding towards this project and
granted off-site development standard
concessions affiliated with a density bonus
request.

Keep
HE Program 2.3

INFRASTRUCTURE

FUNDING

PROGRAM
Apply for at least
one qualifying grant
Annually The City shall apply for funding and/or support non-profit agencies applying for funding that assists with
infrastructure improvements for projects that meet the
criteria for any applicable grant program in key infill areas such as Downtown and East Downtown.

In 2022 the City applied for six grants
related to infrastructure projects and was
awarded one. The awards received were
for the construction of an inclusive
playground and water play area located on
property situated between the Downtown
and East Downtown area. Also in 2022, the
City was awarded two grants for
infrastructure projects that were applied
for in 2021. One of these grants was for
the construction of protected bicycle lanes
and ADA compliant ramps along Houston
Avenue that connects an area with a
higher concentration of housing for lower
income households to the Downtown.

Keep
HE Program 2.4

MIXED USE

DEVELOPMENT
At least one
qualifying project
per year
Ongoing The City shall facilitate the development of sites within the Visalia community that are financially and physically feasible of being converted to or constructed into mixed use developments, or appropriate for historical
rehabilitation, and on a request basis, assist in the
implementation of such projects.

In 2022 one building permit was issued for
(B214985) involving the creation of 80 new
affordable dwelling units in the downtown.

This is a mixed use development that
includes live/work lofts and 3,090 sq. ft. of
office space.

Keep
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Table 91
Housing Programs Progress Report
Visalia
Name of Program Objective Timeframe
in H.E
Description Status of Program Implementation Recommenda tion
HE Program 2.5

INCENTIVES FOR
INFILL

AFFORDABLE

HOUSING
Provide a report to
the Planning
Commission on an
annual basis that
summarizes projects
that have utilized
the incentive
program.

Annually The City shall continue to implement its Affordable Housing Infill Incentive Program, which reduces
Transportation Impact Fees for qualifying projects, and annually report to the Planning Commission projects that meet the threshold criteria and take advantage of the
program. The City shall also continue to review other
infill projects for affordable housing approved
throughout the year to assess if modifications to the
program should be made.

In 2022, there have been no developments
that have met the requirements and/or
utilized the incentive of the fee reduction.

Keep
HE Program 2.6

DOWNTOWN AND

MIXED USE

RESIDENTIAL

DEVELOPMENT BY
RIGHT
Complete Ordinance
Amendment and
study within one
year of Housing
Element
certification.
2020 The City shall revise the Zoning Ordinance to allow residential development as a by right use in the
Downtown Mixed Use zone district, in accordance with
the density prescribed in the General Plan Land Use
district, subject to performance standards. In addition, the City shall examine and consider allowing residential development as a by right use in the Conditional Mixed
Use and Neighborhood Commercial zone districts while
addressing issues of geographical location,
segmentation, and performance standards.

Completed in 2021. No changes in 2022. Delete
HE Program 3.1

LEGISLATIVE
RELIEF
N/A Ongoing The City shall, through its State and Federal representatives, advocate for higher State and Federal
financial commitments to low and moderate income
housing programs to allow provide local governments
with greater financial resources to meet Federal and
State housing mandates. The City shall pursue housing
legislation that establishes a permanent statewide fund to address the city’s housing need. The City shall
continue its practice of writing letters of support or
opposition as warranted.

The City Council has adopted positions
related to State legislation (April 4, 2022)
and Federal legislation (April 4, 2022),
related to the promotion of the
development of affordable, sustainable,
and accessible housing, and the promotion
of funding towards grants and housing.

Keep
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Table 91
Housing Programs Progress Report
Visalia
Name of Program Objective Timeframe
in H.E
Description Status of Program Implementation Recommenda tion
HE Program 3.2

MULTIPLE-FAMILY

DEVELOPMENTS
Develop 400 multifamily units (20
extremely low, 40
very low, 60 low,
and 80 moderate,
and 200 above
moderate) over the
four year period.

Annually The City shall encourage, facilitate, and find ways to streamline the construction of affordable and market
rate multiple-family dwelling units. Special incentives (e.g., reduced parking standards, waiver of fees),
modified zoning provisions, and priority permit
processing of CUPs and Site Plan Review applications may be utilized where appropriate. The City shall continue to inform local developers of the available incentives that benefit affordable housing through published documents
available at City Hall and maintained on the City website.

These incentives shall be in addition to those available through State density bonus laws.

In 2022 the City issued permits for 691
multi-family units for a total of 901 units in
the four-year period between 2020 and
2023.

Keep
HE Program 3.3

FIRST-TIME

HOMEBUYER

PROGRAM
Assist 50 low- and
moderate-income
first-time
homebuyers over
the next five years.

Ongoing The City shall continue to partner with non-profit agencies (e.g., CSET, Self Help Enterprises) in assisting low- and moderate-income families qualifying for a low
interest second mortgage loan as gap financing toward
the purchase of a home.

In 2022, five single-family homes began
construction on NW 5th Avenue in Visalia
with the use of City HOME funds. These
homes will be provided to low-andmoderate income first time homebuyers.

Keep
HE Program 3.4

MORTGAGE

REVENUE BONDS,

MORTGAGE
CREDIT

CERTIFICATES,

LOW INCOME TAX

CREDITS
Provide technical
assistance for the
issuance of one
mortgage revenue
bond, mortgage
credit certificate, or
low income tax
credit funded
project.

Ongoing The City shall continue to participate in the issuance of tax exempt revenue bonds, mortgage credit certificate
projects, and low income tax credit projects to provide below market rate financing, where there is sufficient
private participation.

In 2022, the Lofts Project utilized LowIncome Tax Credits and Tax-Exempt Bonds toward construction an 80-unit multifamily affordable housing project.

Keep
HE Program 3.5

FHA/HUD/HCD

AND FEDERAL

HOUSING TRUST

PROGRAMS OR

AVAILABLE

GOVERNMENT

FUNDING
Contact local
affordable housing
borrowers at least
annually to provide
the most updated
and any new
information on
available programs.

Ongoing In order to encourage developers to fully utilize available FHA/HUD/HCD and Federal Housing Trust programs, the
City shall continue to utilize an information resources pool to enable local affordable housing providers to use these programs and incorporate them into a first-time
homebuyers program as appropriate.

In 2022, the City solicited HUD HOME ARP
and State LMIHAF funds for the
development of affordable permanent
housing.

Keep
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Table 91
Housing Programs Progress Report
Visalia
Name of Program Objective Timeframe
in H.E
Description Status of Program Implementation Recommenda tion
HE Program 3.6
SECTION 8

HOUSING

ASSISTANCE

PROGRAM
Assist 550 lower
income families with
rental housing
assistance annually.

Ongoing The City shall continue to support Tulare County Housing Authority (TCHA) in administering the Section 8 Housing Assistance Program which includes certificates and
vouchers for low-, very low-, and extremely low-income
households.

In 2022, the City provided 17 households
with emergency rental assistance to
prevent homelessness.

Keep
HE Program 3.7

INFORM PUBLIC OF

LOCAL, STATE, AND

FEDERAL HOUSING

PROGRAMS
Conduct at least one
presentation
annually to the local
real estate industry
and/or
nongovernmental
organizations
regarding available
housing programs.

Ongoing The City shall continue to publicize housing opportunities in Visalia through a marketing campaign associated with housing programs, including, for example, brochures,
advertisements, articles, direct mail, municipal reports, and placing information of the City’s website.

The City continues to market housing
program on the City's website, social
media outlets, and posting flyers at various
city locations. The City also utilizes partner
marketing channels, such as, King/Tulare
Homeless Alliance and Visalia Chamber
listserve posting.

Keep
HE Program 3.8

LOAN PROGRAM

EDUCATION
Sponsor annual or
bi-annual meetings
to educate realtors,
home buyers, and
others to facilitate
promotion of this
program, as funding
is available.

Ongoing The City shall sponsor meetings with government, realtors, home buyers, and other financial agencies
regarding loan programs currently available.

Online (City website) - Promoting the NW
5th Avenue single-family first time
homebuyer homes under construction.

Keep
HE Program 3.9
AGENCY

COORDINATION
Provide information
on a recurring basis.

Ongoing The City shall solicit involvement from the Tulare County Association of Realtors and the Home Building Industry
Association (BIA) and periodically inform real estate
organizations of the City’s need for lower income housing sites and incentive programs available to encourage the creation of such housing.

The City requests involvement from the
Tulare County Association of Realtors and
the Home Building Industry Association
(BIA) on affordable housing projects. The
City informs real estate organizations of
incentive programs to encourage creation
of affordable housing.

Keep
HE Program 3.10

AVAILABILITY OF

FUNDING

INCLUDING LAND

WRITE-DOWN

PROGRAMS
Complete ten
applications under
this program per
year.

Ongoing The City shall continue to participate in Federal, State, and local housing assistance programs. The City shall
continue to utilize funds from the following agencies:

Department of Housing and Urban Development (HUD),
State Housing and Community Development (HCD)
City receives annual CDBG and HOME
funding from HUD.

Keep
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Table 91
Housing Programs Progress Report
Visalia
Name of Program Objective Timeframe
in H.E
Description Status of Program Implementation Recommenda tion
HE Program 3.11

CITY INCENTIVE

FOR AFFORDABLE

HOUSING
Identify nongovernmental
organization
affordable housing
providers and
explore
opportunities for
land purchases.

Ongoing The City shall provide incentives, such as land and improvement cost write-downs or deferred financing, to
decrease the total cost of the housing project.

In 2022, the City provided deferred
financing and forgivable financing as an
incentive for affordable housing.

Keep
HE Program 3.12

DEVELOPMENT FEE

REDUCTION/DEFER
MENT
Complete the
review and present
to City Council for
final consideration.
2020 The City shall review its fee structure and study the feasibility of reducing or deferring development and
building permit fees on accessory dwelling units.

Completed in 2022. A review culminating
in a report was completed and presented
to City Council in June 2022. The report
established the correct fee methodology to
be applied toward ADUs. No new fee
categories were necessary as a result of
the study.

Keep
HE Program 3.13

NON-PROFIT

HOUSING

DEVELOPMENT

CORPORATIONS
Provide assistance
that will benefit 20
first-time lower
income home
buyers over the next
four years.

Ongoing The City shall continue to support non-profit housing development corporations (e.g., Self-Help Enterprises,
Habitat for Humanity, and other non-profit agencies),
including those that provide sweat equity programs, by
providing land at little or no cost through low interest loans and deferred financing.

HOME funds provided to Self-Help
Enterprises (SHE) to construct 5 singlefamily homes for 5 first-time low-andmoderate income homebuyers.

Keep
HE Program 3.14

LAND BANKING
Participate in at
least one land
banking project
during the current
reporting period.

Ongoing The City shall provide support of affordable housing projects or programs which allow land banking.

The City participated in one land banking
project to construct an 80-unit mixed use
complex for low-income households.

Keep
HE Program 3.15

PROMOTING

ACCESSORY

DWELLING UNITS
Achieve five
accessory dwelling
units per year for a
total of twenty units
over the next four
years.

Ongoing The City shall promote the development of accessory (second) dwelling units by providing information
regarding permit requirements, changes in State law, and benefits of accessory dwelling units to property owners and the community.

The City issued 14 permits for accessory
dwelling units in 2022. In total the City had
22 permits for accessory dwelling units
applied for in 2022.

Keep
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Table 91
Housing Programs Progress Report
Visalia
Name of Program Objective Timeframe
in H.E
Description Status of Program Implementation Recommenda tion
HE Program 3.16

ASSISTED

HOUSING

PROJECTS ELIGIBLE

FOR CONVERSION
Achieve 100%
contact with all
subject at-risk
property owners
one year before
contract expiration.

Annually The City shall monitor the status of the deed restricted affordable housing projects with expiring affordability covenants and contact owners concerning their plans to
continue in or opt out of the subsidy programs. The City shall identify potential buyers of at-risk projects (e.g., Tulare County Housing Authority, Christian Church
Homes of Northern California, Inc., Self-Help Enterprises) and existing and potential sources of City funding to
supplement primary State and Federal sources.

The City has continued to monitor
properties on an annual basis and has not
found any properties at-risk of converting
to market rate during the planning period.

Keep
HE Program 3.17

PLANNING FOR

LARGE SITES
Entitle a minimum
of one master
planned project on a
RHNA listed site per
year.

Ongoing The City shall allow for further subdivision or development of specific plans for large sites that are
identified in the Housing Element sites inventory and
shall facilitate development at the expected affordability level for the sites. The City shall employ a range of tools and techniques, potentially including outreach to
property owners and stakeholders, City financial
resources (e.g., HOME funds), expedited processing, and other incentives to facilitate development on these sites.

The City received two applications for
development of specific planned areas, on
95 acres (Pratt Family Ranch) and on 500
acres, which include single- and multifamily components. One site (Carleton Acres) is RHNA listed. The expected
approval date has been delayed to 2023
due to a court ruling which caused the City
to prepare an agriculture preservation
ordinance.

Keep
HE Program 3.18

TARGETING

EXTREMELY-LOW
INCOME

DEVELOPMENTS
Annually pursue
State and Federal
funds to increase
the supply of
housing affordable
to extreme lowincome households.

Ongoing The City shall seek State and Federal funding specifically targeted for the development of housing affordable to
extremely low-income households. Additionally, the City shall identify development opportunities and provide
incentives for the development of housing for extremely low-income households (e.g., priority processing, fee
waivers or deferrals). The City shall work with its partners and encourage them to promote the benefits of this
program to the development community. Additionally,
the City shall require its partners to conduct outreach to extremely low-income service providers, on at least an
annual basis, to encourage the development of housing
for extremely low-income households.

In 2022, the City awarded $1,800,000 in
HOME-ARP and $900,000 in LMIHAF funds
for conversion of a 42-unit motel into
permanent supportive housing units for
extremely low income households at 30%
AMI or lower.

Keep
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Table 91
Housing Programs Progress Report
Visalia
Name of Program Objective Timeframe
in H.E
Description Status of Program Implementation Recommenda tion
HE Program 3.19

CONSISTENCY

WITH STATE

DENSITY BONUS
LAW
Complete review of
state law and
complete ordinance
amendments, as
necessary, within
one year of Housing
Element
certification. Any
applications
received for density
bonuses that are
found to be
consistent with
state law shall be
processed and
implemented
immediately.
2020 and
ongoing
The City shall review and amend its Zoning Ordinance to ensure that its density bonus regulations remain
consistent with state law (Government Code Sections
65915 through 65918). This program includes the
addition of a housing unit replacement program subject
to the requirements of Government Code Section
65915(c)(3). The replacement program would be subject
to sites identified in the site inventory where any new development (residential, mixed-use or non-residential) occurs on a site that has been occupied by or restricted for the use of lower-income households at any time
during the previous five years.

Completed in 2021. No changes in 2022.

The City in 2022 received and deemed
complete three applications utilizing a
density bonus or incentives in accordance
with State Density Bonus Law. The
applications were pending approval in
2023.

Delete
HE Program 3.20

PROVIDE PRIORITY

SEWER SERVICE

FOR AFFORDABLE

HOUSING

PROJECTS
Identify all projects
meeting the criteria
for affordable
housing and ensure
their first priority
status to connect to
the City sanitary
sewer system.

Ongoing In the event of a future, although unanticipated, shortage of future capacity or need to prioritize provision of sewer service is experienced, projects offering market rate or assisted projects that have the potential to provide
housing affordable to lower-income residents shall
receive priority sewer service.

Capacity and infrastructure are sufficient
for all anticipated growth, including
affordable housing.

Keep
HE Program 3.22

MOBILE HOME

PARKS IN HIGH

DENSITY

RESIDENTIAL ZONE

DISTRICT
Complete Ordinance
Amendment within
one year of Housing
Element
certification.
2020 The City shall revise the Zoning Ordinance to allow mobile home parks as a conditionally allowed use in the R-M-3 zone in accordance with the density prescribed in the General Plan land use district.

Completed in 2020. No changes in 2022. Delete
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Table 91
Housing Programs Progress Report
Visalia
Name of Program Objective Timeframe
in H.E
Description Status of Program Implementation Recommenda tion
HE Program 3.23

ACCESSORY

DWELLING UNITS

STANDARD

BUILDING PLANS
Prepare standard
building plans within
two years of
Housing Element
certification.
2021 The City shall seek out and utilize available grant funding, or consider utilizing local funds if grant funding is not available, to develop one or more standardized floor
plans and elevation templates for accessory dwelling
units that are pre-approved by the Community
Development Department. The pre-approved plans may
be utilized on properties that meet the development
requirements and placement requirements for accessory
dwelling units.

Completed in 2022. Three different plans
for pre-approved ADU were completed
and authorized by the City of Visalia in
2022. Information has been added to the
City website. No building permits utilizing
the pre-approved plans were issued in
2022., as the City is still promoting the
plans.

Delete
HE Program 4.1

HOMEBUYER

EDUCATION

PROGRAM

OUTREACH
Participate in at
least one education
seminar per year.

Ongoing The City shall support the efforts of non-profit organizations [e.g., Community Services Employment
Training (CSET), Self Help Enterprises] in providing
homebuyer education services by promoting their
services on the City website.

The City approved HOME funds for first
time homebuyer assistance including
homebuyer education. The City also
promotes Self-Help Enterprises and CSET's
homebuyer education services on the City
website.

Keep
HE Program 4.2

FORECLOSURE

PREVENTION

RESOURCES
Verify that the
correct and up to
date information is
posted to City
website, and
updated on at least
an annual basis.

Ongoing The City shall promote foreclosure prevention resources by posting information on the City website about
foreclosure prevention hotlines and services offered by HUD-approved housing counseling agencies (e.g., SelfHelp Enterprises).

The City refers clients to CSET, a partner
organization for foreclosure counseling
and services.

Keep
HE Program 4.3

NUISANCE

ABATEMENT IN

IMPACTED

NEIGHBORHOODS
Secure properties
subject to the
emergency nuisance
abatement within
72 hours of
appraisal and
establish a tracking
system for
managing nuisance
abatement cases
and report activity
in the Annual
Report.

Ongoing To help secure and maintain vacant, foreclosed
properties, the City shall expand code enforcement in the areas most impacted by foreclosures and abandoned
properties. The City shall strive to effectively follow up on code violations to ensure that problems are addressed.

In 2022 the City boarded 26 unsecured
properties. The City's goal has been to
secure properties within 24 hours of
appraisal, well in excess of the 72-hour
objective.

Keep
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Table 91
Housing Programs Progress Report
Visalia
Name of Program Objective Timeframe
in H.E
Description Status of Program Implementation Recommenda tion
HE Program 4.4

FORECLOSURE

ACQUISITION
Annually pursue
State and Federal
funds when
available.

Ongoing The City shall continue to work with qualified non-profit partners to acquire foreclosed properties, rehabilitate properties if necessary, and redevelop properties as
affordable housing, when federal or state funding is
available. The City may use other housing programs,
such as the first time homebuyer down-payment
assistance program, in conjunction. In some cases, the
City may demolish foreclosed homes and re-use the land
for mixed-use or non-residential purposes when the
demolition will create an opportunity to create more
amenities and carry out a comprehensive rebuilding or
revitalization strategy.

In 2022, the City did not acquire any
foreclosed properties since it did not have
NSP program funding for this program.

Keep
HE Program 5.1

LEGISLATIVE

AWARENESS
Participate in at
least two legislative
initiatives per year.

Ongoing The City shall, through its state and federal
representatives, stay abreast of housing legislation and programs which might affect the City’s special needs
groups and, as warranted, comment upon legislation.

The City shall continue its practice of writing letters of support or opposition as warranted.

The City Council has adopted positions
related to State legislation (April 4, 2022)
and Federal legislation (April 4, 2022),
related to the promotion of the
development of affordable, sustainable,
and accessible housing, and the promotion
of funding towards grants and housing.

Keep
HE Program 5.2

HOMELESS

SHELTER

PROGRAM
Annually allocate
funding to provide
assistance and
supportive services.

Ongoing The City shall provide financial assistance and provide supportive services towards the providing of shelters and services for persons experiencing homelessness. The City shall continue to work with experienced non-profit
agencies to seek out opportunities to provide
permanent, transitional, or emergency housing, including low-barrier shelters, and work with the Continuum of
Care to promote the use of Federal, State, and local
financing programs as possible funding sources.

In 2022, the City provided $118,000 in
PLHA funds for a Seasonal Emergency LowBarrier Shelter (Warming Center) for people experiencing homelessness. The
City also awarded $2,055,205 in CDBG
funds, $1,950,182 in PLHA, and $200,000
in LMIHAF funds for the development of a
100-bed Low-Barrier Navigation Center.

Keep
HE Program 5.3

EMERGENCY

SHELTERS

PERFORMANCE

STANDARDS AND

EXPANSION OF

ALLOWED USE
Complete Ordinance
Amendment and
study within one
year of Housing
Element
certification.
2020 The City shall examine and make a recommendation of other zone districts where emergency shelters may be
allowed as a by right (permitted) use or as a conditionally allowed use and shall develop performance standards for use in association with emergency shelters. Upon public review and approval by the legislative body, the City shall revise the Zoning Ordinance as it pertains to emergency shelters.

Completed in 2022. The Ordinance
Amendment (Zoning Text Amendment No.
2021-09 / Ordinance No. 2022-05) was
completed on April 18, 2022.

Delete
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Table 91
Housing Programs Progress Report
Visalia
Name of Program Objective Timeframe
in H.E
Description Status of Program Implementation Recommenda tion
HE Program 5.4

REASONABLE

ACCOMMODATIO
N
Maintain an
updated brochure at
City offices and on
City website
Ongoing The City shall maintain a public information brochure on reasonable accommodation for disabled persons and
provide that information on the City's website. This
brochure shall include information and staff contact for requesting assistance in providing housing for persons
with disabilities.

The brochure is available at the front
counter and has been posted on the City
website
https://www.visalia.city/depts/community
_development/planning/gp.asp. To date
there have been no known requests by the
public for reasonable accommodation.

Keep
HE Program 5.5

SENIOR RENTAL

HOUSING
Facilitate the
construction of at
least 10 very lowincome and 10 lowincome senior units during the reporting
period.

Ongoing The City shall continue to facilitate the construction of affordable rental housing for very-low and low- income
seniors by providing regulatory (e.g., density bonus,
expedited permit processing, deferred fees, or relaxed
parking requirements) and financial incentives.

In 2022 no building permits were issued for
senior rental units. One entitlement
(Conditional Use Permit No. 2021-37) was
approved in 2022 for 70 deed-restricted
affordable senior units on a project site.

No building permits were applied for in
2022 related to this project.

Keep
HE Program 5.6

REHABILITATION

ASSISTANCE FOR

SENIOR &

DISABLED

HOMEOWNERS
Provide assistance
that will benefit ten
(10) households per
year over the next
four years. Track
assistance
accomplishments
and include in the
Annual Report.

Ongoing The City shall continue to dedicate federal funding, as available, toward the senior and disabled rehabilitation programs which assist low-income elderly homeowners
in rehabilitating their homes to address health and safety repairs, accessibility needs, and energy efficiency
improvements.

City assisted six (6) senior owned mobile
home repairs in 2022.

Keep
HE Program 5.7

LARGE FAMILIES
Facilitate the
construction of at
least 16 units per
year (8 very lowand 8 low-income
units)
Ongoing The City shall promote the construction of both market rate and deed restricted affordable for-sale and/or rental housing units with three or more bedroom units
affordable to very low- and low-income families. The City shall utilize financial and regulatory incentive
opportunities (e.g., expediting permit processing,
deferred fees, density bonuses) to developers for these unit types including promote the need for three or more bedroom units during pre-application meetings,
contacting affordable housing developers.

A total of 8 low-income dwelling units
constructed in 2022 were units with three
or more bedrooms. Three of the eight
units were done without public funding
assistance.

Keep
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Table 91
Housing Programs Progress Report
Visalia
Name of Program Objective Timeframe
in H.E
Description Status of Program Implementation Recommenda tion
HE Program 5.8

HOUSING FOR

PERSONS WITH

DEVELOPMENTAL

DISABILITIES
Annually pursue
State and Federal
funds that can
support housing
construction and
maintenance of
housing for persons
with disabilities.

Ongoing The City shall explore models to encourage the creation of housing for persons with developmental disabilities, as funding is available. Such models could include assisting in housing development through the use of set-asides,
scattered site acquisition, new construction, and pooled trusts; providing housing services that educate, advocate, inform, and assist people to locate and maintain housing; and models to assist in the maintenance and repair of
housing for persons with developmental difficulties. The City shall also seek State and Federal monies for direct support of housing construction and rehabilitation
specifically targeted for persons with disabilities.

In 2022, the City installed ADA audible
pedestrian crosswalk signals for the
visually impaired residents, per the request
of the Disability Advocacy Committee
(DAC).

Keep
HE Program 5.9

EMPLOYEE

HOUSING

ALLOWED WHERE

RAISING OF

HORTICULTURAL

ITEMS ALLOWED
Complete Ordinance
Amendment within
one year of Housing
Element
certification.
2020 The City shall revise the Zoning Ordinance to ensure that employee housing is permitted as a by right use in areas where agricultural activities are also an allowed use, in conformance with Health and Safety Code commencing
at Section 17020. Alternately, the City may revise the
Zoning Ordinance to address the allowed use of
agriculture activities in non-residential zone districts.

Completed in 2020. No changes in 2022. Delete
HE Program 5.10

ADULT OVERNIGHT

RESIDENTIAL CARE
FACILITY IN MULTIFAMILY ZONE

DISTRICTS
Complete Ordinance
Amendment within
one year of Housing
Element
certification.
2020 The City shall revise the Zoning Ordinance to allow adult overnight residential care facilities for seven (7) or more people as a conditionally allowed use in the multi-family residential zones.

Completed in 2020. No changes in 2022. Delete
HE Program 6.1

HOUSING

REHABILITATION

PROGRAM
Assist 25 lowincome
homeowners during
the course of the
current reporting
period.

Ongoing The City shall continue to enhance the quality of owneroccupied single-family housing and encourage private investment in the city’s residential areas through the
owner-occupied Housing Rehabilitation Programs. The
program provides low-interest loans to low-income
homeowners to make exterior improvements or repairs
to their homes.

In 2022, the City provided 6 single-family
homes and 6 mobile homes with
rehabilitation.

Keep
3689
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Table 91
Housing Programs Progress Report
Visalia
Name of Program Objective Timeframe
in H.E
Description Status of Program Implementation Recommenda tion
HE Program 6.2

LOW-INCOME
RENTAL

REHABILITATION

PROGRAM
Assist twenty (20)
low-income owners
of rental properties
with forgivable
loans over the next
four years.

Ongoing The City shall continue to support a Low-Income Rental Rehabilitation Program through financial assistance and partnering with non-governmental organizations. The
program provides owners of rental properties a
forgivable loan for external improvements in return for commitments to offer the units at affordable rents.

In 2022, the City committed $2.3 million in
HOME funds and $329,320 in LMIHAF for
the development of an 80-unit affordable
mixed use housing complex known as the
Lofts Project.

Keep
HE Program 6.3

EMERGENCY

REPAIRS

PROGRAM
Assist twenty (20)
low-income
homeowners over
the next four years.

Ongoing The City shall continue to provide low/moderate-income, owner occupants with low-interest loans to make
emergency repairs and provide assistance for addressing housing code violations.

In 2022, City utilized CDBG funds to Habitat
for Humanity to administer an Emergency
Repair & Accessibility Repair Program
(ERAP) and Self-Help Enterprises (SHE) to
administer a Senior Mobile Home Repair
Program (SMHRP). Habitat for Humanity
assisted 6 homes with emergency minor
home repairs including addressing housing
code violations. SHE assisted 6 mobile
homes with essential repairs.

Keep
HE Program 6.4

ENFORCEMENT OF

HOUSING AND

BUILDING CODES
Complete fifty (50)
residential
inspections per year
in response to
substandard
building or living
condition referrals.

Ongoing The City shall continue to review, upgrade, and maintain City codes, ordinances, regulations, and enforce these
standards to ensure health and safety of occupants and
maintain the existing housing stock.

In 2022 Neighborhood Preservation
responded to 180 substandard housing
complaints.

Keep
HE Program 6.5

REHABILITATION

AND ADAPTIVE
REUSE
Assist with
rehabilitating one
unit per year.

Ongoing The City shall assist, as appropriate, in the rehabilitation and adaptive reuse of historically-significant structures.

This shall include assisting private property owners of historically-significant structures in applying for and utilizing State and Federal assistance programs as
appropriate.

The City did not receive any requests for
assistance associated with the
rehabilitation and/or adaptive reuse of
historic residences during the evaluation
period.

Keep
HE Program 6.6

HOUSING

CONDITIONS

SURVEY /

REHABILITATION &

DEMOLITION
STUDY
Complete survey by
the end of calendar
year 2020.
2020 The City shall continue working on and complete a
housing conditions survey that assesses Visalia’s existing housing stock. The study shall assess the need and
feasibility for significant rehabilitation or demolition of dilapidated housing units and identify potential funding sources to fund rebuilding efforts. A study was
commenced in early 2019 and is expected to be complete
by early 2020.

Completed in 2020. Delete
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Table 91
Housing Programs Progress Report
Visalia
Name of Program Objective Timeframe
in H.E
Description Status of Program Implementation Recommenda tion
HE Program 7.1

FAIR HOUSING
Maintain and
update educational
materials on the City
website, and
conduct one to two
comparative rental
tests per year based
on need and
available financing.

Ongoing In an effort to expose and eliminate housing
discrimination, and to provide equal housing
opportunities to all Visalia residents, the City shall
partner with an experienced non-profit agency or
agencies to provide fair housing education to ensure that the City affirmatively furthers fair housing through
lenders, landlords, realtors, and the community as a
whole and handle fair housing complaints. The City shall continue to post information on fair housing law on its website.

The City maintains its association with
NGO partners in responding to housing
discrimination complaints and contracts
with an agency that performs side by side
tenant lease tests to surface discrimination
by leasing agents. The City has contracted
together with Fair Housing Council of
Central California to conduct fair housing
training, surveys, and testing. Educational
materials are posted on the City website
https://www.visalia.city/depts/finance/ho
using_n_cdbg_services/fair_housing_prote
ction/default.asp.

Keep
HE Programs 8.1

ENERGY & WATER

CONSERVATION

PROGRAM
Maintain and
update educational
materials on the City
website.

Ongoing Using existing education, incentive, and conservation programs offered by Southern California Edison (SCE) and California Water Service Company (CalWater), the City
shall continue to assist residents to implement energy
and water conservation measures awareness programs
and include the most current goals, policies, and
programs into new affordable housing projects and, as
feasible into retrofitting existing affordable housing units. "Educational materials are posted on the
City's websites:
https://www.visalia.city/depts/administrat
ion/water_conservation/cal_water/default
.asp
https://www.visalia.city/depts/public_wor
ks/natural_resource_conservation/renewa
ble_energy_n_conservation/resources_n_i
ncentives.asp"
Keep
HE Program 9.1

IMPLEMENTATION

REPORTING
Provide an Annual
Progress Report to
State HCD every
year during the
course of the
reporting period.

Annually The City shall annually review and report, where required under the Annual Progress Report to be annually
submitted to HCD, on the implementation of the Housing
Element programs and the City’s effectiveness in meeting the programs’ goals in the manner required and
approved by State Housing and Community
Development.

The City has prepared and submitted the
Annual Housing Report to State HCD, each
year between 2015 and 2021, and the
State has acknowledged receipt of the
report. The 2022 Annual Progress Report
will be presented to the City Council on
March 20, 2023, and sent to HCD by March
31, 2023.

Keep
HE Program 9.2

PROGRESS

MEETING
Convene annual
meeting to review
the Housing
Element
implementation
progress.

Annually City staff members involved in the implementation of Housing Element programs shall meet annually to review
progress in addressing housing issues, especially issues relating to affordable housing.

Meetings to review and assess Housing
Element Implementation Progress were
done sporadically through 2022.

Keep
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Table 91
Housing Programs Progress Report
Visalia
Name of Program Objective Timeframe
in H.E
Description Status of Program Implementation Recommenda tion
HE Program 9.3

MONITOR THE

RHNA LAND

INVENTORY
Report annually on
maintenance and
status of the RHNA
Land Inventory, and
ensure that no net
loss of RHNA
medium and high
development
density sites.

On a
project
basis as
needed,
and
annually
Community Development staff shall monitor the RHNA
land inventory to ensure that proposed re-zoning or
development on every listed site meets or exceeds the
development capacity by income category listed for that site in the Land Inventory. If a proposed re-zoning or
development results in a shortfall of residential capacity needed to accommodate the remaining Regional Housing
Needs Allocation (RHNA) for any income category, the
City shall identify and zone sufficient adequate sites at appropriate densities [See GC 65583.2(c)(3) to
accommodate the shortfall within six months of the rezoning or approval of the development resulting in the shortfall of sites to accommodate the remaining RHNA
for any income category.

The City has provided annual reports on
the status of the RHNA sites inventory as
part of the City's preparation and submittal
of the Annual Progress Report. A sufficient
balance of all income categories continues
to exist. There was no loss of land
designated for these categories in 2022.

Specifically there were no General Plan
Amendment nor Change of Zone
entitlements processed in 2022 resulting in
a reduction of land designations for these
income categories.

Keep
HE Program 9.4

MONITOR

CONDITIONAL USE

PERMIT (CUP)

REQUIREMENT

IMPACTS ON

AFFORDABLE

HOUSING
Report annually to
the Planning
Commission on the
effect of CUP
requirements
compared with
comparable
“permitted by right”
projects, and ensure
that CUP processing
and conditions do
not adversely
impact the project’s
affordability.

On a
project
basis as
needed,
and
annually
Community Development staff shall monitor every
proposed development on RHNA land inventory sites to
ensure that the effects of processing a CUP, when
required, does not unreasonably delay entitlement
processing, or increase development costs to a degree
that eliminates the project’s potential affordability or its potential development density.

A report for the 2022 year is anticipated to
be presented to the Commission in April
2023.

Keep
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Table 91
Housing Programs Progress Report
Visalia
Name of Program Objective Timeframe
in H.E
Description Status of Program Implementation Recommenda tion
HE Program 9.5

COMPREHENSIVE
ANNUAL

MONITORING

PROGRAM
Include
documentation of
annual sales and
rental rates in the
Annual Progress
Report.

Annually The City shall establish and implement a comprehensive annual monitoring program to document the sales price
or rental rates for all new units constructed in the
previous year and to determine housing affordability
levels. The City shall also regularly monitor housing sales price trends of existing units.

The City uses the opportunity accorded by
preparation of the Annual Progress
Reports and the CAPER to annually
evaluate the efficiency of the City's
Housing programs. In addition, the City
conducts annual evaluations of existing
home sales prices to compare to the
established analysis by HUD. In 2022, the
City also completed a Rent Comparability
Market Study to determine rental rates.

Keep
HE Program 9.6

SUCCESSOR

HOUSING AGENCY

REPORTING

PROGRAM
Provide a report on
housing and
financial activity
information in the
Annual Progress
Report.

Annually The City shall report housing financial and activity information by 1) including specified information with
the Annual Progress Report (APR), required to be
annually submitted to HCD by April 1, pursuant to State housing law in reporting progress in implementing the
Housing Element, and 2) posting specified information on the City's website. This required "housing fund" data can be a paper report identified as an addendum to the APR.

The separate housing fund data report can be attached
to the APR or sent separately.

The City has provided Annual Reports that
specify housing and activity information
pertaining to the successor housing
agency.

Keep
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City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 407
Appendix B: Comments on the Public
Review Draft Housing Element
The Public Review Draft Housing Element was available for public comment from June 9, 2023, to July 10, 2023. Following the public review period, the City took 10 business days to incorporate revisions to the Draft based on input received. The table below identifies comments received and the Project Team’s response. Please note, all page numbers reference the Public Review Draft, available on the Project website (housevisalia.com).

Page
Number Comment Response
3 Comment: Who was sent the survey?
Perhaps include copies, or text that
was provided; how email list was
generated, and to whom sent.

Eblasts, and the Project mailing list are discussed
on page 7. We have updated this information to
include information related to City social media
posts and followers.
8 Comment: Need data on whether
these sites are actually taking
advantage of Mixed Uses
Comment noted.
8 Comment: Spell out all acronyms We have updated the document to including full names, as suggested.
8 Text: Consider workforce housing to
include up to 160 percent of AMI.

Comment: ???
Due to the high cost of housing in California, the
comment suggests that workforce housing NOT
be consider as those making only the median
income (80-120% of AMI), but that the income
rage for workers be understood to extend to
160% of the AMI.
8 Text: Talk to for-profit market rate
developers about constraints. What
are the incentives needed for mixed
use, missing middle, and other
housing types.

Comment: Stakeholders? Was this
done?
Yes, the Project Team held stakeholder
interviews and asked this question of
participants.
8 Text: Large multifamily complexes
sometimes evict all tenants to make
substantial renovations. When the
units come back on the market, they
are not available to the original
tenants, and certainly not at the
previous affordability
Comment: Meld this into City/Banking
conversation
This issue was considered in the development of
the Policy Document
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Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 408 December 2023
Page
Number Comment Response
8 Text: Distribute sites, and particularly
lower-income sites, throughout the
city. Lower income sites should be
within a quarter mile of a transit stop
and near services and resources.

Comment: Walkability
Walkability was considered in both the
identification of sites within the sites inventory
and the AFFH analysis.
8 Text: High density housing should be
located near jobs
Comment: Esp. near industrial park
and govt entities
Comment noted.
8 Text: Lower- and moderate-income
sites should be centrally located
rather than on the periphery of the
City.

Comment: With supporting grocery,
dining, walkability amenities
This was considered in the development of the
sites inventory.
8 Text: The Caldwell Avenue corridor
immediately east of State Route 99 is
being developed with a commerce
center with many lower wage jobs and
may be appropriate for lower income
housing capacity.

Comment: Check allowed densities in
ALUP
Comment noted.
8 Text: Sites should be infill sites. The
majority of funding programs want
infill sites in proximity to goods and
services.

Comment: Inventory appropriate sized
lots for high density
The City considered this in the development of
the sites inventory.
9 Text: Flood zones and required
insurance make housing unaffordable
due to costs. The City should overlay
the flood zones to make sure sites are
feasible.

Comment: Check grant availability
Comment noted.
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Page
Number Comment Response
9 Text: Flood zones and required
insurance make housing unaffordable
due to costs. The City should overlay
the flood zones to make sure sites are
feasible.

Comment: Robinhood economics
The response to this text is the author’s opinion
and does not affect the reporting of the original
HTAC member’s input.
9 Comment related to two HTAC
member comments: meld these
together so they speak to the east half
building site as infill
The suggested changes would alter how the
Project team reports the HTAC comments
described in this section. To avoid editorializing,
these comments were not revised.
9 Text: The City should remove barriers
to LIHTC eligibility faced by developers
in pursuit of affordable housing
funding.

Comment: What are these barriers,
specifically?
The HTAC member making the comment did not
elaborate further. While several barriers to LIHTC
eligibility may be identified, this section is only
reporting on actual input received from the
HTAC.
9 Text: The City should remove barriers
to LIHTC eligibility faced by developers
in pursuit of affordable housing
funding.

Comment: Although transit stops are
fairly easily added with development
This section reports on HTAC input received. It
would not be appropriate to adjust the input
received based on this comment.
10 Comment on stakeholder interview
participants: Very small cross-section
of the development community in
Visalia (Nunley x3???)
The Project Team reached out to a wide variety
of agencies and was able to secure interviews
with those listed. Greg, Bear, and Blaze Nunley
participated in a single group interview to
provide more thorough input on their experience
in the city.
12 Various comments on pages 12-16 The stakeholder interview summary presents input received from local stakeholders. It would
not be appropriate for the Project Team to
expand on this input with editorial comments,
assumptions, or corrections.
17 Comment in response to Poll Question
#1: surprisingly high
Comment noted.
18 Comment: add seniors to list Seniors are considered a group with special housing needs; it is not necessary to state
“seniors and those with special housing needs”
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Page
Number Comment Response
19 Text: Poll #2 Question #2 Findings:

Property owners showed significant
interest in accessory dwelling units.

Property owners indicated that
assistance with applications and fees
may be most helpful.

Comment: Suggest lots with greater
than some minimum sq.ft. be required
to place the primary home in a way
that will accommodate a compliant
second unit in the future with
appropriate access, setbacks, etc.

ADU’s can be attached or detached from the
primary units, and junior ADUs can be
incorporated within the footprint of the primary
structure. Extending minimum lot sizes to
incorporate ADUs can constraint housing
development generally.
20 Comment: Everyone wants/needs to
having shopping opportunities (esp.
grocery/drug stores) near them. City
should more strongly support "nodes"
of commercial for these purposes
within a defined radius of
neighborhoods.

Comment noted.
22 Text: Walkability is important. Sites
should be selected that provide the
best options to increase walkability.

Comment: This relates not just to
physical improvements, but walkable
proximity to supportive land uses.

This section documents the input received during
Workshop #1. For fear or editorializing, the input
was not revised or expanded beyond the
comments received during the workshop.
86 Comment related to Single-room
occupancy units: Are these like
dormitories with gang bathrooms?
SRO units can have individual or shared
bathroom or kitchen facilities. We have expanded
the text to provide a better description of these
units.
95 Comment on Consistency with
General Plan: There's a policy or
language in the GP that is not listed
here that expressly allows for only
commercial or only residential as the
singular use in a mixed-use zone which
I think is directly contrary to the
concept of "mixed-use" and should be
revised or removed. Zoning should
require a minimum % of mixed-use
sites be residential
The General Plan promotes a mix of uses in
mixed use designations, but does not restrict
parcels from developing with a single use.

Development trends were considered in the
development of the General Plan buildout
assumptions and the Housing Element sites
inventory capacity calculations.
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Page
Number Comment Response
96 Comment: Mixed-use zoning should
surround "nodes" as a transitional
area from commercial to a variety of
residential density choices.

Comment noted. This comment relates more
precisely to the General Plan Land Use Element
and distribution of uses citywide. The Housing
Element identifies capacity for residential
development and does not reconfigure
commercial areas.
104 Comment: References to legislation
should include the dates it became
effective instead of or in addition to
the date it was signed into law.

The Element has been revised to include this
information.
105 Comment on permit processing
procedures: Distinguish between
legislative and quasi-leg entitlement
processing to help educate the public.

List them below in order of hierarchy:

General Plan first, followed by zoning
actions.

This section reports on the City’s processing
procedures to identify constraints related to the
City’s various processes. Restructuring the
section based on the organization suggested
would not provide a different perspective or infer
any new information.
107 Comment on site plan review permit
procedures: Public hearing notices
required for various entitlement
processes should include a link to
City's webpage whereon other links
can be found to the actual staff report
and other packet materials that will be
considered by the decision-makers.

Often the public expresses concerns at
public hearings that are addressed in
staff reports. This would go along way
to educate the public on the
permitting processing and
complexities of required findings.

Comment noted. Such a procedure would not be
dictated by the Housing Element.
124 Comment on existing land costs: map
these locations.

This section provides a general description of
land costs based on recent listings, and generally
states that land costs are higher for improved lots
in more developed neighborhoods as opposed to
rural areas of unimproved lots. Mapping these
parcels will not provide additional analysis.
125 Comment: To what extent are
construction costs related to State
laws re: solar, all electric, etc.

The City may pursue an analysis of State law and
potential constraints imposed by State policy,
however, this analysis would be beyond the
scope of work for the City’s Housing Element
Update. The purpose of the Constraints Analysis
within the Housing Element is to analyze
Constraints imposed by City procedures.
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Page
Number Comment Response
137 Comment: Street labels on these maps
would be really helpful for orientation.

We have added additional street labels to the
images depicting development trends in the 5th
cycle.
149 Comment on Inventory of Residential
Opportunity Sites: Ops for Tier 2
annexations and assessment of
GP/Zoning for these sites should be
identified with implications for hsg
assessed.

The Inventory strove to identify existing
residential capacity without the need for
additional annexations or rezones. The City may
study opportunities for expanding residential
capacity through additional Tier 2 annexations as
it sees fit, but that is not the purpose of this
section of the Housing Element.
150 Comment on Inventory of Residential
Opportunity Sites: Ops for COZ to
mixed use & HDR zoning around
industrial/comm should be identified
for potential proximate workforce hsg
ops and other supporting commercial
The Inventory strove to identify existing
residential capacity without the need for
additional rezones or annexations. The City may
study opportunities for expanding residential
capacity through wider zoning changes and
community planning as it sees fit, but this level of
planning is more appropriate within revisions to
the General Plan Land Use Element/map or
zoning map.
151 Comment on the description of
Southwest Visalia: Perhaps mention
the restriction imposed by proximity
to airport and SR99.

We have revised the description of this quadrant
to include relevant statements in response to this
comment.
152 Comment: Spell out or footnotes “ILV”
and “FAR”
We have revised the table accordingly.
167 Comment: How many acres of
probable zone districts are in Tier 2
and where distributed to each
quadrant?
The Housing Element anticipates six annexations
within Tier II in the planning period and discusses
residential capacity on portions of these
annexation sites. The City has worked with the
property owners of these sites to commit a
portion of the land to residential zoning. A larger
analysis of the distribution of potential land use
designations and zoning districts within all Tier II
areas is beyond the scope of the Housing
Element.
171 Comment on Water: What is relation
of water demand to est. water supply
by the GSA? How much water supply is
already promised by "will serve"
letters?
The City has provided the Draft Element to Cal
Water and asked for confirmation of sufficient
water capacity to meet the housing needs
identified by the RHNA within the sites inventory.
172 Comment on Availability of Dry
Utilities: What about on a statewide
level? What are potential cost
ramifications of state policies toward
all electric homes and electric vehicle.

While the City Council may instruct staff to
analyze the impact of State policies and to
identify potential constraints to housing
production, such an analysis is beyond the scope
of the Housing Element.
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Page
Number Comment Response
172 Comment on Inventory of Financing
Programs: Maybe add a section here
that identifies state laws and pending
policies that contribute or will
contribute to cost of housing.

While the City Council may instruct staff to
analyze the impact of State policies and to
identify potential constraints to housing
production, such an analysis is beyond the scope
of the Housing Element.
188 Comment on definition of
“affordable”: What is the
basis/rationale for 30u/a?
The default density standard for affordable
housing is defined by HCD. Sites identified as
affordable to lower-income households must
allow for 30 du/ac or provide proof of a deedrestricting ensuring affordability to the target income group.
188 Comment on definition of “TCAC
Opportunity Areas”: How does state
define "resource levels"; what are the
metrics? Income? Length of
employment? Age? Ethnicity? etc.?
Perhaps an appendix that includes
relevant discussion from CFHTF would
be helpful for context.

HCD worked with TCAC to produce multiple
opportunity area maps that analyze educational,
environmental, and economic opportunities
separately, as well as a composite map that
considers scores of each. Each map analyzes
factors relevant to the topic to determine lower,
moderate, or higher resource areas. The maps
are described and analyzed in Chapter 7:

Affirmatively Furthering Fair Housing. We have
added reference to this section in the definition
for TCAC Opportunity Areas within the Policy
Document on the page in question.
192 Comment: Include condos within the
housing types listed within Policy 2.4
We have revised the policy accordingly.
192 Comment on Policy 2.4: Live work lofts
near industrial?
Policy 2.4 is related to Downtown and East
Downtown areas, where industrial uses are
limited. However, the policy is meant to
encourage a variety of housing types, of which
live-work could definitely be included. Housing
types in these areas are not limited to those used
as examples in the policy language.
192 Comment on Policy 3.1: Or large lot
with suitable areas for ADU?
While ADUs should be encouraged on all lots,
regardless of size, promoting the development of
large lots constrains higher density development
and the efficient use of residentially zoned land.
195 Comment on Policy 5.2: "Senior"
courts with cottage living and
common spaces
The examples provided in the policy are not a
definitive list of housing types, but examples of
types that serve the needs of seniors. The
housing type suggested is an additional example
but does not need to be explicitly included in the
policy language.
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Page
Number Comment Response
197 Comment on Policy 8.1: No more
houses with tiny or no eaves! Wider
eaves may cost more, but they also
shade more and could save energy
expenses.

The Housing Element does not establish design
standards for housing development or energy
efficiency. Such a standard could be considered
as part of an update to the City’s zoning code or
residential design guidelines.
304 Comment: Are there any stakeholder
comments that are contradictory to
each other or at odds? Perhaps those
should be highlighted somewhere as
opposing ideas that should be
resolved through policy or other
publicly determined rationale by
Council.

Community residents and stakeholders have
individual perspectives and goals related to
housing needs, opportunities, and constraints.

The comments summarized in the introduction
are meant to provide context to the Project Team
but are not strict direction. The Project Team,
working at City Council direction, utilized
stakeholder comments and public input to help
identify housing needs and constraints for further
analysis.
345 Comment on Meaningful Actions to
Address Fair Housing Issues: I think
there is an opportunity here for City to
work with builders to encourage more
energy efficient designs of homes, esp.
the national builders who use generic
floor plans and avoid exterior features
that reduce effects of hot valley
weather.... such as window eyebrows
or broader eaves on west and south
facing elevations.

The Housing Element does not establish design
standards for housing development or energy
efficiency. The City Council could consider such
measures within an update to the zoning code or
residential design guidelines, however additional
energy efficiency requirements (beyond those
required through the State’s Green Building
Code) have the potential to discourage housing
development by increasing production costs.
345 Comment on Meaningful Actions to
Address Fair Housing Issues: I would
like to see the city take an action with
the cemetery district to identify sites
where the cemetery can expand
without causing the
disruption/displacement of an existing
vulnerable community around the
existing cemetery.

This matter is currently (2023) being discussed by
the City Council through public hearings. At this
time, there are no plans to rezone or redesignate
residential parcels to allow for an expansion of
the cemetery district.
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Page
Number Comment Response
N/A Comment in Letter from Mary Beatie: I
would like to request, the HEU for
Visalia contain a section up-front that
provides some background context for
the record and for the citizenry,
acknowledging and briefly assessing
state requirements/mandates that are
actually a constraint to affordable
housing, and have actually led to or
will lead to, increases in housing costs
directly or indirectly in our city and
area, and resulting in lack of supply for
our very-low and low demographics.

The City may pursue an analysis of State law and
potential constraints imposed by State policy,
however, this analysis would be beyond the
scope of work for the City’s Housing Element
Update.

N/A Comment Letter from Dale Simmons:

Working in conjunction with the City
of Visalia, Cal Water must be able to
prove that there is enough water to
support future building of homes.

Start date: July 1, 2024.

The City has provided the Draft Element to Cal
Water and asked for confirmation of sufficient
water capacity to meet the housing needs
identified by the RHNA within the sites inventory.
3703
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
October 23, 2023
Paul Bernal, Director
Community Development Department
City of Visalia,
315 E. Acequia Avenue,
City of Visalia, CA 93291
Dear Paul Bernal:

RE: City of Visalia’s 6th Cycle (2023-2031) Draft Housing Element Thank you for submitting the City of Visalia’s (City) draft housing element received for review on July 25, 2023. Pursuant to Government Code section 65585, the California Department of Housing and Community Development (HCD) is reporting the results of its review. In addition, HCD considered comments from David Kellogg pursuant to Government Code section 65585, subdivision (c).

The draft element addresses many statutory requirements; however, revisions will be necessary to substantially comply with State Housing Element Law (Gov. Code, § 65580 et seq.). The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.

For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of the statutory deadline (December 31, 2023), then any rezoning to make prior identified sites available or accommodate the regional housing needs allocation (RHNA) shall be completed no later than one year from the statutory deadline pursuant to Government Code sections 65583, subdivision (c) and 65583.2, subdivision (c). Please be aware, if the City fails to adopt a compliant housing element within one year from the statutory deadline, the element cannot be found in substantial compliance until these rezones are completed.

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing 3704
Paul Bernal, Director