Agenda packet — Visalia City Council, December 18, 2023 (part 9 of 12)

NS/EW Streets:
0 1 0 0 0 1 0 0 1 2 0 0 1 2 0 0

NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
7:00 AM 11 6 2 0 19 3 11 5 0 19 3 26 6 0 35 3 16 3 0 22 168 7:15 AM 8 5 2 0 15 10 21 4 0 35 0 31 12 0 43 9 49 9 0 67 253 7:30 AM 18 7 6 0 31 10 12 13 0 35 6 32 19 0 57 6 52 4 0 62 308 7:45 AM 31 2 9 0 42 23 27 7 1 58 3 39 15 0 57 2 77 9 0 88 402 8:00 AM 29 6 20 0 55 31 22 12 0 65 3 41 28 0 72 9 60 25 0 94 478 8:15 AM 22 5 25 0 52 10 14 5 1 30 6 40 26 0 72 7 46 18 0 71 379 8:30 AM 11 11 3 0 25 6 5 6 0 17 4 11 6 0 21 2 27 1 0 30 156 8:45 AM 5 3 3 0 11 4 5 9 0 18 2 20 6 0 28 3 27 5 0 35 149

NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
TOTAL VOLUMES : 135 45 70 0 97 117 61 2 27 240 118 0 41 354 74 0 1381 APPROACH %'s : 54.00% 18.00% 28.00% 0.00% 35.02% 42.24% 22.02% 0.72% 7.01% 62.34% 30.65% 0.00% 8.74% 75.48% 15.78% 0.00% PEAK HR : 07:15 AM 38 37 44 07:45 AM TOTAL
PEAK HR VOL : 86 20 37 0 74 82 36 1 12 143 74 0 26 238 47 0 876 PEAK HR FACTOR : 0.694 0.714 0.463 0.000 0.597 0.759 0.692 0.250 0.500 0.872 0.661 0.000 0.722 0.773 0.470 0.000 Headers NBL NBT NBR NBU SBL SBT SBR SBU EBL EBT EBR EBU WBL WBT WBR WBU 0 1 0 0 0 1 0 0 1 2 0 0 1 2 0 0

NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
11:00 AM 7 3 2 0 12 4 6 2 0 12 5 27 11 0 43 5 17 4 0 26 160 11:15 AM 13 5 2 0 20 2 9 3 0 14 3 18 9 0 30 1 20 5 0 26 154 11:30 AM 11 3 2 0 16 6 2 3 0 11 4 20 11 0 35 2 16 4 0 22 146 11:45 AM 11 1 2 0 14 5 3 5 0 13 6 26 14 0 46 3 22 2 0 27 173 12:00 PM 10 10 2 0 22 5 5 2 0 12 4 31 11 0 46 3 30 4 0 37 197 12:15 PM 7 3 2 0 12 1 8 3 0 12 2 32 6 0 40 4 22 5 0 31 159 12:30 PM 7 4 1 0 12 5 6 5 0 16 2 23 11 1 37 0 27 3 0 30 160 12:45 PM 10 5 3 0 18 6 11 2 0 19 2 22 14 0 38 2 21 9 0 32 182

NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
TOTAL VOLUMES : 76 34 16 0 34 50 25 0 28 199 87 1 20 175 36 0 781 APPROACH %'s : 60.32% 26.98% 12.70% 0.00% 31.19% 45.87% 22.94% 0.00% 8.89% 63.17% 27.62% 0.32% 8.66% 75.76% 15.58% 0.00% PEAK HR : 11:45 AM 164 161 168 12:00 PM TOTAL
PEAK HR VOL : 35 18 7 0 16 22 15 0 14 112 42 1 10 101 14 0 407 PEAK HR FACTOR : 0.795 0.450 0.875 0.000 0.800 0.688 0.750 0.000 0.583 0.875 0.750 0.250 0.625 0.842 0.700 0.000 0 1 0 0 0 1 0 0 1 2 0 0 1 2 0 0

NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
2:00 PM 13 5 8 0 26 10 7 7 0 24 1 35 11 0 47 11 24 9 0 44 238 2:15 PM 11 11 14 0 36 3 9 1 0 13 10 42 22 0 74 8 30 11 0 49 295 2:30 PM 10 6 1 0 17 6 7 3 0 16 0 36 16 0 52 3 19 11 0 33 203 2:45 PM 15 5 3 0 23 11 7 4 0 22 2 38 18 0 58 6 30 8 0 44 250 3:00 PM 13 14 13 1 41 10 15 5 0 30 7 37 23 0 67 8 31 15 0 54 330 3:15 PM 10 4 3 0 17 7 12 10 0 29 4 51 24 0 79 15 43 13 0 71 321 3:30 PM 14 8 5 0 27 2 5 4 0 11 7 56 26 0 89 7 33 9 0 49 303 3:45 PM 11 12 6 0 29 5 7 4 0 16 9 40 27 0 76 9 30 11 0 50 292 4:00 PM 13 8 3 0 24 6 10 2 0 18 7 49 22 0 78 3 25 7 0 35 275 4:15 PM 16 1 6 0 23 3 4 6 0 13 13 43 20 0 76 5 36 10 0 51 275 4:30 PM 11 7 4 0 22 7 12 4 0 23 7 44 27 0 78 6 32 8 0 46 292 4:45 PM 17 11 8 0 36 3 7 7 0 17 9 54 23 0 86 9 29 5 0 43 321 5:00 PM 13 8 2 0 23 4 6 6 0 16 10 63 31 0 104 4 34 7 0 45 331 5:15 PM 12 4 4 0 20 4 12 3 0 19 16 59 37 0 112 5 45 10 0 60 362 5:30 PM 20 11 11 0 42 2 12 2 0 16 10 66 32 0 108 5 43 7 0 55 387 5:45 PM 15 14 5 0 34 7 24 5 0 36 12 63 30 0 105 4 32 7 0 43 393

NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
TOTAL VOLUMES : 214 129 96 1 90 156 73 0 124 776 389 0 108 516 148 0 2820 APPROACH %'s : 48.64% 29.32% 21.82% 0.23% 28.21% 48.90% 22.88% 0.00% 9.62% 60.20% 30.18% 0.00% 13.99% 66.84% 19.17% 0.00% PEAK HR : 05:00 PM 293 281 296 05:15 PM TOTAL
PEAK HR VOL : 60 37 22 0 17 54 16 0 48 251 130 0 18 154 31 0 838 PEAK HR FACTOR : 0.750 0.661 0.500 0.000 0.607 0.563 0.667 0.000 0.750 0.951 0.878 0.000 0.900 0.856 0.775 0.000

EASTBOUND
2/13/2020
W Ferguson Ave

NORTHBOUND
W Ferguson Ave

0.827

WESTBOUND
Linwood St Linwood St

WESTBOUND

0.742 0.795

EASTBOUND

0.918
PM
AM
07:15 AM - 08:15 AM
11:45 AM - 12:45 PM

NORTHBOUND

0.650

NORTHBOUND NOON

0.682

0.458
Total

0.533

0.516

0.958

WESTBOUND

0.846

0.845

SOUTHBOUND EASTBOUND

SOUTHBOUND

0.708 0.604

0.828
05:00 PM - 06:00 PM

SOUTHBOUND
3093
Location ID: 1
North/South: N Country Center St Date:

East/West: W Riggin Ave City: Visalia, CA
1 2 3 4 5 6 7 8 9 10 11 12
Lanes: R T L R T L R T L R T L
7:00 8 12 1 1 72 6 8 8 8 2 43 2 149
7:15 8 8 7 5 77 9 18 5 8 8 53 6 184
7:30 10 17 14 6 94 14 23 1 26 1 51 5 228
7:45 12 14 9 5 99 7 14 7 18 5 61 5 221
8:00 3 8 5 3 74 5 10 8 5 5 74 1 174
8:15 9 10 6 3 67 7 8 7 13 5 74 5 185
8:30 7 10 6 6 69 3 5 13 17 7 70 3 188
8:45 13 7 8 5 76 10 12 3 10 5 79 7 204
Total Volume: 61 75 48 29 546 53 85 45 92 32 438 29 1533 Approach % 33% 41% 26% 5% 87% 8% 38% 20% 41% 6% 88% 6%
Peak Hr Begin: 7:30
PHV 30 43 29 15 290 28 48 20 54 13 225 13 808
PHF 0.886
1 2 3 4 5 6 7 8 9 10 11 12
Lanes: R T L R T L R T L R T L
16:00 6 7 3 9 92 14 15 10 7 14 114 17 268
16:15 6 15 8 8 100 21 10 10 16 9 110 9 281
16:30 6 18 18 3 101 15 13 12 17 20 125 10 312
16:45 9 10 8 8 101 18 15 8 18 23 133 10 316
17:00 10 16 3 13 109 21 18 15 14 25 128 16 338
17:15 10 12 13 16 85 21 14 22 9 17 114 9 297
17:30 8 26 6 12 100 22 24 14 15 23 127 7 333
17:45 3 8 12 9 81 20 14 8 12 18 121 15 278
Total Volume: 51 98 62 68 669 131 107 86 94 130 845 82 2423 Approach % 24% 46% 29% 8% 77% 15% 37% 30% 33% 12% 80% 8% Peak Hr Begin: 16:45
PHV 33 56 26 42 344 71 62 51 49 77 436 37 1284
PHF 0.935 0.950
Eastbound

0.821 0.921 0.880
Totals:

Southbound Westbound
Totals:
8/5/2021
Southbound Westbound Northbound Eastbound

0.708 0.841 0.693 0.872
Northbound
3094
Location ID: 2
North/South: N Country Center St Date:

East/West: Shannon Pkwy City: Visalia, CA
1 2 3 4 5 6 7 8 9 10 11 12
Lanes: R T L R T L R T L R T L
7:00 2 3 1 0 7 0 1 7 2 2 1 0 24
7:15 7 5 0 0 5 1 2 6 0 1 8 0 30
7:30 6 8 1 0 10 3 2 2 3 2 2 1 37
7:45 3 10 1 0 6 2 1 5 1 2 12 0 38
8:00 6 8 0 2 9 2 3 5 1 5 3 0 39
8:15 5 3 0 0 3 1 7 5 2 5 9 0 35
8:30 1 7 0 1 7 2 7 2 0 0 3 0 27
8:45 3 5 1 0 8 3 5 3 2 2 9 0 37
Total Volume: 29 43 4 3 48 14 25 30 11 17 42 1 267
Approach % 38% 57% 5% 5% 74% 22% 38% 45% 17% 28% 70% 2% Peak Hr Begin: 7:30
PHV 17 26 2 2 25 8 12 14 7 12 23 1 149
PHF 0.955
1 2 3 4 5 6 7 8 9 10 11 12
Lanes: R T L R T L R T L R T L
16:00 3 5 2 0 12 3 10 0 3 1 15 5 52
16:15 5 1 1 0 13 8 2 8 1 1 18 5 55
16:30 1 7 1 1 16 12 3 5 0 3 13 0 54
16:45 0 6 0 0 16 1 6 2 1 5 14 5 48
17:00 6 7 2 3 13 7 9 12 2 2 9 3 66
17:15 2 2 1 2 13 7 12 13 2 5 15 0 64
17:30 1 9 1 2 20 3 12 8 0 10 15 1 72
17:45 5 3 0 2 13 0 9 6 3 6 21 1 60
Total Volume: 20 35 8 10 99 36 55 46 12 29 104 17 471
Approach % 32% 56% 13% 7% 68% 25% 49% 41% 11% 19% 69% 11% Peak Hr Begin: 17:00
PHV 12 19 4 9 50 15 36 33 7 20 52 5 262
PHF 0.802 0.910
Eastbound

0.673 0.841 0.826
Totals:

Southbound Westbound
Totals:
8/5/2021
Southbound Westbound Northbound Eastbound

0.865 0.729 0.688 0.750
Northbound
3095
Location ID: 3
North/South: N Country Center St Date:

East/West: Pratt Rd City: Visalia, CA
1 2 3 4 5 6 7 8 9 10 11 12
Lanes: R T L R T L R T L R T L
7:00 0 0 0 0 12 2 8 0 3 1 8 0 30
7:15 0 0 0 0 10 0 1 0 3 0 7 0 19
7:30 0 0 0 0 13 0 0 0 3 5 13 0 29
7:45 0 0 0 0 14 0 1 0 7 2 13 0 32
8:00 0 0 0 0 12 0 0 0 2 1 15 0 26
8:15 0 0 0 0 9 1 1 0 3 2 14 0 27
8:30 0 0 0 0 16 0 0 0 0 2 7 0 22
8:45 0 0 0 0 7 2 0 0 2 0 14 0 22
Total Volume: 0 0 0 0 80 5 10 0 22 12 78 0 207
Approach % 0% 0% 0% 0% 94% 6% 31% 0% 69% 13% 87% 0%
Peak Hr Begin: 7:30
PHV 0 0 0 0 41 1 2 0 14 9 47 0 114
PHF 0.891
1 2 3 4 5 6 7 8 9 10 11 12
Lanes: R T L R T L R T L R T L
16:00 0 0 0 0 10 2 2 0 0 6 21 0 36
16:15 0 0 0 0 15 0 0 0 2 3 17 0 33
16:30 0 0 0 0 9 1 1 0 1 3 20 0 31
16:45 0 0 0 0 6 0 1 0 2 1 12 0 19
17:00 0 0 0 0 16 3 2 0 2 6 20 0 43
17:15 0 0 0 0 10 0 2 0 5 3 20 0 35
17:30 0 0 0 0 14 0 1 0 2 3 20 0 35
17:45 0 0 0 0 10 2 1 0 0 1 18 0 29
Total Volume: 0 0 0 0 79 8 10 0 13 24 127 0 261
Approach % 0% 0% 0% 0% 91% 9% 43% 0% 57% 16% 84% 0%
Peak Hr Begin: 17:00
PHV 0 0 0 0 44 5 6 0 8 12 67 0 142
PHF 0.898 0.826
Eastbound

0.000 0.721 0.583
Totals:

Southbound Westbound
Totals:
8/5/2021
Southbound Westbound Northbound Eastbound

0.000 0.875 0.571 0.933
Northbound
3096
Location ID: 4
North/South: Mooney Blvd Date:

East/West: Pratt Rd City: Visalia, CA
1 2 3 4 5 6 7 8 9 10 11 12
Lanes: R T L R T L R T L R T L
7:00 0 0 0 0 0 0 0 0 15 17 0 0 28
7:15 0 0 0 0 0 0 0 0 9 8 0 0 15
7:30 0 0 0 0 0 0 0 0 14 12 0 0 22
7:45 0 0 0 0 0 0 0 0 14 13 0 0 23
8:00 0 0 0 0 0 0 0 0 12 16 0 0 24
8:15 0 0 0 0 0 0 0 0 8 15 0 0 20
8:30 0 0 0 0 0 0 0 0 15 6 0 0 18
8:45 0 0 0 0 0 0 0 0 12 14 0 0 22
Total Volume: 0 0 0 0 0 0 0 0 85 87 0 0 172
Approach % 0% 0% 0% 0% 0% 0% 0% 0% 100% 100% 0% 0%
Peak Hr Begin: 7:30
PHV 0 0 0 0 0 0 0 0 41 48 0 0 89
PHF 0.927
1 2 3 4 5 6 7 8 9 10 11 12
Lanes: R T L R T L R T L R T L
16:00 0 0 0 0 0 0 0 0 16 23 0 0 34
16:15 0 1 0 0 0 0 0 0 12 18 0 1 28
16:30 0 0 0 0 0 0 0 0 13 18 0 0 27
16:45 0 0 0 0 0 0 0 0 7 13 0 0 17
17:00 0 0 0 0 0 0 0 0 20 22 0 0 36
17:15 0 0 0 0 0 0 0 0 10 21 0 0 27
17:30 0 0 0 0 0 0 0 0 12 22 0 0 29
17:45 0 0 0 0 0 0 0 0 13 20 0 0 28
Total Volume: 0 1 0 0 0 0 0 0 88 136 0 1 226
Approach % 0% 0% 0% 0% 0% 0% 0% 0% 100% 99% 0% 1%
Peak Hr Begin: 17:00
PHV 0 0 0 0 0 0 0 0 47 73 0 0 120
PHF 0.961 0.833
Eastbound

0.000 0.000 0.691
Totals:

Southbound Westbound
Totals:
8/5/2021
Southbound Westbound Northbound Eastbound

0.000 0.000 0.854 0.857
Northbound
3097
Location ID: 5
North/South: N Demaree St Date:

East/West: River Way Dr City: Visalia, CA
1 2 3 4 5 6 7 8 9 10 11 12
Lanes: R T L R T L R T L R T L
7:00 2 49 0 0 0 0 0 54 1 1 0 0 94
7:15 0 38 0 0 0 0 0 83 2 7 0 2 115
7:30 0 59 0 0 0 0 0 77 0 7 0 0 124
7:45 0 61 0 0 0 0 0 69 0 14 0 2 127
8:00 0 44 0 0 0 0 0 52 2 3 0 0 88
8:15 0 41 0 0 0 0 0 46 3 3 0 0 82
8:30 0 48 0 0 0 0 0 48 3 9 0 0 95
8:45 0 43 0 0 0 0 0 35 1 5 0 0 72
Total Volume: 2 333 0 0 0 0 0 403 12 43 0 4 797
Approach % 1% 99% 0% 0% 0% 0% 0% 97% 3% 91% 0% 9%
Peak Hr Begin: 7:00
PHV 2 180 0 0 0 0 0 246 3 25 0 4 460
PHF 0.906
1 2 3 4 5 6 7 8 9 10 11 12
Lanes: R T L R T L R T L R T L
16:00 2 49 0 0 0 0 0 54 1 1 0 0 166
16:15 0 38 0 0 0 0 0 83 2 7 0 2 130
16:30 0 59 0 0 0 0 0 77 0 7 0 0 122
16:45 0 61 0 0 0 0 0 69 0 14 0 2 130
17:00 0 44 0 0 0 0 0 52 2 3 0 0 161
17:15 0 41 0 0 0 0 0 46 3 3 0 0 127
17:30 0 48 0 0 0 0 0 48 3 9 0 0 143
17:45 0 43 0 0 0 0 0 35 1 5 0 0 126
Total Volume: 5 528 0 0 0 0 0 462 59 45 0 6 1105
Approach % 1% 99% 0% 0% 0% 0% 0% 89% 11% 88% 0% 12%
Peak Hr Begin: 16:45
PHV 4 259 0 0 0 0 0 245 30 18 0 5 561
PHF 0.719 0.871
Eastbound

0.843 0.000 0.917
Totals:

Southbound Westbound
Totals:
8/5/2021
Southbound Westbound Northbound Eastbound

0.858 0.000 0.841 0.518
Northbound
3098
Location ID: 6
North/South: N Chinowith St Date:

East/West: River Way Dr City: Visalia, CA
1 2 3 4 5 6 7 8 9 10 11 12
Lanes: R T L R T L R T L R T L
7:00 0 0 0 1 0 0 0 0 0 0 0 0 1
7:15 0 0 1 1 0 0 0 0 0 0 0 0 2
7:30 0 0 1 0 0 0 0 0 0 0 0 0 1
7:45 0 0 3 0 0 0 0 0 0 0 0 0 3
8:00 0 0 0 0 0 0 0 0 0 0 0 0 0
8:15 0 0 0 1 1 0 0 0 0 0 0 0 2
8:30 1 0 1 1 0 0 0 0 0 0 1 0 4
8:45 0 0 0 0 1 0 0 0 0 0 1 0 2
Total Volume: 1 0 6 4 2 0 0 0 0 0 2 0 15
Approach % 14% 0% 86% 67% 33% 0% 0% 0% 0% 0% 100% 0%
Peak Hr Begin: 7:45
PHV 1 0 4 2 1 0 0 0 0 0 1 0 9
PHF 0.563
1 2 3 4 5 6 7 8 9 10 11 12
Lanes: R T L R T L R T L R T L
16:00 0 0 1 3 0 0 0 0 0 0 0 0 4
16:15 0 0 3 1 0 0 0 0 0 0 0 0 4
16:30 0 0 0 1 0 0 0 0 0 0 0 0 1
16:45 0 0 0 2 0 0 0 0 0 0 0 0 2
17:00 0 0 2 0 0 0 0 0 0 0 0 0 2
17:15 0 0 0 2 0 0 0 0 0 0 0 0 2
17:30 0 0 3 1 1 0 0 0 0 0 1 0 6
17:45 0 0 2 1 0 0 0 0 0 0 0 0 3
Total Volume: 0 0 11 11 1 0 0 0 0 0 1 0 24
Approach % 0% 0% 100% 92% 8% 0% 0% 0% 0% 0% 100% 0%
Peak Hr Begin: 17:00
PHV 0 0 7 4 1 0 0 0 0 0 1 0 13
PHF 0.250 0.542
Eastbound

0.583 0.625 0.000
Totals:

Southbound Westbound
Totals:
8/5/2021
Southbound Westbound Northbound Eastbound

0.417 0.375 0.000 0.250
Northbound
3099
Metro Traffic Data Inc.
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:

Ruettgers & Schuler Civil Engineers
800-975-6938 Phone/Fax 1800 30th St, Ste 260
www.metrotrafficdata.com Bakersfield, CA 93301

LOCATION LATITUDE

COUNTY LONGITUDE

COLLECTION DATE WEATHER
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:00 AM - 7:15 AM 0 0 65 8 1 0 4 35 0 3 0 0 0 0 0 0 6 0 8 2 7:15 AM - 7:30 AM 0 0 68 4 0 0 7 59 0 3 0 0 0 0 0 0 9 0 14 1 7:30 AM - 7:45 AM 0 0 76 8 1 0 7 45 0 3 0 0 0 0 0 0 13 0 7 1 7:45 AM - 8:00 AM 0 0 67 12 1 0 7 54 0 2 0 0 0 0 0 0 12 0 22 1 8:00 AM - 8:15 AM 0 0 35 4 0 0 4 55 0 2 0 0 0 0 0 0 13 0 16 0 8:15 AM - 8:30 AM 0 0 53 6 1 0 7 35 0 3 0 0 0 0 0 0 6 0 6 2 8:30 AM - 8:45 AM 0 0 41 7 2 0 1 45 0 0 0 0 0 0 0 0 8 0 4 1 8:45 AM - 9:00 AM 0 0 44 6 2 0 6 53 0 2 0 0 0 0 0 0 3 0 8 0 TOTAL 0 0 386 48 8 0 38 327 0 18 0 0 0 0 0 0 60 0 74 8
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 4:00 PM - 4:15 PM 0 0 49 24 2 0 14 69 0 1 0 0 0 0 0 0 6 0 4 1 4:15 PM - 4:30 PM 0 0 57 18 1 0 4 64 0 2 0 0 0 0 0 0 7 0 8 0 4:30 PM - 4:45 PM 0 0 60 23 0 0 14 70 0 0 0 0 0 0 0 0 9 0 6 0 4:45 PM - 5:00 PM 0 0 37 21 0 0 18 78 0 3 0 0 0 0 0 0 4 0 3 0 5:00 PM - 5:15 PM 0 0 44 18 1 0 6 71 0 0 0 0 0 0 0 0 4 0 8 0 5:15 PM - 5:30 PM 0 0 55 18 2 0 11 53 0 0 0 0 0 0 0 0 18 0 3 0 5:30 PM - 5:45 PM 0 0 57 25 0 0 7 46 0 0 0 0 0 0 0 0 9 0 9 0 5:45 PM - 6:00 PM 0 0 55 22 1 0 12 59 0 0 0 0 0 0 0 0 4 0 4 0 TOTAL 0 0 357 145 7 0 73 441 0 6 0 0 0 0 0 0 54 0 41 1
PEAK HOUR U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:15 AM - 8:15 AM 0 0 212 25 2 0 22 183 0 10 0 0 0 0 0 0 40 0 51 3 4:00 PM - 5:00 PM 0 0 176 74 3 0 43 243 0 6 0 0 0 0 0 0 23 0 19 1 PHF Trucks PHF
AM 0.894 2.8% PM 0 243 43 0 0.872
PM 0.915 1.7% AM 0 183 22 0 0.899
PHF ##### #####
AM PM
0 0 51 19
0 0 0 0
0 0 40 23
0 0 0 0
PM AM
PHF

0.784 0.808 PHF

0.823 0 0 212 25 AM

0.868 0 0 176 74 PM
Southbound
Southbound Eastbound
Northbound Eastbound Westbound
Northbound Southbound Eastbound Westbound

Page 1 of 3 ends

Pratt Rd
Northbound Westbound
Demaree St
Demaree St
Turning Movement Report
Demaree St @ Pratt Rd
Tulare
Wednesday, June 02, 2021 Clear

36.3656
-119.3321
3100
Metro Traffic Data Inc.
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:

Ruettgers & Schuler Civil Engineers
800-975-6938 Phone/Fax 1800 30th St, Ste 260
www.metrotrafficdata.com Bakersfield, CA 93301

LOCATION LATITUDE

COUNTY LONGITUDE

COLLECTION DATE WEATHER
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:00 AM - 7:15 AM 0 0 69 7 1 0 1 42 0 4 0 0 0 0 0 0 23 0 2 0 7:15 AM - 7:30 AM 0 0 64 4 0 0 4 68 0 3 0 0 0 0 0 0 34 0 7 1 7:30 AM - 7:45 AM 0 0 76 18 1 0 1 74 0 3 0 0 0 0 0 0 29 0 6 0 7:45 AM - 8:00 AM 0 0 71 16 2 0 1 70 0 1 0 0 0 0 0 0 25 0 6 0 8:00 AM - 8:15 AM 0 0 42 15 0 0 2 71 0 2 0 0 0 0 0 0 29 0 2 0 8:15 AM - 8:30 AM 0 0 60 13 1 0 0 50 0 1 0 0 0 0 0 0 25 0 2 1 8:30 AM - 8:45 AM 0 0 46 6 2 0 4 57 0 1 0 0 0 0 0 0 26 0 1 0 8:45 AM - 9:00 AM 0 0 47 16 2 0 2 64 0 1 0 0 0 0 0 0 22 0 2 0 TOTAL 0 0 411 82 9 0 15 430 0 16 0 0 0 0 0 0 185 0 25 2 Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 4:00 PM - 4:15 PM 1 0 83 24 2 0 3 91 0 3 0 0 0 0 0 0 37 0 0 0 4:15 PM - 4:30 PM 0 0 76 35 1 0 1 71 0 2 0 0 0 0 0 0 15 0 2 0 4:30 PM - 4:45 PM 0 0 81 33 0 0 7 82 0 0 0 0 0 0 0 0 14 0 2 0 4:45 PM - 5:00 PM 0 0 64 37 0 0 2 88 0 3 0 0 0 0 0 0 22 0 1 0 5:00 PM - 5:15 PM 0 0 69 43 0 0 0 83 0 0 0 0 0 0 0 0 25 0 0 0 5:15 PM - 5:30 PM 0 0 83 30 1 0 1 71 0 0 0 0 0 0 0 0 22 0 2 0 5:30 PM - 5:45 PM 0 0 89 33 0 0 2 57 0 0 0 0 0 0 0 0 21 0 2 0 5:45 PM - 6:00 PM 0 0 71 30 1 0 3 71 0 0 0 0 0 0 0 0 21 0 1 0 TOTAL 1 0 533 228 5 0 18 533 0 8 0 0 0 0 0 0 153 0 10 0 PEAK HOUR U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:15 AM - 8:15 AM 0 0 218 46 3 0 8 246 0 9 0 0 0 0 0 0 101 0 18 1 4:00 PM - 5:00 PM 1 0 262 111 3 0 12 288 0 8 0 0 0 0 0 0 76 0 5 0 PHF Trucks PHF
AM 0.910 2.0% PM 0 288 12 0 0.915
PM 0.907 1.5% AM 0 246 8 0 0.977
PHF ##### #####
AM PM
0 0 18 5
0 0 0 0
0 0 101 76
0 0 0 0
PM AM
PHF

0.85 0.633 PHF

0.825 0 0 218 46 AM

0.954 1 0 262 111 PM
Southbound
Southbound Eastbound
Northbound Eastbound Westbound
Northbound Southbound Eastbound Westbound

Page 1 of 3 ends

Shannon Pkwy
Northbound Westbound
Demaree St
Demaree St
Turning Movement Report
Demaree St @ Shannon Pkwy
Tulare
Wednesday, June 02, 2021 Clear

36.3616
-119.3321
3101
Metro Traffic Data Inc.
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:

Ruettgers & Schuler Civil Engineers
800-975-6938 Phone/Fax 1800 30th St, Ste 260
www.metrotrafficdata.com Bakersfield, CA 93301

LOCATION LATITUDE

COUNTY LONGITUDE

COLLECTION DATE WEATHER
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:00 AM - 7:15 AM 1 18 14 13 1 0 3 15 4 1 0 2 29 1 3 0 24 89 2 3 7:15 AM - 7:30 AM 0 8 15 13 1 0 4 23 4 1 0 7 43 2 4 0 27 71 9 1 7:30 AM - 7:45 AM 0 7 22 23 2 0 3 29 8 4 0 13 42 4 7 0 46 85 9 1 7:45 AM - 8:00 AM 0 12 33 33 1 0 3 45 11 0 0 8 42 6 2 0 42 97 16 0 8:00 AM - 8:15 AM 0 11 64 20 2 1 29 43 26 1 0 43 61 14 8 0 30 87 45 3 8:15 AM - 8:30 AM 0 3 34 36 1 0 29 69 24 0 0 14 62 8 6 1 25 76 19 4 8:30 AM - 8:45 AM 0 9 21 18 2 0 2 15 1 0 0 2 46 6 0 0 30 61 6 4 8:45 AM - 9:00 AM 0 6 9 21 2 0 1 13 2 4 0 0 47 9 2 0 27 45 3 0 TOTAL 1 63 182 151 12 1 66 218 71 11 0 77 322 44 29 1 219 529 95 16 Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 4:00 PM - 4:15 PM 0 6 25 42 1 0 19 24 3 0 0 4 124 16 2 1 35 68 13 2 4:15 PM - 4:30 PM 0 7 15 53 0 0 3 13 6 0 0 8 113 16 1 0 37 71 2 2 4:30 PM - 4:45 PM 0 14 22 54 0 0 3 6 7 0 0 1 117 21 1 0 36 67 4 2 4:45 PM - 5:00 PM 2 8 24 38 0 0 3 14 1 0 0 1 113 14 0 0 42 54 2 2 5:00 PM - 5:15 PM 1 11 20 47 1 0 3 7 4 0 0 3 140 19 1 0 34 62 1 1 5:15 PM - 5:30 PM 1 9 25 42 0 0 8 12 2 0 0 3 129 12 1 0 37 65 6 0 5:30 PM - 5:45 PM 1 16 26 37 1 0 1 13 3 0 0 3 105 22 0 2 26 69 8 0 5:45 PM - 6:00 PM 1 20 16 24 0 1 2 7 4 0 0 1 99 35 0 0 36 74 7 1 TOTAL 6 78 151 290 3 1 38 82 28 0 0 23 813 133 6 3 244 459 38 10 PEAK HOUR U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:30 AM - 8:30 AM 0 28 131 96 6 1 56 161 60 5 0 67 179 28 20 1 124 298 77 8 4:00 PM - 5:00 PM 2 30 75 160 1 0 25 49 15 0 0 13 404 58 4 1 129 225 19 8 PHF Trucks PHF
AM 0.799 3.0% PM 15 49 25 0 0.556
PM 0.916 1.1% AM 60 161 56 1 0.656
PHF 0.95 0.672
AM PM
0 0 77 19
13 67 298 225
404 179 124 129
58 28 1 1
PM AM
PHF

0.893 0.926 PHF

0.787 0 28 131 96 AM

0.867 2 30 75 160 PM
Turning Movement Report
Riggin Ave @ Akers St
Tulare
Thursday, May 27, 2021 Clear

36.3566
-119.3500

Page 1 of 3 ends

Riggin Ave
Northbound Westbound
Riggin Ave
Akers St
Akers St
Southbound
Southbound Eastbound
Northbound Eastbound Westbound
Northbound Southbound Eastbound Westbound
3102
Metro Traffic Data Inc.
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:

Ruettgers & Schuler Civil Engineers
800-975-6938 Phone/Fax 1800 30th St, Ste 260
www.metrotrafficdata.com Bakersfield, CA 93301

LOCATION LATITUDE

COUNTY LONGITUDE

COLLECTION DATE WEATHER
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:00 AM - 7:15 AM 0 3 0 1 0 0 0 0 0 0 0 0 44 1 6 0 4 111 0 0 7:15 AM - 7:30 AM 0 6 0 3 0 0 0 0 0 0 0 0 61 3 3 0 4 113 0 2 7:30 AM - 7:45 AM 0 6 0 7 0 0 0 0 0 0 0 0 76 1 7 0 3 147 0 2 7:45 AM - 8:00 AM 0 1 0 3 0 0 0 0 0 0 0 0 83 12 0 0 3 156 0 4 8:00 AM - 8:15 AM 0 7 0 9 0 0 0 0 0 0 0 0 118 3 7 0 9 137 0 6 8:15 AM - 8:30 AM 0 4 0 6 0 0 0 0 0 0 0 0 122 4 7 0 8 114 0 4 8:30 AM - 8:45 AM 0 6 0 7 0 0 0 0 0 0 0 0 69 2 0 0 1 83 0 3 8:45 AM - 9:00 AM 0 2 0 3 0 0 0 0 0 0 0 0 72 0 6 0 2 71 0 0 TOTAL 0 31 0 35 0 0 0 0 0 0 0 0 558 24 31 0 32 807 0 20 Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 4:00 PM - 4:15 PM 0 4 0 8 0 0 0 0 0 0 0 0 184 11 3 0 8 118 0 2 4:15 PM - 4:30 PM 0 2 0 8 0 0 0 0 0 0 0 0 160 7 0 0 4 110 0 2 4:30 PM - 4:45 PM 0 3 0 4 0 0 0 0 0 0 0 0 165 7 2 0 7 110 0 3 4:45 PM - 5:00 PM 0 2 0 7 0 0 0 0 0 0 0 0 153 11 0 0 9 88 0 1 5:00 PM - 5:15 PM 0 1 0 4 0 0 0 0 0 0 0 0 194 4 2 0 2 103 0 1 5:15 PM - 5:30 PM 0 4 0 15 0 0 0 0 0 0 0 0 166 12 1 0 6 107 0 0 5:30 PM - 5:45 PM 0 6 0 8 0 0 0 0 0 0 0 0 150 3 0 0 6 106 0 1 5:45 PM - 6:00 PM 0 6 0 7 0 0 0 0 0 0 0 0 123 14 0 0 6 112 0 0 TOTAL 0 26 0 54 0 0 0 0 0 0 0 0 1121 59 8 0 42 739 0 10 PEAK HOUR U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:30 AM - 8:30 AM 0 16 0 22 0 0 0 0 0 0 0 0 344 18 18 0 21 479 0 15 4:00 PM - 5:00 PM 0 11 0 24 0 0 0 0 0 0 0 0 573 30 5 0 25 368 0 8 PHF Trucks PHF
AM 0.918 3.7% PM 0 0 0 0 #####
PM 0.895 1.3% AM 0 0 0 0 #####
PHF 0.897 0.83
AM PM
0 0 0 0
0 0 479 368
573 344 21 25
30 18 0 0
PM AM
PHF

0.906 0.901 PHF

0.679 0 16 0 22 AM

0.795 0 11 0 24 PM
Southbound
Southbound Eastbound
Northbound Eastbound Westbound
Northbound Southbound Eastbound Westbound

Page 1 of 3 ends

Riggin Ave
Northbound Westbound
Riggin Ave
Linwood St
Turning Movement Report
Riggin Ave @ Linwood St
Tulare
Thursday, May 27, 2021 Clear

36.3565
-119.3410
3103
Metro Traffic Data Inc.
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:

Ruettgers & Schuler Civil Engineers
800-975-6938 Phone/Fax 1800 30th St, Ste 260
www.metrotrafficdata.com Bakersfield, CA 93301

LOCATION LATITUDE

COUNTY LONGITUDE

COLLECTION DATE WEATHER
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:00 AM - 7:15 AM 0 7 66 9 0 0 3 48 26 0 0 8 25 14 3 1 27 72 4 3 7:15 AM - 7:30 AM 0 13 66 14 6 0 7 50 24 1 1 13 38 16 2 3 47 78 8 1 7:30 AM - 7:45 AM 0 13 83 19 6 0 7 85 33 3 0 33 54 20 7 4 42 89 14 3 7:45 AM - 8:00 AM 0 18 76 29 1 0 4 96 25 1 0 24 61 18 0 4 38 108 7 0 8:00 AM - 8:15 AM 0 19 60 26 3 0 9 76 30 3 0 23 78 22 7 4 39 83 9 4 8:15 AM - 8:30 AM 0 15 89 30 3 0 8 62 26 2 0 23 91 15 7 3 56 72 7 4 8:30 AM - 8:45 AM 0 8 47 16 2 0 6 44 16 2 0 21 43 14 0 12 45 53 7 7 8:45 AM - 9:00 AM 0 8 54 15 4 0 4 59 15 1 0 20 50 15 6 7 38 44 2 0 TOTAL 0 86 467 137 23 0 43 451 170 13 1 142 381 115 28 35 288 519 51 21 Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 4:00 PM - 4:15 PM 0 16 101 37 1 0 21 70 21 1 0 46 112 20 1 1 59 83 7 1 4:15 PM - 4:30 PM 0 13 120 37 3 0 13 79 18 2 0 42 103 21 2 19 48 90 8 2 4:30 PM - 4:45 PM 0 15 80 39 2 0 12 79 20 1 0 36 113 19 1 16 71 80 9 2 4:45 PM - 5:00 PM 0 16 95 38 2 0 13 65 15 2 0 43 105 19 0 14 65 69 7 1 5:00 PM - 5:15 PM 0 21 100 58 1 0 12 69 21 0 0 47 124 22 2 15 56 74 2 1 5:15 PM - 5:30 PM 0 15 108 32 2 0 12 82 24 0 0 43 125 24 1 19 65 77 6 1 5:30 PM - 5:45 PM 0 18 114 45 3 0 14 84 19 1 0 25 89 15 0 23 60 81 6 1 5:45 PM - 6:00 PM 0 13 85 32 3 0 16 49 30 0 0 44 84 16 0 14 42 84 12 1 TOTAL 0 109 695 274 17 0 96 500 144 7 0 282 740 134 7 104 403 552 49 10 PEAK HOUR U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:30 AM - 8:30 AM 0 55 266 90 12 0 25 276 99 9 0 89 245 64 18 15 151 306 32 11 4:45 PM - 5:45 PM 0 60 361 149 8 0 43 260 68 3 0 137 383 69 3 61 212 260 18 4 PHF Trucks PHF
AM 0.973 2.9% PM 68 260 43 0 0.909
PM 0.955 0.9% AM 99 276 25 0 0.917
PHF 0.882 0.888
AM PM
0 0 32 18
137 89 306 260
383 245 151 212
69 64 15 61
PM AM
PHF

0.92 0.937 PHF

0.886 0 55 266 90 AM

0.925 0 60 361 149 PM
Southbound
Southbound Eastbound
Northbound Eastbound Westbound
Northbound Southbound Eastbound Westbound

Page 1 of 3 ends

Riggin Ave
Northbound Westbound
Riggin Ave
Demaree St
Demaree St
Turning Movement Report
Riggin Ave @ Demaree St
Tulare
Thursday, May 27, 2021 Clear

36.3565
-119.3320
3104
Metro Traffic Data Inc.
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:

Ruettgers & Schuler Civil Engineers
800-975-6938 Phone/Fax 1800 30th St, Ste 260
www.metrotrafficdata.com Bakersfield, CA 93301

LOCATION LATITUDE

COUNTY LONGITUDE

COLLECTION DATE WEATHER
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:00 AM - 7:15 AM 0 11 14 8 4 0 3 32 11 4 0 1 1 8 3 0 30 6 12 2 7:15 AM - 7:30 AM 0 10 21 17 3 0 1 35 7 4 0 0 0 2 1 0 39 1 11 0 7:30 AM - 7:45 AM 0 11 18 14 6 0 9 55 7 4 0 2 2 10 4 0 29 6 9 0 7:45 AM - 8:00 AM 0 19 23 30 4 0 2 77 11 4 0 2 0 2 3 0 34 10 17 0 8:00 AM - 8:15 AM 0 10 30 22 6 0 8 47 8 6 0 1 3 8 3 0 29 6 13 3 8:15 AM - 8:30 AM 1 15 23 22 3 0 10 28 4 4 0 6 2 6 7 0 21 4 18 2 8:30 AM - 8:45 AM 0 8 26 20 8 0 7 24 7 3 0 2 2 6 1 0 17 3 9 1 8:45 AM - 9:00 AM 0 15 24 9 10 0 9 26 6 6 0 4 0 7 4 0 18 6 13 0 TOTAL 1 90 163 128 40 0 44 295 54 33 0 17 10 43 25 0 195 37 92 8 Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 4:00 PM - 4:15 PM 0 12 52 32 4 0 7 37 6 1 0 13 10 19 6 0 20 2 8 2 4:15 PM - 4:30 PM 0 4 30 21 2 0 8 19 4 3 0 7 9 22 1 0 9 2 10 0 4:30 PM - 4:45 PM 0 6 52 32 1 0 9 35 0 0 0 12 15 37 1 0 11 4 12 0 4:45 PM - 5:00 PM 0 2 34 20 0 0 4 42 2 2 0 9 7 7 2 0 4 0 8 0 5:00 PM - 5:15 PM 0 1 55 30 1 0 12 18 0 0 0 11 12 30 0 0 9 1 7 0 5:15 PM - 5:30 PM 0 3 45 20 2 0 7 23 1 1 0 4 7 2 0 0 10 1 11 0 5:30 PM - 5:45 PM 0 2 53 30 1 0 7 26 1 0 0 10 1 17 0 0 14 0 8 0 5:45 PM - 6:00 PM 0 1 30 28 1 0 7 22 7 2 0 4 1 9 1 0 13 2 7 0 TOTAL 0 29 318 192 12 0 54 202 19 9 0 64 56 129 10 0 82 12 63 2 PEAK HOUR U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:30 AM - 8:30 AM 1 50 85 80 17 0 26 188 27 17 0 10 7 23 16 0 102 23 51 5 4:00 PM - 5:00 PM 0 22 152 95 7 0 25 121 11 6 0 37 37 77 9 0 40 8 34 2 PHF Trucks PHF
AM 0.817 8.2% PM 11 121 25 0 0.872
PM 0.804 3.6% AM 27 188 26 0 0.735
PHF 0.64 0.769
AM PM
0 0 51 34
37 10 23 8
37 7 102 40
77 23 0 0
PM AM
PHF

0.8 0.759 PHF

0.831 1 50 85 80 AM

0.773 0 22 152 95 PM
Turning Movement Report
Ferguson Ave @ Shirk Rd
Tulare
Thursday, May 27, 2021 Clear

36.3510
-119.3678

Page 1 of 3 ends

Ferguson Ave
Northbound Westbound
Sunnyview Ave
Shirk Rd
Shirk Rd
Southbound
Southbound Eastbound
Northbound Eastbound Westbound
Northbound Southbound Eastbound Westbound
3105
Metro Traffic Data Inc.
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:

Ruettgers & Schuler Civil Engineers
800-975-6938 Phone/Fax 1800 30th St, Ste 260
www.metrotrafficdata.com Bakersfield, CA 93301

LOCATION LATITUDE

COUNTY LONGITUDE

COLLECTION DATE WEATHER
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:00 AM - 7:15 AM 0 3 30 9 1 0 8 4 8 2 0 2 19 3 1 0 9 30 4 1 7:15 AM - 7:30 AM 0 2 37 13 0 0 6 0 6 0 0 2 18 2 0 0 9 37 2 1 7:30 AM - 7:45 AM 0 1 44 17 0 0 11 4 10 1 0 3 36 0 2 0 4 44 2 0 7:45 AM - 8:00 AM 0 0 68 13 0 0 13 7 11 0 0 4 23 1 1 0 15 68 8 0 8:00 AM - 8:15 AM 0 2 62 21 1 0 8 3 26 1 0 11 44 0 2 0 9 62 4 0 8:15 AM - 8:30 AM 0 1 53 10 0 0 7 4 17 1 0 11 45 0 2 0 9 53 1 2 8:30 AM - 8:45 AM 0 1 22 8 0 0 6 0 6 0 0 6 28 3 0 0 6 22 4 0 8:45 AM - 9:00 AM 0 0 31 14 2 0 4 2 3 0 0 1 15 0 3 0 9 31 1 0 TOTAL 0 10 315 95 4 0 56 23 78 5 0 37 207 9 11 0 63 315 25 4 Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 4:00 PM - 4:15 PM 0 1 34 18 1 0 7 2 6 1 0 6 59 0 0 0 15 34 13 0 4:15 PM - 4:30 PM 0 0 37 13 0 0 10 2 6 0 0 4 42 1 0 0 8 37 7 0 4:30 PM - 4:45 PM 0 2 34 13 0 0 9 3 2 0 0 7 54 3 0 0 12 34 9 1 4:45 PM - 5:00 PM 0 2 19 6 0 0 3 2 1 0 0 7 29 0 0 0 9 19 13 1 5:00 PM - 5:15 PM 0 0 34 15 0 0 7 7 4 0 0 6 44 1 0 0 13 34 12 0 5:15 PM - 5:30 PM 0 0 30 6 0 0 6 7 4 0 0 7 32 1 1 0 19 30 8 0 5:30 PM - 5:45 PM 0 0 31 13 0 0 7 10 1 0 0 3 39 7 0 0 13 31 10 0 5:45 PM - 6:00 PM 0 1 21 14 0 0 7 6 7 0 0 6 32 0 0 0 12 21 9 0 TOTAL 0 6 218 89 1 0 49 35 28 1 0 40 300 12 1 0 92 218 73 2 PEAK HOUR U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:30 AM - 8:30 AM 0 4 206 55 1 0 35 17 58 3 0 27 135 1 7 0 34 206 14 2 4:00 PM - 5:00 PM 0 5 113 45 1 0 26 9 13 1 0 21 167 4 0 0 40 113 38 2 PHF Trucks PHF
AM 0.865 1.6% PM 13 9 26 0 0.75
PM 0.839 0.7% AM 58 17 35 0 0.809
PHF 0.814 0.799
AM PM
0 0 14 38
21 27 206 113
167 135 34 40
4 1 0 0
PM AM
PHF

0.765 0.838 PHF

0.86 0 4 206 55 AM

0.849 0 5 113 45 PM
Turning Movement Report
Ferguson Ave @ Roeben St
Tulare
Thursday, May 27, 2021 Clear

36.3511
-119.3589

Page 1 of 3 ends

Ferguson Ave
Northbound Westbound
Ferguson Ave
Roeben St
Roeben St
Southbound
Southbound Eastbound
Northbound Eastbound Westbound
Northbound Southbound Eastbound Westbound
3106
Metro Traffic Data Inc.
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:

Ruettgers & Schuler Civil Engineers
800-975-6938 Phone/Fax 1800 30th St, Ste 260
www.metrotrafficdata.com Bakersfield, CA 93301

LOCATION LATITUDE

COUNTY LONGITUDE

COLLECTION DATE WEATHER
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:00 AM - 7:15 AM 0 12 1 1 0 0 7 12 6 0 0 1 15 15 0 0 3 33 3 0 7:15 AM - 7:30 AM 0 20 2 1 1 0 4 12 8 1 1 3 29 16 1 0 3 41 2 0 7:30 AM - 7:45 AM 0 18 11 1 0 0 1 9 18 2 0 3 33 8 2 0 1 58 2 0 7:45 AM - 8:00 AM 0 27 3 15 0 0 11 20 20 0 0 2 46 20 1 0 4 83 4 0 8:00 AM - 8:15 AM 0 39 16 24 1 0 15 37 8 0 0 4 46 32 0 0 12 58 20 0 8:15 AM - 8:30 AM 0 33 16 13 0 0 2 14 7 1 0 15 30 32 3 0 9 54 13 0 8:30 AM - 8:45 AM 0 11 6 2 1 0 1 6 4 0 0 2 24 9 0 0 0 21 3 0 8:45 AM - 9:00 AM 0 14 3 0 0 0 1 9 4 0 0 2 27 9 1 0 3 41 3 0 TOTAL 0 149 51 50 3 0 37 102 65 4 1 30 217 121 8 0 32 334 45 0 Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 4:00 PM - 4:15 PM 0 16 9 3 0 0 9 12 8 0 0 11 58 32 0 0 3 53 9 0 4:15 PM - 4:30 PM 0 13 3 4 0 0 2 14 7 0 0 18 61 20 0 0 7 35 8 0 4:30 PM - 4:45 PM 0 20 2 6 0 0 6 24 4 0 0 14 62 24 1 0 0 44 4 1 4:45 PM - 5:00 PM 0 21 11 0 0 0 4 8 6 0 0 13 48 25 0 0 3 30 4 1 5:00 PM - 5:15 PM 0 13 8 2 0 0 3 15 8 0 0 8 82 26 1 0 6 30 13 0 5:15 PM - 5:30 PM 0 16 9 1 0 0 3 16 2 0 0 15 66 21 0 0 1 32 13 0 5:30 PM - 5:45 PM 0 14 11 4 0 0 8 15 3 0 0 18 53 36 0 0 6 39 4 0 5:45 PM - 6:00 PM 0 11 4 2 0 0 7 19 2 0 0 8 59 24 0 0 9 34 8 0 TOTAL 0 106 50 21 0 0 38 106 36 0 0 89 423 180 2 0 31 255 56 2 PEAK HOUR U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:30 AM - 8:30 AM 0 101 40 46 1 0 25 69 45 3 0 22 134 78 6 0 23 218 34 0 5:00 PM - 6:00 PM 0 46 28 9 0 0 19 56 14 0 0 42 224 93 1 0 19 116 33 0 PHF Trucks PHF
AM 0.776 1.2% PM 14 56 19 0 0.927
PM 0.940 0.1% AM 45 69 25 0 0.668
PHF 0.889 0.824
AM PM
0 0 34 33
42 22 218 116
224 134 23 19
93 78 0 0
PM AM
PHF

0.859 0.955 PHF

0.678 0 101 40 46 AM

0.830 0 46 28 9 PM
Southbound
Southbound Eastbound
Northbound Eastbound Westbound
Northbound Southbound Eastbound Westbound

Page 1 of 3 ends

Ferguson Ave
Northbound Westbound
Ferguson Ave
Linwood St
Linwood St
Turning Movement Report
Ferguson Ave @ Linwood St
Tulare
Thursday, May 27, 2021 Clear

36.3490
-119.3410
3107
Metro Traffic Data Inc.
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:

Ruettgers & Schuler Civil Engineers
800-975-6938 Phone/Fax 1800 30th St, Ste 260
www.metrotrafficdata.com Bakersfield, CA 93301

LOCATION LATITUDE

COUNTY LONGITUDE

COLLECTION DATE WEATHER
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:00 AM - 7:15 AM 0 4 81 18 0 0 3 97 7 2 0 7 8 4 0 0 34 23 1 0 7:15 AM - 7:30 AM 0 7 77 13 4 0 2 118 6 0 0 8 20 12 0 0 47 32 7 0 7:30 AM - 7:45 AM 0 14 99 19 4 0 7 148 12 3 0 7 15 11 1 0 46 43 8 0 7:45 AM - 8:00 AM 0 14 107 24 1 0 8 170 9 0 0 8 33 12 0 0 46 65 3 0 8:00 AM - 8:15 AM 0 16 102 33 3 0 15 129 15 3 0 15 22 41 0 0 43 33 13 0 8:15 AM - 8:30 AM 0 15 107 29 3 0 4 137 13 3 0 9 21 27 2 0 30 29 11 0 8:30 AM - 8:45 AM 0 3 72 18 3 0 2 112 4 7 0 3 14 9 0 0 32 16 3 0 8:45 AM - 9:00 AM 0 9 66 18 4 0 0 107 6 1 0 6 13 9 1 0 18 26 3 0 TOTAL 0 72 615 146 22 0 37 881 62 18 0 55 125 108 4 0 255 230 43 0 Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 4:00 PM - 4:15 PM 0 12 142 37 1 0 6 142 4 2 0 14 39 18 0 0 34 47 3 0 4:15 PM - 4:30 PM 0 15 162 39 3 0 8 123 11 2 0 12 46 7 0 0 27 20 1 0 4:30 PM - 4:45 PM 0 14 141 30 2 0 3 159 6 3 0 14 47 19 1 0 30 36 6 1 4:45 PM - 5:00 PM 0 8 151 38 2 0 6 141 7 2 0 12 36 16 0 0 32 23 8 0 5:00 PM - 5:15 PM 0 18 171 47 1 0 6 140 8 2 0 21 62 12 0 0 25 21 9 0 5:15 PM - 5:30 PM 0 21 170 53 2 0 11 156 7 2 0 15 43 18 0 0 26 16 7 0 5:30 PM - 5:45 PM 0 11 164 43 3 0 8 152 13 1 0 13 27 9 0 0 23 39 6 1 5:45 PM - 6:00 PM 0 14 135 25 2 0 3 106 12 2 0 14 43 9 0 0 27 21 4 0 TOTAL 0 96 1070 270 16 0 44 968 58 16 0 98 298 92 1 0 195 193 39 2 PEAK HOUR U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:30 AM - 8:30 AM 0 51 359 90 11 0 30 505 42 9 0 34 78 78 3 0 143 146 30 0 4:45 PM - 5:45 PM 0 49 568 156 8 0 26 510 30 7 0 52 146 47 0 0 92 86 26 1 PHF Trucks PHF
AM 0.918 1.5% PM 30 510 26 0 0.943
PM 0.955 0.9% AM 42 505 30 0 0.89
PHF 0.747 0.709
AM PM
0 0 30 26
52 34 146 86
146 78 143 92
47 78 0 0
PM AM
PHF

0.806 0.864 PHF

0.954 0 51 359 90 AM

0.920 0 49 568 156 PM
Southbound
Southbound Eastbound
Northbound Eastbound Westbound
Northbound Southbound Eastbound Westbound

Page 1 of 3 ends

Ferguson Ave
Northbound Westbound
Ferguson Ave
Demaree St
Demaree St
Turning Movement Report
Ferguson Ave @ Demaree St
Tulare
Thursday, May 27, 2021 Clear

36.3491
-119.3319
3108
Metro Traffic Data Inc.
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:

Ruettgers & Schuler Civil Engineers
800-975-6938 Phone/Fax 1800 30th St, Ste 260
www.metrotrafficdata.com Bakersfield, CA 93301

LOCATION LATITUDE

COUNTY LONGITUDE

COLLECTION DATE WEATHER
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:00 AM - 7:15 AM 12 14 59 15 6 1 57 88 8 2 0 4 31 3 3 0 11 34 11 1 7:15 AM - 7:30 AM 20 24 59 13 0 1 44 105 21 0 0 11 37 9 0 0 25 41 12 3 7:30 AM - 7:45 AM 26 17 77 11 4 1 77 165 37 1 0 10 31 11 1 0 23 51 14 6 7:45 AM - 8:00 AM 14 24 90 32 3 1 81 189 51 1 0 11 47 15 0 1 34 68 26 3 8:00 AM - 8:15 AM 1 33 110 31 4 1 85 152 39 4 0 25 81 17 0 0 29 52 26 4 8:15 AM - 8:30 AM 10 10 124 43 4 1 62 158 15 0 0 17 53 11 0 0 37 46 30 4 8:30 AM - 8:45 AM 14 19 75 28 4 2 31 106 8 2 0 7 40 14 2 1 20 24 13 4 8:45 AM - 9:00 AM 10 23 73 22 2 1 44 105 9 8 0 8 37 8 1 0 19 30 15 2 TOTAL 98 149 607 177 26 9 437 970 170 17 0 84 325 80 7 2 180 314 135 26 Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 4:00 PM - 4:15 PM 15 20 185 46 2 4 52 109 13 2 0 17 89 31 1 0 24 34 31 2 4:15 PM - 4:30 PM 22 19 173 48 1 3 34 129 17 0 1 24 58 20 2 0 25 37 40 2 4:30 PM - 4:45 PM 19 14 176 41 2 0 41 121 7 0 0 23 90 19 0 1 23 42 34 2 4:45 PM - 5:00 PM 11 20 165 36 0 3 40 112 12 3 0 23 68 12 0 0 23 22 32 0 5:00 PM - 5:15 PM 22 15 185 37 1 4 41 83 9 0 0 21 99 21 0 0 24 26 46 1 5:15 PM - 5:30 PM 12 20 189 46 0 6 44 90 10 1 0 23 85 12 0 1 30 32 53 1 5:30 PM - 5:45 PM 14 11 190 33 1 4 52 92 4 1 0 30 89 19 0 0 12 42 36 0 5:45 PM - 6:00 PM 14 8 149 26 0 2 42 80 7 1 0 21 91 20 0 0 28 29 40 0 TOTAL 118 115 1283 286 7 25 313 742 71 8 1 165 609 139 3 2 172 240 283 8 PEAK HOUR U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:30 AM - 8:30 AM 47 76 365 106 15 4 277 604 129 6 0 57 193 49 1 1 112 197 88 16 4:00 PM - 5:00 PM 61 66 635 156 5 10 151 428 44 5 1 79 278 74 3 1 87 123 124 6 PHF Trucks PHF
AM 0.923 1.6% PM 44 428 151 10 0.953
PM 0.952 0.8% AM 129 604 277 4 0.865
PHF 0.871 0.667
AM PM
1 0 88 124
79 57 197 123
278 193 112 87
74 49 1 1
PM AM
PHF

0.843 0.901 PHF

0.874 47 76 365 106 AM

0.948 61 66 635 156 PM
Turning Movement Report
Goshen Ave @ Akers St
Tulare
Thursday, May 27, 2021 Clear

36.3418
-119.3499

Page 1 of 3 ends

Goshen Ave
Northbound Westbound
Goshen Ave
Akers St
Akers St
Southbound
Southbound Eastbound
Northbound Eastbound Westbound
Northbound Southbound Eastbound Westbound
3109
Metro Traffic Data Inc.
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:

Ruettgers & Schuler Civil Engineers
800-975-6938 Phone/Fax 1800 30th St, Ste 260
www.metrotrafficdata.com Bakersfield, CA 93301

LOCATION LATITUDE

COUNTY LONGITUDE

COLLECTION DATE WEATHER
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:00 AM - 7:15 AM 0 0 16 1 0 0 0 14 0 0 0 0 0 0 0 0 1 0 0 0 7:15 AM - 7:30 AM 0 0 32 1 0 0 0 18 0 0 0 0 0 0 0 0 0 0 0 0 7:30 AM - 7:45 AM 0 0 15 0 0 0 0 20 0 0 0 0 0 0 0 0 0 0 0 0 7:45 AM - 8:00 AM 1 0 25 0 0 1 0 41 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM - 8:15 AM 0 0 23 0 3 0 0 37 0 0 0 0 0 0 0 0 0 0 0 0 8:15 AM - 8:30 AM 0 0 13 0 0 0 0 22 0 0 0 0 0 0 0 0 0 0 0 0 8:30 AM - 8:45 AM 0 0 12 0 0 0 0 7 0 0 0 0 0 0 0 0 0 0 0 0 8:45 AM - 9:00 AM 0 0 13 0 1 0 0 6 0 0 0 0 0 0 0 0 0 0 0 0 TOTAL 1 0 128 2 4 1 0 141 0 0 0 0 0 0 0 0 1 0 0 0
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 4:00 PM - 4:15 PM 0 0 14 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 4:15 PM - 4:30 PM 0 0 19 0 0 0 0 9 0 0 0 0 0 0 0 0 0 0 0 0 4:30 PM - 4:45 PM 0 0 18 0 0 0 0 18 0 0 0 0 0 0 0 0 0 0 0 0 4:45 PM - 5:00 PM 0 0 16 0 0 0 0 24 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM - 5:15 PM 0 0 32 0 0 0 0 12 0 0 0 0 0 0 0 0 0 0 0 0 5:15 PM - 5:30 PM 0 0 21 0 0 0 0 11 0 0 0 0 0 0 0 0 0 0 0 0 5:30 PM - 5:45 PM 0 0 12 0 0 0 0 13 0 0 0 0 0 0 0 0 0 0 0 0 5:45 PM - 6:00 PM 0 0 19 0 0 0 0 8 0 0 0 0 0 0 0 0 0 0 0 0 TOTAL 0 0 128 0 0 0 0 83 0 0 0 0 0 0 0 0 0 0 0 0
PEAK HOUR U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:15 AM - 8:15 AM 1 0 82 1 3 1 0 99 0 0 0 0 0 0 0 0 0 0 0 0 4:30 PM - 5:30 PM 0 0 74 0 0 0 0 55 0 0 0 0 0 0 0 0 0 0 0 0 PHF Trucks PHF
AM 0.780 1.6% PM 0 55 0 0 0.655
PM 0.872 0.0% AM 0 99 0 1 0.694
PHF ##### #####
AM PM
0 0 0 0
0 0 0 0
0 0 0 0
0 0 0 0
PM AM
PHF
##### ##### PHF

0.75 1 0 82 1 AM

0.685 0 0 74 0 PM
Southbound
Southbound Eastbound
Northbound Eastbound Westbound
Northbound Southbound Eastbound Westbound

Page 1 of 3 ends

Shannon Pkwy
Northbound Westbound
Akers St
Akers St
Turning Movement Report
Akers St @ Shannon Pkwy
Tulare
Tuesday, September 14, 2021 Clear

36.3619
-119.3500
3110
Metro Traffic Data Inc.
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:

Ruettgers & Schuler Civil Engineers
800-975-6938 Phone/Fax 1800 30th St, Ste 260
www.metrotrafficdata.com Bakersfield, CA 93301

LOCATION LATITUDE

COUNTY LONGITUDE

COLLECTION DATE WEATHER
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:00 AM - 7:15 AM 0 0 61 3 0 0 3 55 0 0 0 0 0 0 0 0 2 0 1 0 7:15 AM - 7:30 AM 1 0 91 9 4 0 1 62 0 0 0 0 0 0 0 0 2 0 2 0 7:30 AM - 7:45 AM 0 0 96 2 3 0 3 71 0 3 0 0 0 0 0 0 2 0 6 1 7:45 AM - 8:00 AM 2 0 102 7 1 0 6 99 0 3 0 0 0 0 0 0 6 0 2 0 8:00 AM - 8:15 AM 1 0 81 12 3 0 2 71 0 0 0 0 0 0 0 0 3 0 2 0 8:15 AM - 8:30 AM 1 0 99 4 1 0 7 60 0 0 0 0 0 0 0 0 6 0 6 1 8:30 AM - 8:45 AM 1 0 70 7 2 0 1 55 0 0 0 0 0 0 0 0 2 0 1 0 8:45 AM - 9:00 AM 0 0 54 11 4 0 3 60 0 2 0 0 0 0 0 0 6 0 4 0 TOTAL 6 0 565 48 18 0 24 461 0 8 0 0 0 0 0 0 26 0 22 2
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 4:00 PM - 4:15 PM 0 0 97 13 0 0 7 81 0 1 0 0 0 0 0 0 12 0 4 0 4:15 PM - 4:30 PM 0 0 70 4 1 0 3 100 0 1 0 0 0 0 0 0 4 0 6 0 4:30 PM - 4:45 PM 0 0 87 8 1 0 6 91 0 0 0 0 0 0 0 0 8 0 7 0 4:45 PM - 5:00 PM 0 0 95 6 0 0 11 100 0 0 0 0 0 0 0 0 7 0 8 0 5:00 PM - 5:15 PM 1 0 102 4 0 0 9 108 0 2 0 0 0 0 0 0 6 0 2 0 5:15 PM - 5:30 PM 0 0 106 8 0 0 8 95 0 0 0 0 0 0 0 0 8 0 6 0 5:30 PM - 5:45 PM 2 0 116 7 2 0 7 91 0 0 0 0 0 0 0 0 12 0 4 0 5:45 PM - 6:00 PM 1 0 100 7 0 0 1 83 0 1 0 0 0 0 0 0 9 0 2 0 TOTAL 4 0 668 50 4 0 45 648 0 5 0 0 0 0 0 0 57 0 35 0
PEAK HOUR U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:30 AM - 8:30 AM 4 0 326 22 8 0 16 261 0 6 0 0 0 0 0 0 15 0 14 2 4:45 PM - 5:45 PM 3 0 362 22 2 0 30 341 0 2 0 0 0 0 0 0 28 0 18 0 PHF Trucks PHF
AM 0.852 2.4% PM 0 341 30 0 0.909
PM 0.971 0.5% AM 0 261 16 0 0.769
PHF ##### #####
AM PM
0 0 14 18
0 0 0 0
0 0 15 28
0 0 0 0
PM AM
PHF

0.725 0.821 PHF

0.917 4 0 326 22 AM

0.896 3 0 362 22 PM
Turning Movement Report
Demaree St @ Flagstaff Ave
Tulare
Tuesday, September 14, 2021 Clear

36.3592
-119.3321

Page 1 of 3 ends

Flagstaff Ave
Northbound Westbound
Demaree St
Demaree St
Southbound
Southbound Eastbound
Northbound Eastbound Westbound
Northbound Southbound Eastbound Westbound
3111
Metro Traffic Data Inc.
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:

Ruettgers & Schuler Civil Engineers
800-975-6938 Phone/Fax 1800 30th St, Ste 260
www.metrotrafficdata.com Bakersfield, CA 93301

LOCATION LATITUDE

COUNTY LONGITUDE

COLLECTION DATE WEATHER
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:00 AM - 7:15 AM 0 15 9 3 0 0 4 7 6 2 0 3 23 14 2 0 3 32 3 2 7:15 AM - 7:30 AM 0 20 8 2 2 0 7 12 8 0 0 4 43 12 0 0 9 46 11 0 7:30 AM - 7:45 AM 0 43 6 12 0 0 8 30 15 1 1 2 32 24 0 0 4 57 8 0 7:45 AM - 8:00 AM 0 33 8 18 1 1 16 33 21 1 0 3 54 20 0 0 13 80 11 1 8:00 AM - 8:15 AM 1 36 20 37 0 0 23 35 8 0 0 8 41 25 2 0 21 74 18 0 8:15 AM - 8:30 AM 1 15 11 12 0 0 2 7 6 0 0 8 47 25 3 0 9 48 11 1 8:30 AM - 8:45 AM 0 11 8 3 1 0 6 8 9 0 0 8 24 14 1 0 2 30 6 0 8:45 AM - 9:00 AM 0 13 4 1 0 0 7 4 3 0 0 8 20 13 1 0 0 35 3 0 TOTAL 2 159 64 76 4 1 64 117 66 4 1 40 244 127 9 0 54 347 60 4 Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 4:00 PM - 4:15 PM 0 21 19 8 0 0 6 12 0 0 0 8 62 25 1 0 6 36 8 0 4:15 PM - 4:30 PM 0 18 7 1 0 0 3 6 6 0 0 9 49 15 0 0 6 34 3 0 4:30 PM - 4:45 PM 0 9 11 6 0 0 2 13 6 0 0 8 62 26 3 0 7 42 6 0 4:45 PM - 5:00 PM 0 9 12 3 1 0 6 9 6 1 0 9 60 18 1 0 6 32 9 1 5:00 PM - 5:15 PM 0 18 6 2 0 0 4 25 6 1 0 9 72 30 0 0 3 37 6 0 5:15 PM - 5:30 PM 0 22 11 3 0 1 3 9 9 0 0 22 59 35 0 0 8 33 8 0 5:30 PM - 5:45 PM 0 24 8 2 0 0 2 12 1 0 0 9 54 24 0 0 8 34 9 0 5:45 PM - 6:00 PM 0 13 9 1 0 0 1 12 7 0 0 11 55 24 0 0 1 37 14 0 TOTAL 0 115 70 24 1 1 25 84 35 2 0 74 410 171 5 0 39 244 55 1 PEAK HOUR U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:30 AM - 8:30 AM 2 109 38 67 1 1 43 90 43 2 1 19 149 82 5 0 41 224 40 2 4:30 PM - 5:30 PM 0 50 33 13 1 1 14 49 23 2 0 42 220 94 4 0 21 123 25 1 PHF Trucks PHF
AM 0.793 1.1% PM 23 49 14 1 0.702
PM 0.917 1.1% AM 43 90 43 1 0.725
PHF 0.89 0.896
AM PM
0 1 40 25
42 19 224 123
220 149 41 21
94 82 0 0
PM AM
PHF

0.786 0.899 PHF

0.667 2 109 38 67 AM

0.774 0 50 33 13 PM
Turning Movement Report
Linwood St @ Ferguson Ave
Tulare
Tuesday, September 14, 2021 Clear

36.3491
-119.3410

Page 1 of 3 ends

Ferguson Ave
Northbound Westbound
Ferguson Ave
Linwood St
Linwood St
Southbound
Southbound Eastbound
Northbound Eastbound Westbound
Northbound Southbound Eastbound Westbound
3112
Metro Traffic Data Inc.
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:

Ruettgers & Schuler Civil Engineers
800-975-6938 Phone/Fax 1800 30th St, Ste 260
www.metrotrafficdata.com Bakersfield, CA 93301

LOCATION LATITUDE

COUNTY LONGITUDE

COLLECTION DATE WEATHER
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:00 AM - 7:15 AM 0 8 0 7 0 0 0 1 0 1 0 0 7 2 2 0 2 8 0 1 7:15 AM - 7:30 AM 0 8 1 9 0 0 0 0 0 0 0 0 8 1 1 0 16 19 0 2 7:30 AM - 7:45 AM 0 4 0 6 1 0 0 0 0 0 0 0 14 2 1 0 12 23 0 2 7:45 AM - 8:00 AM 0 3 0 8 0 0 0 0 0 0 0 0 9 9 1 0 12 25 0 1 8:00 AM - 8:15 AM 0 6 0 9 2 0 0 0 0 0 0 0 12 6 3 0 16 11 0 1 8:15 AM - 8:30 AM 0 8 0 12 1 0 0 0 0 0 0 0 7 6 2 0 8 11 0 1 8:30 AM - 8:45 AM 0 7 0 4 1 0 0 0 0 0 0 1 8 2 1 0 8 12 0 0 8:45 AM - 9:00 AM 0 6 3 3 0 0 1 0 0 1 0 0 14 4 1 0 1 7 1 1 TOTAL 0 44 4 51 5 0 1 1 0 2 0 1 68 29 12 0 65 99 1 9
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 4:00 PM - 4:15 PM 1 9 0 11 0 0 0 0 0 0 0 0 23 6 1 0 7 7 0 3 4:15 PM - 4:30 PM 1 4 0 12 0 0 0 2 0 0 0 0 15 4 0 0 6 8 1 1 4:30 PM - 4:45 PM 0 4 0 14 0 0 0 0 0 0 0 0 27 1 0 0 12 9 0 0 4:45 PM - 5:00 PM 0 7 0 9 0 0 0 0 0 0 0 0 33 7 1 0 1 4 0 0 5:00 PM - 5:15 PM 0 8 0 19 0 0 0 0 0 0 0 0 13 2 0 0 7 6 0 0 5:15 PM - 5:30 PM 0 6 0 8 0 0 0 0 0 0 0 0 12 8 0 0 6 9 0 0 5:30 PM - 5:45 PM 0 8 0 9 0 0 0 0 0 0 0 0 16 9 0 0 6 4 0 0 5:45 PM - 6:00 PM 0 2 0 6 0 0 0 0 0 0 0 0 24 2 0 0 2 3 0 0 TOTAL 2 43 0 75 0 0 0 2 0 0 0 0 141 35 2 0 40 45 1 4
PEAK HOUR U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:15 AM - 8:15 AM 0 19 1 28 3 0 0 0 0 0 0 0 37 16 6 0 48 67 0 6 4:00 PM - 5:00 PM 2 22 0 39 0 0 0 2 0 0 0 0 85 16 2 0 22 25 1 4 PHF Trucks PHF
AM 0.931 6.9% PM 0 2 0 0 0.25
PM 0.907 2.8% AM 0 0 0 0 #####
PHF 0.743 0.828
AM PM
0 0 0 1
0 0 67 25
85 37 48 22
16 16 0 0
PM AM
PHF

0.898 0.667 PHF

0.75 0 19 1 28 AM

0.875 2 22 0 39 PM
Southbound
Southbound Eastbound
Northbound Eastbound Westbound
Northbound Southbound Eastbound Westbound

Page 1 of 3 ends

Ave 320
Northbound Westbound
Ave 320
Akers St
Akers St
Turning Movement Report
Ave 320 @ Akers St
Tulare
Wednesday, June 02, 2021 Clear

36.3710
-119.3500
3113
Metro Traffic Data Inc.
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:

Ruettgers & Schuler Civil Engineers
800-975-6938 Phone/Fax 1800 30th St, Ste 260
www.metrotrafficdata.com Bakersfield, CA 93301

LOCATION LATITUDE

COUNTY LONGITUDE

COLLECTION DATE WEATHER
Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:00 AM - 7:15 AM 0 12 60 0 2 0 0 32 6 2 0 8 0 8 2 0 1 0 0 0 7:15 AM - 7:30 AM 0 15 65 1 2 0 0 55 19 2 0 9 0 8 1 0 1 0 0 0 7:30 AM - 7:45 AM 0 13 67 0 3 0 0 44 21 2 0 8 0 12 1 0 0 0 0 0 7:45 AM - 8:00 AM 0 18 72 0 2 0 0 47 20 3 0 9 0 11 1 0 1 0 0 0 8:00 AM - 8:15 AM 0 12 38 0 0 0 0 46 20 3 0 9 0 12 3 0 0 0 0 0 8:15 AM - 8:30 AM 0 11 46 0 3 0 1 38 8 2 0 15 0 6 2 0 1 0 0 0 8:30 AM - 8:45 AM 0 9 36 0 2 0 0 42 8 3 0 7 0 6 0 0 0 0 1 0 8:45 AM - 9:00 AM 0 7 42 0 3 0 0 43 4 0 0 6 0 11 1 0 0 0 0 0 TOTAL 0 82 369 1 17 0 1 299 91 17 0 62 0 62 11 0 4 0 1 0 Time U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 4:00 PM - 4:15 PM 0 4 46 0 1 0 1 61 6 2 0 11 0 23 1 0 0 1 0 1 4:15 PM - 4:30 PM 0 9 56 0 1 0 0 56 6 3 0 12 0 16 0 0 0 0 0 0 4:30 PM - 4:45 PM 0 9 57 0 0 0 0 55 11 1 0 16 0 22 0 0 0 0 0 0 4:45 PM - 5:00 PM 0 3 37 0 0 0 0 58 2 2 0 9 0 38 1 0 0 0 0 0 5:00 PM - 5:15 PM 0 6 45 0 1 0 0 59 7 1 0 13 0 13 0 0 1 0 0 0 5:15 PM - 5:30 PM 0 7 47 0 1 0 0 47 8 1 0 13 0 13 0 0 0 0 0 0 5:30 PM - 5:45 PM 0 4 61 0 0 0 0 39 4 0 0 12 0 13 0 0 0 0 0 0 5:45 PM - 6:00 PM 0 6 50 1 1 0 0 49 1 0 0 4 1 24 0 0 0 0 0 0 TOTAL 0 43 346 1 5 0 1 367 39 10 0 77 1 140 2 0 1 1 0 1 PEAK HOUR U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks U-Turn Left Thru Right Trucks 7:15 AM - 8:15 AM 0 49 210 1 7 0 0 166 68 10 0 31 0 36 6 0 2 0 0 0 4:00 PM - 5:00 PM 0 23 169 0 2 0 1 198 21 8 0 41 0 86 2 0 0 1 0 1 PHF Trucks PHF
AM 0.914 4.1% PM 21 198 1 0 0.932
PM 0.925 2.4% AM 68 166 0 0 0.929
PHF 0.774 0.931
AM PM
0 0 0 0
41 31 0 1
0 0 2 0
86 36 0 0
PM AM
PHF

0.5 0.25 PHF

0.833 0 49 210 1 AM

0.842 0 23 169 0 PM
Southbound
Southbound Eastbound
Northbound Eastbound Westbound
Northbound Southbound Eastbound Westbound

Page 1 of 3 ends

Ave 320
Northbound Westbound
Ave 320
Demaree St
Demaree St
Turning Movement Report
Ave 320 @ Demaree St
Tulare
Wednesday, June 02, 2021 Clear

36.3710
-119.3322
3114
Appendix F
Sewer Calculations
3115
July 25, 2023 – Revision 1
City of Visalia, Community Development Department
Paul Bernal, Director
315 E. Acequia Ave.

Visalia, CA 93291
Re: Crandell Subdivision – Biochemical Oxygen Demand and Total Suspended Solids Calculations Mr. Bernal,
We have prepared the calculations below using the best available standards and practices that were able to find. Our Calculations reference a report prepared by Provost and Prichard titled Local Discharge Limits Development, that was prepared for the City of Visalia in March 2012, see Appendix A. We have also utilized the City of Visalia’s Sewer Master Plan, December 2005, to calculate an assumed volume of effluent for the proposed project. See below for the equation that will be utilized to calculate the assumed BOD and TSS that will be generated by the proposed project.

The Crandell Subdivision is a new project being proposed by Wathen Castanos Homes. The project is Located on Demaree Street, North of Riverway Drive. The project is proposing to develop 17.4 Gross Acres of Low Density Residential, 25.4 Gross Acres of Medium Density Residential, and 7.6 Gross Acres of High Density 3116
Residential. Using table 3.4 from the City of Visalia’s Sewer Master Plan, the expected flow rates can be calculated using the Adjusted Flow Coefficients that have been provided.

Land Use Acreage Adjusted Flow Coefficient Expected Flow (GPD) Low Density 17.4 800 13,920
Medium Density 25.4 1300 33,020
High Density 7.6 2000 15,200
Total Expected Flow: 62,140 GPD
Utilizing the equation and coefficients previously provided, we can calculate BOD as Follows:

𝐴𝐻𝐿𝑤𝑑𝑟 =
(8.34)(𝐶𝑤𝑑𝑟)(𝑄𝑤𝑤𝑡𝑓)
(1 − 𝑅𝑤𝑤𝑡𝑓)
Where:

𝐶𝑤𝑑𝑟 = 30
𝑄𝑤𝑤𝑡𝑓 = .062 𝑀𝐺𝐷
𝑅𝑤𝑤𝑡𝑓 = .9881
𝑩𝑶𝑫 = 𝟏𝟑𝟎𝟑. 𝟓𝟔 𝑳𝒃/𝑫𝒂𝒚
Utilizing the equation and coefficients previously provided, we can calculate TSS as Follows 𝐴𝐻𝐿𝑤𝑑𝑟 =
(8.34)(𝐶𝑤𝑑𝑟)(𝑄𝑤𝑤𝑡𝑓)
(1 − 𝑅𝑤𝑤𝑡𝑓)
Where:

𝐶𝑤𝑑𝑟 = 30
𝑄𝑤𝑤𝑡𝑓 = .062 𝑀𝐺𝐷
𝑅𝑤𝑤𝑡𝑓 = .9865
𝑻𝑺𝑺 = 𝟏𝟏𝟒𝟗. 𝟎𝟕 𝑳𝒃/𝑫𝒂𝒚
3117
Please review the calculations provided and if there are any additional questions or information needed, please feel free to contact me at (559)802-3052.

Steven J. Macias, PE
Civil Engineer
3118
Appendix A
3119
Local Discharge Limits Development
Visalia, California
DRAFT
March 16, 2011
Prepared for:

City of Visalia
Prepared by:

Provost & Pritchard Consulting Group
Clovis, California
3120
COPYRIGHT 2011 by PROVOST & PRITCHARD CONSULTING GROUP

ALL RIGHTS RESERVED
Provost & Pritchard Consulting Group expressly reserves its common law copyright and other applicable property rights to this document. This document is not to be reproduced, changed, or copied in any form or manner whatsoever, nor are they to be assigned to a third party without first obtaining the written permission and consent of Provost & Pritchard Consulting Group In the event of unauthorized reuse of the information contained herein by a third party, the third party shall hold the firm of Provost & Pritchard Consulting Group harmless, and shall bear the cost of Provost & Pritchard Consulting Group's legal fees associated with defending and enforcing these rights.
3121

Local Discharge Limits Development City of Visalia
i
H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc

TABLE OF CONTENTS
EXECUTIVE SUMMARY ................................................................................................. 1 1 INTRODUCTION ...................................................................................................... 1

1.1 WWTF Information ............................................................................................ 2 2 Pollutants of Concern ............................................................................................... 4

2.1 EPA POCs ........................................................................................................ 4

2.2 Existing Local Limits ......................................................................................... 5

2.3 Waste Discharge Requirement POCs ............................................................... 5

2.4 Other Reasons for POCs .................................................................................. 6

2.4.1 Water Quality Criteria ................................................................................. 6

2.4.2 Biosolids Land Application Criteria ............................................................ 6

2.4.3 Interference and Inhibition Criteria ............................................................. 7

2.4.4 Protection of Treatment Works, Collection System, and Workers ............. 7

2.5 Summary of Controlling Limits .......................................................................... 8

2.6 Evaluation of Existing Data ............................................................................... 9

2.7 Sampling Plan ................................................................................................. 11 3 Maximum Allowable Headworks Loadings ............................................................. 14

3.1 WWTF Removal Efficiencies ........................................................................... 14

3.2 Discharge Permit and Water Quality AHLs ..................................................... 16

3.3 Biosolids Disposal Based AHLs ...................................................................... 19

3.4 Inhibition Based AHLs ..................................................................................... 20

3.5 POC Maximum Allowable Headworks Loadings ............................................. 23 4 Designating Local Limits ........................................................................................ 25

4.1 Residential and Background Loadings ............................................................ 26

4.2 Septage Loadings ........................................................................................... 26

4.3 Maximum Allowable Industrial Loadings ......................................................... 27

4.3.1 Safety Factor and Growth Allowance ....................................................... 27

4.4 Local Limits Allocations ................................................................................... 27

4.4.1 Uniform Allocation .................................................................................... 27 3122

Local Discharge Limits Development City of Visalia
ii
H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc

4.4.2 IU Specific Allocation ............................................................................... 28

4.4.3 The Mass Proportion Allocation ............................................................... 28

4.5 Uniform Allocation of Local Limits ................................................................... 29

4.6 IU Specific Allocation of Local Limits .............................................................. 31

4.7 Comparison of Proposed and Existing Limits .................................................. 32

4.8 Protection of the Treatment Works, Collection System, and Workers ............. 33

4.8.1 Fume Toxicity .......................................................................................... 33

4.8.2 Oil and Grease ......................................................................................... 34

4.9 Public Participation ......................................................................................... 35

4.10 Implementation ............................................................................................... 35 5 Bibliography/References ........................................................................................ 36 APPENDIX A – WWTF Sampling Data
APPENDIX B – Bis (2-ethylhexyl) Phthalate Sampling Data APPENDIX C – WWTF Biosolids Data
APPENDIX D – Residential Background Sampling Data
APPENDIX E – Septage Hauler Sampling Data
APPENDIX F – Local Limits Calculations (Uniform Allocation) APPENDIX G – SIU Sampling Data
APPENDIX H – Local Limits Calculations (IU Specific Allocation) 3123

Local Discharge Limits Development City of Visalia
iii
H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc LIST OF TABLES Page
Table ES-1: Local Limits Summary ................................................................................ 1 Table 1-1: Current SIUs ................................................................................................. 1 Table 2-1: EPA POCs .................................................................................................... 4 Table 2-2: Existing Local Limits POCs ........................................................................... 5 Table 2-3: WDR POCs ................................................................................................... 5 Table 2-4: Summary of Controlling Limits ...................................................................... 8 Table 2-5: Pollutants of Concern .................................................................................. 10 Table 2-6: Sampling Plan Information .......................................................................... 12 Table 3-1: Summary of WWTF Removal Efficiencies ................................................... 14 Table 3-2: WDR Based AHLs ....................................................................................... 16 Table 3-3: Water Quality (Chronic) Based AHLs .......................................................... 17 Table 3-4: Water Quality (Agricultural Water Supply) Based AHLs .............................. 18 Table 3-5: Summary of Water Quality Based AHLs ..................................................... 18 Table 3-6: Summary of Biosolids Disposal Based AHLs .............................................. 19 Table 3-7: Activated Sludge Inhibition Based AHLs ..................................................... 20 Table 3-8: Trickling Filter Inhibition Based AHLs .......................................................... 21 Table 3-9: Anaerobic Digester Inhibition (Conservative Pollutants) Based AHLs ......... 22 Table 3-10: Anaerobic Digester Inhibition (Non-Conservative Pollutants) Based AHLs22 Table 3-11: Summary Inhibition Based AHLs ............................................................... 23 Table 3-12: Maximum Allowable Headworks Loadings ................................................ 24 Table 4-1: Comparison of MAHLs with Average Headworks Loadings ........................ 25 Table 4-2: Uniform Allocation of Local Limits ............................................................... 30 Table 4-3: IU Specific Allocation of Local Limits ........................................................... 31 Table 4-4: Comparison of Existing and Proposed Local Limits .................................... 32 Table 4-5: Fume Toxicity Discharge Screening Levels ................................................ 34 3124

Local Discharge Limits Development City of Visalia
iv
H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc

ABBREVIATIONS
ACGIH ................................ American Conference of Governmental Industrial Hygienists AHL ................................................................................... Allowable Headworks Loading BOD ................................................................................... Biochemical Oxygen Demand CFR ...................................................................................... Code of Federal Regulations CTR ................................................................................................ California Toxics Rule EPA ........................................................ United States Environmental Protection Agency FOG .............................................................................................. Fats, Oils, and Grease GPD ........................................................................................................ Gallons Per Day IPP ................................................................................. Industrial Pretreatment Program IU................................................................................................................ Industrial User MAHL ................................................................ Maximum Allowable Headworks Loading MAIL ..................................................................... Maximum Allowable Industrial Loading MGD ............................................................................................. Million Gallons per Day NIOSH ............................................ National Institute for Occupational Safety and Health OSHA ...................................................... Occupational Safety and Health Administration POC .................................................................................................. Pollutant of Concern PPB .......................................................................................................... Parts Per Billion RWQCB ................................................................ Regional Water Quality Control Board SIU ............................................................................................ Significant Industrial User STEL ....................................................................................... Short Term Exposure Limit TSS ............................................................................................. Total Suspended Solids TWA-TLV ............................................. Threshold Limit Value – Time Weighted Average WDR ................................................................................ Waste Discharge Requirements WQ .............................................................................................................. Water Quality WQS ............................................................................................. Water Quality Standard WWTF ............................................................................... Wastewater Treatment Facility * .................................................................................................................... Multiplication 3125

Local Discharge Limits Development City of Visalia
Page ES-1
H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc

EXECUTIVE SUMMARY
The City of Visalia has an approved Industrial Pretreatment Program. As such, the City is required to maintain and enforce local limits on the significant industrial users that discharge to the City’s wastewater treatment facility. The existing local limits were developed in 1992. The Regional Water Quality Control Board is requiring the City to reevaluate their local limits.

A list of potential pollutants of concern was developed based on available sampling and treatment facility data. A sampling plan was developed and implemented to collect additional data necessary to perform the local limits evaluation. Using the information collected, the local limits were evaluated. The results of this evaluation are summarized in Table ES-1.

Table ES-1: Local Limits Summary
Pollutant Existing Local
Limit
Calculated Local
Limit
Allocation
Method
Proposed Local
Limit
Arsenic 0.05 mg/L 0.05 mg/L Uniform 0.05 mg/L
Boron 1.60 mg/L Not needed None
Cadmium 0.02 mg/L 0.08 mg/L IU Specific 0.02 mg/L
Chromium 3.44 mg/L 5.59 mg/L Uniform 3.44 mg/L
Copper 1.97 mg/L 2.14 mg/L IU Specific 1.97 mg/L
Cyanide 0.16 mg/L 36.97 mg/L IU Specific 0.16 mg/L
Lead 0.30 mg/L 0.48 mg/L IU Specific 0.30 mg/L
Mercury 0.02 mg/L 0.04 mg/L IU Specific 0.02 mg/L
Nickel 2.86 mg/L 5.53 mg/L IU Specific 2.86 mg/L
Silver 0.76 mg/L 12.40 mg/L IU Specific 0.76 mg/L
Zinc 0.64 mg/L 9.12 mg/L IU Specific 0.64 mg/L
Pentachlorophenol 0.15 mg/L Not needed None
Oil & Grease 200 mg/L 609 mg/L Uniform 200 mg/L
BOD5 18,161 lb/day 89,538 lb/day1 Not applicable 18,161 lb/day TSS 41,633 lb/day 41,633 lb/day1 Not applicable 41,633 lb/day 1 Plant design capacity
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc 1 INTRODUCTION
The City of Visalia operates a wastewater treatment facility (WWTF) that collects the municipal wastewater generated from the City of Visalia and the Goshen Community Services District. The WWTF treats typical domestic wastes as well as waste generated from commercial and industrial users. Several of the industrial users served by the WWTF meet the definition of a Significant Industrial Users (SIUs) as defined by the United States Environmental Protection Agency (EPA) in 40 CFR 403.3. SIUs are defined as:
 Industries subject to Categorical Pretreatment Standards under 40 CFR 403.6 and 40 CFR chapter I, subchapter N;
 Any industry discharging an average of 25,000 gallons per day (gpd) or more of process wastewater;
 Any industry that contributes a waste stream that makes up 5 percent or more of the average dry weather hydraulic or organic capacity of the WWTF; or  Any industry designated by the Control Authority to have a reasonable potential to adversely affect the WWTF’s operation.

Table 1-1 lists the current SIUs and the reason they are considered SIUs.

Table 1-1: Current SIUs
SIU Name SIU Reason SIU Name SIU Reason
Advanced Food
Products
Discharge volume Mission Uniform Discharge volume
Basic Chemical
Solutions
Categorical – 40
CFR 442
Pregis Innovative
Packaging
Potential to
impact WWTF
California Dairies Discharge volume Provisions Food Discharge volume ATC Plastics
(previously Heller
Performance Polymers)
Potential to impact
WWTF
Visalia Custom
Chrome
Categorical – 40
CFR 433
JM Eagle Potential to impact
WWTF
Voltage
Multipliers Inc.

Categorical – 40
CFR 469
Josten’s Print. And
Pub.

Potential to impact
WWTF
Western Milling Potential to
impact WWTF
Kawneer Company Categorical – 40
CFR 433

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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc Due to the fact that there are SIUs discharging to the WWTF, the City of Visalia is required to have an approved Industrial Pretreatment Program (IPP). The City’s IPP was approved by the Regional Water Quality Control Board (RWQCB) on May 5, 1983.

Part of the IPP requirements is the development and implementation of local limits.

Local limits are designed to protect the operations of the WWTF and to ensure that its discharges, whether liquid, solid, or air, comply with State and Federal requirements.

The EPA published the Local Limits Development Guidance document in July 2004.

This document outlines the procedures to develop local limits. In developing local limits the following factors may need to be considered:
 the WWTF’s efficiency in treating and removing pollutants;  the WWTF’s history of complying with the Waste Discharge Requirements;  sludge disposal methods; and
 worker health and safety concerns.

The current local limits were developed in 1992. The purpose of this project is to reevaluate those local limits and investigate the need for stricter or additional local limits.

1.1 WWTF Information
The WWTF treats sewage from the City of Visalia and the community of Goshen. The combined population is approximately 125,000 with a service area of 30 square miles.

The WWTF has a design capacity of 22 million gallons per day (MGD). The average flow for the period of January 2007 to August 2010 was 12.18 MGD, with a maximum one day flow of 14.79 MGD.

Sewage from the main trunklines enters two wet wells prior to entering the headworks of the WWTF. The headworks consists of bar screens. From the headworks, the flow goes to a set of four primary sedimentation basins. From the primary basins, the wastewater is sent to one of four plastic media filled trickling filters. From the trickling filters the water is sent to the aeration basins. The aeration basins precede the secondary sedimentation basins. After the sedimentation basins, the water is chlorinated prior to discharge. The WWTF has the ability to discharge to Mill Creek, agricultural lands, and to onsite percolation ponds. A majority of the flow is discharged to Mill Creek, with the onsite percolation ponds being the discharge point when Mill Creek is not used.

Sludge collected from the primary and secondary treatment processes is thickened in a pair of gravity belt thickeners. After thickening, the sludge is fed to one of six anaerobic digesters. After digestion, liquid from the digesters is discharged to one of two sludge pits for settling of solids. Supernatant from the sludge pits is pumped back to the headworks. The solids from the digesters are pumped to thirty unlined sludge drying 3128
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc beds. After 60 to 90 days, the sludge is transferred to an onsite stockpile area. Once per year the stockpiled sludge is land applied to farmland in Merced County.

There are several streams from within the plant that are sent back to the wet wells prior to the headworks for treatment. These recycle streams are gravity thickener filtrate, secondary clarifier scum, supernatant from the sludge pits, decant from the sludge drying beds, and septage waste and chemical toilet waste. The samples obtained for the plant influent include these flows.

The WWTF accepts septage from licensed haulers. The waste from the septage haulers is discharged at a point prior to the headworks to assure treatment by the entire WWTF process. The WWTF accepts approximately 11,599 gallons per day of septage from haulers.

The processes employed in the treatment process will affect certain pollutant local limits due to inhibition levels that can disrupt the treatment process. Additionally, the ability of the WWTF to remove pollutants will affect the local limits. The interference and inhibition values are detailed in Section 2.4.3. The WWTF removal efficiencies are detailed in Section 3.1.
2 POLLUTANTS OF CONCERN
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc Pollutants of Concern (POCs) are those pollutants that need to be controlled to protect the WWTF, its workers, and the disposal of the treated wastewater effluent and biosolids. POCs are pollutants that may cause pass through or interference at the WWTF, cause problems in the collection system, or cause problems with the WWTF’s ability to dispose of the generated biosolids.

The following sections discuss the various reasons a pollutant may be included in the list of POCs. There may be numerous reasons to consider a pollutant a POC. The fact that a pollutant is a POC does not mean that a local limit must be developed for it.

Whether a local limit is needed for a POC is discussed in Section 4. If a pollutant is determined to be a POC, data must be collected for it and a detailed evaluation of the POC must be performed.

2.1 EPA POCs
The EPA has established 15 pollutants that are often found in treatment plant effluent and biosolids. The EPA considers these 15 pollutants to be POCs and need to be evaluated as part of any local limits evaluation. These pollutants are listed in Table 2-1.

Table 2-1: EPA POCs
EPA POCs
Arsenic Cadmium
Chromium Copper
Cyanide Lead
Mercury Nickel
Silver Zinc
Molybdenum Selenium
BOD5 Total Suspended
Solids
Ammonia

2.2 Existing Local Limits
The City of Visalia has established local limits for several pollutants. These pollutants are also considered POCs. Table 2-2 lists the pollutants that the City of Visalia currently regulates through a local limit.

Table 2-2: Existing Local Limits POCs
Local Limits POCs
Arsenic Boron
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc Cadmium Chromium
Copper Cyanide
Lead Mercury
Nickel Silver
Zinc Pentachlorophenol
Oil & Grease

2.3 Waste Discharge Requirement POCs
On September 21, 2006, the RWQCB issued Waste Discharge Requirements (WDR) for the City of Visalia WWTF. The WDR contains pollutant limitations that the WWTF must comply with on the discharge to Mill Creek, the Use Area (agricultural lands), or to the onsite disposal ponds. The pollutants that are regulated on the effluent are considered POCs. Table 2-3 lists the pollutants that have limitations listed in the WDR.

Table 2-3: WDR POCs
WDR POCs
BOD5 TSS
Oil & Grease Chlorides
Lead Ammonia

2.4 Other Reasons for POCs
There are several other reasons that a pollutant may be included on the POC list according to the EPA Guidance Manual, including: water quality criteria, biosolid land application restrictions, and treatment plant inhibitions. There are numerous pollutants that are listed under these criteria. However, to be considered a POC at least one of the following conditions must be met:
 The maximum pollutant concentration in the plant effluent is more than one-half the allowable effluent concentration required to meet a water quality criteria limit;  The maximum pollutant concentration in the sludge is more than one-half the applicable biosolids residual disposal limit;
 The maximum pollutant concentration in a plant influent grab sample is more than one-half the inhibition threshold; or
 The maximum pollutant concentration in a plant influent grab composite sample is more than one-fourth the inhibition threshold.

2.4.1 Water Quality Criteria
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc In the WDR for the WWTF, the RWQCB stated that Mill Creek’s beneficial uses are warm freshwater habitat, water contact recreation, and human health protection (consumption of aquatic organisms only). There is normally no flow in Mill Creek upstream of the WWTF, so the discharge from the WWTF constitutes the flow in Mill Creek. Therefore, there is no dilution of the WWTF effluent in Mill Creek. There are numerous constituents that have limitations based on the beneficial uses in Mill Creek.

Additionally, the State of California has limitations for water used for agricultural uses.

There are numerous constituents that have limitations based on the potential agricultural use of the treated effluent.

For both the beneficial and agricultural use protection, only pollutants in concentrations that are greater than 50% of the water quality standard are considered POCs.

2.4.2 Biosolids Land Application Criteria
The City of Visalia disposes of biosolids by land application. The WWTF must prohibit industrial users from discharging pollutants that could cause a violation of applicable sludge disposal regulations. The national sludge standards are contained in 40 CFR 503. These limitations are based on human health and environmental risks and include numerical pollutant limits, operational standards, management practices, and requirements for sampling, record keeping, and reporting. The State of California has adopted the federal standards in 40 CFR 503. Additionally, the State of California has land application standards set forth in Title 22. The pollutants contained in the 503 and Title 22 regulations are considered for evaluation as a POC. In order to be considered a POC, the maximum pollutant concentration in the sludge must be more than one-half the applicable biosolids residual disposal limit.

2.4.3 Interference and Inhibition Criteria
The pretreatment regulations set forth by the EPA in 40 CFR 403.5(a) state that there must be prohibitions against the discharge of pollutants from an industrial user that may cause interference at the WWTF. Interference, as defined by the EPA, means a discharge that inhibits or disrupts a treatment plant and causes a violation of the WWTF’s WDR or biosolids sludge requirements. The EPA recommends that pollutants be considered POCs if they have caused interference in the past. Based on the City of Visalia WWTF historical data, there have been no pollutants that have caused interference at the plant in the past.

There are certain pollutants that may not cause an effluent discharge or biosolids disposal violation but that may cause disruptions to the WWTF operations. The EPA Local Limits Development Guidance document contains a list of pollutants and inhibition concentrations for various treatment plant processes. The pollutants that have inhibition concentrations are considered POCs if the following criteria have been met:
 The maximum pollutant concentration in a plant influent grab sample is more than one-half the inhibition threshold; or
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc  The maximum pollutant concentration in a plant influent grab composite sample is more than one-fourth the inhibition threshold.

2.4.4 Protection of Treatment Works, Collection System, and Workers Explosive and flammable pollutants can threaten the integrity of the collection system and the health and safety of the WWTF workers. Under the right conditions, the accumulation of such pollutants can produce explosions or fires. Local limits may be needed if these pollutants are expected to be discharged from industrial users.

The fume toxicity levels of certain pollutants indicate the likelihood that a WWTF worker will suffer adverse health effects when the level is approached or exceeded. Volatile organic compound vapors are the major concern because they can be toxic and carcinogenic, and may produce chronic health affects after various periods of exposure.

The EPA Local Limits Development Guidance document list the concentrations for the various exposure levels set forth by the National Institute for Occupational Safety and Health (NIOSH), Occupational Health and Safety Administration (OSHA), and American Conference of Governmental Industrial Hygienists (ACGIH). Local limits may be needed if these pollutants are expected to be discharged from industrial users at concentrations that may pose a risk to WWTF workers.

2.5 Summary of Controlling Limits
Based on the criteria discussed in Section 2, several potential pollutants of concern and their associated controlling limit and inhibition limit were tabulated and summarized in Table 2-4.

Table 2-4: Summary of Controlling Limits
Primary Compound
Name
Controlling
Limit (ppb)
Source Inhibition
Criteria (ppb)
Treatment
Process
Ammonia 3,500
Fresh Water Aquatic
4‐day average
(USEPA) 480,000(4) Activated Sludge
Arsenic 100 Agricultural WQ Limit 100(1,2,3) Activated Sludge Boron 700 Agricultural WQ Limit
Cadmium 0.27
Fresh Water Aquatic
4‐day average
(USEPA) 1,000(2,3) Activated Sludge
Chloride 106,000 Agricultural WQ Limit
Chromium VI 1,000(2,3) Activated Sludge
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc Copper 9.3
Fresh Water Aquatic
4‐day average (CTR) 1,000(1,2,3) Activated Sludge
Cyanide (total) 5.2
Fresh Water Aquatic
4‐day average (CTR) 100(1,2,3) Activated Sludge
Lead 3.2
Fresh Water Aquatic
4‐day average (CTR) 1,000(3) Activated Sludge
Mercury 100(2,3) Activated Sludge
Molybdenum 10 Agricultural WQ Limit
Nickel 52
Fresh Water Aquatic
4‐day average (CTR) 1,000(2,3) Activated Sludge
Oil and Grease 10,000
Waste Discharge
Requirements
Selenium 5.0
Fresh Water Aquatic
4‐day average (CTR)
Silver 3.8
Fresh Water Aquatic
Instantaneous Max
(USEPA) 13,000(3)
Anaerobic
Digestion
Sodium 69,000 Agricultural WQ Limit
Zinc 120
Fresh Water Aquatic
4‐day average (CTR) 300(3) Activated Sludge
Biochemical Oxygen
Demand (BOD) 30,000
Waste Discharge
Requirements
Primary Compound
Name
Controlling
Limit (ppb)
Source Inhibition
Criteria (ppb)
Treatment
Process
Total Suspended Solids
(TSS) 30,000
Waste Discharge
Requirements
Chloroform 60 Exposure Limits 1,000(2)
Anaerobic
Digestion
Ethylbenzene 1,659 Exposure Limits 200,000(3) Activated Sludge Toluene 2,075 Exposure Limits 200,000(3) Activated Sludge 1) Jenkins, D.I., and Associates. 1984. Impact of Toxics on Treatment Literature Review. 2) Russell, L.L., C.B. Cain, and D.I. Jenkins. 1984. Impacts of Priority Pollutants on Publicly Owned Treated Works Processes: A Literature Review. 1984 Purdue Industrial Waste Conference. 3) Anthony, R.M., and L.H. Briemburst. 1981. Determining Maximum Influent Concentrations of Priority Pollutants for Treatment Plants. Journal Water Pollution Control Federation 53(10):1457-1468. 4) U.S. EPA. 1986. Working Document; Interferences at Publicly Owned Treatment Works. September 1986.

2.6 Evaluation of Existing Data
The City of Visalia provided the following data for the local limits evaluation:
 Daily WWTF flow and influent/effluent sampling
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc  WWTF Priority Pollutant scans
 Biosolids sampling
 SIU sampling
 Septage sampling
The sampling data provided above was for the period of January 2007 to September 2010. This data is shown in Appendices A, B, C, and F.

The existing data was compared to the values in Table 2-4 and the criteria in Section

2.5. Table 2-5 lists the pollutants of concern and the reason the pollutant is being considered a POC.
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc Table 2-5: Pollutants of Concern
Pollutant Effluent
concentration
more than half of
effluent standard
Sludge
concentration
more than half of
sludge disposal
standard
Influent
concentration
more than 25% of
inhibition
concentration
Required by
EPA
Existing
local limit

BOD X X

TSS X X
Ammonia X
FOG X

Arsenic X X
Boron X
Cadmium X X
Chromium X X X
Copper X X X
Lead X X X
Mercury X X
Molybdenum X X X
Nickel X X
Selenium X X
Silver X X X
Sodium X
Zinc X X X X
Chloride X
Cyanide X X X X
Bis (2-ethylhexyl) phthalate X
Pentachlorophenol X
Tetrachloroethene X
Edosulfan II X
Endrin X
Heptachlor X
Bromodichloromethane X
Bromoform X
4,4' DDE X
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2.7 Sampling Plan
A review of the existing City of Visalia information showed there was additional information needed to complete the local limits evaluation.

The City of Visalia has no recent (last five years) monitoring data for residential or commercial users. A sampling plan was needed to address additional information needed for the evaluation. The residential samples were taken to cover every day of the week over at least a two week period (Week 1 – Monday, Wednesday, Friday, Sunday, Week 2 – Tuesday, Thursday, Saturday). The exact dates were adjusted as needed to fit into existing staff work schedules and the availability of the laboratory to perform the required tests. For the sampling at the WWTF, samples were obtained covering at least two different days. No sampling was performed within 48 hours of a measurable precipitation event. Commercial sampling required only one day of sampling. Table 2-6 lists the pollutants that should be monitored, the location, number of samples, test methods, and the preferred detection limit. Test methods listed are EPA test methods except those beginning with SM, which are Standard Methods test procedures.

Residential Sampling
The residential sampling was conducted to cover geographically diverse areas of the City. Based on the layout of the wastewater collection system the following locations were sampled to provide the residential sampling information:
 Comstock
 Hillsdale
 Evergreen
 Mary and County Center
Commercial Sampling
A majority of the commercial establishments within the City are restaurants. The sampling for the commercial loading was conducted at a commercial shopping area that includes some restaurants. The following location was sampled to represent commercial loading:
 Linwood
 Alley off Court
Treatment Plant
Samples and estimates of flow for the following processes were obtained:
 Plant influent
 Primary effluent
 Secondary effluent prior to chlorination
 Feed to anaerobic digesters
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc  Plant final effluent
Treatment Plant Influent Return Flows
Samples and estimates of flow for the following processes were obtained:
 Scum funnels
 GBT Filtrate
 Supernatant Pit
 SRS (Septage) Station
In addition to the sampling information, the basis-of-design for the treatment plant is needed to ascertain the design loadings for the non-conservative pollutants (ammonia, BOD, and TSS).

Table 2-6: Sampling Plan Information
Pollutant Residential
(seven sampling
events)
Commercial
(one sampling
event)
Treatment
Plant (two
sampling
events)
Treatment Plant
influent return
flow streams
(two sampling
events)
Test
Method
Preferred
Detection
Limit

BOD X X X X SM
5210B
2 mg/L

TSS X X X X SM
2540D
1 mg/L
Ammonia X X X X 350.1 1 mg/L
FOG (HEM) X X X X 1664 10 mg/L

Arsenic X X X 200.8 1 ug/L
Boron X X X 200.7 0.05 mg/L
Cadmium X X X 200.8 0.05 ug/L
Chromium X X X 200.8 1 ug/L
Copper X X X 200.8 2 ug/L
Lead X X X 200.8 0.5 ug/L
Mercury X X X X 1631 0.5 ng/L
Molybdenum X X X 200.8 1 ug/L
Nickel X X X 200.8 1 ug/L
Selenium X X X 200.8 1 ug/L
Silver X X X 200.8 1 ug/L
Pollutant
Residential
(seven sampling
events)
Commercial
(one sampling
event)
Treatment
Plant (two
sampling
Treatment Plant
influent return
flow streams
Test
Method
Preferred
Detection
Limit
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc events) (two sampling
events)
Sodium X X X 200.7 1 mg/L
Zinc X X X 200.8 5 ug/L
Chloride X X X X 300.0 2.0 mg/L
Cyanide X X X SM4500 5 ug/L
Bis (2-ethylhexyl) phthalate X X X 625 5 ug/L
Pentachlorophenol X X X 625 10 ug/L
Tetrachloroethene X X X 624 0.5 ug/L
Endosulfan II X X X 608 0.05 ug/L
Endrin X X X 608 0.05 ug/L
Heptachlor X X X 608 0.05 ug/L
Bromodichloromethane X X X 624 0.5 ug/L
Bromoform X X X 624 0.5 ug/L
4,4' DDE X X X 608 0.05 ug/L
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc 3 MAXIMUM ALLOWABLE HEADWORKS LOADINGS
After determining the POCs (Table 2-5) and gathering the additional sampling data, the maximum allowable headworks loadings (MAHLs) can be calculated. The MAHL is the estimated upper limit of a particular pollutant loading to the WWTF intended to prevent pass through or interference. The MAHL for each POC is calculated by the following steps:

1. Calculation of WWTF removal efficiency for the POC;

2. Calculate the allowable headworks loading (AHLs) for the various environmental criteria (such as WDR limits, water quality limits, sludge disposal limits, inhibition values);

3. Designate the MAHL as the most stringent allowable headworks loading for the POC.

3.1 WWTF Removal Efficiencies
Based on the sampling data collected from the City of Visalia WWTF, the removal efficiencies for the POCs were calculated. The removal efficiencies shown in Table 3-1 are the average removal percentages for each POC. The detailed data used to calculate the removal efficiencies is contained in Appendix A. For purposes of calculating the removal efficiencies, any reported concentration that was below the detection limit was assumed to be half the detection limit. Any negative removal efficiencies were assumed to be zero.

Table 3-1: Summary of WWTF Removal Efficiencies
POC Removal Efficiency Number of
Samples
BOD 98.81% 567
TSS 98.65% 919
Ammonia 44% 88
FOG 96% 4
Arsenic 29% 4
Boron 2% 6
Cadmium 67%1 6
Chromium 20% 6
Copper 88% 6
Lead 62% 6
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc POC Removal Efficiency Number of
Samples
Mercury 95% 5
Molybdenum 35% 4
Nickel 37% 6
Selenium 40% 6
Silver 40% 6
Sodium 3% 5
Zinc 79% 6
Chloride 0% 5
Cyanide 69%1 5
Bis (2-ethylhexyl) phthalate 83% 6
Pentachlorophenol 0%2 6
Tetrachloroethene 0%2 6
Endosulfan II 0%2 4
Endrin 0%2 5
Heptachlor 0%2 5
Bromodichloromethane 0%2 6
Bromoform 0%2 6
4,4’ DDE 0%2 6
1 EPA median removal percentage used since most results were below detection limit.
2 Influent and Effluent samples were all below detection limit.

The sampling plan results showed that for all samples, pentachlorophenol, tetrachloroethene, endosulfan II, endrin, heptachlor, bromodichloromethane, bromoform, and 4,4’ DDE were not present in the influent or effluent of the WWTF.

Therefore, these pollutants were removed from consideration as POCs.

Bis (2-ethylhexyl) phthalate was detected above the detection limit in some of the regular monthly WWTF effluent samples. However, the field blanks obtained during those sampling events showed concentrations greater than the effluent sample values.

This data is shown in Appendix B. Based on this information, the effluent concentrations for bis (2-ethylhexyl) phthalate are considered to be below the detection limit. Therefore, bis (2-ethylhexyl) phthalate was removed from consideration as a POC.
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc The sampling plan results also showed that the return of WWTF recycle flows to the headworks had a minimal impact on the headworks loading to the WWTF. The return flows are from the scum funnels, GBT filtrate, supernatant pit and the septage receiving station. These flows are estimated to make up approximately 2% of the headworks flow.

3.2 Discharge Permit and Water Quality AHLs
The RWQCB issued the WWTF Waste Discharge Requirements (WDR) that regulates the discharge from the plant. The AHL for POCs with WDR limitations is shown in Equation 1.

Equation 1 – AHL based on WDR limits
AHLwdr = (8.34)(Cwdr)(Qwwtf)
(1-Rwwtf)
Where:

AHLwdr = AHL based on WDR limit, lb/day
Cwdr = WDR permit limit, mg/L
Qwwtf = WWTF average flow rate, MGD
Rwwtf = Plant removal efficiency, as decimal

8.34 = Conversion factor
Table 3-2 shows the allowable headworks loading for the POCs based upon the limitations contained in the WDR.

Table 3-2: WDR Based AHLs
WWTF WDR Select Removal Allowable
Pollutant Flow Limit Removal Efficiency Headworks
(MGD) (mg/l) Efficiency (%) (lbs/day)
(Qwwtf) (Cwdr) (from list) (Rwwtf)
Lead 12.18 0.05 User Entered 62.19 13.434
Ammonia 12.18 25 User Entered 43.89 4525.7652
BOD 12.18 30 User Entered 98.81 256354.5218
TSS 12.18 30 User Entered 98.65 226555.1037
The WDR issued does not contain limitations for all the POCs mentioned in Table 2-5.

For the pollutants without limitation in the WDR, the EPA guidance recommends using AHLs based on State or Federal Water Quality Standards. The water quality standards can be based upon short term aquatic life affects (acute) or long term affects (chronic).

Water quality standards can also be based upon human health effects. The human health effects can be from drinking of the water, recreational use of the water, or consumption of aquatic life. According to the WDR, the discharge to Mill Creek is 3142
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc protected for agricultural water supply, water contact and noncontact water recreation, warm freshwater habitat, and groundwater recharge. The criteria used for this comparison is discussed in Section 2.4. The AHL for POCs that have water quality standards is shown in Equation 2.

Equation 2 – AHL based on Water Quality limits
AHLwq = (8.34)[(Cwq)*(Qstr+Qwwtf) – (Cstr*Qstr)]
(1-Rwwtf)
Where:

AHLwq = AHL based on water quality criteria, lb/day
Cwq = State or Federal water quality standard, mg/L
Cstr = Receiving stream background concentration, mg/L
Qwwtf = WWTF average flow rate, MGD
Qstr = Receiving stream (upstream) flow rate, MGD
Rwwtf = Plant removal efficiency, as decimal

8.34 = Conversion factor
The equation allows for instantaneous mixing of the discharge with the receiving stream. Since there is normally no flow in Mill Creek upstream of the WWTF discharge, the receiving stream concentration and receiving stream flow were considered to be zero.

Table 3-3 shows the allowable headworks loading for the POCs based upon the water quality standards.

Table 3-3: Water Quality (Chronic) Based AHLs
WWTF Receiving
Receiving
Stream Chronic Removal Allowable
Pollutant Flow
Stream
Flow Concentration WQS Efficiency Headworks
(MGD) (MGD) (mg/l) (mg/l) (%) (lbs/day)
(Qwwtf) (Qstr1) (Cstr) (Cwq) (Rwwtf)
Arsenic 12.18 0.00 0 0.15000 28.98 21.4539
Cadmium 12.18 0.00 0 0.00027 67.00 0.0831
Copper 12.18 0.00 0 0.00930 88.14 7.9671
Cyanide 12.18 0.00 0 0.00520 69.00 1.7039
Lead 12.18 0.00 0 0.00320 62.19 0.8598
Mercury 12.18 0.00 0 0.00077 95.17 1.6183
Nickel 12.18 0.00 0 0.05200 37.22 8.4145
Selenium 12.18 0.00 0 0.00500 40.26 0.8501
Zinc 12.18 0.00 0 0.12000 79.37 59.0870
Ammonia 12.18 0.00 0 25.00000 43.89 4525.7652
Chloride 12.18 0.00 0 230.00000 0.00 23363.676
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc Table 3-4 shows the allowable headworks loading for the POCs based upon the agricultural water supply standards.

Table 3-4: Water Quality (Agricultural Water Supply) Based AHLs WWTF Receiving
Receiving
Stream Agricultural Removal Allowable
Pollutant Flow Stream Flow Conc WQS Efficiency Headworks (MGD) (MGD) (mg/l) (mg/l) (%) (lbs/day)
(Qwwtf) (Qstr2) (Cstr) (Cwq) (Rwwtf)
Arsenic 12.18 0.00 0 0.10000 28.98 14.3026
Molybdenum 12.18 0.00 0 0.01000 35.00 1.5628
Boron 12.18 0.00 0 0.70000 1.85 72.4485
Chloride 12.18 0.00 0 106.00000 0.00 10767.6072
Table 3-5 shows a summary of the water quality based AHLs. The most restrictive (lowest) loading for each POC has been highlighted.

Table 3-5: Summary of Water Quality Based AHLs
Allowable Allowable Allowable Allowable
Pollutant Headworks Headworks Headworks Headworks
(NPDES) (CHRONIC) (ACUTE) (WATER QUALITY)
(lbs/day) (lbs/day) (lbs/day) (lbs/day)
Arsenic - 23.4539 14.3026 14.3026
Cadmium - 0.0831 - 0.0831
Copper - 7.9671 - 7.9671
Cyanide - 1.7039 - 1.7039
Lead 13.4337 0.8598 - 0.8598
Mercury - 1.6183 - 1.6183
Molybdenum - - 1.5628 1.5628
Nickel - 8.4145 - 8.4145
Selenium - 0.8501 - 0.8501
Zinc - 59.0870 - 59.0870
Ammonia 4525.7652 4525.7652 - 4525.7652
BOD 256354.5218 - - 256354.5218
TSS 226555.1037 - - 226555.1037
Boron - - 72.4485 72.4485
Chloride - 23363.6760 10767.6072 10767.6072
FOG 22573.6000 - - 22573.6000

3.3 Biosolids Disposal Based AHLs
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc The biosolids produced at the treatment plant are eventually land applied. The Federal sludge disposal regulations, 40 CFR Part 503, establish limitations for certain metals that are normally seen in industrial discharges. Additionally, California Title 22 contains additional pollutant limitations on the land application of biosolids. These limitations are converted to AHLs for the POCs using Equation 3.

Equation 3 – AHL based on Biosolids Disposal limits
AHLbsol = (0.0022)(Cbsol)(Qbsol)
(1-Rwwtf)
Where:

AHLbsol = AHL based on biosolids disposal limit, lb/day Cbsol = Biosolids limitation, mg/kg dry sludge
Qbsol = Total sludge flow to disposal, dry metric tons per day Rwwtf = Plant removal efficiency, as decimal

0.0022 = Conversion factor
Table 3-6 shows a summary of the biosolids disposal based AHLs. Where a limitation existed for a pollutant in both 503 and Title 22, the most stringent (lowest) limit is used in the table. Details of the Title 22 land application calculations are contained in Appendix C.

Table 3-6: Summary of Biosolids Disposal Based AHLs
WWTF Sludge Flow Land Application Removal Allowable
Pollutant Flow to Disposal Standard Efficiency Headworks (MGD) (MTD) (mg/kg) (%) (lbs/day)
(Qwwtf) (Qbsol) (Cbsol) (Rwwtf) (Lhw)
Arsenic 12.18 4.358636364 41(1) 28.98 1.3568
Cadmium 12.18 4.358636364 17.86074(2) 67.00 0.2556
Chromium 12.18 4.358636364 2833.905(2) 20.41 133.173
Copper 12.18 4.358636364 1500(1) 88.14 16.3185
Lead 12.18 4.358636364 300(1) 62.19 4.6255
Mercury 12.18 4.358636364 17(1) 95.17 0.1713
Molybdenum 12.18 4.358636364 18(1) 35.00 0.4931
Nickel 12.18 4.358636364 420(1) 37.22 10.8190
Selenium 12.18 4.358636364 35.21127(2) 40.26 0.8387
Silver 12.18 4.358636364 566.781(2) 40.42 13.4456
Zinc 12.18 4.358636364 2800(1) 79.37 33.8280
(1)Based on 40 CFR Part 503 regulations.(2)Based on California Title 22 calculations. 3145
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3.4 Inhibition Based AHLs
Certain pollutant concentrations in wastewater or sludge can cause operational problems for biological treatment processes. The City of Visalia WWTF operates the following biological processes that may be subject to inhibition issues: activated sludge, trickling filters, and anaerobic sludge digestion. The WWTF has not had historical issues with pollutants causing upsets of the biological processes. The EPA guidance document contains inhibition values for pollutants that have the potential to upset biological treatment processes. These inhibition limitations are converted to AHLs for the POCs using Equation 4, Equation 5, and Equation 6.

Equation 4 – AHL based on Activated Sludge Inhibition Values AHLact = (8.34)(Cact)(Qwwtf)
(1-Rprim)
Where:

AHLact = AHL based on activated sludge inhibition, lb/day Cact = Inhibition criterion for activated sludge, mg/L
Qwwtf = WWTF average flow rate, MGD
Rprim = Removal efficiency from headworks to primary treatment effluent, as decimal (assumed using EPA removal values)

8.34 = Conversion factor
Table 3-7 shows the calculated AHLs based on activated sludge inhibition values.

Table 3-7: Activated Sludge Inhibition Based AHLs
WWTF
Activated
Sludge Removal Allowable
User
Entered
Pollutant Flow Inhibition Level Efficiency Headworks Removal (MGD) (mg/l) (%) (lbs/day) Efficiency
(Qwwtf (Cact) (Rprim) (Lhw) (%)
Arsenic 12.18 0.1 91.90 125.4089 91.90
Cadmium 12.18 1 90.00 1015.812 90.00
Chromium 12.18 1 49.30 200.3574 49.30
Copper 12.18 1 96.10 2604.646 96.10
Cyanide 12.18 0.1 90.00 101.5812 90.00
Lead 12.18 1 80.00 507.9060 80.00
Mercury 12.18 0.1 93.20 149.3841 93.20
Nickel 12.18 1 55.20 226.7438 55.20
Zinc 12.18 0.3 96.00 761.8590 96.00
Ammonia 12.18 480 0.00 48758.98 0.00
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc Equation 5 – AHL based on Trickling Filter Inhibition Values AHLtric = (8.34)(Ctric)(Qwwtf)
(1-Rprim)
Where:

AHLtric = AHL based on trickling filter inhibition, lb/day Ctric = Inhibition criterion for trickling filters, mg/L Qwwtf = WWTF average flow rate, MGD
Rprim = Removal efficiency from headworks to primary treatment effluent, as decimal (assumed using EPA removal values)

8.34 = Conversion factor
Table 3-8 shows the calculated AHLs based on trickling filter inhibition values.

Table 3-8: Trickling Filter Inhibition Based AHLs
WWTF
Trickling
Filter Select Removal Allowable
EPA
Guidance
Pollutant Flow
Inhibition
Level Removal Efficiency Headworks Removal
(MGD) (mg/l) Efficiency (%) (lbs/day) Efficiency
(Qwwtf) (Ctric) (from list) (Rprim) (Lhw) (%)
Chromium 12.18 3.5
Default (Through
Trick. Fil.) 55.00 790.076 55.00
Cyanide 12.18 30
Default (Through
Trick. Fil.) 59.00 7432.77 59.00
Equation 6 – AHL based on Anaerobic Digestion Inhibition Values (Conservative Pollutants) AHLdig = (8.34)(Cdiginb)(Qdig)
Rwwtf
Where:

AHLdig = AHL based on anaerobic digestion inhibition, lb/day Cdiginb = Inhibition criterion for sludge digester, mg/L Qdig = Sludge flow rate to digester, MGD
Rwwtf = Plant removal efficiency, as decimal

8.34 = Conversion factor
Table 3-9 shows the calculated AHLs based on anaerobic digester inhibition values for conservative pollutants.

Table 3-9: Anaerobic Digester Inhibition (Conservative Pollutants) Based AHLs 3147
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc WWTF Sludge Flow Anaerobic Digester Removal Allowable
Pollutant Flow to Digester Inhibition Level Efficiency Headworks (MGD) (MGD) (mg/l) (%) (lbs/day)
(Qwwtf) (Qdig) (Ccrit) (Rwwtf) (Lhw)
Arsenic 12.18 0.03833 1.6 28.98 1.7651
Cadmium 12.18 0.03833 20 67.00 9.5425
Chromium 12.18 0.03833 130 20.41 203.661
Copper 12.18 0.03833 40 88.14 14.5071
Lead 12.18 0.03833 340 62.19 174.764
Nickel 12.18 0.03833 10 37.22 8.5876
Silver 12.18 0.03833 13 40.42 10.2811
Zinc 12.18 0.03833 400 79.37 161.1051
Equation 7 – AHL based on Anaerobic Digestion Inhibition Values (Non-Conservative Pollutants) AHLdig = (Cdiginb) * Linf
(Cdig)
Where:

AHLdig = AHL based on anaerobic digestion inhibition, lb/day Cdiginb = Inhibition criterion for sludge digester, mg/L Cdig = Existing pollutant level in sludge, mg/L
Linf = WWTF influent loading, lb/day
Table 3-10 shows the calculated AHLs based on anaerobic digester inhibition values for non-conservative pollutants.

Table 3-10: Anaerobic Digester Inhibition (Non-Conservative Pollutants) Based AHLs
WWTF
Average
Influent Average
Digester
Pollutant
Anaerobic
Digester Allowable
Pollutant Flow Conc Influent Load Conc Inhibition Level Headworks (MGD) (mg/l) (lbs/day) (mg/l) (mg/l) (lbs/day)
(Qwwtf) (Linf) (Cdig) (Cdiginb) (Lhw)
Cyanide 12.18 2.50 253.9530 3.73 1 68.0839
Ammonia 12.18 95.50 9701.0046 4214.25 1500 3452.929
Table 3-11 shows a summary of the inhibition based AHLs. The most restrictive (lowest) loading for each POC has been highlighted.

Table 3-11: Summary Inhibition Based AHLs
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc Allowable Allowable Allowable Allowable Allowable
Pollutant Headworks Headworks Headworks Headworks Headworks

(ACT.

SLUDGE)
(TRICK.

FILTER)
(DIG. -
CONSERV.)
(DIG. - NONCONS.) (INHIB)
(lbs/day) (lbs/day) (lbs/day) (lbs/day) (lbs/day)
Arsenic 125.4089 - 1.7651 - 1.7651
Cadmium 1015.812 - 9.5425 - 9.5425
Chromium 200.3574 790.0760 203.6605 - 200.3574
Copper 2604.646 - 14.5071 - 14.5071
Cyanide 101.5812 7432.770 - 68.0839 68.0839
Lead 507.9060 - 174.7642 - 174.7642
Mercury 149.3841 - - - 149.384
Nickel 226.7438 - 8.5876 - 8.5876
Silver - - 10.2811 - 10.2811
Zinc 761.8590 - 161.1051 - 161.1051
Ammonia 48758.97 - - 3452.9292 3452.92

3.5 POC Maximum Allowable Headworks Loadings
The maximum allowable headworks loading is the lowest of the AHLs calculated for each POC. Influent loadings below the MAHL will lead to compliance with the AHLs based on all environmental and treatment plant criteria. Table 3-12 shows a summary of AHLs as well as the MAHL for each POC.
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc Table 3-12: Maximum Allowable Headworks Loadings
Allowable Allowable Allowable Maximum
Pollutant Headworks Headworks Headworks Allowable
(WATER QUALITY) (INHIBITION) (SLUDGE) Headworks
(lbs/day) (lbs/d) (lbs/d) (MAHL - lbs/d)
Arsenic 14.3026 1.7651 1.3568 1.3568
Cadmium 0.0831 9.5425 0.2556 0.0831
Chromium - 200.3574 133.1733 133.1733
Copper 7.9671 14.5071 16.3185 7.9671
Cyanide 1.7039 68.0839 - 1.7039
Lead 0.8598 174.7642 4.6255 0.8598
Mercury 1.6183 149.3841 0.1713 0.1713
Molybdenum 1.5628 - 0.4931 0.4931
Nickel 8.4145 8.5876 10.8190 8.4145
Selenium 0.8501 - 0.8387 0.8387
Silver - 10.2811 13.4456 10.2811
Zinc 59.0870 161.1051 33.8280 33.8280
Ammonia 4525.7652 3452.9292 - 3452.9292
BOD 256354.5218 - - 256354.5218
TSS 226555.1037 - - 226555.1037
Boron 72.4485 - - 72.4485
Chloride 10767.61 - - 10767.61
FOG 22573.6000 - - 22573.6000
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc 4 DESIGNATING LOCAL LIMITS
After the calculation of the maximum allowable headworks loadings for the POCs, the POCs that require a local limit must be determined. The EPA guidance document recommends developing local limits for those POCs where the average influent loading exceeds 60% of the MAHL. Table 4-1 shows a comparison of MAHLs with the average headworks loadings for each POC. The highlighted POCs are those whose average influent loadings exceed 60% of the MAHL and will be evaluated for local limits.

Table 4-1: Comparison of MAHLs with Average Headworks Loadings Maximum Average Average
Pollutant Allowable Influent Percent
Headworks Loading Loaded
(MAHL - lbs/d) (lbs/day) (%)
Arsenic 1.3568 1.0959 80.7732
Cadmium 0.0831 0.1060 127.5781
Chromium 133.1733 0.4472 0.3358
Copper 7.9671 4.0814 51.2283
Cyanide 1.7039 0.2541 14.9108
Lead 0.8598 0.4302 50.0408
Mercury 0.1713 0.0058 3.3700
Molybdenum 0.4931 0.2642 53.5811
Nickel 8.4145 0.5098 6.0590
Selenium 0.8387 0.0825 9.8349
Silver 10.2811 0.7183 6.9870
Zinc 33.8280 15.8541 46.8668
Ammonia 3452.9292 2471.1932 71.5680
BOD 256354.5218 33233.2884 12.9638
TSS 226555.1037 35048.0272 15.4700
Boron 72.4485 0.1075 0.1483
Chloride 10767.6072 5447.2961 50.5897
FOG 22573.6000 5793.2500 25.6638
Based on the information shown in Table 4-1, there is no local limit necessary for molybdenum, selenium, boron, and chloride. No local limit is necessary for ammonia since a review SIU data for ammonia shows little or no ammonia in the industrial discharge and the influent loading is 71.6% of the MAHL for ammonia. 3151
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4.1 Residential and Background Loadings
There are many other sources of wastewater to the WWTF besides the regulated industrial user flows. These other sources include domestic (residential) waste, storm water, inflow and infiltration, and commercial dischargers. Because the WWTF does not control the discharges from these sources, the loading contributed from these uncontrolled sources must be deducted from the MAHL to determine the loading available for industrial dischargers.

The City of Visalia has a separated sewer system so storm water is conveyed via a dedicated piping system to minimize the volume of storm water entering the sewer collection system and the WWTF. Additionally, the collection system does not have significant volumes of inflow and infiltration. Therefore, the loadings from storm water and inflow and infiltration to the WWTF are considered to be negligible.

The City of Visalia has performed sampling in residential and commercial areas to determine the expected loadings from these sources. This sampling data is contained in Appendix D. The loading from these sources is calculated by Equation 8.

Equation 8 – Residential and Background Loading Calculation Lunc = (Cunc) * (Qunc) * 8.34
Where:

Lunc = Uncontrolled loading, lb/day
Cunc = Uncontrolled pollutant concentration, mg/L
Qunc = Uncontrolled flow rate, MGD

8.34 = Unit conversion factor

4.2 Septage Loadings
The City of Visalia WWTF accepts septage waste from licensed haulers. Since the septage haulers are not subject to local limits like industrial users, the loading the WWTF receives from septage haulers needs to be subtracted from the MAHLs when determining the loadings available for industrial users. The City of Visalia samples some septage discharges and records the volume of septage received. This septage hauler information is shown in Appendix E. Equation 9 is used to calculate the loading from septage haulers.

Equation 9 – Septage Loading Calculation
Lsep = (Csep) * (Qsep) * 8.34
Where:

Lsep = Septage loading, lb/day
Csep = Septage pollutant concentration, mg/L
Qsep = Septage flow rate, MGD

8.34 = Unit conversion factor
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4.3 Maximum Allowable Industrial Loadings
Maximum Allowable Industrial Loadings (MAILs) are the amount of pollutant loadings that the WWTF can receive from controlled sources (permitted industrial users). The MAIL for each pollutant is calculated by Equation 10.

Equation 10 – MAIL Calculation
MAIL = MAHL (1-SF) – (Lunc+SW+GA)
Where:

MAIL = Maximum allowable industrial loading, lb/day
MAHL = Maximum allowable headworks loading, lb/day
SF = Safety factor, decimal
Lunc = Loadings from uncontrolled sources, lb/day
SW = Loadings from septage waste, lb/day
GA = Growth allowance, lb/day

4.3.1 Safety Factor and Growth Allowance
The safety factor is a percentage of the MAHL set aside to account for variability in the data analyzed and other uncertainties. The EPA recommends at least a 10 percent safety factor be used. For the purposes of this local limits study, a 10 percent safety factor will be used for all pollutants.

Growth allowance is a part of the MAHL that can be held reserve to allow for potential growth or expansion within the service area. The growth allowance is normally used for those pollutants that the WWTF was designed to remove, such as BOD, TSS, and ammonia. The City of Visalia does not know of any major growth or expansions to the wastewater collection system. However, five percent will be set aside to allow for any growth that may occur during the life of the local limits. Setting aside the five percent will allow some growth without the need to revise the local limits.

4.4 Local Limits Allocations
There are two common approaches to allocating the available MAIL to the significant industrial users. The two common methods are uniform allocation and Industrial User specific allocation. Different allocation methods can be used for each pollutant.

4.4.1 Uniform Allocation
The uniform allocation method yields one limit per pollutant that will apply to all SIUs.

This allocation method requires that the MAIL for the pollutant be divided by the total flow from all SIUs, even those that do not discharge the pollutant. This method can be overly stringent because some IUs that do not discharge a pollutant will be given an allocation of the MAIL that they may not need. Equation 11 shows the method to calculate a local limit using the uniform allocation method. 3153
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc Equation 11 – Uniform Allocation Calculation
Clim = MAIL / [(Qsiu) * 8.34]
Where:

Clim = Uniform concentration limit, mg/L
MAIL = Maximum allowable industrial loading, lb/day
Qsiu = Total flow rate from SIUs, MGD

8.34 = Unit conversion factor

4.4.2 IU Specific Allocation
There are two methods to divide the MAIL for each pollutant among only the SIUs that discharge that particular pollutant. These methods develop SIU-specific discharge limits. Any SIU that discharges at or below the background level is given a background allocation.

The SIU Contributory Flow method is similar to the Uniform Allocation method except that the portion of the MAILs above the background level is divided by the flow rate from those SIUs discharging the pollutant above background. Equation 12 shows the SIU Contributory Flow Allocation calculation.

Equation 12 – SIU Contributory Flow Allocation Calculation Clim = [MAIL – Lback] / [(Qsiupol) * 8.34]
Where:

Clim = Uniform concentration limit, mg/L
MAIL = Maximum allowable industrial loading, lb/day
Lback = Background loading allocation for SIUs for which no contributory flow limit is being established for that pollutant, lb/day Qsiupol = Total flow rate from SIUs discharging the pollutant, MGD

8.34 = Unit conversion factor

4.4.3 The Mass Proportion Allocation
The mass proportion allocation method allocates the MAIL to each SIU in proportion to the SIU’s loading of that pollutant. To calculate the allowable loading for a SIU the portion of the MAIL above background is multiplied by the ratio of the current loading from SIU X to the current total loading of a pollutant from all SIUs. This calculation is shown in Equation 13.

Equation 14 shows the conversion of the mass allocation to a concentration. 3154
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc Equation 13 – Mass Proportion Allocation Calculation
LallX = [LcurrX / LcurrT ] * [MAIL - Lback]
Where:

LallX = Allowable loading allocated to SIU X, lb/day
LcurrX = Current loading from SIU X, lb/day
MAIL = Maximum allowable industrial loading, lb/day
Lback = Background loading allocation for SIUs for which no contributory flow limit is being established for that pollutant, lb/day Equation 14 – Mass Proportion Conversion to Concentration Limit ClimX = LallX / [(QX) * 8.34]
Where:

ClimX = Discharge limit for SIU X, mg/L
LallX = Allowable loading allocated to SIU X, lb/day
QX = Flow rate from SIU X, MGD

8.34 = Unit conversion factor

4.5 Uniform Allocation of Local Limits
Table 4-2 is a summary of the collected information and the proposed local limits based on the uniform allocation method. The details of the calculations in Table 4-2 are shown in Appendix F.
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.docTable 4-2: Uniform Allocation of Local Limits Maximum Safety Growth Nonindustrial Nonindustrial Nonindustrial Hauled Waste Hauled Waste Hauled Waste Allowable Local Basis Pollutant Allowable Factor Allowance Concentration Flow Loading Concentration Flow Loading Industrial Limit of Headworks (%) (%) (mg/l) (MGD) (lbs/day) (mg/l) (MGD) (lbs/day) Loading (mg/l) Limitation (MAHL - lbs/d) (SF) (GA) (Cdom) (Qdom) (Ldom) (Chw) (Qhw) (Lhw) (MAIL - lbs/day) (Cind) Arsenic 1.3568 10 10 0.0012 9.887966 0.0998 0.1587 0.011434 0.0151 0.9705 0.0510 SludgeCadmium 0.0831 10 10 0.0001 9.887966 0.0058 0.0383 0.011434 0.0036 0.0571 0.0030 Water QualityChromium 133.1733 10 10 0.0033 9.887966 0.2730 0.2521 0.011434 0.0240 106.2416 5.5857 SludgeCopper 7.9671 10 10 0.0320 9.887966 2.6389 4.2631 0.011434 0.4065 3.3282 0.1750 Water QualityCyanide 1.7039 10 10 0.0009 9.887966 0.0709 0.0000 0.011434 0.0000 1.2922 0.0679 Water QualityLead 0.8598 10 10 0.0014 9.887966 0.1130 0.5129 0.011434 0.0489 0.5259 0.0277 Water QualityMercury 0.1713 10 10 0.0000 9.887966 0.0004 0.0118 0.011434 0.0011 0.1355 0.0071 SludgeMolybdenum 0.4931 10 10 0.0010 9.887966 0.0825 0.0805 0.011434 0.0077 0.3044 0.0160 SludgeNickel 8.4145 10 10 0.0037 9.887966 0.3059 0.2572 0.011434 0.0245 6.4011 0.3365 Water QualitySelenium 0.8387 10 10 0.0006 9.887966 0.0495 0.0390 0.011434 0.0037 0.6178 0.0325 SludgeSilver 10.2811 10 10 0.0001 9.887966 0.0049 0.0035 0.011434 0.0003 8.2196 0.4322 InhibitionZinc 33.8280 10 10 0.1678 9.887966 13.8386 28.7321 0.011434 2.7399 10.4839 0.5512 SludgeAmmonia 3452.9292 10 10 28.4300 9.887966 2344.4980 890.0000 0.011434 84.8700 332.9753 17.5064 InhibitionBOD 256354.5218 10 10 305.68 9.887966 25208.0957 - 0.011434 0.0000 179875.5217 9457.0764 Water QualityTSS 226555.1037 10 10 299.5 9.887966 24698.4581 - 0.011434 0.0000 156545.6248 8230.4914 Water QualityBoron 72.4485 10 10 0.24 9.887966 19.7918 0.0005 0.011434 0.0000 38.1670 2.0067 Water QualityChloride 10767.6072 10 10 56.26 9.887966 4639.5167 650.0000 0.011434 61.9837 3912.5853 205.7068 Water QualityFOG 22573.6000 10 10 76.52 9.887966 6310.2705 1650.0000 0.011434 157.3433 11591.2662 609.4186 Water Quality 3156
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc

4.6 IU Specific Allocation of Local Limits
Based on the uniform allocation method, the proposed local limits for some pollutants are significantly lower than the existing local limits. These pollutants are: cadmium, copper, cyanide, lead, mercury, nickel, silver and zinc. The proposed local limits for these pollutants are also significantly lower than the concentrations seen in the discharge from the SIUs. Sampling data for the SIUs is in Appendix G.

The City currently imposes silver local limits for Josten’s Printing and Publishing and Voltage Multipliers of 4.0 mg/L and 1.0 mg/L, respectively. The mass loading associated with these two SIUs was subtracted from the MAIL before it was distributed amongst the remaining silver contributing SIUs.

IU Specific Allocated local limits are meant to be applied to all industrial users regulated by the IPP. In order to provide additional protection, only 80% of the MAIL will be allocated via the IU Specific Allocation method. This will allow an additional amount of safety in the case where an industry that has not historically discharged a pollutant may discharge that pollutant above background concentrations.

Table 4-3 is a summary of the collected information and the proposed local limits based on the IU Specific Allocation method. Details of the IU Specific Allocation calculations are in Appendix H.

Table 4-3: IU Specific Allocation of Local Limits
Pollutant MAIL
(lb/day)
Uncontrolled
Discharge
Conc (mg/L)
Total IU flow
below
Uncontrolled
Conc (MGD)
Lback
(lb/day)
[Unc Conc x
IU flow below
Unc Conc]
Total IU flow
above
Uncontrolled
Conc (MGD)
IU
Specific
Allocation
Local
Limit
(mg/L)
Cadmium 0.0571 0.0001 2.2166 0.00129 0.0643 0.08
Copper 3.3282 0.032 2.164 0.5775 0.1166 2.14
Cyanide 1.2922 0.0009 2.2773 0.0163 0.0033 36.97
Lead 0.5259 0.0014 2.182 0.0249 0.0986 0.48
Mercury 0.1355 4.76x10-6 1.9236 7.64x10-5 0.357 0.04
Nickel 6.4011 0.0037 2.171 0.067 0.1096 5.53
Silver 8.2196 0.0001 2.1763 0.0011 0.0563 12.40
Zinc 10.484 0.1678 2.211 3.0944 0.0696 9.12
3157
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc

4.7 Comparison of Proposed and Existing Limits
Table 4-4 shows a comparison of the proposed local limits to the existing local limits and calculated local limits. Existing local limits for boron and pentachloropenol have been eliminated. Proposed local limits that are greater than the existing local limits are recommended to remain at the existing local limit value to prevent any lessening of local limits. Table 4-4 shows the recommended local limits based upon this evaluation.

Table 4-4: Comparison of Existing and Proposed Local Limits Pollutant Existing Local
Limit
Calculated Local
Limit
Allocation
Method
Proposed Local
Limit
Arsenic 0.05 mg/L 0.05 mg/L Uniform 0.05 mg/L
Boron 1.60 mg/L Not needed None
Cadmium 0.02 mg/L 0.08 mg/L IU Specific 0.02 mg/L
Chromium 3.44 mg/L 5.59 mg/L Uniform 3.44 mg/L
Copper 1.97 mg/L 2.14 mg/L IU Specific 1.97 mg/L
Cyanide 0.16 mg/L 36.97 mg/L IU Specific 0.16 mg/L
Lead 0.30 mg/L 0.48 mg/L IU Specific 0.30 mg/L
Mercury 0.02 mg/L 0.04 mg/L IU Specific 0.02 mg/L
Nickel 2.86 mg/L 5.53 mg/L IU Specific 2.86 mg/L
Silver1 0.76 mg/L 12.40 mg/L IU Specific 0.76 mg/L
Zinc 0.64 mg/L 9.12 mg/L IU Specific 0.64 mg/L
Pentachlorophenol 0.15 mg/L Not needed None
Oil & Grease 200 mg/L 609 mg/L Uniform 200 mg/L
BOD5 18,161 lb/day 89,538 lb/day2 Not applicable 18,161 lb/day TSS 41,633 lb/day 41,633 lb/day2 Not applicable 41,633 lb/day 1 Josten’s Printing and Voltage Multipliers retain silver limits of 4.0 mg/L and 1.0 mg/L, respectively.
2 Plant design capacity.

4.8 Protection of the Treatment Works, Collection System, and Workers

4.8.1 Fume Toxicity
There are certain pollutants that can cause a fire or explosion, corrosive structural damage at the treatment plant, obstruction of flow, inhibition of biological activity due to heat, or discharges that cause the formation of toxic gases, vapors, or fumes. 3158
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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc Explosive and flammable pollutants discharged to a WWTF can threaten the integrity of the collection system and the health and safety of the workers. Under the right conditions, the accumulation of such pollutants in treatment works can produce explosions or fires. There are no POCs listed in Table 2-5 that are listed in the EPA Guidance Manual as being potentially explosive.

The fume toxicity level of a pollutant discharged to a WWTF indicates the likelihood that a WWTF worker will suffer an adverse health effect when the level is approached or exceeded. This level can be measured by the time weighted average threshold limit value (TWA-TLV), which is the concentration to which a worker can be exposed for eight hours per day, 40 hours per week and not have any acute or chronic adverse health effects. Similarly, short-term exposure limits (STELs) are concentrations to which a worker should not be exposed for longer than 15 minutes or more than four times per day (with at least one hour between each exposure).

There were three POCs identified in Table 2-4 that have fume toxicity exposure limits that indicate they may create a toxicity exposure issue for collection system workers.

The three POCs were chloroform, ethylbenzene, and toluene. The fume toxicity discharge screening level can be calculated using Equation 15. The discharge screening level is the concentration in the treatment works above which a local limit may be necessary.

Equation 15 – Calculation of Discharge Screening Level
Clvl = Cvap / H
Where:

Clvl = Discharge screening level, mg/L
Cvap = Exposure limit at 1 atm and 25o
C, mg/m3
H = Henry’s Law Constant, (mg/m3)/(mg/L)
Table 4-5: Fume Toxicity Discharge Screening Levels
Pollutant Exposure
limit (mg/m3
)
Henry’s Law
Constant
(mg/m3)/(mg/L)
Discharge
Screening
Level (mg/L)
Maximum
Concentration
Sampled
(mg/L)
Chloroform 9.76 163.5 0.06 0.028
3159
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SECTION FOUR Local Discharge Limits Development

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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc Ethylbenzene 542.50 327.0 1.659 <0.0005
Toluene 565.50 272.5 2.075 0.0019
Based on the maximum concentrations sampled in the treatment works and the fume toxicity discharge screening levels, no local limits are needed for chloroform, ethylbenzene or toluene based upon the protection of the treatment works, collection system and workers.

4.8.2 Oil and Grease
Based on the uniform allocation of the oil and grease maximum allowable industrial loading, the local limit would be 669 mg/L. This local limit is based upon protecting the WWTFs ability to meet the WDR oil and grease limitation.

However, by its very nature, grease will adhere to many types of surfaces with sewers especially vulnerable to grease build-up. The cool internal surfaces of sewers provide ideal locations on which thin layers of grease can build up. Over a period of time, clumps of grease will build up to the point that the sewer can be completely choked.

Grease also accumulates due to cooling and dilution of surfactants, that allows the grease to separate and collect on all sewer system surfaces, including wetwells at pump stations, where controls can become fouled and prevent pumps from operating properly.

Based on the residential (background loading) monitoring data, the average background oil and grease concentration is 76.5 mg/L. The average SIU concentration for oil and grease is 133 mg/L. The average oil and grease concentration into the WWTF is 57 mg/L.

The most commonly used local limit for oil & grease is 100 mg/L. The City currently has a limit of 200 mg/L. The 100 mg/L limit is not based upon any empirical evidence but rather on general correlations and an industry consensus that this level limits the build up of oil and grease in the collection system. The federal pretreatment regulations, 40 CFR 403.5(b)(6), prohibit “petroleum oil, non-biodegradable cutting oil, or products of mineral oil origin in amounts that will cause interference or pass through.” In most municipalities, oil and grease limits of 100 mg/L to 300 mg/L are protective of the collection system. Limits may need to vary depending on different factors, such as the number of wet wells, type of sewers, slope of sewers, flow in sewers, maintenance of the sewers, and history of grease related clogs.

Based upon the concentrations of oil and grease from residential and industrial sources and the history of grease, the current local limit of 200 mg/L is protective of the collection system and should remain.

4.9 Public Participation
The EPA General Pretreatment Regulations encourages public participation by requiring public notices or hearings for local limits development. The City of Visalia must publish a notice (including a notice for a public hearing) in a newspaper of general 3160
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SECTION FOUR Local Discharge Limits Development

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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc circulation within the jurisdiction served by the WWTF. All comments regarding the proposed local limits as well as any request for a public hearing must be filed with the Approval Authority (the RWQCB) within 30 days. The Approval Authority is required to account for all comments received when deciding whether to approve or deny the proposed local limits. The decision is then provided to the City and other interested parties, and published in the newspaper. All comments received are made available to the public for inspection and copying.

The City should notify the existing SIUs and other interested parties, individually, of the proposed limits and announce a public comment period in the local newspaper. This public comment period can be open while the proposed limits are submitted to the Approval Authority for initial review. During the comment period, the public may present technical challenges to the rationale for a particular local limit.

4.10 Implementation
Upon approval from the RWQCB, the approved limits need to be added to the existing sewer use ordinance. Once integrated in the sewer use ordinance, the approved local limits can be included into the permits issued to the SIUs. 3161
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SECTION FIVE Local Discharge Limits Development

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H:\(1) AGENDAS for Council - DO NOT REMOVE\2011\6-20-2011\Item 11q Attachment - Visalia Local Limits Report.doc 5 BIBLIOGRAPHY/REFERENCES
United States. Environmental Protection Agency. Local Limits Development Guidance.

Washington, D.C., July 2004.
3162
APPENDIX A – WWTF Sampling Data
3163
APPENDIX B – Bis (2-ethylhexyl) Phthalate Sampling Data 3164
APPENDIX C – WWTF Biosolids Data
3165
APPENDIX D – Residential Background Sampling Data
3166
APPENDIX E – Septage Hauler Sampling Data
3167
APPENDIX F – Local Limits Calculations (Uniform Allocation) 3168
APPENDIX G – SIU Sampling Data
3169
APPENDIX H – Local Limits Calculations (IU Specific Allocation) 3170
3171
3172
3173
3174
3175
3176
3177
3178
3179
3180
3181
3182
3183
3184
3185
3186
3187
3188
3189
3190
3191
3192
3193
3194
3195
3196
3197
3198
3199
3200
3201
General Plan
Land Use Map
Ave 320
Rd 108
W Riverway Ave
N Demaree St
W Pratt Ave
W Flagstaff Ave
W Tyler Ave
N Kayenta St
N Memory St
W Newton Ave
N Tilden St
N Fontana St
W Taylor Ave
N Kent St
W Glendale Ave
N Leila St
W Jerome Ave
W Shannon Pkwy
N Chinowth St
W Prescott Ct
W Prescott Ave
N Noyes Ct
N Rova Ct
N Winslow St
N Mendonca St
N Fontana Ct
N Fulgham Ct
N Tilden St
Vicinity Map
Dinuba RigginMooney CourtDemareeMain
Walnut
Goshen
Houston
Noble Lovers Lane
Akers Hwy 99 Shirk
Pla
za
Betty
Hwy 198
.

Conservation
Commercia Mixed Use
Commercial Neighborhood
Office
Public Institutional
Parks/Recreation
Residential High Density
Residential Low Density
Residential Medium Density
Residential Very Low Density
0 0.05 0.1 0.2 Miles
3202
Zoning Map
Ave 320
W Riggin Ave Rd 108
W Riverway Ave
N Demaree St
W Lark Ave
W Pratt Ave
W Oriole Ave
N Kent St
N Leila St
W Shannon Pkwy
W Tyler Ave
W Prescott Ave
W Sedona Ave
W Flagstaff Ave
N Memory St
W Oriole Ct
W Lark Ct
W Robin Ave
N Valley St
N University St
W Taylor Ave
W Payson Ave
W Newton Ave N Carson St
N Tilden St
W Payson Ct
W Brooke Ave
N Fontana St
N Kayenta St
W Glendale Ave
N Jackie St
W Newton Ct
N Silvervale St
W Porter Ct
N Mendonca St
N Chinowth St
N Vickie Ct
N Noyes Ct
N Rova Ct N Pratos Ct
N Wellsley St
N Rono St
N Winslow St
N Kingman St
N Fontana Ct
N Crenshaw St
N Fulgham Ct
W Payson Ct
W Lark Ave
N Leila St
W Oriole Ave
W Lark Ave
W Oriole Ct
W Lark Ct
W Taylor Ave N Leila St W Oriole Ave
Vicinity Map
Dinuba
Mooney
Demaree
Court
Walnut
Goshen
Houston Lovers Lane Caldwell Akers Hwy 99 ShirkNoble
Riggin
Pla
za
Betty
Hwy 198
C-MU Mixed Use Commercial
O-PA Professional / Admin Office
QP Quasi-Public
.

R-1-5 Single-family Residenital
R-M-2 Multi-family Residenital
R-M-3 Multi-family Residenital
County Areas
0 0.07 0.15 0.3 Miles
3203
Aerial Map
Rd 108
W Riverway Ave
N Demaree St
N Tilden St
N Chinowth St
W Newton Ave
N Silvervale St
N Fulgham Ct
MODOC
Vicinity Map
Dinuba RigginMooney Demaree Court
Main
Walnut
Goshen
Houston
Noble
Lovers Lane Caldwell Akers Hwy 99 Shirk
Pla
za
Betty
Hwy 198
.

Project Site
0 0.05 0.1 0.2 Miles
3204
Vicinity
Ave 320
Rd 108
W Riverway Ave
N Demaree St
W Pratt Ave
W Flagstaff Ave
N Kayenta St
W Tyler Ave
W Newton Ave
N Tilden St
N Fontana St
N Leila St
W Taylor Ave
N Kent St
W Glendale Ave
W Jerome Ave
W Shannon Pkwy
N Chinowth St
W Prescott Ct N Rova Ct
N Mendonca St
W Newton Ct
N Winslow St
N Fontana Ct
N Fulgham Ct
W Flagstaff Ave
MODOC
BASIN
Vicinity Map
Dinuba
Mooney
Demaree
Court
Walnut
Goshen
Houston Lovers Lane Caldwell Akers Hwy 99 ShirkNoble
Riggin
Pla
za
Betty
Hwy 198
.

Project Site
0 0.05 0.1 0.2 Miles
3205
General Plan
Land Use Map
Ave 320
Rd 108
W Riverway Ave
N Demaree St
W Pratt Ave
W Flagstaff Ave
W Tyler Ave
N Kayenta St
N Memory St
W Newton Ave
N Tilden St
N Fontana St
W Taylor Ave
N Kent St
W Glendale Ave
N Leila St
W Jerome Ave
W Shannon Pkwy
N Chinowth St
W Prescott Ct
W Prescott Ave
N Noyes Ct
N Rova Ct
N Winslow St
N Mendonca St
N Fontana Ct
N Fulgham Ct
N Tilden St
Vicinity Map
Dinuba RigginMooney CourtDemareeMain
Walnut
Goshen
Houston
Noble Lovers Lane
Akers Hwy 99 Shirk
Pla
za
Betty
Hwy 198
.

Conservation
Commercia Mixed Use
Commercial Neighborhood
Office
Public Institutional
Parks/Recreation
Residential High Density
Residential Low Density
Residential Medium Density
Residential Very Low Density
0 0.05 0.1 0.2 Miles
3206
Zoning Map
Ave 320
W Riggin Ave Rd 108
W Riverway Ave
N Demaree St
W Lark Ave
W Pratt Ave
W Oriole Ave
N Kent St
N Leila St
W Shannon Pkwy
W Tyler Ave
W Prescott Ave
W Sedona Ave
W Flagstaff Ave
N Memory St
W Oriole Ct
W Lark Ct
W Robin Ave
N Valley St
N University St
W Taylor Ave
W Payson Ave
W Newton Ave N Carson St
N Tilden St
W Payson Ct
W Brooke Ave
N Fontana St
N Kayenta St
W Glendale Ave
N Jackie St
W Newton Ct
N Silvervale St
W Porter Ct
N Mendonca St
N Chinowth St
N Vickie Ct
N Noyes Ct
N Rova Ct N Pratos Ct
N Wellsley St
N Rono St
N Winslow St
N Kingman St
N Fontana Ct
N Crenshaw St
N Fulgham Ct
W Payson Ct
W Lark Ave
N Leila St
W Oriole Ave
W Lark Ave
W Oriole Ct
W Lark Ct
W Taylor Ave N Leila St W Oriole Ave
Vicinity Map
Dinuba
Mooney
Demaree
Court
Walnut
Goshen
Houston Lovers Lane Caldwell Akers Hwy 99 ShirkNoble
Riggin
Pla
za
Betty
Hwy 198
C-MU Mixed Use Commercial
O-PA Professional / Admin Office
QP Quasi-Public
.

R-1-5 Single-family Residenital
R-M-2 Multi-family Residenital
R-M-3 Multi-family Residenital
County Areas
0 0.07 0.15 0.3 Miles
3207
Aerial Map
Rd 108
W Riverway Ave
N Demaree St
N Tilden St
N Chinowth St
W Newton Ave
N Silvervale St
N Fulgham Ct
MODOC
Vicinity Map
Dinuba RigginMooney Demaree Court
Main
Walnut
Goshen
Houston
Noble
Lovers Lane Caldwell Akers Hwy 99 Shirk
Pla
za
Betty
Hwy 198
.

Project Site
0 0.05 0.1 0.2 Miles
3208
Vicinity
Ave 320
Rd 108
W Riverway Ave
N Demaree St
W Pratt Ave
W Flagstaff Ave
N Kayenta St
W Tyler Ave
W Newton Ave
N Tilden St
N Fontana St
N Leila St
W Taylor Ave
N Kent St
W Glendale Ave
W Jerome Ave
W Shannon Pkwy
N Chinowth St
W Prescott Ct N Rova Ct
N Mendonca St
W Newton Ct
N Winslow St
N Fontana Ct
N Fulgham Ct
W Flagstaff Ave
MODOC
BASIN
Vicinity Map
Dinuba
Mooney
Demaree
Court
Walnut
Goshen
Houston Lovers Lane Caldwell Akers Hwy 99 ShirkNoble
Riggin
Pla
za
Betty
Hwy 198
.

Project Site
0 0.05 0.1 0.2 Miles
3209

CITY OF VISALIA

CITY COUNCIL
December 18, 2023
3210

BELISSA ANNEXATION
Conduct public hearing and consider actions:
 Adopt Initial Study/Mitigated Negative Declaration
No. 2022-39
 Initiate Annexation No. 2022-02
 Authorize detachment from County Service Area
No. 1
 Authorize City Manager to enter into PreAnnexation Agreement 3211
AKERS

RIVERWAY

RIDGEVIEW
MIDDLE
SCHOOL

DEMAREE

SHANNON
PRATT
LOWES

SHANNON
RANCH

ELEMENTARY
RIGGIN
3212

RIVERWAY

DEMAREE

SHANNON
PRATT
MODOC
DITCH
3213
 Annexation No. 2022-02 is a request to annex

59.84 acres into City Limits.
 Belissa Subdivision Map/Project consisting of:
 309 single-family residential lots.
 One lot for a multi-family development.
 One lot for future commercial development.
 Planned Residential Development
 Reduced lot sizes.
 Reduced setbacks.
 Non-standard roadway design.
 Conditional Use Permit
 168-unit multifamily complex.

PROJECT DESCRIPTION
3214

DEMAREE
PRATT

SHANNON

AREA TO BE

ANNEXED

CITY LIMIT

BOUNDARY

RIVERWAY
3215

DEMAREE

RIVERWAY
3216
3217
3218
3219

DEMAREE

RIVERWAY
3220
3221
3222
3223
3224

LAND USE AND ZONING
 Within Tier II UDB (LU-P-21)
 Consistent with land use policies/densities.
 Compatible with adjacent subdivisions.
 PRD allows for additional open space
amenities.
 Conditions applied to reduce impact on Solid Waste.
 Additional ornamentation provided on Ariette units.
 Subject to Ag. Preservation Ordinance.
 Multi-family required to comply with Good
Neighbor policies.
3225

STREETS/INFRASTRUCTURE
 Improvements to Collectors/Arterials:
 Linwood – 42 ft. dedication/widening
 Demaree – 42 ft. dedication/widening
 Riverway – 42/30 ft. dedication/widening
 60 ft. wide local streets extended throughout.
 Will pay traffic impact fees for future
signalization projects.
 Temporary stormwater basin provided.
 Utilities to be provided throughout, requires
additional coordination.
3226

ENVIRONMENTAL REVIEW
 Initial Study/Mitigated Negative Declaration.
 Mitigation addresses impacts to:
 Agriculture and Forest Resources;
 Cultural/Tribal resources;
 Hydrology/Water quality;
 Air Quality;
 Biological Resources.
 No comments received.
 Mitigation incorporated into COAs.
3227

PLANNING COMMISSION REVIEW
On November 13, 2023, Planning Commission
took the following actions:
 Recommended approval of Annexation No.
2022-02
 Approved Tentative Subdivision Map No. 5587
 Approved Conditional Use Permit No. 2022-05
 Approved Conditional Use Permit No. 2023-22
3228
Staff recommends that the City Council the following
actions:

1. Certify Initial Study / Mitigated Negative
Declaration No. 2022-39 (Resolution No. 2023-62); and

2. Initiate proceedings on Annexation No. 2022-02
with the Tulare County Local Agency Formation
Commission (LAFCO) (Resolution No. 2023-63); and

3. Authorize the detachment of the property from
County Service Area No. 1; and

4. Authorize the City Manager to enter into a PreAnnexation Agreement between the City of Visalia and property owners.

STAFF RECOMMENDATION
3229
3230
Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 23-0491 Agenda Date: 12/18/2023 Agenda #: 2.

Agenda Item Wording:

County Island Annexation - Public Hearing and consideration of the following actions related to Annexation No. 2023-03 for two County Islands located on the northeast corner of North Akers Street and West Ferguson Avenue and the west side of North Linwood Street between West Ferguson and West Delaware Avenues:

1. Initiation of proceedings for Annexation No. 2023-03, a request by the City of Visalia to annex the remaining 35.76 acres of two County Islands into the City Limits of Visalia (Resolution No. 2023-61); and

2. Authorize the detachment from County Service Area No. 1 in accordance with State and County requirements.

Deadline for Action: 12/18/2023
Submitting Department: Community Development
Contact Name and Phone Number:

Josh Dan, Senior Planner, [email protected] <mailto:[email protected]> (559) 713-4003 Paul Bernal, Community Development Director, [email protected] <mailto:[email protected]> (559) 713-4025
Department Recommendation:

Staff recommends that the City Council initiate annexation proceedings for the area by taking the following actions:

1. Initiate of proceedings for Annexation No. 2023-03, a request by the City of Visalia to annex the remaining 35.76 acres of two County Islands into the City Limits of Visalia (Resolution No. 2023-61); and,

2. Authorize detachment of the area from County Service Area No. 1, in accordance with State and County requirements.

If approved by the City Council, staff will file the Annexation application with LAFCO.

Summary:

Annexation No. 2023-03 will bring the remaining 16 parcels totaling 35.76 acres of the original 60.51- acre Akers/Ferguson/Linwood County Island into the City. A 24.75-acre portion of the area was annexed in October 2021 (Annexation No. 2021-01 Sycamore Heights Annexation). Tulare Local Agency Formation Commission (LAFCO) placed a condition on the Sycamore Heights Annexation for the City to complete annexation of the remaining areas within one year of the recording of the Certificate of Completion which is by October 2022. The processing of the annexation was delayed due to staff vacancies including the Senior Planner assigned to the project.

City staff conducted an outreach meeting with the property owners of the County Island area on Visalia City Council Page 1 of 5 Printed on 4/26/2024
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File #: 23-0491 Agenda Date: 12/18/2023 Agenda #: 2.

City staff conducted an outreach meeting with the property owners of the County Island area on December 7, 2023. With the City Council's approval to initiate proceedings, the annexation application will be submitted to Tulare LAFCO where it will be processed pursuant to LAFCO Policy C -9 (Island Annexation Policy). As such, the annexation can be approved by the Tulare LAFCO without a protest hearing.

Background Discussion:

During the processing of the Sycamore Heights residential subdivision project, a portion of the large

60.51-acre Akers/Ferguson/Linwood County Island was reduced when the 24.75-acre subdivision along with the annexation was approved back in 2021. During the annexation process for the Sycamore Heights project, LAFCO adopted a condition that required the City to annex the remaining

35.76-acre County Island within one year of the recording of the Certificate of Completion. As noted above, there were a few issues that resulted in the delay of processing the annexation within the oneyear timeframe.

The Akers/Ferguson/Linwood County Island is substantially developed with single-family residences on one-acre parcels and larger. The current County zoning of AE-20 (Exclusive Agriculture 20-acre Zone) generally correlates with the proposed City's R-1-20 (Single-family Residential 20,000 square foot minimum site area) and R-1-5 (Single-family Residential 5,000 square foot minimum site area) zoning designations. Utility services are available for those four parcels fronting North Akers Street, and a small portion of both sewer and storm lines are located on Linwood Street just south of West Delaware Avenue. In particular, the annexation will facilitate the future connection to sanitary sewer by individual properties when sewer is available (within 200 feet of their property) if their existing septic systems fail.

The Annexation is consistent with the following Land Use Policies of the General Plan Land Use Element:
· Land Use Policy LU-P-19, which states “ensure that growth occurs in a compact and concentric fashion by implementing the General Plan’s phased growth strategy.” · Land Use Policy LU-P-20, Allow annexation and development of residential, commercial, and industrial land to occur within the "Tier 1" Urban Development Boundary (UDB) at any time.

The remaining 35.76-acres are located in the Tier 1 UDB and are surrounded by urban development.

Annexation No. 2023-03 is consistent with General Plan policies. The General Plan Land Use Diagram designates the project area as Very Low Density Residential and Low Density Residential.

Annexation of the area will result in the parcels being zoned R-1-20 and R-1-5. The existing residential development patterns are compatible uses within both the Very Low and Low Density Residential land use designations.

Detachment from Service Area No. 1:

The subject site is part of Tulare County Service Area No.1; services provided include domestic water and sewer. Detachment of the project area from Service Area No. 1 is required upon annexation as future development will receive domestic water and sanitary sewer services from the California Water Service Company and the City of Visalia respectively. Annexations require that the city include a request to detach the annexed area from the County’s service area. Though detachments were previously an automatic process conducted as part of annexation, a 2009 law change now requires Cities to explicitly request detachment.

Visalia City Council Page 2 of 5 Printed on 4/26/2024
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File #: 23-0491 Agenda Date: 12/18/2023 Agenda #: 2.

City Council Districts:

If the annexation area is approved, the area will be incorporated in Council District 1 as depicted in the attached Exhibit “B” Council District Map.

City Services:

City Services, including Police and Fire protection, will be provided to the County island upon annexation. Sanitary sewer service will be available. Connection to the City's sanitary sewer system will be required by individual properties when their existing septic systems fail. The cost to connect to the City's sewer system can be found in the City’s Fee Schedule. Conversely, many of the city services, such as Park and Recreation programs, are already available to the residents of the County Island, and following annexation, the full complement of city services and programs will be provided.

City/County Tax Sharing Agreement:

In 2012 the City of Visalia entered into a Memorandum of Understanding with Tulare County. Part of the agreement provided that annexations outside of the County’s adopted Urban Development Boundary (UDB) for the City of Visalia would be subject to a tax sharing formula. The agreement targets the Transient Occupancy and Sales Tax. The subject site is within the designated UDB and is intended for residential development which would result in no sharing or loss of tax revenue to the County.

Fiscal Impact:

City application fees ($10,045) for the annexation process, environmental review (CEQA), public outreach and public hearing reports and resolutions, as well as technical land surveying (required to prepare the annexation boundaries map), are being borne internally by the Community Development Department. LAFCO annexation filing fees ($1,791) and State Board of Equalization fees ($800) will be paid through the General Fund. Staff anticipates no other expenses associated with this annexation process.

Prior Council Action:

On June 7, 2021, the City Council adopted Resolution No. 2021-30, initiating Annexation No. 2021- 01 (Sycamore Heights), authorizing the detachment of property from Tulare County Service Area No. 1, and authorizing the City Manager to enter into a Pre-Annexation Agreement between the City of Visalia and the property owners.

Other (Community Outreach):

Staff provided an information mailer to each resident and property owner in the remaining annexation area. The mailer invited the public to an informational meeting with City staff. The community outreach meeting was held on December 7th at the City Council Chambers from 6:00 p.m. to 7:00 p.m.

Three property owners attended the meeting and asked several questions of staff including the following:

1. Will property addresses be changed based on their current addressing (e.g. 2401 N. Linwood Street Lot G).

2. Allowance to continue use of their private water wells.

3. Will they be required to connect to City sewer if their septic system fails and/or is in need of Visalia City Council Page 3 of 5 Printed on 4/26/2024
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File #: 23-0491 Agenda Date: 12/18/2023 Agenda #: 2.
repair.

4. How will building permit review/final occur if initiated under the County.

In anticipation of frequently asked questions (FAQ), staff provided a FAQ sheet in the mailer that was sent to property owners for the December 7th meeting in an effort to address questions prior to the meeting. A copy of the FAQ is attached per Exhibit “C”.

During the meeting, staff provided responses to the questions raised during the meeting. Staff informed the property owners in attendance that further research is required regarding the addressing question due to the uniqueness of the addresses as currently numbered under the County’s addressing system. In addition, City staff informed the property owners that we will work with County staff on any building permit issued that is currently under County jurisdictional review on how to finalize building permits in the event the area is annexed prior to the building permit being completed.

Regarding connection to city sewer, connection to the City's sanitary sewer system will be required by individual properties when their existing septic systems fails, and if the sewer line is within 200- feet of their property line. A sewer line is available in Akers Street and a sewer line is in a portion of Linwood Street just south of Delaware Avenue.

Alternatives:

The City Council may, in lieu of the recommended motion, consider the following:

1. Move to direct staff to notify Tulare County Local Agency Formation Commission (LAFCO) that the City does not desire to annex the remainder of the Akers/Ferguson/Linwood County Island at this time. Doing so could hinder future annexation application filings since LAFCO could fault the City for failing to abide by the conditions of approval it adopted on the Sycamore Heights Subdivision Annexation.

2. Continue the item to a future City Council meeting.

3. Take no action at this time.

Recommended Motion (and Alternative Motions if expected):

I move to approve Resolution No. 2023-61, to initiate proceedings for Annexation No. 2023-03, authorizing the detachment of property from County Service Area No. 1.

Environmental Assessment Status:

The project is exempt from further review under the California Environmental Quality Act (CEQA) Guidelines section 15061(b)(3) (common sense exemption), as the proposed annexation represents a change in a jurisdictional boundary for a completely surrounded County Island to be annexed into the City of Visalia which will not in and of itself have a significant impact on the environment.

CEQA Review:

Visalia City Council Page 4 of 5 Printed on 4/26/2024
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File #: 23-0491 Agenda Date: 12/18/2023 Agenda #: 2.

Attachments:

1. Resolution No. 2023-61, initiating the proceedings for Annexation No. 2023-03 and Detachment from County Services Area No. 1

2. Exhibit “A” - Annexation Legal Descriptions and Maps for the County Island areas

3. Exhibit “B” - City Council Voting Districts

4. Exhibit “C” - Frequently Asked Questions

5. Notice of Exemption No. 2023-57

6. General Plan Land Use Map

7. Zoning Map

8. Aerial Map

9. Vicinity Map
Visalia City Council Page 5 of 5 Printed on 4/26/2024
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Resolution No. 2023-61
RESOLUTION NO. 2023-61

A RESOLUTION OF APPLICATION BY THE CITY OF

VISALIA REQUESTING THE TULARE COUNTY LOCAL

AGENCY FORMATION COMMISSION TO TAKE PROCEEDINGS
FOR ANNEXATION NO. 2023-03 (AKERS/FERGUSON/LINWOOD COUNTY ISLAND) AND DETACHMENT OF PROPERTY FROM COUNTY SERVICE AREA NO. 1, PERTAINING TO 16 PARCELS TOTALING 35.76 ACRES. THE PARCELS WILL BE ZONED R-1-5 (SINGLE-FAMILY RESIDENTIAL 5,000 SQUARE FOOT MINIMUM SITE

AREA) FOR THOSE FOUR PARCELS LOCATED ALONG NORTH AKERS STREET WHILE THE 12 PARCELS LOCATED ALONG NORTH LINWOOD STREET WILL BE ZONED R-1-20 (SINGLE-FAMILY RESIDENTIAL 20,000 SQUARE FOOT MINIMUM

SITE AREA) WHICH IS CONSISTENT WITH THE GENERAL PLAN LAND USE

DESIGNATIONS OF VERY LOW DENSITY RESIDENTIAL AND LOW DENSITY RESIDENTIAL. THE TWO COUNTY ISLAND AREAS ARE LOCATED ON THE

NORTHEAST CORNER OF NORTH AKERS STREET AND WEST FERGUSON

AVENUE AND THE WEST SIDE OF NORTH LINWOOD STREET BETWEEN WEST

FERGUSON AND WEST DELAWARE AVENUES
WHEREAS, Annexation No. 2023-03 is a request by the City of Visalia to annex two County Islands totaling 35.76 acres into the city limits (“Project”). The two County Island areas are located at the northeast corner of North Akers Street and West Ferguson Avenue and the westside of North Ferguson Street between West Ferguson and West Modoc Avenues within the jurisdiction of the County of Tulare (APNs: 077-070-032, 077- 070-033, 077-070-039, 077-070-040, 077-070-041, 077-070-042, 077-070-045, 077-070- 047, 077-070-066, 077-070-067, 077-070-068, 077-070-069, 077-070-070, 077-070-071, 077-310-016, and 070-310-017); and
WHEREAS, the City Council of the City of Visalia desires to initiate proceedings for annexation to said city of territory described on the attached legal descriptions and map herein as Exhibit “A”; and
WHEREAS, the City Council of the City of Visalia did hold a noticed public hearing on December 18, 2023; and
WHEREAS, the Visalia City Council reviewed the annexation proposal on December 18, 2023, and found it to be consistent with the General Plan; and WHEREAS, the City Council of the City of Visalia desires to annex said property to the City of Visalia for the following reasons: 1) The annexation will contribute to and facilitate orderly growth and development of both the City and the territories proposed to be annexed; 2) will facilitate and contribute to the proper and orderly layout, design and construction of streets, gutters, sanitary and storm sewers and drainage facilities, both 3236
Resolution No. 2023-61
within the City and within the territory proposed to be annexed; and 3) will provide and facilitate proper overall planning and zoning of lands and subdivision of lands in said City and said territory in a manner most conducive of the welfare of said City and said territories; and
WHEREAS, this proposal is made pursuant to the Cortese-Knox-Hertzburg Local Government Reorganization Act of 2000, commencing with Section 56000 of the Government Code of the State of California; and
WHEREAS, the 16 properties proposed to be annexed, which are part of two County Islands, are completely surrounded by the City Limits; and WHEREAS, the territory proposed to be annexed is inhabited per Government Code Section 56046; and
WHEREAS, the territories proposed to be annexed is located in Voting District 1 as identified in the Election District Map adopted by the City Council on February 22, 2022, per Resolution No. 2022-11; and
WHEREAS, the City Council hereby makes the following findings with regard to the project:

1. That the Annexation is consistent with the intent of the General Plan and Zoning Ordinance, and is not detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.

2. The parcels are within the Tier I Urban Development Boundary as defined by the City of Visalia General Plan and is designated Very Low Density Residential and Low Density Residential by the General Plan Land Use Map.

3. That the proposed Annexation changing 21.56-acres of AE-20 (Agricultural Exclusive 20-acre) County zone to R-1-20 (Single-family Residential, 20,000 square foot minimum site area) zone for the 12 parcels located along North Linwood Street and 14.2-acres of AE-20 (Agricultural Exclusive 20-acre) County zone to R-1-5 (Single-family Residential, 5,000 square foot minimum site area) zone for the 4 parcels located along North Akers Street and, will not impose new land uses or development that will adversely affect the subject site or adjacent properties.

4. That the parcel is located within Voting District 1 per the Council Election Voting District Map adopted by the City Council on February 22, 2022, per Resolution No. 2022-11.

5. That the parcel is not located within an Agricultural Preserve. 3237
Resolution No. 2023-61

6. The project is Categorically Exempt pursuant to CEQA Guidelines Section 15061(b)(3) (common sense exemption).

BE IT RESOLVED that the Council of the City of Visalia requests the following actions:

1. The potential environmental effects of the proposed annexation have been reviewed and the Environmental Coordinator of the City of Visalia has determined that the proposal falls within the scope of exemptions contained in CEQA Guidelines Section 15061(b)(3) and a Notice of Exemption No. 2023-57 can be filed for the project.

2. Application is hereby made to the Executive Officer of the Local Agency Formation Commission (LAFCO), County of Tulare, State of California, for an annexation of territory legally described and illustrated in the legal description and map attached as Exhibit “A”.

3. Proceedings shall be taken for this annexation proposal pursuant to Title 5, Division 3, Part 3 of the California Government Code and other relevant provisions of the Cortese-Knox-Hertzberg Local Government Reorganization Act of 2000.

4. In conjunction with the proceedings being taken for this annexation proposal, application is also hereby being made to the Executive Officer of the Local Agency Formation Commission, County of Tulare, State of California, for detachment from County Service Area No. 1.

5. The Council hereby request waiver of the conducting authority proceedings in accordance with Government Code Section 56663(c).

6. Upon annexation, the territory shall be zoned R-1-20 (Single-Family Residential, 20,000 square foot minimum lot area) for the 12 parcels located along North Linwood Street (21.56-acres) and R-1-5 (Single-Family Residential, 5,000 square foot minimum lot area) for the 4 parcels along Akers Street (14.2-acres), consistent with the pre-zoning designated by the General Plan Land Use Map. The City Clerk of the City of Visalia is authorized and directed to file a certified copy of this resolution with the Executive Officer of Tulare County LAFCO. 3238

Page 1 of 1 ends

ANNEXATION NO. 2023-03

TO THE CITY OF VISALIA

GEOGRAPHIC DESCRIPTION
All that certain real property, situate in the Southeast quarter of the Northwest quarter of Section 23 of Township 18 South, Range 24 East, Mount Diablo Base & Meridian, in the County of Tulare, State of California, described as follows:

BEGINNING at a point on the North line of the Southeast quarter of the Northwest quarter of said Section 23, said point lying 55.00 feet West of the East line of said Northwest quarter, and being a point on the West right-of-way line of Linwood Street, and an angle point in the existing City Limit line of the City of Visalia; thence along said City Limit line the following four (7) courses:
1) South 00°00’52” West, along a line parallel with and 55.00 feet West of the East line of said Northwest quarter, 1076.79 feet, more or less, to the easterly extension of the North line of Parcel 1 of Parcel Map No. 4598, recorded in Book 47 of Parcel Maps at Page 3, Tulare County Records; thence
2) South 87°33’40” West, along said easterly extension and continuing along the North line of Parcels 1 and 2 of said Parcel Map No. 4598, a distance of 266.29 feet, more or less, to an angle point in the North line of said Parcel 2; thence 3) North 89°07’05” West, continuing along the North line of said Parcel 2, a distance of

21.49 feet, more or less, to the Southeast corner of Northgate Estates, according to the map thereof recorded in Volume 40 of Maps at Page 82, Tulare County Records; thence 4) North 00°00’52” East, along the East line of said Northgate Estates, 426.40 feet, more or less, to the Northeast corner of said Northgate Estates; thence 5) North 89°24’13” West, along the North line of said Northgate Estates, 971.21 feet, more or less, to the Northwest corner of said Northgate Estates, being a point on the West line of the Southeast quarter of the Northwest quarter of said Section 23; thence 6) North 00°00’26” East, along said West line, 661.58 feet, more or less, to the Northwest corner of the Southeast quarter of the Northwest quarter of said Section 23; thence 7) South 89°31’53” East, along the North line of the Southeast quarter of the Northwest quarter of said Section 23, a distance of 1258.82 feet, more or less, to the POINT OF BEGINNING.

Containing approximately 21.93 acres.

For assessment purposes only. This description of land is not a legal property description as defined in the Subdivision Map Act and may not be used as the basis for an offer for sale of the land described. 11/1/23
Exhibit "A"
3239
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S89°31'53"E 1258.82'
N00°00'26"E 661.58'
N89°24'13"W 971.21'
N00°00'52"E 426.40'
S87°33'40"W 266.29' N89°07'05"W 21.49' S00°00'52"W 1076.79' ▲ ▲ ▲ ▲ ▲ ▲ ▲ ▲ ▲
LEGEND

COURSE NUMBER

EXISTING CITY LIMITS LINE

PROPOSED ANNEXATION AREA
SHEET
DATE:

OF
LAND SURVEYOR:

JOB NO:

ANNEXATION NO. 2023-03

TO THE CITY OF VISALIA
BEING A PORTION OF THE NORTHWEST QUARTER OF SECTION 23
OF TOWNSHIP 18 SOUTH, RANGE 24 EAST,

MOUNT DIABLO BASE & MERIDIAN, IN THE COUNTY OF TULARE,

STATE OF CALIFORNIA

VICINITY MAP

NOT TO SCALE

ANNEXATION AREA

21.93 ACRES

CITY OF VISALIA
ANNEXATION NO. 2021-01
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For assessment purposes only. This description of land
is not a legal property description as defined in the
Subdivision Map Act and may not be used as the
basis for an offer for sale of the land described.

SITE
APN 077-070-041
PARCEL 4, P.M. NO. 995

POINT OF BEGINNING
WEST R/W LINE OF LINWOOD ST. & NORTH LINE OF
SOUTHEAST 1/4 OF NORTHWEST 1/4, SEC. 23

CITY OF VISALIA
ANNEXATION NO. 97-03
SERENATA SUBDIVISION, 38-RM-33
K
E
N
T
CT.

PARCEL 1, P.M. NO. 3144
PARCEL 2, P.M. NO. 3144
PARCEL 1, P.M. NO. 3288
PARCEL 2, P.M. NO. 3288
PARCEL 1,
P.M. NO. 2700
PARCEL 2,
P.M. NO. 2700

CITY OF VISALIA
ANNEXATION NO. 2001-01
NORTHGATE ESTATES, 40-RM-82
NOYES ST. (PRIVATE)
CRYSTAL ST. (PRIVATE)
P.M. NO. 4598

CITY OF VISALIA
ANNEXATION NO. 2003-02
LA VALENCIA, 40-RM-29

CITY OF VISALIA
ANNEXATION NO. 2004-17
APN 077-070-042
APN 077-070-032
APN 077-070-067
APN 077-070-066
APN 077-070-033
APN 077-070-068
APN 077-070-069
APN 077-070-039
APN 077-070-040
APN 077-310-016
APN 077-310-017

NORTHEAST CORNER,
SOUTHEAST 1/4 OF NORTHWEST 1/4, SEC. 23
55'

NORTHWEST CORNER,
SOUTHEAST 1/4 OF NORTHWEST 1/4, SEC. 23
11/1/23
Exhibit "A"
3240

Page 1 of 1 ends

ANNEXATION NO. 2023-03

TO THE CITY OF VISALIA

GEOGRAPHIC DESCRIPTION
All that certain real property, situate in the Northwest quarter of Section 23 of Township 18 South, Range 24 East, Mount Diablo Base & Meridian, in the County of Tulare, State of California, described as follows:

BEGINNING at a point on the South line of the Northwest quarter of said Section 23, said point lying 30.00 feet East of the West quarter corner of said Section 23 and being the intersection of the East right-of-way line of Akers Street and the North right-of-way line of Ferguson Avenue, and an angle point in the existing City Limit line of the City of Visalia; thence along said City Limit line the following four (4) courses:
1) North 00°00’00” East, along a line parallel with and 30.00 feet East of the West line of said Northwest quarter, 988.24 feet, more or less, to the North line of Parcel 3 of Parcel Map No. 995, recorded in Book 10 of Parcel Maps at Page 96, Tulare County Records; thence
2) South 89°28’08” East, along said North line, 626.90 feet, more or less, to the Northeast corner of said Parcel 3; thence
3) South 00°00’13” West, along the East line of said Parcel 3 and continuing along the East lines of Parcels 2 and 1 of said Parcel Map No. 995, a distance of 990.30 feet, more or less, to the Southeast corner of said Parcel 1, being a point on the South line of the Northwest quarter of said Section 23; thence
4) North 89°16’50” West, along said South line, 626.86 feet, more or less, to the POINT OF BEGINNING.

Containing approximately 14.24 acres.

For assessment purposes only. This description of land is not a legal property description as defined in the Subdivision Map Act and may not be used as the basis for an offer for sale of the land described. 11/1/23
Exhibit "A"
3241
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N89°16'50"W 626.86'
S00°00'13"W 990.30'
N00°00'00"E 988.24'
S89°28'08"E 626.90'
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LEGEND

COURSE NUMBER

EXISTING CITY LIMITS LINE

PROPOSED ANNEXATION AREA
SHEET
DATE:

OF
LAND SURVEYOR:

JOB NO:

ANNEXATION NO. 2023-03

TO THE CITY OF VISALIA
BEING A PORTION OF THE NORTHWEST QUARTER OF SECTION 23
OF TOWNSHIP 18 SOUTH, RANGE 24 EAST,

MOUNT DIABLO BASE & MERIDIAN, IN THE COUNTY OF TULARE, STATE OF CALIFORNIA

VICINITY MAP

NOT TO SCALE

ANNEXATION AREA

14.24 ACRES

SITE
APN 077-070-045
W. 1/4 CORNER,
SEC. 23-18/24

WEST LINE OF
NW 1/4, SEC. 23-18/24
30'
APN 077-070-070
APN 077-070-071
APN 077-070-047

CITY OF VISALIA
ANNEXATION NO. 91-04

CITY OF VISALIA
ANNEXATION NO. 91-04
PARCEL 3, P.M. NO. 995
PARCEL 1, P.M. NO. 995
PARCEL 1, P.M. NO. 3411
PARCEL 2, P.M. NO. 3411

SOUTH LINE OF
NW 1/4, SEC. 23-18/24

POINT OF BEGINNING
11/1/23
Exhibit "A"
3242

Page 1 of 1 ends

ANNEXATION NO. 2023-03

TO THE CITY OF VISALIA

Containing approximately 21.93 acres.

For assessment purposes only. This description of land is not a legal property description as defined in the Subdivision Map Act and may not be used as the basis for an offer for sale of the land described. 11/1/23
Exhibit "A"
3243
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S89°31'53"E 1258.82'
N00°00'26"E 661.58'
N89°24'13"W 971.21'
N00°00'52"E 426.40'
S87°33'40"W 266.29' N89°07'05"W 21.49' S00°00'52"W 1076.79' ▲ ▲ ▲ ▲ ▲ ▲ ▲ ▲ ▲
LEGEND

COURSE NUMBER

EXISTING CITY LIMITS LINE

PROPOSED ANNEXATION AREA
SHEET
DATE:

OF
LAND SURVEYOR:

JOB NO:

ANNEXATION NO. 2023-03

TO THE CITY OF VISALIA
BEING A PORTION OF THE NORTHWEST QUARTER OF SECTION 23
OF TOWNSHIP 18 SOUTH, RANGE 24 EAST,

MOUNT DIABLO BASE & MERIDIAN, IN THE COUNTY OF TULARE,

STATE OF CALIFORNIA

VICINITY MAP

NOT TO SCALE

ANNEXATION AREA

21.93 ACRES

SITE
APN 077-070-041
PARCEL 4, P.M. NO. 995

POINT OF BEGINNING
WEST R/W LINE OF LINWOOD ST. & NORTH LINE OF
SOUTHEAST 1/4 OF NORTHWEST 1/4, SEC. 23

CITY OF VISALIA
ANNEXATION NO. 97-03
SERENATA SUBDIVISION, 38-RM-33
K
E
N
T
CT.

PARCEL 1, P.M. NO. 3144
PARCEL 2, P.M. NO. 3144
PARCEL 1, P.M. NO. 3288
PARCEL 2, P.M. NO. 3288
PARCEL 1,
P.M. NO. 2700
PARCEL 2,
P.M. NO. 2700

CITY OF VISALIA
ANNEXATION NO. 2001-01
NORTHGATE ESTATES, 40-RM-82
NOYES ST. (PRIVATE)
CRYSTAL ST. (PRIVATE)
P.M. NO. 4598

CITY OF VISALIA
ANNEXATION NO. 2003-02
LA VALENCIA, 40-RM-29

NORTHEAST CORNER,
SOUTHEAST 1/4 OF NORTHWEST 1/4, SEC. 23
55'

NORTHWEST CORNER,
SOUTHEAST 1/4 OF NORTHWEST 1/4, SEC. 23
11/1/23
Exhibit "A"
3244

Page 1 of 1 ends

ANNEXATION NO. 2023-03

TO THE CITY OF VISALIA

Containing approximately 14.24 acres.

For assessment purposes only. This description of land is not a legal property description as defined in the Subdivision Map Act and may not be used as the basis for an offer for sale of the land described. 11/1/23
Exhibit "A"
3245
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N89°16'50"W 626.86'
S00°00'13"W 990.30'
N00°00'00"E 988.24'
S89°28'08"E 626.90'
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LEGEND

COURSE NUMBER

EXISTING CITY LIMITS LINE

PROPOSED ANNEXATION AREA
SHEET
DATE:

OF
LAND SURVEYOR:

JOB NO:

ANNEXATION NO. 2023-03

TO THE CITY OF VISALIA
BEING A PORTION OF THE NORTHWEST QUARTER OF SECTION 23
OF TOWNSHIP 18 SOUTH, RANGE 24 EAST,

MOUNT DIABLO BASE & MERIDIAN, IN THE COUNTY OF TULARE, STATE OF CALIFORNIA

VICINITY MAP

NOT TO SCALE

ANNEXATION AREA

14.24 ACRES

SITE
APN 077-070-045
W. 1/4 CORNER,
SEC. 23-18/24

WEST LINE OF
NW 1/4, SEC. 23-18/24
30'
APN 077-070-070
APN 077-070-071
APN 077-070-047

CITY OF VISALIA
ANNEXATION NO. 91-04

CITY OF VISALIA
ANNEXATION NO. 91-04
PARCEL 3, P.M. NO. 995
PARCEL 1, P.M. NO. 995
PARCEL 1, P.M. NO. 3411
PARCEL 2, P.M. NO. 3411

SOUTH LINE OF
NW 1/4, SEC. 23-18/24

POINT OF BEGINNING
11/1/23
Exhibit "A"
3246
Ave 320 Kibler Ave 320
Riggin Riggin
Shirk
Ferguson
Ferguson
Hwy 99
Roeben
Goshen
Rd 92
Plaza
Plaza
Plaza
Plaza Plaza Plaza
Kelsey Kelsey Doe Doe Doe Doe
Bet y
Betty
Rd 68 Rd 68
Sunnyview
Hurley
Hwy 198
Rd 88
Valley Oaks Golf
Course
Visalia Municipal
Airport (Vis)
Roeben
Walnut
Shirk
Rd 68
Hwy 99
Caldwell
Ave 276
Ave 280 Ave 280 Ave 280 Ave 280
Rd 92
Ave 272
Ave 320 Ave 320
Pratt
County Center
County Center
Riverway
Shannon
Shannon
Giddings Giddings
Akers
Riggin Riggin Riggin Riggin Riggin Riggin
Mooney
Mooney
Court
Linwood L ni wood
St Johns
Ben Maddox Ben Maddox
Ben Maddox
Dinuba
Houston Houston
Rd 132
Burke Burke
Burk
S
e
anta Fe
Goshen
Jacob
Chinowth
Hurley
Murray
Center
Conyer
Mineral King
Woodland
Hwy 198
Pinkham
Tulare
Visalia Country Club
Giddings
Akers
Linwood
Demaree
Chinowth
Walnut
Ben
Maddox
Pinkha
C
m
ounty Center
K
Court Court
Mooney
Santa Fe
Caldwell
Cameron
Cameron
Visalia Visalia Visalia
Ave 272
Ave 272
Ave 271
Rd 124
Ave 320
Lovers Lane
Mc Auliff Mc Auliff
Rd 144
Rd 148
Rd 152
Noble
Rd 156
St Johns Riverway
Park
Walnut
Lovers Lane
Rd 148
Rd 148 Rd 148
Rd 148
K
Rd 156
Rd 140
Ave 272
Ave 280 Ave 280
Ave 288
City of Visalia
Esri, NASA, NGA, USGS, FEMA
Road Centerlines
City Council Districts
District 1
District 2
District 3
District 4
District 5
12/11/2023, 3:23:15 PM
0 0.75 1.5 3 mi
0 1 2 4 km
1:72,224
Esri, NASA, NGA, USGS, FEMA | See web site for license constraints. | 3247
Q. Willthis annexation affectmy property tax?
No. Property taxes will notincrease as the result of annexation. Proposition 13 was passed thatlimits property tax. Property tax does not change as a result of annexation to the city. The property tax gets divided up differently between the agencies thatreceive property tax, butthe rate you pay does not change.

Q. Is connection to city sewer a requirement of annexation? No. The city does notrequire connection to a city sewer as the result of annexation. Property owners with working septic tank-leach field systems are allowed to continue to use them. Itis notrequired to connect to the city sewerjust because the line is installed orthere is an existing line in the street. However, it may be less expensive to connect soon afteritis available as costs to connect may increase significantly in future years.

Q. Whatifmy septic tank-leach field systemfails?
If an existing septic tank-leach field systems fails, connection to a sanitary sewer system is required, if one is available, whether or notthe property is inside the city.

Q. Will I have to putin curb, gutter, and/or sidewalks? No. The City does notrequire that property owners install curb, gutter, and/or sidewalk as a result of annexation.

Q. Will I have to have trash service?
The City of Visalia will continue to provide refuse service to the area. Properties which are currently serviced by the County will be required to use existing City service.

ANNEXATIONS FAQ
During this time, many questions may arise. Here atthe City of Visalia, we wantto address your concerns. Please review this infographic for general information.

If you have additional questions, contactthe
City of Visalia - Planning Division
559-713-4359 3248
Utility Price per month Services
Refuse $23.85 Includes 1 trash, 1 recycle, 1 yard waste can.

Each serviced once a week on various days.

Sewer $26.45 If connected to City sewer, billed per unit.

Groundwater Fee Ranges from .55 to
$67.46 depending on
meter size
Only applies if connected to CalWater
Stormwater $2.56 (minimum fee)
Q. Willmy property be zoned differentlywhen it comes into the city? The city and county have different zoning ordinances and itis likely thatthere will be some change in the zoning regulations on your property. These differences may include building setbacks ortypes of uses permitted on the property. In general, structures and uses in a structure that were legally developed in the county are considered “legal non-conforming uses” and are permitted to continue in accordance with how they were approved in the county. Uses or structures that were illegal, not permitted in the county or were in violation with county regulations do not enjoy that privilege.

Q. I currently have a business onmy property. Will I be charged a Business Tax?If so, howmuch does it cost?
The City of Visalia does have a Business Tax. If you have a business on your property, it will be subjectto the business tax upon annexation.

For specific information regarding Business Tax, please call 559-713-4326.

Q.Howis animal control handled in the city?
The City handles animal control inside the city. The City Animal Care Centeris located at:
29016 Highway 99 and can be reached at 559-713-4691.

Q. Howwill emergency services be provided?
The Visalia Police Department and Visalia Fire Department will begin to assume responding to calls for emergency assistance upon annexation.

City of Visalia
Monthly Utility Bill Rates
Questions?
City ofVisalia - PlanningDivision
559-713-4359
[email protected]
Visalia: A Better Way of Living 3249
Environmental Document # 2023-57

NOTICE OF EXEMPTION
City of Visalia
315 E. Acequia Ave.

Visalia, CA 93291
(559) 713-4359
To: County Clerk
County of Tulare
County Civic Center
Visalia, CA 93291-4593
Annexation No. 2023-03, a request by the City of Visalia to annex a 35.76-acre County Island.

PROJECT TITLE
City Wide

PROJECT LOCATION
Visalia Tulare

PROJECT LOCATION - CITY COUNTY
Annexation No. 2023-03 will bring the remaining 16 parcels totaling 35.76 acres of the original 60.51-acre Akers/Ferguson/Linwood County Island into the City.

DESCRIPTION - Nature, Purpose, & Beneficiaries of Project City of Visalia, Attn: Brandon Smith, 315 E. Acequia Avenue, Visalia CA 93291, (559) 713-4636, [email protected]

NAME OF LEAD AGENCY APPROVING PROJECT
City of Visalia, Attn: Josh Dan, 315 E. Acequia Avenue, Visalia CA 93291, (559) 713-4003, [email protected]

NAME AND ADDRESS OF APPLICANT CARRYING OUT PROJECT
N/A

NAME AND ADDRESS OF AGENT CARRYING OUT PROJECT
EXEMPT STATUS: (Check one)
Ministerial - Section 15183
Emergency Project - Section 15071
Categorical Exemption - State type and Section number:

Statutory Exemptions- State code number: 15061(b)(3)
The project is exempt from further review under the California Environmental Quality Act (CEQA) Guidelines section 15061(b)(3) (common sense exemption), as the proposed annexation represents a change in a jurisdictional boundary for a completely surrounded County Island to be annexed into the City of Visalia which will not in and of itself have a significant impact on the environment.

REASON FOR PROJECT EXEMPTION
Brandon Smith, Principal Planner (559) 713-4636

CONTACT PERSON AREA CODE/PHONE
December 18, 2023
DATE Brandon Smith, AICP

ENVIRONMENTAL COORDINATOR
3250
3251
3252
3253
3254
City of Visalia
City Council Public Hearing
Annexation No. 2023-03
December 18, 2023
3255
Visalia City Council Public Hearing
December 18, 2023
Summary of Action
Annexation 2023-03
Staff recommends that the City Council take
the following actions:
 Receive staff presentation and staff report.
 Take public comments.
 Initiate proceedings on Annexation No. 2023-03
with Tulare County (LAFCO); and
 Authorize the detachment of the 35.76-acre
County Island(s) (16 parcels) from County Service
Area No. 1.
3256
Visalia City Council Public Hearing
December 18, 2023
Project Description
Annexation No. 2023-03 is a City initiated
request.
County Island Annexation area is 16 parcels
totaling 35.76-ac.
These two County Islands were created when
the Sycamore Heights Annexation was
approved.
LAFCO condition required City to process this
annexation 1 year after Sycamore Heights
Annexation approval.
3257
County Island(s)
3258
Visalia City Council Public Hearing
December 18, 2023
Project Description
Annexation areas are substantially
developed.
Existing development pattern is
residential homes on large lots.
Zoning designations applied, when
annexed, will be R-1-20 (properties
along Linwood) and R-1-5 (properties
along Akers).
3259
County Island(s)
3260
Visalia City Council Public Hearing
December 18, 2023
Project Evaluation
General Plan Land Use Consistency
Project is consistent w/ General Plan
Policies.
LU-P-19: growth occurs in a compact &
concentric fashion.
LU-P-20: Annexation of lands in Tier 1 at any
time.
LU-P-34: Tier 1 sites not subject to ag.
mitigation.
3261
Visalia City Council Public Hearing
December 18, 2023
Community Outreach
Staff held a neighborhood meeting on
Dec. 7th
A FAQ sheet was provided in mailer to
address questions prior to meeting.
3 property owners attending the meeting.
Questions raised during meeting
included:
Addressing changes, use of private water
wells, sewer connection, building permits.
3262
N
3263
Visalia City Council Public Hearing
December 18, 2023
Staff Recommendation
Move to approve Resolution No. 2023-61:
 To Initiate proceedings on Annexation No. 2023-
03 with Tulare County (LAFCO); and
 Authorize the detachment of the 35.76-acres from
County Service Area No. 1; and
3264
County Island(s)
3265
Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 23-0480 Agenda Date: 12/18/2023 Agenda #: 3.

Agenda Item Wording:

Housing Element Public Hearing and Adoption - A request by the City of Visalia to adopt the update to the 6th Cycle General Plan Housing Element in accordance with State Government Code Section 65580, et seq., including updates to the Housing Element’s background information report, goals, policies, and implementation programs. The 6th cycle Housing Element will serve an eightyear planning period from December 31, 2023 to December 31, 2031. The project area is contained within the City of Visalia’s Urban Development Boundaries that are illustrated in the Visalia General Plan. The requested action is considered exempt under Section 15061 (b)(3) of the State Guidelines for the California Environmental Quality Act (CEQA).

Deadline for Action: 12/18/2023. Note: The Housing Element must be adopted and submitted to the State Housing & Community Development Department by December 31, 2023 in order for the City to avoid being penalized.

Submitting Department: Community Development
Contact Name and Phone Number:

Brandon Smith, Principal Planner, (559) 713-4636, [email protected] <mailto:[email protected]>;
Paul Bernal, Community Development Director, (559) 713-4025, [email protected] <mailto:[email protected]>
Department Recommendation:

The Planning Commission recommends that the City Council conduct a public hearing and adopt Resolution No. 2023-64, adopting the 6th Cycle General Plan Housing Element and incorporating minor edits and comments in the final Housing Element Update, as discussed below under the “Planning Commission Review and Action” section. This recommendation is based on the Housing Element Update’s consistency with the General Plan and the Update being statutorily compliant with State housing law. The Housing Element must be adopted and submitted to the state by December 31, 2023.

Background Discussion:

State housing law (Government Code Section 65580, et seq.) mandates that all California jurisdictions maintain and regularly update a general plan housing element and that the element be approved by the State Department of Housing and Community Development (HCD).

The purpose of the housing element is to identify the community’s housing needs, to state the community’s goals and objectives regarding housing production, rehabilitation, and conservation to meet those needs, and to define the policies and programs that the community will implement to achieve the stated goals and objectives.

This Update is a comprehensive update of the 5th-Cycle Housing Element, which was originally prepared for the eight-year planning period from December 31, 2015, to December 31, 2023, and Visalia City Council Page 1 of 11 Printed on 4/26/2024
powered by Legistar™3266
File #: 23-0480 Agenda Date: 12/18/2023 Agenda #: 3.
prepared for the eight-year planning period from December 31, 2015, to December 31, 2023, and adopted by the City of Visalia on September 6, 2016, with a mid-cycle update adopted on December 3, 2019. The 6th cycle Housing Element plans to meet housing needs from December 21, 2023, to December 31, 2031.

The City’s preparation for this update began in July 2022 when the City Council provided authorization to award a professional contract with Mintier Harnish of Sacramento to proceed on tasks as outlined in the scope of work and the City Council’s direction for staff to convene the Housing Element Technical Advisory Committee (TAC). The contract also included the preparation of a Safety Element Update and an Environmental Justice Element, both required in response to the Housing Element under state law. Significant work has been accomplished for the latter elements, and staff anticipates one or more adoption hearings in early 2024.

The City carried out a public participation effort for the Housing Element that included meetings of the TAC and online community outreach workshops coupled with promotion of an online survey. A total of three virtual TAC meetings were held between October 2022 and May 2023, and each meeting was advertised to and welcomed members of the public through the project website, email notifications, and social media announcements. The City conducted two public workshops on October 26, 2022, and on March 15, 2023, with the intent of informing the public about Visalia’s Housing Element and its purpose, and to obtain input on housing needs and concerns with respect to the Update.

A work session with the City Council was held on June 19, 2023, to introduce and solicit input on the Public Review Draft Housing Element of the Visalia General, and to request authorization to submit the Housing Element to the State Department of Housing and Community Development for the mandated 90-day review period. The Public Review Draft Housing Element circulated for public comment for 30 days, from June 10 to July 9, 2023.

The City submitted an initial draft Housing Element Update for State HCD for a mandatory 90-day review on July 25, 2023. Comments were prepared by HCD staff in a letter dated October 23, 2023 (see Exhibit “B”), received by City staff on October 26, 2023. Further consultations with HCD and the consultant on conference calls resulted in a Public Hearing Draft Housing Element Update that was released on December 6, 2023.

State HCD has not received this Public Hearing Draft and as a result has not made any determination that this draft meets the statutory requirements of state law. Once the Element is formally adopted by the City Council (scheduled for December 18, 2023), it will be resubmitted to HCD before December 31, 2023, the Housing Element deadline set by state law. Staff has recommended inclusion of a finding for the adoption of the Housing Element that any non-substantial revisions made to the Element after the Planning Commission’s or City Council’s review be exempt from formal subsequent review by the Commission or Council, unless otherwise directed.

The Draft Housing Element can be accessed at the following link:
<https://www.housevisalia.com>.

Hard copies of the document are also available for public review during City business hours at the Community Development Department’s front counter.

Regional Housing Needs Assessment and Remaining Need
This Housing Element covers the eight-year planning period of December 31, 2023, through December 31, 2031 (i.e., the 6th cycle period). As part of the Update, jurisdictions must identify Visalia City Council Page 2 of 11 Printed on 4/26/2024
powered by Legistar™3267
File #: 23-0480 Agenda Date: 12/18/2023 Agenda #: 3.

December 31, 2031 (i.e., the 6th cycle period). As part of the Update, jurisdictions must identify adequate land with appropriate zoning and development standards to accommodate its assigned share of the region’s housing needs, referred to as the Regional Housing Needs Allocation (RHNA).

Tulare County was assigned 33,214 total units to be distributed across the County’s eight cities and the unincorporated county, as well as distributed among five income categories. The Tulare County Association of Governments (TCAG), as the Metropolitan Planning Agency for the Tulare County region, is responsible for preparing the RHNA for the region. Visalia’s allocation was determined to be 10,791 units and distributed among four income categories as illustrated in Table 1 below.

Table 1 Tulare County Regional Housing Needs Determination Allocation JurisdictionVery LowIncome
Allocation
Low-Income
Allocation
ModerateIncome
Allocation
Above Moderate
-Income
Allocation
Total
RHNA
Units Percent Units Percent Units Percent Units Percent Dinuba 387 24.4% 238 15.0% 268 16.9% 695 43.8% 1,588
Exeter 197 23.3% 121 14.3% 146 17.3% 380 45.0% 844
Farmersville135 20.6% 83 12.7% 121 18.5% 315 48.2% 654
Lindsay 93 11.8% 58 7.4% 178 22.6% 460 58.3% 789
Porterville 872 21.5% 537 13.2% 739 18.2% 1,916 47.1% 4,064 Tulare 1,435 30.2% 884 18.6% 677 14.3% 1,753 36.9% 4,749 Visalia 3,741 34.7% 2,306 21.4% 1,321 12.2% 3,423 31.7% 10,791 Woodlake 75 15.2% 47 9.6% 103 20.9% 267 54.3% 492
Unincorporated County 1,563 16.9% 963 10.4% 1,870 20.2% 4,847 52.4% 9,243 Total 8,497 25.6% 5,238 15.8% 5,424 16.3% 14,055 42.3% 33,214 Visalia’s share of the RHNA includes the largest number of lower income units (6,047) as well as the largest percentage of lower income units of its total share (56%).

The consultant and staff have worked to identify vacant land within the City limits, including six sites with pending annexations, and certain sites with redevelopment potential that can accommodate the sites inventory. Visalia’s total number of units in its Sites Inventory, a reflection of its RHNA allocation, was reduced by approximately 9% after accounting for projected accessory dwelling unit (ADU) production, and planned and/or approved projects (i.e., pipeline projects), resulting in a new total of 9,381 units. (See Table 2 on next page.)
Visalia’s proposed draft Sites Inventory was strategically prepared so that it does not require the rezoning of any sites in order to accommodate the required number of units. Many sites, however, will require approval of a tentative subdivision map and/or conditional use permit. Also, all income categories of the Sites Inventory have a “unit surplus” or buffer above the required RHNA, ranging between 14% and 33% in the Very Low, Low, and Moderate Income categories and 67% in the Above Moderate Income category.

Table 2 Adequacy of Residential Site Inventory
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%
The City is required by State law to maintain a “no net loss” policy of its residential development capacity over the planning period. As such, sites listed in the adopted sites inventory may not be down-zoned to a lower-density residential zone or rezoned to a nonresidential zone, unless the City up-zones or rezones alternative sites prior to the density reduction or rezone on the inventoried site.

Policy Document: Goals, Policies, and Implementation Programs Like the balance of the Elements in Visalia’s General Plan, the 6th cycle Housing Element contains policies wherein the foundation is based upon a set of goals and policies. Visalia’s Housing Element contains nine goal statements, with each containing policies that amplify the goal statement. The 6th cycle goals and policies are largely unchanged from the previous cycle. One exception is that the Fair Housing Goal 7 have been expanded as follows:
“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.”
Following upon this change, Policy 7.2 has been added to address fair housing:

The City shall support equal housing opportunities for all residents of Visalia.

The table of implementation programs describes actions, procedures, programs, and techniques that carry out the policies. Time frames are included with each program that describe the frequency and/or year that the program must be completed. Factors for completing programs may be based upon the necessity to come into or remain in compliance with State law.

Given the number of State law changes that have occurred during the 2015-2023 period (i.e., 5th cycle element), there are several new requirements and programs that need to be incorporated into the 6th cycle update. Existing implementation programs that have been carried over now include Visalia City Council Page 4 of 11 Printed on 4/26/2024
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the 6th cycle update. Existing implementation programs that have been carried over now include additional requirements or increased quantified objectives, and certain new implementation programs address the Affirmatively Furthering Fair Housing requirements and other new state requirements.

Key Programs Continued. The City of Visalia achieved much during its past eight-year housing cycle that is worth mentioning. A complete listing if the accomplishments is provided in Appendix A of the Draft Housing Element, with some of the more significant highlights listed below:
· First-time homebuyer program (Program 3.3)
· Mortgage Revenue Bonds, Mortgage Credit Certificates, Low Income Tax Credits (Program

3.4)
· Support for Section 8 / Housing Choice Voucher (Program 3.6) · Support non-profits (e.g., Self-Help Enterprises, Habitat for Humanity, and other non-profit agencies), by providing land at little or no cost through low interest loans and deferred financing (Program 3.13)
· Foreclosure prevention and acquisition programs (Program 4.2) · Nuisance abatement related to vacant or foreclosed units (Program 4.3) · Support/incentives for development of homeless shelters (Program 5.2) · Reasonable accommodation (Program 5.3)
· Rehabilitation programs assisting:
o Senior and disabled homeowners (Program 5.5)
o Low-income homeowners (Program 6.1)
o Low-income rental units (Program 6.2)
· Emergency repairs program (Program 6.3)
Significant Changes to Implementation Programs. The following summarizes the major changes to Implementation Programs existing in the 2015-2023 Housing Element. In some cases, as described below, new or revised Zoning Ordinance text amendments (ZTAs) will need to be processed at times during the eight-year period (2023-2031), wherein these will be subject to a separate public hearing process. All implementation programs are more thoroughly detailed in Section 6 of the Draft 6th cycle Housing Element.
· Designate for Sufficient Land (Program 1.1): The City will allow development by right (i.e., no Conditional Use Permit) on a lower-income nonvacant sites identified in the 5th cycle housing element, and a lower-income vacant sites identified on sites previously identified in both the 5th and 4th cycle housing elements, when 20 percent or more of the units are affordable to lower income households. These sites are identified in Table 62. Timeframe: By 2026. · Conditional Use Permits (Program 1.3): The City shall amend the zoning code to a) establish objective design standards and b) increase the maximum unit threshold for by-right processing from 80 units to 200 units. This is in response to current constraints identified by stakeholders related to multi-family development on large lots.

Timeframe: By 2026.
· Housing Education (Program 1.4): The City shall develop an outreach strategy to reduce Visalia City Council Page 5 of 11 Printed on 4/26/2024 powered by Legistar™3270
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· Housing Education (Program 1.4): The City shall develop an outreach strategy to reduce community opposition to affordable housing development in Visalia. Timeframe: By 2025, identify and engage local community organizations to discuss opportunities to increase engagement and education by 2025. By 2026, develop an outreach strategy based on community feedback.
· Incentives for Infill Affordable Housing (Program 2.5): The City will complete a midterm evaluation of the Affordable Housing Infill Incentive Program, which reduces Transportation Impact Fees for qualifying projects, and will adopt additional incentives to encourage residential infill development if production is not keeping pace with the objectives of this program. Timeframe: By 2026, complete mid-term evaluation. By 2027, establish additional incentives as needed.
· Multiple Family Developments (Program 3.2): The City shall expand existing online resources by developing a web-based Housing Development Toolkit. Timeframe: By 2026. · Inform Public of Local, State, and Federal Housing Programs (Program 3.7): Hold informational engagement events for local real estate industry, nonprofit agencies, homebuyers, etc. Timeframe: Annually.
· Non-Profit Housing Development Corporations (Program 3.13): Engage local agencies annually to explore additional funding opportunities. Timeframe: Annually. · Promoting Accessory Dwelling Units (Program 3.15): Hold annual workshops/advertising campaigns to promote the development of ADUs. Complete a mid-term evaluation and adopt additional incentives as necessary. Timeframe: By 2027, complete mid-term evaluation. · Planning for Large Sites (Program 3.17): 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. By 2027, complete a midcycle review of development activity related to large RHNA sites. · Homeless Shelter Program (Program 5.2): To ensure compliance with State law, as amended by AB 2339, the City shall amend the Zoning Code to allow emergency shelters by right with appropriate development standards in a zone meeting specific requirements, and shall 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. Timeframe: By 2024, identify zones; by 2025, amend Zoning Code. · Housing for Persons with Developmental Disabilities (Program 5.8): The City shall explore models to encourage the creation of housing for persons with developmental disabilities, as funding is available. Adopt a policy to facilitate/incentivize development of housing for persons with developmental disabilities. Timeframe: By 2025, explore models. By 2026, adopt policy. · Low-Income Rental Rehabilitation Program (Program 6.2): The City shall adopt a policy prioritizing or providing additional support to projects in lower-resource areas. Timeframe: By 2026.
· Fair Housing Enforcement and Outreach (Program 7.1): To address issues related to fair housing enforcement and outreach, the City shall: Provide informational seminars to real estate agents and brokers; provide informational workshops for residents; provide trainings for property owners/managers; continue and if feasible expand funding for information and referral services; Expand awareness of fair housing matters by distributing educational Visalia City Council Page 6 of 11 Printed on 4/26/2024
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referral services; Expand awareness of fair housing matters by distributing educational materials; Adopt an anti-displacement strategy. Timeframe: Ongoing, with strategy adopted by 2026.

Place-based Strategies.
· Incentivize infill development/redevelopment in downtown Visalia (Program 2.2) · Facilitate mixed use development in walkable areas of central and downtown Visalia (Program

2.4)
· Incentivize affordable senior housing in high resource areas (Program 5.4) · Prioritize rehabilitation efforts in lower resource areas (Program 5.5) New Programs.
· City-owned Sites / Surplus Land Act (Program 1.6): The City shall maintain compliance with all requirements of the Surplus Land Act, including holding a public hearing designating the properties as “surplus properties” under California Law throughout the planning period. 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. Timeframe: 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. Also by 2026, adopt incentives for affordable housing on City-owned sites based on engagement with the development community. · Annexations to Accommodate Future Housing Needs (Program 1.7): The City shall complete the annexation process for six sites pending annexations as of 2023 with the Tulare County Local Agency Formation Commission (LAFCO). The annexations shall be completed in 2024 and shall include reaching milestones that include recordation of final maps. Timeframe:
various.
· Nonvacant Sites (Program 2.6): The City shall adopt incentives for new or more intense development on nonvacant sites included in the sites inventory as lower-income capacity, such as reducing development standards or fee waivers, reductions and/or deferrals (when financially feasible). Timeframe: By 2026, adopt incentives. · Missing Middle (Program 2.7): 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. Additionally, the City shall identify vacant parcels in low-density single-family areas, particularly in high resource areas, and shall contact property owners to discuss site constraints and opportunities for additional density or reduced development standards Timeframe: 2024-2025: evaluate and revise zoning.
· Municipal Code Updates (Program 5.8): To remove housing constraints and ensure compliance with State law, the City shall by 2025 amend the municipal code to:
o Allow Transitional and supportive housing by-right in the O-C zone. o Reduce development standards for emergency shelters related to proximity, setback Visalia City Council Page 7 of 11 Printed on 4/26/2024
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and perimeter wall requirements.
o Allow accessory dwelling units (ADUs) by-right in all zones allowing residential uses, in compliance with State law.
o 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.
o Provide streamlined ministerial review and a preliminary application process in compliance with SB 330 and SB 35.
o 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. o Adopt reduced parking standards for affordable multifamily developments and multifamily projects with small units (e.g., 1-bedroom units) of no more than one parking stall per unit.
o Permit low barrier navigations centers by right (without conditional use or other discretionary permit) in nonresidential zones permitting residential uses. o Reduce lot size requirements in the R-M zones to remove constraints to multifamily housing development.
o Provide a ministerial process for approving reasonable accommodation requests, including objective findings for approval.
· Special Needs Housing Outreach and Incentives (Program 5.9): 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. Hold eight workshops/campaigns to expand awareness of services and programs for residents with a disability. Timeframe: By August 2026, adopt an incentive program based on the results of the report and implement immediately. · Employee / Farmworker Housing (Program 5.10): 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. Timeframe: By 2027. · Permit Streamlining Act (Program 5.11): The City shall adopt a policy to ensure compliance with the Permit Streamlining Act and timing requirements of the California Environmental Quality Act (CEQA). Timeframe: By 2024.
· Socio-Economic Segregation and Concentration of Low Resource Areas (Program 7.2): 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 in central and northeastern Visalia (census tracts 10.04, 11, and 12), including a goal of providing 5% of CIP funding for these efforts. This includes, by 2026, working with local developers and non-profit homebuilders to review City policies and codes 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; by 2027 implement actions based on this evaluation. · Improving Place-based Strategies (Program 7.3): Complete actions that encourage community conservation, revitalization and preservation of existing affordable housing. This includes Visalia City Council Page 8 of 11 Printed on 4/26/2024
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conservation, revitalization and preservation of existing affordable housing. This includes preparing a transit needs study by 2027 and identify potential actions by 2028, and working with a consultant to regularly assess and monitor pollution burden in each census tract.

Next Steps
State law requires that jurisdictions in Tulare County submit an adopted update of its Housing Element to HCD by December 31, 2023, for a second review and certification (HCD has 60 days to complete the second review). When adopted, the programs and policies will go into effect immediately. Zoning text amendments stemming from the new Housing Element must be processed within one year of the Housing Element’s adoption (refer to Program 5.8).

Correspondence following June 2023 Public Review
A comment letter was received on the City of Visalia’s 6th Cycle Housing Element Update on behalf of the members of Carpenters Local 1109 (see Exhibit “E”). The letter was received on October 30, 2023, several months after the Public Review Draft Housing Element was circulated for comment between June and July 2023. As a result, the Public Hearing Draft Housing Element Update does not address the correspondence.

Staff reviewed and considered the requests and suggestions in the letter pertaining to the lack of a local workforce and regarding the use of a local labor workforce towards housing production.

Ultimately, the Public Hearing Draft Housing Element Update does not include local hire and apprenticeship requirements. Staff would attribute a concern that imposing such a requirement or suggestion would impose a governmental constraint to the production of housing, whereas the State law directs jurisdictions to review constraints to the maintenance and production of housing and to set forth actions to address and, where possible, remove government constraints.

Additionally, the Housing Element Update is responsible for demonstrating that it has adequate land inventory to accommodate the 10,791 units over the Element’s 8-year planning period (i.e., approximately 1,350 units per year). It is not, however, obligated to ensure construction of these units over the Element’s 8-year planning period. Visalia’s record of permit issuance over the last couple decades generally reflects permit activity that falls largely below what would be needed to achieve meeting the 10,791 units in an 8-year period.

Fiscal Impact:

None at this time. Many programs identified in the Update can be accomplished either with existing staff resources or through partnership with other local service providers. Certain programs are based upon applying for funding or grants, and so such programs are contingent upon receiving such funding from external sources.

Prior Council Action:

In July 2022, the City Council authorized to award a professional contract with Mintier Harnish of Sacramento to proceed on tasks as outlined in the scope of work for preparation of a Housing Element Update, Safety Element Update, and Environmental Justice Element. In June 2023, the City Council held a work session to receive an overview of the Public Review Draft of the Housing Visalia City Council Page 9 of 11 Printed on 4/26/2024
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Element Update prior to the document’s first submittal to the State for the mandatory 90-day review.

Planning Committee/Commission Review and Action:

On December 11, 2023, the Planning Commission received a presentation and conducted a public hearing on the Update. During the public hearing, one representative from the Carpenters Local Union No. 1109 spoke in regard to the letter previously submitted to the City (refer to Exhibit “E”), and in keeping with the letter suggested amendments to the Policy Document to address local hire and apprenticeship.

The Commission voted unanimously (5-0) to recommend adoption of the Update with minor edits and comments addressed during the Planning Commission discussion, specifically:
• Commissioner Peck mentioned corrections to a numerical typo in Table 19 and a spelling error for “Carleton Acres”.
• Commissioner Beattie asked that the section addressing Governmental Constraints in Section 4 include language to emphasize that the discussion refers to locally imposed government constraints and does not cover constraints resulting from State legislation despite the reality that many State regulations have material effects on housing costs. • Four of the five Commissioners expressed favor and interest towards adding Policy document language along the lines of “encouraging local hiring”, but did not direct staff to insert any specific language nor gave direction toward whether such language should be directed toward the Goals and Policies or toward the Implementation Program. Offering a differing view, Commissioner Peck expressed hesitancy toward adding a local hire program that would be held accountable to the State.

In fact, such a goal could be set elsewhere including within the General Plan.

If the City Council were also favorable toward inclusion of language toward local hire and/or apprenticeship, then Council could direct staff to follow one or more certain examples contained in Exhibit “C” or otherwise as provided by staff.

In addition to the above, the Commission and staff talked at length about methods of conducting outreach, the value of having housing cost data, and encouraging landowners to build affordable housing.

Alternatives:

In addition to the recommended action, the City Council may either

1. Approve the Update with one or more modifications; or,

2. Return the Update to staff for revisions as directed.

Please note that if the City Council elects to modify or revise the Update, staff recommends (through the adopting Resolution) that any revisions made after the City Council’s review be exempt from formal subsequent review by the City Council so that staff can pursue filing the Update with the State prior to the statutory deadline.

Recommended Motion (and Alternative Motions if expected):

I move to adopt Resolution No. 2023-64 adopting the Public Hearing Draft Housing Element Update, and incorporating minor edits and comments in the final Housing Element Update, as detailed in the Planning Commission Review and Action section of the staff report.

Environmental Assessment Status:

The project is exempt from further review under the California Environmental Quality Act (CEQA) Visalia City Council Page 10 of 11 Printed on 4/26/2024 powered by Legistar™3275
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The project is exempt from further review under the California Environmental Quality Act (CEQA) Guidelines section 15061(b)(3) (common sense exemption), as the proposed Housing Element Update represents the adoption of a policy document with implementation programs with no changes to ordinances or regulations going into effect at this time and which will not in and of itself have a significant impact on the environment. Certain implementation programs contained in the Housing Element Update will be subject to a discretionary entitlement process for the amendment of Zoning Ordinance text that will be separately evaluated in accordance with the Guidelines for CEQA.

CEQA Review: The project is exempt from further review under the California Environmental Quality Act (CEQA) Guidelines section 15061(b)(3) (common sense exemption), as the proposed Housing Element Update represents the adoption of a policy document with implementation programs with no changes to ordinances or regulations going into effect at this time and which will not in and of itself have a significant impact on the environment. Certain implementation programs contained in the Housing Element Update will be subject to a discretionary entitlement process for the amendment of Zoning Ordinance text that will be separately evaluated in accordance with the Guidelines for CEQA.

Attachments:
1 City Council Resolution No. 2023-64
2 Exhibit “A” - Public Hearing Draft Housing Element Update, December 2023 3 Exhibit “B” - State HCD Comment Letter dated October 23, 2023 4 Exhibit “C” - Responses to October 23, 2023 State HCD Comment Letter 5 Exhibit “D” - Public Hearing Draft Housing Element Update, December 2023, with tracked changes from the July 2023 HCD Review Draft
6 Exhibit “E” - Correspondence from Carpenters Local 1109 dated October 30, 2023 7 Exhibit “F” - Presentation Slides
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RESOLUTION NO. 2023-64

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF VISALIA ADOPTING THE HOUSING ELEMENT UPDATE FOR THE 2023-2031 PERIOD (6 th

CYCLE) AS REQUIRED BY THE CALIFORNIA GOVERNMENT CODE SECTION 65580 ET SEQ.

WHEREAS, the City of Visalia has prepared a Housing Element Update, a document that provides a citywide housing plan for the 2023-2031 period (6 th cycle), in
accordance with all applicable portions of State of California Government Code commencing with Section 65300 regarding General Plans and commencing with Section 65580 regarding Housing Elements; and,
WHEREAS, after the implementation of public outreach and participation as required in Government Code Section 65583(c)(7), wherein the outreach is summarized in Section 1 of the Housing Element Update, the City published the Public Review Draft 2023-2031 Housing Element Update for public comment from June 9, 2023 to July 10, 2023, and following the public review period, the City took ten (10) business days to incorporate revisions to the Draft based on input received and submitted the HCD Review Draft 2023-2031 Housing Element Update to State Housing and Community Development (HCD) on July 25, 2023; and,
WHEREAS, the City of Visalia received written comments from State HCD on October 23, 2023, and has worked with State HCD to address the comments in an effort to ensure full regulatory compliance; and,
WHEREAS, the City of Visalia published a Public Hearing Draft 2023-2031 Housing Element Update, on December 6, 2023, that addresses the comments provided by State HCD, and the Draft is being considered by the Visalia Planning Commission and City Council for adoption and final submittal to State HCD; and, WHEREAS, the Planning Commission of the City of Visalia, after twenty (20) days published notice, held a public hearing as prescribed by law on December 11, 2023, to consider recommending adoption of the Public Hearing Draft 2023-2031 Housing Element Update, and at said public hearing considered all testimony and arguments made during the public hearing and considered all factors relating to the adoption of the Housing Element Update, and recommended that the City Council approve of said Housing Element Update; and,
WHEREAS, the City Council of the City of Visalia, after twenty (20) days published notice, held a public hearing as prescribed by law on December 18, 2023, to adopt the Public Hearing Draft 2023-2031 Housing Element Update, and at said public hearing considered all testimony and arguments made during the public hearing and considered all factors relating to the adoption of the Housing Element Update; and, WHEREAS, the City Council of the City of Visalia does find the Public Hearing Draft 2023-2031 Housing Element Update in accordance with the purposes, intent, and policies of the General Plan of the City of Visalia, and considers adoption of the Housing Element Update to be in accordance with Section 17.54.070 of the Zoning Ordinance of the City of Visalia regarding General Plan Amendments and on the 3277
evidence contained in the staff report and testimony presented at the public hearing; and,
WHEREAS, the City Council of the City of Visalia finds that the project is exempt from further review under the California Environmental Quality Act (CEQA) Guidelines section 15061(b)(3) (common sense exemption), as the proposed Housing Element Update represents the adoption of a policy document with implementation programs with no changes to ordinances or regulations going into effect at this time and which will not in and of itself have a significant impact on the environment, although certain implementation programs contained in the Housing Element Update will be subject to a discretionary entitlement process for the amendment of Zoning Ordinance text that will be separately evaluated in accordance with the Guidelines for CEQA.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Visalia adopts the Public Hearing Draft 2023-2031 Housing Element Update based on the following specific findings and evidence presented:

1. That the proposed 6
th cycle Housing Element Update, revised according to the State Department of Housing and Community Development comments, is necessary to ensure the General Plan Housing Element remains consistent and in accordance with all applicable portions of State of California Government Code commencing with Section 65300 and commencing with Section 65580.

2. That the proposed 6
th cycle Housing Element Update, revised according to the State Department of Housing and Community Development comments, is consistent with the General Plan and in conformance with the purposes, intent, and policies of the General Plan of the City of Visalia.

3. That the proposed 6th cycle Housing Element Update, revised according to the State Department of Housing Community Development comments, complies with growth projections as determined by the State Department of Housing and Community Development and as allocated by the Tulare County Association of Governments through the Regional Housing Needs Assessment process.

BE IT FURTHER RESOLVED, that the City Council of the City of Visalia adopts the Public Hearing Draft 2023-2031 Housing Element Update, as recommended by the Planning Commission on December 11, 2023, which includes the following minor edits and comments:
a) Corrections to a numerical typo in Table 19 and a spelling error for “Carleton Acres”; and
b) Additional language addressing Governmental Constraints in Section 4 to emphasize that the discussion refers to locally imposed government constraints and does not cover constraints resulting from State legislation.

BE IT FURTHER RESOLVED, that any revisions made to the Public Hearing Draft 2023-2031 Housing Element Update subsequent to the City Council’s review be exempt from any requirement for formal subsequent review by the City Council, unless otherwise directed by the City Council.
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Table of Contents
Table of Contents............................................................................................................................... i

1. Introduction and Public Participation ..........................................................................................1 Introduction .........................................................................................................................................1

2. Existing & Special Housing Needs Assessment ...........................................................................30 Demographic and Employment Profile ..............................................................................................30

3. Zoning for a Variety of Housing Types........................................................................................86 Density Bonuses.................................................................................................................................86 Multifamily Rental Housing................................................................................................................86 Manufactured (Factory-Built) Homes ................................................................................................87 Mobile Homes and Mobile Home Parks ............................................................................................87 Farmworker / Agricultural Employee Housing ...................................................................................88 Supportive and Transitional Housing .................................................................................................88 Single-Room Occupancy Units ...........................................................................................................89 Emergency Shelters............................................................................................................................89 Low Barrier Navigation Centers..........................................................................................................92 Accessory Dwelling Units (Second Dwelling Units)............................................................................93

4. Constraints...............................................................................................................................95 Governmental Constraints.................................................................................................................95 Potential Environmental Constraints ...............................................................................................124 Non-Governmental Constraints.......................................................................................................126

5. Site Inventory and Analysis.....................................................................................................133 Regional Housing Needs Allocation (RHNA).....................................................................................133 Meeting the RHNA ...........................................................................................................................134 Site Selection Methodology .............................................................................................................140 Development Trends........................................................................................................................141 Realistic Development Capacity.......................................................................................................149 Likelihood of Residential Uses Developing in Nonresidential Zones................................................150 Nonvacant Sites................................................................................................................................153 Sites used in Previous Planning Periods...........................................................................................161 City-Owned Sites..............................................................................................................................162 Large Sites for Lower-Income Units .................................................................................................163 3281
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Compliance with Assembly Bill 725 .................................................................................................164 Inventory of Residential Opportunity Sites......................................................................................165 Summary of Adequate Sites.............................................................................................................186 Adequacy of Public Facilities and Infrastructure .............................................................................186 Environmental Constraints on Sites.................................................................................................188 Funding Programs and Financial Resources.....................................................................................192 Funding Programs and Financial Resources.....................................................................................198

6. Goals, Policies, & Implementation Programs (Policy Document)...............................................203 Key Terms.........................................................................................................................................203 Goals and Policies.............................................................................................................................207 Implementation Programs ...............................................................................................................215 Quantified Objectives.......................................................................................................................242

7. Affirmatively Furthering Fair Housing ......................................................................................243 Introduction and Overview ..............................................................................................................243 Fair Housing Resources....................................................................................................................247 Ability to Address Complaints..........................................................................................................248 Disparities in Access to Opportunities.............................................................................................290 Disproportionate Housing Needs.....................................................................................................314 Local Area Knowledge ......................................................................................................................333 Other Relevant Factors.....................................................................................................................335 Housing Choice Vouchers.................................................................................................................337 Housing Sites Inventory Analysis......................................................................................................339 Sites Analysis Data Summary ...........................................................................................................369 Contributing Factors and Meaningful Actions..................................................................................373 Meaningful Actions to Address Fair Housing Issues.........................................................................375 Appendix A: Evaluation of the Existing Housing Element .................................................................381 Housing Production During the 2015-2023 Planning Period ...........................................................381 Source: City of Visalia Annual Element Progress Report, 2015 through 2023..................................382 Appendix B: Comments on the Public Review Draft Housing Element ..............................................407 Tables
Table 1 Historical Population Change .................................................................................................. 30 3282
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Table 2 Population Change .................................................................................................................. 31 Table 3 Population by Age.................................................................................................................... 32 Table 4 Population by Age Group (Detailed)........................................................................................ 32 Table 5 Population by Race and Ethnicity ............................................................................................ 34 Table 6 Population by Race by Hispanic Origin.................................................................................... 35 Table 7 Household Income Distribution and Median Income.............................................................. 36 Table 8 Top Employers ......................................................................................................................... 37 Table 9 Employment by Industry ......................................................................................................... 38 Table 10 Wages by Employment Industry.............................................................................................. 39 Table 11 Family and Non-Family Households........................................................................................ 41 Table 12 Owner-Occupied and Renter-Occupied Housing Units........................................................... 42 Table 13 Household Size by Tenure........................................................................................................ 43 Table 14 Tenure by Bedrooms................................................................................................................ 44 Table 15 Average Household Size by Tenure.......................................................................................... 45 Table 16 Tenure by Occupants Per Room (Overcrowding)..................................................................... 46 Table 17 Housing Stock by Type ............................................................................................................. 47 Table 18 Building Permits Issued ........................................................................................................... 48 Table 19 Occupancy / Vacancy............................................................................................................... 49 Table 20 Vacant Units by Type................................................................................................................ 49 Table 21 Age of Housing Stock & Housing Stock Conditions by Tenure ................................................. 50 Table 22 HUD Income Limits based on Persons per Household............................................................. 53 Table 23 Housing Cost Burden by Household Income Classification ..................................................... 54 Table 24 Housing Cost Burden of Extremely Low-Income Households................................................. 56 Table 25 Ability to Pay for Housing based on HUD Income Limits......................................................... 57 Table 26 Median Prices of Existing Homes and New Home Construction............................................. 58 Table 27 HUD Fair Market Rent.............................................................................................................. 59 Table 28 Sample and Average Rental Housing Prices ............................................................................ 60 Table 29 Senior Populations and Households........................................................................................ 61 Table 30 Housing Cost Burden by Elderly Family Type and Tenure........................................................ 62 Table 31 Residential Elder Care Facilities............................................................................................... 64 Table 32 Disability Status by Sex and Age Group, Civilian Population ................................................... 65 Table 33 Population by Number of Disabilities (Total Population) ........................................................ 67 Table 34 DDS Data on People with Developmental Disabilities - Residence ......................................... 67 Table 35 Size by Tenure.......................................................................................................................... 71 Table 36 Households by Type and Related Children by Poverty Status.................................................. 73 Table 37 Female-Headed Households with Children, No Spouse Present, by Poverty Status............... 74 Table 38 Farmworkers............................................................................................................................ 76 3283
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Table 39 Employment by Industry Visalia, Tulare County, California 2020............................................ 77 Table 40 Homelessness Housing Inventory............................................................................................ 81 Table 41 Vacant Parcels Available for Emergency Shelters.................................................................... 92 Table 42 General Plan Land Use designations Allowing Residential Uses............................................. 96 Table 43 Permitted and Conditionally Permitted Residential Uses in Residential Zones..................... 101 Table 44 Permitted and Conditionally Permitted Residential Uses in Non-Residential Zones............. 102 Table 45 Residential Development Standards ..................................................................................... 103 Table 46 Required Off-Street Parking Spaces...................................................................................... 106 Table 47 Existing Objective Standards for Multifamily (R-M-2 and R-M-3) Zones............................... 107 Table 48 Timelines for Permitting Procedures..................................................................................... 111 Table 49 Processing Procedures for Project Types............................................................................... 112 Table 50 Subdivision Level Improvement Standards ........................................................................... 119 Table 51 Development Impact and Permitting Fees for Residential Projects...................................... 121 Table 52 Cost of Vacant Residential Zoned Land ................................................................................. 130 Table 53 Tulare County Regional Housing Needs Determination Allocation ....................................... 134 Table 54 Accessory Dwelling Unit Production ..................................................................................... 135 Table 55 Pending or Approved Projects............................................................................................... 137 Table 56 Credit Towards RHNA ............................................................................................................ 140 Table 57 Regional Development Trends............................................................................................... 142 Table 58 Development Characteristics of Pipeline Projects................................................................. 148 Table 59 Realistic Allowable Density Per Zone..................................................................................... 150 Table 60 Sites Used in Previous Planning Periods................................................................................ 162 Table 61 City Owned Sites.................................................................................................................... 163 Table 62 Opportunity Sites in Northeast Visalia .................................................................................. 167 Table 63 Opportunity Sites in Northwest Visalia ................................................................................. 174 Table 64 Opportunity Sites in Southeast Visalia .................................................................................. 176 Table 65 Opportunity Sites in Southwest Visalia ................................................................................. 179 Table 66 Annexation Sites.................................................................................................................... 183 Table 67 Adequacy of Residential Site Inventory................................................................................. 186 Table 68 Housing Program Schedule.................................................................................................... 215 Table 69 Summary of Quantified Objectives ....................................................................................... 242 Table 70 Domains and List of Indicators for Opportunity Maps.......................................................... 245 Table 71 HUD Certified Fair Housing Providers Active in the Tulare County ....................................... 248 Table 72 Population by Racial Group ................................................................................................... 252 Table 73 Racial Dissimilarity Index Values for Segregation.................................................................. 253 Table 74 Employment Status by Disability Status................................................................................ 260 Table 75 Employment Status by Disability Status................................................................................ 261 3284
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Table 76 Tenure by Household Type and Presence of Children........................................................... 264 Table 77 Tenure by Household Type and Presence of Children........................................................... 265 Table 78 Mean Salary by Occupation................................................................................................... 299 Table 79 Opportunity Indicators by Race/Ethnicity ............................................................................. 312 Table 80 Opportunity Indicators by Race/Ethnicity ............................................................................. 313 Table 81 Assistance Needs of Lower-Income Households................................................................... 315 Table 82 Household Overcrowding Visalia........................................................................................... 322 Table 83 Proposed Housing Units by Resource Area ........................................................................... 340 Table 84 Sites Inventory by Census Tract Characteristics..................................................................... 371 Table 85 Meaningful Actions to Address Fair Housing Issues.............................................................. 376 Table 86 Progress Toward the 5th Cycle RHNA ..................................................................................... 382 Table 87 Housing Programs Progress Report....................................................................................... 388 Figures
Figure 1 Pipeline projects.................................................................................................................... 139 Figure 2 Sites in Northeast Visalia....................................................................................................... 173 Figure 3 Sites in Northwest Visalia ...................................................................................................... 175 Figure 4 Sites in Southeast Visalia....................................................................................................... 178 Figure 5 Sites in Southwest Visalia ...................................................................................................... 181 Figure 6 Annexation Sites.................................................................................................................... 185 Figure 1 Percent of Total Non-White Population (Tulare County)....................................................... 254 Figure 2 Predominant Populations (Tulare County) ............................................................................ 255 Figure 3 Predominant Populations (Visalia) ........................................................................................ 257 Figure 4 Percent of Total Non-White Population (Visalia)................................................................... 258 Figure 5 Disability by Type (Visalia)..................................................................................................... 260 Figure 6 Percent of Population with a Disability (Tulare County)........................................................ 262 Figure 7 Percentage of Population with One or More Disabilities (Visalia) ........................................ 263 Figure 8 Female-Headed Households with Children Present, No Spouse/Partner Present (Tulare County).................................................................................................................................. 266 Figure 9 Female-Headed Households with Children Present, No Spouse/Partner Present (Visalia).. 267 Figure 10 Median Household Income (Tulare County).......................................................................... 270 Figure 11 Low and Moderate Income Population (Tulare County) ....................................................... 271 Figure 12 Median Household Income (Visalia)...................................................................................... 272 Figure 13 Predominant Populations and Household Median Income (Visalia)..................................... 273 Figure 14 Low to Moderate Income Population (Visalia)...................................................................... 274 Figure 15 R/ECAPs (Tulare County)........................................................................................................ 277 3285
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Figure 16 Poverty Status (Tulare County).............................................................................................. 278 Figure 17 Areas of High Segregation and Poverty (Tulare County) ....................................................... 279 Figure 18 R/ECAPs (Visalia).................................................................................................................... 282 Figure 19 Poverty Status (Visalia).......................................................................................................... 283 Figure 20 Areas of High Segregation and Poverty (Visalia) ................................................................... 284 Figure 21 Neighborhood Segregation (Visalia)...................................................................................... 285 Figure 22 Racially Concentrated Areas of Affluence (Tulare County).................................................... 288 Figure 23 Racially Concentrated Areas of Affluence (Visalia)................................................................ 289 Figure 24 Access to Transit Within a Quarter-Mile (Visalia).................................................................. 292 Figure 25 Walkability Index (Visalia)...................................................................................................... 293 Figure 26 TCAC Opportunity Areas – Education Outcomes (Tulare County)......................................... 296 Figure 27 TCAC Opportunity Areas - Education Outcomes (Visalia)...................................................... 297 Figure 28 TCAC Opportunity Areas - Economic (Tulare County) ........................................................... 300 Figure 29 TCAC Opportunity Areas – Economic (Visalia)....................................................................... 301 Figure 30 Job Proximity Index (Visalia).................................................................................................. 302 Figure 31 CalEnviroScreen 4.0 Percentile Scores (Tulare County)......................................................... 304 Figure 32 TCAC Opportunity Areas - Environmental (Tulare County) ................................................... 307 Figure 33 CalEnviroScreen 4.0 Percentile Scores (Visalia)..................................................................... 308 Figure 34 TCAC Opportunity Areas – Environment (Visalia) ................................................................. 309 Figure 35 Overpayment by Home Owners (Tulare County) .................................................................. 317 Figure 36 Overpayment by Renters (Tulare County) ............................................................................. 318 Figure 37 Overpayment by Renters (Visalia) ......................................................................................... 319 Figure 38 Overpayment by Homeowners (Visalia)................................................................................ 320 Figure 39 Overcrowded Households (Tulare County)............................................................................ 323 Figure 40 Overcrowded Households (Visalia) ....................................................................................... 324 Figure 41 Sensitive Communities (Tulare County) ................................................................................ 330 Figure 42 Sensitive Communities (Visalia) ............................................................................................ 331 Figure 43 Displacement Risk (Visalia).................................................................................................... 332 Figure 44 Housing Choice Vouchers...................................................................................................... 338 Figure 45 Housing Opportunity Sites by TCAC Resource Area (Northeast Visalia) ............................... 341 Figure 46 Housing Opportunity Sites by TCAC Resource Area (Northwest Visalia)............................... 342 Figure 47 Housing Opportunity Sites by TCAC Resource Area (Southeast Visalia) ............................... 343 Figure 48 Housing Opportunity Sites by TCAC Resource Area (Southwest Visalia)............................... 344 Figure 49 Housing Opportunity Sites by Low- and Moderate-Income Households (Northeast Visalia)................................................................................................................. 347 Figure 50 Housing Opportunity Sites by Low- and Moderate-Income Households (Northwest Visalia)................................................................................................................ 348 3286
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Figure 51 Housing Opportunity Sites by Low- and Moderate-Income Households (Southeast Visalia)................................................................................................................. 349 Figure 52 Housing Opportunity Sites by Low- and Moderate-Income Households (Southwest Visalia)................................................................................................................ 350 Figure 53 Housing Opportunity Sites by Overpayment by Renters (Northeast Visalia)........................ 351 Figure 54 Housing Opportunity Sites by Overpayment by Renters (Northwest Visalia)....................... 352 Figure 55 Housing Opportunity Sites by Overpayment by Renters (Southeast Visalia)........................ 353 Figure 56 Housing Opportunity Sites by Overpayment by Renters (Southwest Visalia)....................... 354 Figure 57 Housing Opportunity Sites by Total Non-White Population (Northeast Visalia)................... 357 Figure 58 Housing Opportunity Sites by Total Non-White Population (Northwest Visalia) .................. 358 Figure 59 Housing Opportunity Sites by Total Non-White Population (Southeast Visalia)................... 359 Figure 60 Housing Opportunity Sites by Total Non-White Population (Southwest Visalia) .................. 360 Figure 61 Housing Opportunity Sites by Sensitive Communities (Northeast Visalia) ........................... 361 Figure 62 Housing Opportunity Sites by Sensitive Communities (Northwest Visalia) .......................... 362 Figure 63 Housing Opportunity Sites by Sensitive Communities (Southeast Visalia) ........................... 363 Figure 64 Housing Opportunity Sites by Sensitive Communities (Southwest Visalia) .......................... 364 Figure 65 Housing Opportunity Sites by CalEnviroScreen Score (Northeast Visalia) ............................ 365 Figure 66 Housing Opportunity Sites by CalEnviroScreen Score (Northwest Visalia) ........................... 366 Figure 67 Housing Opportunity Sites by CalEnviroScreen Score (Southeast Visalia) ............................ 367 Figure 68 Housing Opportunity Sites by CalEnviroScreen Score (Southwest Visalia) ........................... 368 3287
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1. Introduction and Public Participation
Introduction
California Housing Element Law (Government Code Section 65580 (et seq.)) mandates that local governments must adequately plan to meet the existing and projected housing needs of all economic segments of the community. State law also recognizes the vital role local governments play in the supply and affordability of housing. It acknowledges that in order for the private market to adequately address housing needs and demand, local governments must adopt land use plans and regulatory systems that provide opportunities for, and do not unduly constrain, housing development. As a result, housing policy in the State rests largely upon the effective implementation of local general plans and local housing elements in particular.

This 6th-cycle Housing Element Update is a comprehensive update of the 5th-cycle Housing Element Update and 2019 mid-cycle update that were originally prepared for the eight-year planning period from December 31, 2015, to December 31, 2023. The 6th-cycle Housing Element plans to meet housing needs from December 21, 2023, to December 31, 2031. The purpose of the Housing Element is to identify the community’s housing needs, to state the community’s goals and objectives with regard to housing production, rehabilitation, and conservation to meet those needs, and to define the policies and programs that the community will implement to achieve the stated goals and objectives. As required by California Housing Element Law (Government Code Section 65583(a)) the assessment and inventory for this Housing Element includes the following:
• Analysis of population and employment trends and projections. • Analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition.
• An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planned period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. • The identification of a zone or zones where emergency shelters are allowed as a permitted use without a conditional or other discretionary permit. • Analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures. Analysis of local efforts to remove governmental constraints. • Analysis of potential and actual non-governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, and the cost of construction. 3289
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• Analysis of any special housing needs for the elderly, persons with disabilities (including a developmental disability), large families, farmworkers, families with female heads of households, and families and persons in need of emergency shelter. • An analysis of opportunities for energy conservation with respect to residential development.
• An analysis of existing assisted housing developments that are eligible to change from low- income housing uses during the next 10 years due to terminations of subsidy contracts, mortgage prepayment, or expiration of restrictions on use. • An Assessment of Fair Housing (AFH) and program(s) that promote and affirmatively further fair housing opportunities throughout the community for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (FEHA), Government Code Section 65008, and any other state and federal fair housing and planning law.

These items are contained within the following seven chapters of the Element. They identify the nature and extent of the city’s housing needs, which in turn provides the basis for the City’s response to those needs in Chapter 6 containing the goals, policies and programs.

General Plan and Housing Element Consistency
The Housing Element is one of the state-mandated Elements that every General Plan must contain.

Although the Housing Element must follow all the requirements of the General Plan, the Housing Element has several state-mandated requirements that distinguish it from other Elements. The Housing Element is required to be internally consistent with the other Elements of the General Plan.

The City of Visalia adopted its comprehensive General Plan Update and Program Environmental Impact Report in October 2014. This Housing Element Update has been analyzed for consistency with the City’s adopted General Plan and has been found to be fully consistent with all other Elements of the General Plan.

In conjunction with the 6th-cycle Housing Element Update, the City is preparing technical revisions to the Safety Element and a new Environmental Justice Element. These changes to the General Plan are required by State law to incorporate new data and analyses, as well as to ensure internal consistency with the 6th-cycle Housing Element.

Public Participation
As part of the Housing Element update process, the City implemented the State’s public participation requirements in Housing Element law, set forth in Government Code Section 65583(c)(7), wherein jurisdictions “…shall make a diligent effort to achieve participation of all economic segments of the community in the development of the housing element.”
In response to the need for public participation, City planning staff worked with the consultants to develop a robust community engagement program tailored to ensure the community and other 3290
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stakeholders are engaged in the process and are given ample opportunities to provide input. The key objective of the community engagement program is to maximize opportunities for everyone interested in the Housing Element to participate. The engagement program included branding, a project website, newsletters and e-blasts, announcements on the City website and social media, two community workshops, a housing needs survey, Housing Technical Advisory Committee meetings, and Planning Commission and City Council study sessions and hearings. This section summarizes our engagement program.

Project Branding and Logo
A branding package was prepared for the Housing and General Plan Updates. This included a project logo and styles to be used on all work products, maps, presentations, and publicity materials. The common branding helps to build recognition for the project and ensure that this effort is distinct in the minds of the community. The logo to the right has been and will be used on all materials developed for all elements being updated during the Housing and General Plan Updates.

Project Website (housevisalia.com)
During the development and review of the Housing Element, the City created, established, and maintained a website dedicated to the 2023-2031 Housing Element Update and associated General Plan Updates. This webpage provided easy access to information on the project, including the Housing Element information and details about the Housing Element workshops, surveys, and events. Project documents were posted to the website and comments were encouraged through the provided "Comments" button on each page. A link on the website allowed residents to sign up for the email list. To enhance accessibility, the project website included a built-in translator to convert the website to Spanish and provided a range of accessibility tools to enhance website accessibility in compliance with the Americans with Disabilities Act (ADA). An image of the Project website is included on the following page.
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Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 4 December 2023
A: Language Menu: This menu allows users to view the website in Spanish.

B: Accessibility Widget: This button allows users to increase text size, contrast, and other attributes to increase accessibility.

C. Email and Comment Buttons: These buttons allow users to join the project email list or provide a comment to the Project Team.

A
B
C
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Newsletters
During the Housing and General Plan Element Updates, two newsletters were developed and distributed. The newsletters were designed to give the community a better understanding of the Update process and the Draft Housing Element.
• Newsletter #1: Housing & General Plan
Updates Overview
Newsletter #1 describes what a housing element
is, how and why it is being updated, the project
schedule, and how to get involved in the Update
process. The newsletter also describes the other
components of the project, including Environmental
Justice and Safety Element updates. The newsletter
publicizes the creation of the project website and
encourages readers to visit the website for more
information.
• Newsletter #2: Public Review Draft Housing
Element
Newsletter #2 provides a summary of the Public
Review Draft Housing Element, including an
explanation of each chapter within the Element. The
newsletter also announces the July 19, 2023, City
Council work session and includes information on
ways to participate in the Project.
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Housing Element Factsheet
During the Housing Element development, the Housing Element Team produced informational materials to inform the public about the Housing Element Update and associated events. During this time, a fact sheet was created to give the community a better understanding of the Update process and the draft Housing Element.

The fact sheet describes what a housing element is, how and why it is being updated, what the Regional Housing Needs Allocation (RHNA) is, and how to get involved in the Update process. The fact sheet also includes information about the City’s obligations to fulfill State requirements and consequences if requirements are not fulfilled.
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eMail Notifications (e-Blasts) and Social Media Announcements The City sent multiple email notifications (e-blasts) to announce upcoming events and the release of project-related documents. Email addresses were compiled from those requesting notification from the City and from those signing up on the project website and at project events. As of June 2023, the Housing Element email list includes 42 subscribers and 121 local agencies including local schools, churches, social clubs, non-profits, and local organizations. In addition to eblasts, the City also announced Project events and milestones using social media platforms to reach a wider audience. As of July 2023, the City had more than 20,000 followers on Facebook and nearly 13,000 on Instagram.

Housing Element Technical Advisory Committee
To provide independent direction and oversight of the Housing Element Update, including providing technical expertise and direct key constituent representation throughout the development of the Housing Element Update, the City Council appointed an eleven-member Housing Technical Advisory Committee (TAC), consisting of one at-large representative along with representatives from the following organizations:
• Visalia Planning Commission
• C-SET
• Housing Authority of Tulare County
• Self-Help Enterprises
• Kings Tulare Homeless Alliance
• RH Community Builders
• Central California Legal Services
• Tulare County Association of Realtors
• Building Industry Association of Tulare & Kings Counties • Tulare County Health & Human Services Agency
The TAC oversaw the City staff’s incremental work program throughout the process, including the public outreach efforts, the sites inventory and residential capacity, and the Administrative Draft Housing Element and implementation actions. The TAC held three virtual meetings between October 2022 and May 2023, organized as follows:

HTAC Meeting #1: Project Overview
On Wednesday, October 26, 2022, the City held the first workshop on the Housing & General Plan Updates. The City provided an overview of the Housing Element process and the overall project schedule. The City sought input on expectations for the project and insights on housing issues, priorities, and concerns.

Comments received:
• Affordable units are needed across all income levels; not enough units in inventory. • Shelters are needed, as capacity does not meet the existing need. 3295
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• Workforce housing is needed near jobs, such as near the industrial park. • Farmworker housing is needed near food, education, health care, and services. • Currently 80 residents have vouchers but cannot find units. There is a need for additional units that accept vouchers.
• Consider site criteria for low-income tax credit subsidies in the selection of low-income sites within the sites inventory.
• Limiting by-right processing to projects with a maximum of 80 units is a constraint.

Increase or remove this standard.
• There are opportunities for mixed use development in Visalia. The Sequoia Mall has potential.
• When demand is high, landlords increase rental costs and are more likely to use discriminatory criteria, such as income, race, or family size, to reject applicants. This is a constraint to fair housing access.
• ADU financing is a constraint. Interest rates are much higher than for primary residence.

Sample plans are needed to reduce costs. The City could also meet with financial institutions and banks to talk about interest rates. The City has an opportunity to establish a Revolving Loan Fund or Housing Trust Fund through Permanent Local Housing Allocation (PLHA), Regional Early Action Planning (REAP), Community Development Block Grant (CDBG).
• Consider workforce housing to include up to 160 percent of the area median income (AMI).
• Talk to for-profit market rate developers about constraints. What are the incentives needed for mixed use, missing middle, and other housing types. • 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.

HTAC Meeting #2: Vacant and Underutilized Sites Assessment On Tuesday, January 31, 2023, the City held the second HTAC meeting to discuss housing sites and residential capacity in Visalia. The City summarized early results of the vacant and underutilized sites assessment for HTAC review and discussion. The Committee also reviewed the next steps in the Update with a focus on the Administrative Draft Housing Element.

Comments received:
• 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. • Consider TCAC Opportunities Areas in choosing sites to meet lower income goals. Sites in high resource areas qualify for LIHTC and other funding. • Affordable homeownership should be a priority for the community. Include programs supporting affordable homeownership.
• High density housing should be located near jobs.
• Lower- and moderate-income sites should be centrally located rather than on the periphery of the City.
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• 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.
• Sites should be infill sites. The majority of funding programs want infill sites in proximity to goods and services.
• The Visalia Parkway area near Mooney (e.g., behind Target) has potential as an infill site for higher density housing.
• The south side of Visalia Parkway is not in the current growth tier, but some parcels are within city limits.
• The southwest quadrant is difficult because it’s nearly built out. • Flood zones and required insurance make housing unaffordable due to costs. The City should overlay the flood zones to make sure sites are feasible. • The City should consider impact fee waivers to incentivize affordable development. • Consider lifting the maximum unit requirement for by-right processing. Currently anything over 80 units cannot be processed ministerially. This is a constraint to large site development.
• The Toys R Us site and the Sequoia Mall have potential, as they are underutilized infill locations.
• The newly permitted gas station on the corner in front of the Toys R Us limits capacity on the site.
• The City should remove barriers to LIHTC eligibility faced by developers in pursuit of affordable housing funding.
• Funding is prioritized for sites in high resource areas; it’s hard to compete if not in a high resource area.

HTAC Meeting #3: Draft Housing Element
On May 31, 2023, the City held the third HTAC meeting. During the meeting the City presented information on the results of the Affirmatively Furthering Fair Housing Analysis, as well as changes to the Policy Document (Chapter 6). The HTAC reviewed the information and discussed the potential changes to the Administrative Draft Housing Element. The City concluded by providing information to the HTAC related to the timing of the Public Review Draft Housing Element and ways to view and comment on the Draft. During the meeting HTAC members asked clarifying questions, related to the process and next steps, the difference between “opportunity areas” and “resource areas,” and constraints related to parking requirements for small units and affordable developments. Two comments were received during the meeting including:
• Displacement risk: An HTAC member noted that one area with increased displacement risk is an area where the cemetery district is considering expansion. The HTAC member suggested that the Housing Element might include a program action committing the City to engaging the district and local community to explore options to provide for local needs without increasing displacement pressures.
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• Location of affordable housing. HTAC members suggested that the Housing Element continue to site affordable units near transit stops and services to provide better access and to ease issues related to parking.

Stakeholder Interviews
Throughout December 2022 and January 2023, Mintier Harnish, consultants for the City, conducted one-on-one and small group interviews with local housing developers, agencies, and housing and community health advocates to gain an understanding of the housing conditions, issues, and opportunities in the city. The input received during these interviews provides context to the consultants on housing needs and constraints in the community. The interviews included 12 participants, identified below.

Who We Spoke to:

Name Details
Greg Nunley Developer, Swift Homes
Darlene Mata Planning Consultant
Bear Nunley Developer, Swift Homes
Blaze Nunley Developer, Swift Homes
Malorie Barragan Director, Special Programs, Family Health Care Network (FHCN) Miriam Sallam Director, Basic Needs Program, College of the Sequoias Jessica Hoff Berzac President and Principal, UPholdings Dr. Omar Guzman Program Director, Kaweah Health Street Medicine Program Rebecca Peter Family Services Director, Family Services of Tulare County Stephanie Burrage CFO Family Services, Interim CEO, Family Services of Tulare County Hannah Giles Division Director, Family Services, Family Services of Tulare County Adam Peck Executive Director, Tulare Workforce Investment Board; Vice Chair, Planning Commission
Input Received
Each interview lasted approximately one hour and was conducted via conference call or Zoom. After the consultants provided a brief project overview, stakeholders were encouraged to provide their thoughts on housing conditions and needs in the city. Although a broad range of opinions and ideas were expressed during the interviews, comments can be generally summarized into the following four categories:

1. Local development context and trends

2. Housing needs

3. Issues

4. Opportunities
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Please note that the opinions expressed in this summary are those of the stakeholders and do not necessarily reflect the opinions of the City of Visalia, City staff, or the consultants. All comments are paraphrased and presented without attribution.

Local Development Context and Trends
• Stakeholders reported that working with the City through the entitlement process has been positive.
o The site plan review was reported to be timely.
o The City recently began allowing remote attendance at hearings and assigning a specific hearing time for each matter. This was reported to save time and associated costs and is appreciated by stakeholders.
• Infill areas are often developed with single-family homes; multifamily developments take longer and can be held up by opposition.
• The top end of the allowed density ranges for multifamily zones are often seen as extreme by the public. Projects can face opposition if they reach the upper limits of allowable density, though it is completely legal.
• Developers in the area are more comfortable with single-family products than multifamily or mixed-use products. Education and outreach are needed. • Some developers have looked to smaller units with a greater number of bedrooms to address affordability and overcrowding issues.
• New State laws are often perceived as overreach, which encourages the City to respond through policy that works to maximize local power. This can lead to conflicts between State goals and local policy.
• Visalia has approved by-right projects. These projects have been good for the city and for developers.
• By-right processing avoids public opposition and discretionary hearings that increase the costs and certainty of achieving approval.
• Generally, it was reported that the City takes a developer-friendly approach that encourages housing production of both single-family and multifamily products. • A low-barrier navigation center, as well as the Salt and Light tiny home facility, are opening soon, but more is needed to meet the needs of local unhoused and extremely low-income households.
• In the last five years, home prices have risen such that young professionals cannot afford to buy a home.
• With rising costs, many local residents are being priced out. • Further, investors from outside the area are buying homes in Visalia, increasing costs, and decreasing availability of units for local residents. This is causing displacement pressures.
• The county is a medically underserved area. Recruitment is challenged by the high cost of living and lack of accessible housing in the county, further compounding the issue. • Most collaborations with non-profit agencies are being led by the County, not by the City. • It is difficult to find City or public support for rezones that lead to density increases when the parcel(s) are adjacent to low-density, large lot single-family uses. 3299
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Housing Needs
• Stakeholders reported that, per capita, Tulare County has one of the largest unsheltered populations in the state.
• Residents are living under bridges, along riverbanks, in open fields, and in small caves and impromptu shelters. Safety issues abound.
• All shelter beds in the county are currently occupied. Unhoused individuals often look to the Emergency Room for food and shelter; approximately 20 patients are treated each night and discharged back onto the street.
• Residents are living in cars throughout the City, but particularly in the commercial and downtown areas.
• 600+ College of the Sequoias students are housing insecure, mostly aged 18-24. • Some living in cars, some couch surfing, some in overcrowded housing. Unsheltered students may enroll but rarely meet their educational goals. • Workforce housing is needed in the community. Distribution, industrial, and service sector jobs are present, including an increase of industrial and warehouse jobs in recent year, but units are needed to meet housing demand;
• Many jobs in the county are lower-paying or entry-level; the area needs higher paying jobs and housing for skilled and professional workers.
• The local economy is constrained by lack of housing, which hurts recruiting efforts to bring talent to the county.
• Many residents commute to Fresno County for work; there is a net export of workers in the area.
• Overcrowding is an issue. Residents often live in overcrowded households with multiple families to make ends meet. These households are not considered “unsheltered” but still need assistance and resources.
• Housing is a social determinant of health; unhoused residents have greater health problems and issues. Health starts with safe and sanitary housing. • Housing costs are so high that many residents choose between paying rent and receiving health care or attending school.
• Those experiencing housing insecurity are often in a survival mentality, which challenges mental health, happiness, and ability to achieve.
• Affordable housing developers need the City to proactively plan for multifamily development on parcels feasible for affordable housing development. • Housing is needed near stores with healthy food. There are some food deserts in Visalia where healthy food is not accessible.
• Newer affordable developments were noted in Goshen and Ivanhoe where services and stores are not currently established. Affordable housing in the region should be concentrated in urban areas with the ability to support lower-income households without excluding them to the periphery or unincorporated county. • More innovative housing types are needed to provide for the income and household sizes in the community.
• Zoning could be revised to ensure that small homes/units, manufactured and modular housing, and ADUs are encouraged and incentivized.
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City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 13
Issues
• Projects with more than 80 units cannot be approved ministerially. This is reported to be a constraint to the development of large multifamily projects. • Local jobs are needed to support the workforce.
• Currently students cannot cover expenses with low-wage or part-time work. • Following training/education, graduates are moving away from the county to find good jobs.
• Students are not pursuing continued education beyond what is available locally. Many can’t or don’t move on to a four-year school due to cost. • There is some sentiment in the community that affordable housing is inequitably concentrated within areas of Visalia.
• Circulation issues were also mentioned as a potential constraint to housing development near the edges of the city. Circulation issues are sometimes used as justification for opposition to a project. Infrastructure improvements in roadways are needed to overcome this.
• Family Services of Tulare County has recently lost some funding from the State related to transitional housing and has had to cut some programs that assisted clients (beyond housing) and cut staff.
• Unhoused residents, particularly those with children or a family member with a disability, often avoid seeking out resources for fear their children will be taken away or family will be split up.
• Adult men cannot enter shelters with children and cannot be housed in shelters with families. This is not the case in other jurisdictions.
• Resources, such as a warming or cooling shelter, need to be placed in proximity to the unhoused population, services, and transportation routes. Resources are often placed far from the city center, which constraints access.
• Local warming and cooling centers open late in their respective seasons and only provide shelter for a portion of the day or night. These shelters are needed throughout a greater portion of the calendar year, as well as around the clock during periods of the coldest or hottest weather conditions.
• Health care services are not provided in local shelters. • The county is segregated by income, including areas of Visalia where wealth is reported to be concentrated in the northwest quadrant.
• Zoning maps, the General Plan, and Housing Element often lack cohesion and a connection to actual realities on the ground. Incentives and actions are hard to understand or locate.
• Past Housing Elements have lacked priorities, specifically related to funding and assistance efforts.
• Additional actions should be required of jurisdictions not meeting RHNA production goals. • Mixed-income developments are not eligible for LIHTC tax credits, but 100 percent affordable developments are constrained by public opposition. • COVID impacted health care and housing providers due to changing practices, lack of inperson efforts, and other complicating factors. 3301
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 14 December 2023
• Resource gap: Lower-income residents with chronic conditions went untreated, leading to greater health issues.
• There is no centralized resource information system or database related to available resources.
• No direct connections between local agencies, non-profits, and local jurisdictions; everyone is working independently.
• There is a lack of involvement by the City, which does not distribute information to those in need or take a leadership role in providing or coordinating efforts. • Barrier to entry: Many local landlords require that applicants earn a monthly income equivalent to at least three times the rent. With the high cost of rental housing and lower wages in the area (when compared to major urban areas of California), it is very difficult for local working-class residents to afford rent.
• With high competition for housing, landlords and property managers can create extreme barriers to entry, such as requiring higher monthly income, that discriminate against lower-income applicants. This was reported to be a constraint to accessing affordable housing in the city.
• Housing that costs $1,000 per month is not affordable to local students or extremely low-, very low-, and low-income households. Only subsidized or substandard housing units fit this affordability criteria.
• Rising interest rates pose a constraint to multifamily development. Investment groups are often needed to finance medium and large multifamily projects, and when interest rates rise (and profit margins fall) investment in multifamily development is seen as less attractive.
• It was reported that conditions of approval that aren’t required by the zoning code, such as to provide a small park within a subdivision project, are occasionally attached to projects. This type of request creates additional project costs and potential challenges, while passing the costs of both the park and the ongoing maintenance to the homeowners, which impacts affordability.
• Rear yard setback and minimum yard area requirements were reported to be a constraint to development on small lots. Stakeholders suggested that a five feet minimum setback was more appropriate for small lots. A minimum requirement of more than 15 feet was considered to be a constraint.
• Impact fees constrain affordable housing development. Waivers are needed to incentivize affordable development. Improvement plans often get caught in engineering review for longer than allowed by the State. Plans can get caught in review for more than a year. • While some back and forth is expected by developers in the City’s plan check process, it was reported that more than four rounds of review and revision is excessive and extremely costly.

Opportunities
• By-right development permit processing is seen as an opportunity to overcome public opposition and decision-maker discretion that can hold back affordable multifamily projects.
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City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 15
• Local agencies need places within the community to meet with clients, provide classes, and distribute resources. The City may have an opportunity to donate meeting spaces through partnerships with local organizations.
• Residents need assistance with transportation to meetings, services, and classes provided by local non-profits. The City may be able to work with local transportation authorities to provide free public transportation to events aimed at serving the local lower-income individuals/households.
• Life-skills classes are needed for those transitioning from homelessness or supportive housing to independent units. There is an opportunity for the City to donate staff time or a meeting place for regular classes (one-on-one or in a group setting) in partnership with local agencies.
• “Safe Place to Park” facilities are needed to provide acceptable and safe parking locations for individuals and families living in cars or tents at night. The location should be centrally located and should include bathrooms and showers, at minimum, plus access to laundry, meals, and information on available resources. The City has an opportunity to identify appropriate space, policies, and staff time in cooperation with local agencies to provide such a facility.
• Education and outreach are needed to overcome discrimination rooted in assumptions made about lower-income households, unhoused residents, and families, and those with a chronic medical condition (HIV was mentioned specifically). The City has an opportunity to take a leadership role in education and outreach efforts. • The City could add a housing assistance page to its website. This page could serve as a one-stop database that documents all available community resources in a single online location.
• Permanent locations for shelters and warming/cooling centers are needed to better serve the local community. The City could assist in establishing permanent locations, extending hours of use, or ensuring that centers open timely each year. • The City could establish an advisory committee to oversee policy related to unhoused individuals, extremely low-income households, and households with special housing needs. The committee could:
• Provide ongoing advisement with the City.
• Help create more informed policy decisions.
• Assist with education and outreach efforts to combat discrimination. • With a high population of residents identifying as Latinx/Hispanic, representation is needed in City efforts and those of non-profit agencies. • The area needs physicians, executives, and staff who are culturally competent and understand the community.
• The City has an opportunity to consider community representation in the establishment of committees related to housing, employment, health, environmental justice, and safety. • The Housing Element could include a policy or program action committing the City to actively pursuing a diverse and representative workforce in all hiring decisions. • There is an opportunity to plan for a mix of income levels, abilities, and household types through the Housing Element and other land use planning efforts. 3303
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 16 December 2023
• Housing types, as well as resources, such as parks, should be distributed equitably throughout the community. These efforts can work to undue historic trends that have segregated the community historically.
• There is an opportunity for the City to work with the local health care providers to better understand the health impacts and downstream effects of zoning and land use policies and segregation.
• Inclusionary Zoning provides an opportunity to expand the city’s affordable housing inventory.
• A universal model for requiring lower income units in developments is needed to help encourage market rate developers to begin providing affordable units. • By establishing an inclusionary housing policy, the City could ensure that all multifamily developments include affordable housing units or pay in-lieu fee that can be used to assist in the development of affordable housing.
• The City should partner with developers to encourage and incentivize affordable housing development. As part of this effort, the City could:
• Identify funding to assist development.
• Guarantee HOME funds (and other funding associated with specific projects) through the planning and entitlement process.
• Work to overcome perceptions that the City is not developer friendly. • Evaluate, revise, and apply incentives that meaningfully assist in the development of affordable housing.
• The Family Health Care Network and other agencies provide educational and informational materials through outreach efforts in the community, including outreach to Spanish-speaking residents. The City has an opportunity to partner with these groups to provide coordinated outreach and engagement related to housing and health. • Downpayment assistance programs are needed to help local lower- and moderate-income households transition into homeownership. Local residents can’t save enough for high costs of downpayment, even if they can afford month to month costs. • Assistance is needed for moderate-income households, in addition to unsheltered and lower-income households.
• Local health agencies and non-profits encourage partnerships with the City to:
• Prepare and distribute information and resources, including through a coordinated central resource library accessible to the public (this was mentioned as an urgent need by multiple stakeholders).
• Provide direct financial assistance or partner in the pursuit of grant funding. • Provide meeting locations and/or staffing for events, classes, and meetings. • Investigate opportunities to expand services to more residents. • Identify gaps in resources and work to find coordinated solutions. • Stakeholders reported that the City has an opportunity to increase density in historically low-density single-family zones to allow for additional units and missing middle housing types in infill and redevelopment projects.
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• When a master storm drain basin is not in place, subdivisions are required to provide a temporary subbasin. This cost could be avoided if the City would commit to purchasing the land for a master subbasin in conjunction with project construction to avoid the need to construct a temporary solution.
• The City does not currently allow improvement plans to be submitted for review until entitlements are in place. Stakeholders request that the City review these concurrently to help projects break ground in a timely manner.

Community Workshops
Community Workshop #1: Introduction to the Housing Element & General Plan Updates
On Wednesday, October 26, 2022, the City held the first workshop on the Housing & General Plan Updates. The virtual workshop included an introductory presentation, a live poll conducted in three parts throughout the workshop, and an opportunity for the public to provide input on housing needs, issues, and opportunities in Visalia. For those unable to attend the event, a video of the workshop and a corresponding Housing Needs Survey were posted to the Project website:
housevisalia.com.

Live Poll
During the presentation, participants were asked to respond to poll questions to provide input on housing needs and opportunities in the city. Questions and responses are included below.

Please note: Responses summarized here include only those that completed the live poll. For those unable to attend the event, an online survey has been created using these polling questions.

Residents can complete the survey at housevisalia.com. Complete survey results are provided later in this chapter.
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Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 18 December 2023
FINDINGS: Nearly 50 percent of
participants live in family households
with children living at home. Twentynine percent live in couple households without children, 18 percent live alone,
and six percent are single but living in
households with roommates. This data
provides insight on the households
participating in the live poll.
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City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 19
FINDINGS: The largest barriers to
housing identified by participants include
the lack of available units and high costs
associated with rent, a mortgage, or upfront costs (security deposit or down payment). Two residents also felt that the
lack of accessible units is a barrier in
Visalia, and one participant reported
discrimination by landlords as a
constraint. This indicates that the largest
reported constraints are caused by a
general lack of units and the current cost
of accessing housing in the city.

FINDINGS: Participants provided a
variety of answers related to the housing
types the City needs most. This indicates
that a variety of housing types are
needed to meet the diverse needs of the
community, including rental units,
affordable homes for purchase, small
units, large units for multigenerational
households, workforce housing,
emergency, transitional or supportive
housing, and housing for residents with
special needs.
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Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 20 December 2023
FINDINGS: When asked about the
potential of various housing types,
participants voted most heavily for mixed
uses (57 percent). Lot splits that allow
owners to build another home on a
single-family lot also received a high
number of votes (50 percent). This data
indicates that a variety of opportunities
are needed to meet the needs of a
diverse community.

FINDINGS: Property owners showed
significant interest in accessory dwelling
units. Property owners indicated that
assistance with applications and fees may
be most helpful.
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City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 21
FINDINGS: Among renters, the
largest concerns related to renting an
accessory dwelling unit included,
“What is the neighborhood like” and
rental cost. Data indicates that more
than 78 percent would consider renting
an ADU if the neighborhood, price, and
unit size fits their need.

FINDINGS: When asked to identify
areas appropriate for multifamily
development, participants voted most
highly for: within walking distance of a
bus stop (71 percent) and on
underutilized or vacant commercial
land (64 percent). Additionally, near
high performing schools, near
employment opportunities, and near
shopping centers were each selected
by 50 percent of participants. The data
indicates that residents feel that
circulation issues and proximity to jobs
and services are critical to lowerincome households.
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Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 22 December 2023
FINDINGS: When asked to identify the
amenities participants would like to see
near multifamily developments,
participants prioritized: Parks and play
areas (69 percent), a bus stop (69
percent), grocery stores (62 percent),
or community centers, library, or public
facility (62 percent). Based on the
collected data, lower income sites
should be prioritized based on proximity
to transit, parks, shopping, and
community facilities.

FINDINGS: When asked, “Would you
be open to new types of housing in
your neighborhood as a way to address
the housing shortage?” participants
overwhelmingly responded “yes” (58
percent). Four participants stated
“maybe” (33 percent), and one chose
“no” (8 percent).
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City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 23
Public Comments from Workshop #1
During the workshop, the Project Team facilitated a group discussion on housing needs and the Housing Element Update. Comments received are paraphrased below. • Density is a big factor in affordability. Ensure that density is appropriate for lower-income affordability.
• The City has included residential capacity for lower-income sites that reach up to 35 dwelling units per acre in the R-M-3 zone, above the State’s default density threshold for lower-income capacity of 30 dwelling units per acre. • Walkability is important. Sites should be selected that provide the best options to increase walkability.
• Housing near a variety of transit options is a need.
• The City considered walkability in the selection of sites with lower-income capacity. These sites were included throughout the city but focused on areas within walking proximity of transportation routes, grocery and retail stores, and local services.
• Sites need to be feasible.
• The City considered feasibility in the selection of sites to include in the sites inventory. In addition to choosing sites appropriate for immediate development, the City has incentivized development on these sites through Programs 2.2, 2.5,

3.2, and 3.11.
• There is potential to reduce parking requirements to allow for greater unit production. • The City has committed to providing parking reductions as an incentive for housing development through Programs 2.2, 3.2, 5.5, and 5.9. • The City should analyze environmental impacts and environmental justice in the selection of housing sites.
• The City has evaluated environmental constraints in this Housing Element and environmental impacts in the associated CEQA document. The City has also considered environmental justice in the selection of lower-income capacity, and has included program actions to work to overcome environmental burdens related to pollution burden through Program 7.3.
• Water and landfill capacity are critical. Consider the impacts of additional housing capacity on utilities and existing systems.
• Current infrastructure capacity is discussed within the Housing Element in Chapter 5: Site Inventory and Analysis.
• Strike a balance between the housing need, air quality, and safety, and transportation. • The City is currently updating the Housing Element and Safety Element and creating a new Environmental Justice Element. Through this process the City has been able to address housing needs in combination with safety and environmental justice issues, including air quality. Transportation concerns were considered in the selection of lower-income sites to ensure the City is providing sites within proximity to public transportation, goods, and services. • Many residents are currently experiencing homelessness. There is a need for resources and services.
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Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 24 December 2023
• Program 3.18 commits the City to seeking funding targeted for the development of housing affordable to extremely low-income households. • Program 5.2 commits the City to providing financial assistance and supportive services towards the providing of shelters and services for persons experiencing homelessness.
• The cost of water is a constraint to affordable housing development. • Through the Housing Element, the City has worked to reduce constraints to housing production, including Program 8.1 commits the City to 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.

Community Workshop #2: Vacant and Underutilized Sites Assessment On Wednesday, March 15, 2023, the City held the second community workshop on the Housing & General Plan Updates. The purpose of the workshop was to review and discuss the sites assessment methodology, present findings, and describe implications for rezoning. Input was collected through group discussion and an online mapping exercise poll. Following Workshop #2 the sites inventory and implementation programs were revised to respond to input received, including the following changes:
• Lower income sites were prioritized for high opportunity areas/RCAAs to the extent possible.
• ADUs were not assumed as lower-income RHNA capacity due to expected rental costs. • Sites were prioritized near commercial services and transportation opportunities. • Programs related to infrastructure and community revitalization were prioritized for lower income areas.

Housing Needs Survey
The outreach program included the development of a housing needs survey, which was distributed digitally and in hardcopy at events and city offices. The surveys were accessible to the public from November 1, 2022, to January 15, 2023. Additionally, in-person informational tables were set up at three locations: a monthly community food pantry hosted by Family Services in December 2022, during a weekly Visalia Farmers Markets in January 2023, and a Visalia Home & Garden show in February 2023. At these locations, the public could obtain information and complete the survey either through hard copies distributed and collected or digital surveys made available through QR codes.

A total of 273 residents completed the English survey, and 19 residents completed the Spanish survey. A summary of responses for each survey is included below. In addition to informing the Housing Needs and Constraints Analyses, input received through the survey informed the development of the policy document. For each survey conclusion listed below, Housing Element programs that directly address the issue are provided.
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English Survey Results
• Forty-three (43) percent of respondents ranked the cost of rent as the number one barrier to accessing housing. (Program 3.6)
• Thirty-seven (37) percent of respondents ranked affordable homes for purchase as the most needed housing type, followed by rental units of all types (31%) and smaller affordable housing types (11%). (Homebuying - Programs 3.3 and 4.1; rent – Program

3.6)
• Forty-eight (48) percent of respondents would like to see accessory dwelling units for housing family members, friends and extended family pursued throughout the city. • Accessory dwelling units for rent were ranked the least favorable residential development projects with support from only 28 percent of residents. (Programs 3.12 and 3.15) • Easy permitting process was ranked the most important factor in encouraging respondents to add an ADU to their home. (Streamlining - Programs 3.2, 5.9, and 5.10) • Twenty-eight (28) percent of respondents were concerned about the affordability of ADUs for renters. (Programs 3.12 and 3.15)
• Areas within walking distance to a transit stop were ranked as the best suited areas for multifamily developments, which was closely followed by areas in proximity to major employers and underutilized or vacant commercial areas. (Programs 2.1 and 2.2) • Parks and play areas were ranked the most favorable housing amenities near multifamily residential development, followed by grocery stores and schools. (Program 7.2) • Fifty-two (52) percent of respondents said they are open to new types of housing in their neighborhood to address the housing shortage. Twenty-seven (27) percent said “no” while the remaining twenty (20) percent said “maybe”. (Programs 5.7, 5.9, and 7.2) Spanish Survey Results
• Eighty-eight (88) percent of respondents ranked the cost of rent as the largest barrier to housing. (Program 3.6)
• Rental units of all types were ranked the most needed housing type in Visalia (35%), followed by affordable homes for purchase (22%). (Rent – Program 3.6, variety of housing types – Programs 5.7, 5.9, and 7.2)
• Accessory dwelling units for rent (38%) were ranked as the most favorable type of housing development, followed by more multifamily developments with larger units (33%). (Programs 3.12 and 3.15)
• Developments with a mix of commercial and residential uses were the least favorable type of housing development (11%) along with ADUs for family and friends (11%). (Mixed use – Program 2.1 and 2.4)
• When asked if the respondent would consider adding an ADU to their home, forty-six (46) percent stated that they are not interested, or it doesn’t apply to their living situation. • Twenty-eight percent of respondents considering ADU rentals were most concerned about the neighborhood (28%) and its affordability (21%). (ADUs – Programs 3.12 and 3.15) 3313
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 26 December 2023
• Neighborhoods in proximity to employment opportunities (42%) were ranked the most favorable areas for multifamily development, followed by areas near high performing schools (35%). (Infill – Programs 2.1, 2.2, 2.5; improving place-based strategies – Program 7.3)
• Parks and play areas were ranked the most favorable housing amenities near multifamily residential development (66%), followed by schools and healthcare providers. (Program

7.2)
• Seventy-eight (78) percent of respondents said they are open to new types of housing in their neighborhood to address the housing shortage. Seven (7) percent said “no” while fourteen (14) percent said “maybe”. (Programs 5.7, 5.9, and 7.2) Public Noticing
Staff provided announcement flyers for the workshops and online surveys. The City’s website (http://www.visalia.city), project website (housevisalia.com), weekly email blasts, and social media outlets (i.e. Facebook) were also used to publicize the survey and to promote upcoming meetings.

Email Notifications
Email notifications (eblasts) were sent out to announce events and the release of project-related documents. Email addresses were compiled from those requesting notification from the City and from those signing up on the project website and at project events.

Agencies/Organizations Contacted
In addition to the Project email list, the Project Team sent email notifications to the local and regional agencies and organizations, including:

Able
ACT for Women and Girls
Annie R. Mitchell Elementary School
Arts Visalia
Assistance League of Visalia
Bethlehem Center
Boys and Girls Club of the Sequoias
Building Industry Association of Tulare/Kings Counties
CASA
Central CA Legal Services
Central California Food Bank
Central Valley Regional Center
Chamber of Commerce
Charter Home School Academy
College of the Sequoias (Architecture Department)
Community Water Center Action Fund
Conyer Elementary School
Cottonwood Creek Elementary School
Creative Center
Creekside Community Day School
Crestwood Elementary School
Crowley Elementary School
O.L.A. Raza Inc.

Oak Grove Elementary
PFLAG Tulare-Kings Counties
Pinkham Elementary
Pipeline Church
Pro Youth
Proteus, Inc.

ProYouth
Read for Life
Redwood High School
RH Community Builders
Ridgeview Middle School
Riverway Elementary
Royal Oaks Elementary
Salt N Light
Schrank's Clubhouse
Self-Help Enterprises
Sequoia High School
Sequoia Parks Conservancy
Sequoia Riverlands Trust
Seven Oaks Church
Shannon Ranch Elementary
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City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 27
CSET
Denton Elementary School
Divisadero Middle School
Dolores Huerta Foundation
Downtown Visalia
El Diamante High School
Fair Housing Council of Central CA
Family Services
First 5 of Tulare County
FoodLink of Tulare County
Four Creeks Elementary
Gateway Church
Global Learning Charter School
Golden Oak Elementary School
Golden West High School
Green Acres Middle School
Habitat for Humanity of Tulare/Kings Counties
Hands in the Community
Heart of the Valley
Highland Elementary
Housing Authority
Hurley Elementary
Kaweah Health Foundation
Kings Tulare Homeless Alliance
Kings View
Kings/Tulare Area Agency on Aging
La Joya Middle School
Lali Moheno & Associates
Linwood Elementary
Manuel F Hernandez Elementary
Mental Health Systems
Mineral King Elementary
Mountain View Elementary
Mt. Whitney High School
NAMI Tulare County
Source (LGBT+ Center)
Southern Sierra Conservancy
St. Paul's Church
The Source LGBT+ Center
Tulare & Kings Master Gardeners
Tulare and Kings Counties Builders Exchange
Tulare County Board of Supervisors
Tulare County Economic Development Corporation
Tulare County Farm Bureau
Tulare County Health & Human Services Agency
Tulare County League of Mexican American Women
Tulare County Medical Society
Tulare County Office of Education
Tulare Kings Hispanic Chamber of Commerce
Turning Point of Central CA
United Way of Tulare County
Upholdings
Valley Oak Middle School
Veva Blunt Elementary
Visalia Chamber of Commerce
Visalia Charter Independent Study
Visalia Community Church of Christ
Visalia Community Rotaract
Visalia County Center Rotary
Visalia Economic Development Corporation
Visalia Emergency Aid Council
Visalia Gleaning Seniors
Visalia Rescue Mission
Visalia Rescue Mission
Visalia Technical Early College High School
Visalia Unified School District
Washington Elementary
Willow Glen Elementary
WomxnWise
Planning Commission and City Council
The City will hold a total of two work sessions with the City Council, with Planning Commission members invited to attend and comment.

City Council Study Session #1: Introduction to the Housing Element and General Plan Updates
On September 19, 2022, City staff and consultants (Project Team) facilitated a study session with the City Council and participating Planning Commissioners to present an overview of the Project, answer any questions, and receive direction on their expectations. The study session included a presentation that provided:
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Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 28 December 2023
• an introduction to housing element updates and related Safety Element update and preparation of a new Environmental Justice Element,
• a summary of the project phases and anticipated schedule, • and explanation of housing goals and the Regional Housing Needs Allocation, and • an outline of the community engagement strategy.

Following the presentation, Council members asked clarifying questions of the Project Team related to the scope and schedule of the Update and new State requirements. No comments were provided at this meeting.

City Council Study Session #2: Public Review Draft Housing Element On June 19, 2023, City Staff held a work session with the City Council to discuss the Public Review Draft Housing Element and public comments received to-date. 3316
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Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 30 December 2023

2. Existing & Special Housing Needs
Assessment
This section discusses the existing housing needs of the city based on housing, demographic, and employment characteristics and summarizes the housing needs of “special” population groups as defined in State law. Data for Visalia is presented in tables alongside data for Tulare County and the state of California, where applicable, for comparison.

Demographic and Employment Profile
The purpose of this section is to establish “baseline” population, employment, and housing characteristics for Visalia. The main sources of the information in this section are the 5 th cycle City
of Visalia Mid-Cycle Housing Element (adopted December 2019), the 2020 and 2010 U.S. Census, the California Department of Finance (DOF), and the Tulare County Association of Governments (TCAG). Other supplemental sources of information include the following: the California Employment Development Department (EDD); the U.S. Department of Housing and Urban Development (HUD); and the U.S. Census American Community Survey (ACS).

Demographics
Table 1 shows historic population trends and growth rates for Visalia. As shown, Visalia’s compound annual growth rate (CAGR) rose from 2 to 6 percent between 1930 and 1980. The city experienced its highest CAGR between 1970 and 1980 when the population grew at an CAGR of 6.2 percent.

Visalia’s population growth slowed slightly between 1980 and 1990 to 4.3 percent. Growth rates continued to diminish from 1990 to 2000 (1.96 percent), increased slightly from 2000 to 2010 (3.08 percent), and experienced a sharp decrease between 2010 and 2020 (1.29 percent).

Table 1
Historical Population Change
Visalia
1920 to 2020
Year Population Change CAGR
1920 5,753 - -
1930 7,263 1,510 2.36%
1940 8,904 1,641 2.06%
1950 11,749 2,845 2.81%
1960 15,791 4,042 3.00%
1970 27,268 11,477 5.61%
1980 49,729 22,461 6.19%
1990 75,659 25,930 4.29%
2000 91,891 16,232 1.96%
2010 124,442 32,551 3.08%
2020 141,384 16,942 1.29%
Source: U.S. Census Bureau, Census 1980, 1990, 2000, 2010, 2020. 3318
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Table 2 shows population growth in Visalia, Tulare County, and California State from 2000 to 2020.

From 2000 to 2010, both Visalia (3.08 percent CAGR) and Tulare County (1.85 percent CAGR) grew at a faster rate than the state (0.95 percent CAGR). From 2010 to 2020 the rate of the CAGR decreased in Visalia (1.29 percent CAGR), as well as in Tulare County (0.69 percent CAGR) and California (0.60 percent CAGR). Visalia’s population has grown at over two times the state average from 2000-2020. Visalia’s population growth has remained moderate to low since 2010 (1.29 percent CAGR) when compared to growth rates between 2000 and 2010 (3.08 percent CAGR) and in the second half of the 20th century (CAGR between 3.0 and 6.19, as shown on Table 1). However, the City continues to grow proportionately higher than that of Tulare County and the State.

Table 2
Population Change
Visalia, Tulare County, and California
2000, 2010, 2020
Visalia Tulare County California
2000 2010 2020 2000 2010 2020 2000 2010 2020
Population 91,891 124,442 141,384 368,021 442,179 473,117 33,871,648 37,253,956 39,538,223 Growth from
Previous
Period
- 32,551 16,942 - 74,158 30,938 - 3,382,308 2,284,267
CAGR from
Previous
Period
- 3.08% 1.29% - 1.85% 0.69% - 0.95% 0.60%
Source: U.S. Census Bureau, Census 2000, 2010; Social Explorer tables for Census 2020.

Age
Table 3 compares Visalia’s population by age to Tulare County and California. As shown, both Visalia and Tulare County are younger than the population statewide, particularly among residents aged 5 to 17 years. Residents aged 5 to 17 make up 20.6 percent of the population in Visalia and

22.8 percent in Tulare County, compared to just 16.6 percent in California. Additionally, comparing residents aged 35 to 85, both Visalia and Tulare County have lower percentages than California in each category. Categories summarizing residents aged 18 to 24, 25 to 34, and over 85 show similar trends locally and statewide (less than 1 percent variation). 3319
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 32 December 2023
Table 3
Population by Age
Visalia, Tulare County, and California
2020
Visalia Tulare County California
Population Percent Population Percent Population Percent Total: 133,100 463,955 39,346,023
Under 5 Years 11,221 8.4% 36,942 8.0% 2,409,082 6.1%
5 to 17 Years 27,393 20.6% 105,835 22.8% 6,547,559 16.6% 18 to 24 Years 12,318 9.3% 46,977 10.1% 3,724,239 9.5%
25 to 34 Years 20,711 15.6% 66,018 14.2% 6,007,913 15.3% 35 to 44 Years 16,830 12.6% 58,804 12.7% 5,233,903 13.3% 45 to 54 Years 13,807 10.4% 50,818 11.0% 5,039,155 12.8% 55 to 64 Years 13,308 10.0% 45,735 9.9% 4,739,675 12.0% 65 to 74 Years 9,960 7.5% 31,033 6.7% 3,270,380 8.3%
75 to 84 Years 4,377 3.3% 14,220 3.1% 1,609,373 4.1%
85 Years and Over 3,175 2.4% 7,573 1.6% 764,744 1.9%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B01001.

According to the 2020 census, the 2020 median age in Visalia was 32.5, which was slightly older than Tulare County residents (31.2), but considerably younger than California (37.3). Table 4 shows a detailed breakdown of the population by age and gender. The data indicates that, by comparison to Tulare County and the State of California, the population in Visalia has a slightly larger proportion of female residents, with a higher concentration of female residents aged 25 to 44 than in Tulare County, and a higher concentration of female residents under 18 than statewide.

Table 4
Population by Age Group (Detailed)
Visalia, Tulare County, California
2020
Visalia Percent
Tulare
County
Percent California Percent
Total: 133,100 463,955 39,346,023
Male: 64,536 48.5% 231,958 50.0% 19,562,882 49.7%
Under 5 Years 5,470 4.1% 19,024 4.1% 1,233,088 3.1%
5 To 9 Years 5,246 3.9% 20,756 4.5% 1,242,495 3.2%
10 To 14 Years 5,100 3.8% 21,274 4.6% 1,328,272 3.4%
15 To 17 Years 3,055 2.3% 12,017 2.6% 774,841 2.0%
18 And 19 Years 1,782 1.3% 7,099 1.5% 525,740 1.3%
20 Years 791 0.6% 3,296 0.7% 285,907 0.7%
21 Years 948 0.7% 3,615 0.8% 281,350 0.7%
22 To 24 Years 2,261 1.7% 9,861 2.1% 821,103 2.1%
25 To 29 Years 5,593 4.2% 17,486 3.8% 1,594,429 4.1%
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Table 4
Population by Age Group (Detailed)
Visalia, Tulare County, California
2020
Visalia Percent
Tulare
County
Percent California Percent
30 To 34 Years 5,209 3.9% 16,131 3.5% 1,505,530 3.8%
35 To 39 Years 4,754 3.6% 16,020 3.5% 1,377,089 3.5%
40 To 44 Years 4,087 3.1% 13,678 2.9% 1,265,725 3.2%
45 To 49 Years 2,916 2.2% 12,987 2.8% 1,264,479 3.2%
50 To 54 Years 3,532 2.7% 12,505 2.7% 1,245,267 3.2%
55 To 59 Years 3,289 2.5% 11,558 2.5% 1,216,743 3.1%
60 And 61 Years 1,312 1.0% 4,814 1.0% 470,895 1.2%
62 To 64 Years 1,632 1.2% 5,951 1.3% 618,484 1.6%
65 And 66 Years 933 0.7% 3,897 0.8% 378,972 1.0%
67 To 69 Years 1,343 1.0% 4,078 0.9% 499,096 1.3%
70 To 74 Years 2,261 1.7% 6,743 1.5% 643,905 1.6%
75 To 79 Years 1,383 1.0% 4,065 0.9% 427,222 1.1%
80 To 84 Years 682 0.5% 2,284 0.5% 278,926 0.7%
85 Years And Over 957 0.7% 2,819 0.6% 283,324 0.7%
Female: 68,564 51.5% 231,997 50.0% 19,783,141 50.3%
Under 5 Years 5,751 4.3% 17,918 3.9% 1,175,994 3.0%
5 To 9 Years 5,354 4.0% 20,069 4.3% 1,189,152 3.0%
10 To 14 Years 5,349 4.0% 20,077 4.3% 1,269,171 3.2%
15 To 17 Years 3,289 2.5% 11,642 2.5% 743,628 1.9%
18 And 19 Years 1,925 1.4% 6,751 1.5% 503,863 1.3%
20 Years 1,312 1.0% 3,229 0.7% 259,140 0.7%
21 Years 923 0.7% 3,330 0.7% 259,522 0.7%
22 To 24 Years 2,376 1.8% 9,796 2.1% 787,614 2.0%
25 To 29 Years 4,670 3.5% 16,735 3.6% 1,489,607 3.8%
30 To 34 Years 5,239 3.9% 15,666 3.4% 1,418,347 3.6%
35 To 39 Years 4,102 3.1% 15,244 3.3% 1,333,091 3.4%
40 To 44 Years 3,887 2.9% 13,862 3.0% 1,257,998 3.2%
45 To 49 Years 3,921 2.9% 12,867 2.8% 1,272,718 3.2%
50 To 54 Years 3,438 2.6% 12,459 2.7% 1,256,691 3.2%
55 To 59 Years 3,677 2.8% 12,858 2.8% 1,268,744 3.2%
60 And 61 Years 1,582 1.2% 4,634 1.0% 493,428 1.3%
62 To 64 Years 1,816 1.4% 5,920 1.3% 671,381 1.7%
65 And 66 Years 1,096 0.8% 3,844 0.8% 418,129 1.1%
67 To 69 Years 1,760 1.3% 4,857 1.0% 569,190 1.4%
70 To 74 Years 2,567 1.9% 7,614 1.6% 761,088 1.9%
75 To 79 Years 1,388 1.0% 4,633 1.0% 524,400 1.3%
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Table 4
Population by Age Group (Detailed)
Visalia, Tulare County, California
2020
Visalia Percent
Tulare
County
Percent California Percent
80 To 84 Years 924 0.7% 3,238 0.7% 378,825 1.0%
85 Years And Over 2,218 1.7% 4,754 1.0% 481,420 1.2%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B01001.

Race and Ethnicity
Table 5 shows the population of Visalia, Tulare County, and the State by race and ethnicity. As shown, Visalia, like Tulare County, has higher proportions of Hispanic or Latino populations than the state average. Conversely, Visalia and the State of California have a significantly higher proportion of White populations than Tulare County. Visalia also has slightly larger Black and Asian populations than the county, but significantly lower proportions than the state.

Table 5
Population by Race and Ethnicity
Visalia, Tulare County, and California
2020
Visalia Percent Tulare
County Percent California Percent
Total: 133,100 463,955 39,346,023
Hispanic or Latino 69,107 51.9% 301,919 65.1% 15,380,929 39.1% White Alone1 50,565 38.0% 128,751 27.8% 14,365,145 36.5% Black Or African American Alone1 2,877 2.2% 5,923 1.3% 2,142,371 5.4% American Indian And Alaska Native
Alone1 541 0.4% 2,592 0.6% 131,724 0.3%
Asian Alone1 7,574 5.7% 15,857 3.4% 5,743,983 14.6%
Native Hawaiian And Other Pacific
Islander Alone1
62 0.0% 528 0.1% 135,524 0.3%
Some Other Race Alone1 118 0.1% 1,472 0.3% 124,148 0.3% Two Or More Races: 1 2,256 1.7% 6,913 1.5% 1,322,199 3.4% 1Not Hispanic or Latino
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B02001.

Table 6 compares population by race by Hispanic origin. This data shows that, when compared to the county as a whole, Visalia has fewer residents identifying as Hispanic or Latino (51.9 percent vs

56.1 percent countywide) and more residents identifying as Asian (5.7 percent vs 3.4 percent).

When compared to the state, Visalia has more residents identifying as Hispanic or Latino (51.9 percent vs 39.1 percent statewide) and fewer residents identifying as Black, Asian, Native Hawaiian or other Pacific Islander, or two or more races but not Hispanic or Latino. 3322
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Table 6
Population by Race by Hispanic Origin
Visalia, Tulare County, and California
2020
Visalia Percent Tulare
County Percent California Percent
Total: 133,100 463,955 39,346,023
Not Hispanic Or Latino: 63,993 48.1% 162,036 34.9% 23,965,094 60.9% White Alone 50,565 38.0% 128,751 27.8% 14,365,145 36.5% Black Or African American
Alone 2,877 2.2% 5,923 1.3% 2,142,371 5.4%
American Indian And Alaska
Native Alone 541 0.4% 2,592 0.6% 131,724 0.3%
Asian Alone 7,574 5.7% 15,857 3.4% 5,743,983 14.6%
Native Hawaiian And Other
Pacific Islander Alone 62 0.0% 528 0.1% 135,524 0.3%
Some Other Race Alone 118 0.1% 1,472 0.3% 124,148 0.3%
Two Or More Races: 2,256 1.7% 6,913 1.5% 1,322,199 3.4% Two Races Including Some
Other Race 101 0.1% 455 0.1% 98,006 0.2%
Two Races Excluding Some
Other Race, And Three Or
More Races 2,155 1.6% 6,458 1.4% 1,224,193 3.1%
Hispanic Or Latino: 69,107 51.9% 301,919 65.1% 15,380,929 39.1% White Alone 37,400 28.1% 181,047 39.0% 7,688,576 19.5%
Black Or African American
Alone 562 0.4% 1,683 0.4% 108,591 0.3%
American Indian And Alaska
Native Alone 794 0.6% 3,363 0.7% 179,905 0.5%
Asian Alone 861 0.6% 1,453 0.3% 90,329 0.2%
Native Hawaiian And Other
Pacific Islander Alone 21 0.0% 90 0.0% 14,112 0.0%
Some Other Race Alone 22,333 16.8% 84,036 18.1% 5,499,599 14.0% Two Or More Races: 7,136 5.4% 30,247 6.5% 1,799,817 4.6% Two Races Including Some
Other Race 5,626 4.2% 26,434 5.7% 1,374,229 3.5%
Two Races Excluding Some
Other Race, And Three Or
More Races 1,510 1.1% 3,813 0.8% 425,588 1.1%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B02001.

Household Income
Table 7 shows the distribution of household incomes for Visalia, Tulare County, and California over a 12-month span. Visalia has a higher percentage of households with income levels above $50,000 than Tulare County. Tulare County has a higher percentage of households than Visalia for all income levels between $10,000 and $50,000. On the high end of the income spectrum, 27.4 percent of Visalia households earned more than $100,000 in 2020, compared to 22.1 percent of households in Tulare County and 39.8 percent of households in the state. 3323
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Table 7 also shows the median household and median family incomes in 2020 for Visalia, Tulare County, and California. Visalia’s median household income ($66,668) was higher than that of Tulare County ($52,534), but considerably lower than that of California ($78,672). Median family incomes followed the same pattern, but were higher for the city, county, and the state.

Table 7
Household Income Distribution and Median Income
Visalia, Tulare County, and California
2020
Income Visalia Tulare County California
Households Percent Households Percent Households Percent Under $10,000 2,018 4.60% 8,621 6.20% 615,846 4.70%
$10,000-$14,999 1,272 2.90% 7,508 5.40% 511,021 3.90%
$15,000-$24,999 3,597 8.20% 15,573 11.20% 904,115 6.90% $25,000-$34,999 4,211 9.60% 14,461 10.40% 930,321 7.10% $35,000-$49,999 5,001 11.40% 19,744 14.20% 1,310,311 10.00% $50,000-$74,999 8,291 18.90% 24,611 17.70% 2,004,776 15.30% $75,000-$99,999 7,457 17.00% 17,798 12.80% 1,611,683 12.30% $100,000-$149,000 6,668 15.20% 17,937 12.90% 2,240,632 17.10% $150,000-$199,999 3,071 7.00% 7,091 5.10% 1,231,693 9.40% $200,000 or more 2,281 5.20% 5,701 4.10% 1,742,714 13.30% TOTAL 43,867 100% 139,044 100% 13,103,114 100%
Visalia Tulare County California
Median Household
Income
$66,668 $52,534 $78,672
Median Family Income $73,108 $55,395 $89,798
Source: U.S. Census, American Community Survey, 2020 (5-year estimate), S1901; B13113.

Employment
Table 8 shows the top employers for Visalia together with the number of employees and type of industry. As the county seat and largest city of Tulare County, six of the top ten largest employers in Visalia are in the industries of medical/healthcare, government, and educational services. The remaining large employers largely pertain to distribution, construction, and manufacturing, which can largely be attributed to Visalia’s Industrial Park which focuses on such industries. 3324
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Table 8
Top Employers
Visalia
2022
Employer Number of Employees Industry
Kaweah Delta Health Care District 4,550 Medical
County of Tulare 4,311 Government
Visalia Unified School District 3,248 Education
Visalia Mall 1,200 Retail
Amazon 1,200 Distribution
VF Outdoor 1,012 Distribution
Walmart 840 Retail
Graphic Packaging (Intl. Paper Co.) 757 Manufacturing
College of the Sequoias 705 705 Education
City of Visalia 659 659 Government
UPS 600 Distribution
Family Healthcare Network 515 Medical
American Inc. 425 Construction
California Dairies, Inc. 400 Agriculture
Lowe's Home Improvement 324 Retail
Save Mart 321 Retail
Costco 320 Retail
Pro-Youth Heart 319 Medical
Proteus Inc. 315 Education
Target 300 Retail
Cigna 300 Medical
Groppetti Automotive Family 300 Automotive
JoAnn Fabrics DC 300 Retail
McDonald's 268 Foodservice
Visalia Medical Clinic 250 Medical
Source: City of Visalia, Economic Development Department.

Table 9 shows the employment by industry for Visalia in the years 2010, 2015, and 2020. As shown, Visalia had 57,818 persons employed in 2020, with the largest industries being educational services and health care and social assistance (27.7 percent of all employees), followed by retail trade (10.8 percent) and manufacturing (8.8 percent). The largest industry segment represented here (education and health care) correlates with those in Table 8, which focuses on regional services and supporting government and educational services for Visalia. While Tulare County as a whole has a significant economy supported by agriculture and forestry professions, many of those employed in these populations reside in the county unincorporated areas or in smaller cities closer to the workplace. Visalia does not anticipate any significant changes in employment trends and is not aware of any new large-scape employers coming to Visalia during the planning period. 3325
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Table 9
Employment by Industry
Visalia
2010, 2015, and 2020
Civilian employed population, age 16+
2010 2015 2020
Number Percent Number Number Number Number
Agriculture, Forestry, Fishing and Hunting, And
Mining
2,409 4.9% 2,455 4.7% 2,481 4.3%
Construction 3,726 7.5% 2,690 5.1% 3,784 6.5%
Manufacturing 3,569 7.2% 4,765 9.0% 5,083 8.8%
Wholesale Trade 1,883 3.8% 1,834 3.5% 1,268 2.2%
Retail Trade 5,551 11.2% 5,890 11.2% 6,265 10.8%
Transportation And Warehousing, And Utilities 2,301 4.7% 2,763 5.2% 2,928 5.1% Information 564 1.1% 565 1.1% 1,119 1.9%
Finance And Insurance, And Real Estate, And
Rental and Leasing
3,134 6.3% 2,834 5.4% 2,384 4.1%
Professional, Scientific, And Management, And
Administrative, And Waste Management Services
4,011 8.1% 4,220 8.0% 4,612 8.0%
Educational Services, And Health Care and Social
Assistance
11,444 23.2% 13,338 25.3% 16,007 27.7%
Arts, Entertainment, And Recreation, And
Accommodation and Food Services
4,068 8.2% 4,745 9.0% 4,486 7.8%
Other Services, Except Public Administration 2,318 4.7% 2,637 5.0% 3,253 5.6% Public Administration 4,388 8.9% 3,987 7.6% 4,148 7.2%
TOTAL 49,366 100.0% 52,723 100.0% 57,818 100.0%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C24050.

According to the U.S. Census American Community Survey in 2020, of the population 16 years of over in Visalia (98,645), the labor force included 57,818 civilians were employed and 3,294 unemployed, representing a 5.3 percent unemployment rate for 2020. This compared to a 9.9 percent unemployment rate in Tulare County and a 6.2 percent unemployment rate in California during the same year. Since 2020, Bureau of Labor Statistics Data indicates that unemployment rates have decreased significantly in Visalia and California. As of November 2022, the unemployment rate for Visalia was 4.8 percent and 4.1 percent statewide, however the unemployment rate in Tulare County remained high at 8.5 percent.

Table 10 shows the employment estimates, average hourly wage and average annual wage for employment industries in the Visalia-Porterville Metropolitan Statistical Area (MSA) in 2022.

According to the table, the occupations offering the lowest wages are food preparation and servingrelated, healthcare support occupations, and farming, fishing, and forestry. The largest percentage of employed civilians in Visalia are in the health care, education, and public administration, as shown on Table 9. All of these have varying wages based on the type (e.g., practitioners vs. support services, community services vs. office support, etc.). 3326
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Table 10
Wages by Employment Industry
Visalia-Porterville MSA
May 2022 (Employment) & 2022 1st Qtr. (Wages)
Occupational Title
1 st Quarter 2022
Employment
Estimates
Mean Hourly
Wage
Mean Annual
Wage
Total all occupations 149,590 $25.06 $52,126
Management Occupations 6,400 $52.92 $110,075
Business and Financial Operations Occupations 4,400 $35.81 $74,485 Computer and Mathematical Occupations 1,110 $40.47 $84,174 Architecture and Engineering Occupations 900 $42.11 $87,583 Life, Physical, and Social Science Occupations 1,260 $33.77 $70,251 Community and Social Service Occupations 2,790 $28.33 $58,927 Legal Occupations 470 $48.41 $100,698
Educational Instruction and Library Occupations 12,000 $33.88 $70,468 Arts, Design, Entertainment, Sports, and Media Occupations 730 $25.92 $53,913 Healthcare Practitioners and Technical Occupations 7,880 $49.38 $102,687 Healthcare Support Occupations 8,690 $17.28 $35,947
Protective Service Occupations 2,510 $30.94 $64,358
Food Preparation and Serving Related Occupations 10,420 $16.62 $34,572 Building and Grounds Cleaning and Maintenance Occupations 4,000 $18.79 $39,092 Personal Care and Service Occupations 1,500 $18.19 $37,824 Sales and Related Occupations 13,300 $20.21 $42,030
Office and Administrative Support Occupations 14,520 $21.83 $45,393 Farming, Fishing, and Forestry Occupations 21,220 $15.60 $32,451 Construction and Extraction Occupations 5,230 $28.07 $58,381 Installation, Maintenance, and Repair Occupations 5,360 $26.89 $55,920 Production Occupations 8,990 $20.68 $43,019
Transportation and Material Moving Occupations 15,910 $19.80 $41,182 Source: California Employment Development Division, Occupational Employment (May 2021) & Wage (2022 - 1st Quarter) Data.

Household Characteristics and Housing Supply
The section provides an analysis of household characteristics and housing supply. The first part of this section analyzes household characteristics, such as household population, composition, size, tenure, and overcrowding. More simply stated, it summarizes the profile of Visalia residents living in private households, whether they are renters or owners, how many people live in a household, and if it is overcrowded. The second section analyzes the city’s housing inventory and supply, including a discussion of vacant units.

The discussion of the housing stock in Visalia uses a significant amount of data from the 2019 and 2020 American Community Survey estimates as well as U.S. Department of Housing and Urban Development Comprehensive Housing Affordability Strategy (CHAS) data. This data was compiled and provided in an HCD pre-approved data package by the San Joaquin Regional Early Action Planning (SJV REAP) program. The City has supplemented this data with more recent local data where appropriate and available.
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Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 40 December 2023
Household Characteristics
This section analyzes household characteristics including household population, tenure, and household composition.

Household Population
Household population is an important measure for establishing the number of persons residing in private households. Per the 2019 State Department of Finance Population and Housing Estimates (Report E-5), Visalia had a total population of 141,214 and a total household population of 139,511.

The difference is 1,703 persons living in group quarters.

Persons in institutional or group quarters are not included in the count of household population.

Between 2009 and 2010 there was a significant decrease in group quarters population in Visalia, from 1,622 to 1,326. The group quarter population remained stable until 2019, when the population rose in one year from 1,375 to 1,760 (1.27 percent of Visalia residents). By 2022, however, the number of residents in groups homes decreased to 1,448, similar to trends prior to 2009.

In terms of planning for the housing needs of all segments of the population, three group quarter categories hold special interest: inmates of correctional institutions, persons staying in nursing homes, and persons in other group quarters.

Household Composition
The U.S. Census divides households into two different categories, depending on their composition:
family and non-family. Family households are those consisting of two or more related persons living together. Non-family households include persons who live alone or in groups composed of unrelated individuals.

Housing composition has remained relatively constant for the county and state, though for Visalia the composition has seen a slight decline in the percentage of family households. In 2012, family households as a percentage of total households in Visalia were 72.8 percent. As shown on Table 11, by 2020 the ratio had risen to 73.4 percent. The number remains higher than the percentage of family households in the State (68.6 percent) and lower than Tulare County (77.9 percent). 3328
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Table 11
Family and Non-Family Households
Visalia, Tulare County, and California
2012 and 2020
Visalia Tulare County California
Number Percent Number Percent Number Percent
2012
Family Households 31,875 72.8% 107,034 77.8% 8,895,486 68.4% Non-Family Households 11,910 27.2% 30,542 22.2% 4,109,611 31.6% TOTAL 41,717 100.0% 132,614 100.0% 12,552,658 100.0%
2020
Family Households 32,188 73.4% 108,328 77.9% 8,986,666 68.6% Non-Family Households 11,679 26.6% 30,716 22.1% 4,116,448 31.4% TOTAL 43,867 100% 139,044 100% 13,103,114 100%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B11016.

Tenure
Tenure, or how many units are owner-occupied versus renter-occupied, is a measure of the rate of homeownership in a jurisdiction. Tenure for housing type and number of bedrooms can help estimate demand for a diversity of housing types.

Home equity is the largest single source of household wealth for most Americans. Median net wealth for renters is about 3 percent of that of homeowners. The national homeownership rate rose from around 40 percent before World War II to around 65 percent in the 1990s. The rate plateaued at approximately 69 percent around 2005, fell to approximately 63 percent around 2016, and has increased again to over 66 percent in 2022.

Table 12 shows rates of homeownership and renter occupancy in Visalia, Tulare County, and California in 2012 and 2020. In the year 2012, Visalia had a slightly higher rate of homeownership (56.9 percent) than the county (56.6 percent) and state (54.0 percent). Between 2012 and 2020, Visalia’s homeownership rate rose far above that of the county. Specifically, homeownership rates rose 2.3 percent in Visalia to 59.2 percent but just 1.3 percent in the state to 55.3 percent, and

0.5 percent to 57.1 percent in the county.
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Table 12
Owner-Occupied and Renter-Occupied Housing Units
Visalia, Tulare County, and California
2012 and 2020
Visalia Tulare County California
Number Percent Number Percent Number Percent
2012
Owner-Occupied 23,721 56.9% 75,044 56.6% 6,781,817 54.0% Renter-Occupied 17,996 43.1% 57,570 43.4% 5,770,841 46.0% TOTAL 41,717 100.0% 132,614 100.0% 12,552,658 100.0%
2020
Owner-Occupied 25,950 59.2% 79,353 57.1% 7,241,318 55.3% Renter-Occupied 17,917 40.8% 59,691 42.9% 5,861,796 44.7% TOTAL 43,867 100% 139,044 100% 13,103,114 100%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25009.

Table 13 shows household size by tenure for Visalia, Tulare County, and California in 2020. It should be noted that large households are those with five or more persons and are considered a special needs group due to the general shortage of housing units that are adequately sized and affordable to these households. In 2020, Visalia had a lower percentage of large households than Tulare County for owners (13.9 percent vs. 19.5 percent) and renters (18.8 percent vs.

23.7 percent). Overall, Visalia has a much higher percentage of renters living in large households (18.8 percent) than owners (13.9 percent).
3330
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Table 13
Household Size by Tenure
Visalia, Tulare County, and California
2020
Visalia Tulare County California
Number Percent Number Percent Number Percent
Owner Occupied
1-person household 5,194 20.02% 13,658 17.21% 1,416,913 19.57% 2-person household 8,597 33.13% 24,164 30.45% 2,403,865 33.20% 3-person household 4,059 15.64% 13,286 16.74% 1,235,833 17.07% 4-person household 4,492 17.31% 12,791 16.12% 1,182,987 16.34% 5-person household 2,070 7.98% 8,116 10.23% 567,528 7.84% 6-person household 891 3.43% 4,101 5.17% 238,866 3.30%
7-or-more person 647 2.49% 3,237 4.08% 195,326 2.70%
TOTAL 25,950 100.00% 79,353 100.00% 7,241,318 100.00%
Renter Occupied
1-person household 4,558 25.44% 11,008 18.44% 1,697,906 28.97% 2-person household 4,097 22.87% 12,640 21.18% 1,579,529 26.95% 3-person household 2,862 15.97% 11,334 18.99% 954,485 16.28% 4-person household 3,025 16.88% 10,564 17.70% 822,078 14.02% 5-person household 1,918 10.70% 7,507 12.58% 458,328 7.82% 6-person household 835 4.66% 3,896 6.53% 201,263 3.43%
7-or-more person 622 3.47% 2,742 4.59% 148,207 2.53%
TOTAL 17,917 100.00% 59,691 100.00% 5,861,796 100.00%
All Households
1-person household 9,752 25.01% 9,752 23.37% 9,752 22.23% 2-person household 12,694 32.56% 12,694 30.42% 12,694 28.94% 3-person household 6,921 17.75% 6,921 16.59% 6,921 15.78% 4-person household 7,517 19.28% 7,517 18.01% 7,517 17.14% 5-person household 3,988 10.23% 3,988 9.56% 3,988 9.09% 6-person household 1,726 4.43% 1,726 4.14% 1,726 3.93%
7-or-more person household 1,269 3.25% 1,269 3.04% 1,269 2.89% TOTAL 38,989 100.00% 41,730 100.00% 43,867 100.00%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25009. 3331
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Table 14 shows the number of bedrooms by housing unit by tenure in Visalia in 2020. Renteroccupied units tend to have a smaller number of bedrooms than owner-occupied units, and this was the case in Visalia in 2020. In Visalia, 93.0 percent of occupied housing units contained two or more bedrooms, including 94.4 percent of renter-occupied units and 98.6 percent of owner-occupied units. In contrast, the percentage of units in Visalia with four or more bedrooms is 3.9 percent for renter-occupied units compared to 19.1 percent for owner-occupied units.

Table 14
Tenure by Bedrooms
Visalia, Tulare County, and California
2020
Visalia Tulare County California
Number Percent Number Percent Number Percent
Total: 43,867 139,044 13,103,114
No Bedroom 750 1.7% 2,322 1.7% 547,466 4.2%
1 Bedroom 2,329 5.3% 7,462 5.4% 1,686,731 12.8%
2 Bedrooms 10,016 22.8% 33,867 24.4% 3,527,970 26.9%
3 Bedrooms 20,671 47.1% 67,094 48.3% 4,418,085 33.7%
4 Bedrooms 8,900 20.3% 25,533 18.4% 2,336,619 17.8%
5 Or More Bedrooms 1,201 2.7% 2,766 2.0% 586,243 4.4%
Owner - Total 25,950 59.2% 79,353 57.1% 7,241,318 55.3% Owner - No Bedroom 132 0.3% 565 0.4% 50,963 0.4%
Owner - 1 Bedroom 504 1.1% 1,164 0.8% 173,846 1.3%
Owner - 2 Bedrooms 2,339 5.3% 10,111 7.3% 1,307,148 10.0% Owner - 3 Bedrooms 14,594 33.3% 44,751 32.2% 3,228,533 24.6% Owner - 4 Bedrooms 7,303 16.6% 20,441 14.7% 1,964,487 15.0% Owner - 5 or More Bedrooms 1,078 2.5% 2,321 1.7% 516,341 3.9% Renter - Total 17,917 40.8% 59,691 42.9% 5,861,796 44.7% Renter - No Bedroom 618 1.4% 1,757 1.3% 496,503 3.8%
Renter - 1 Bedroom 1,825 4.2% 6,298 4.5% 1,512,885 11.5% Renter - 2 Bedrooms 7,677 17.5% 23,756 17.1% 2,220,822 16.9% Renter - 3 Bedrooms 6,077 13.9% 22,343 16.1% 1,189,552 9.1% Renter - 4 Bedrooms 1,597 3.6% 5,092 3.7% 372,132 2.8%
Renter - 5 or More
Bedrooms 123 0.3% 445 0.3% 69,902 0.5%
Source: U.S. Census, American Community Survey, 2020 (5-year estimate), B25042.

Household Size
Average household size is a function of the household population (the group quarters population is not counted) divided by the number of occupied housing units. Table 15 shows the average household size for Visalia, Tulare County, and California. The average number of persons per household (i.e., persons per occupied housing unit) has reduced overall in Visalia between 2007 and 3332
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2020, though owner and renter-occupied units experienced increases over certain periods. The average household sizes in Visalia were approximately 0.37 persons lower than those in Tulare County during this time. Average household sizes in Tulare County were 0.42 persons larger than the statewide average. Based on the information regarding housing unit and household sizes, Visalia has a relatively smaller need for large housing units than Tulare County.

Table 15
Average Household Size by Tenure
Visalia, Tulare County, and California
2007, 2012, and 2020
Tenure Visalia Tulare County California
2007 2012 2020 2007 2012 2020 2007 2012 2020
All Households 3.03 3.01 2.99 3.38 3.36 3.30 2.93 2.97 2.94 Owner Occupied 2.98 2.92 2.92 3.27 3.23 3.23 3.01 3.00 3.01 Renter Occupied 3.10 3.12 3.09 3.55 3.53 3.38 2.80 2.93 2.85 Source: U.S. Census, American Community Survey, 2007, 2012, and 2020 (5-year estimate), B25010.

Overcrowding
U.S. Census standards define a housing unit as overcrowded when the total number of occupants is greater than one person per room, excluding kitchens and bathrooms. U nits with more than 1.5 persons per room are considered severely overcrowded and should be recognized as a significant housing problem.

Table 16 compares housing overcrowding data for Visalia with data for Tulare County and California.

In 2020, 6.23 percent of Visalia’s housing units were overcrowded: 4.68 percent had between 1.01 and 1.50 persons per room; 0.46 percent had between 1.51 and 2.0 persons per room; and 1.09 percent had more than 2.0 persons per room. These statistics show that overcrowding was less of a problem in Visalia than in Tulare County where 8.69 percent of all households had more than 1.0 person per room and in California where 8.19 percent of households were considered overcrowded.

Overcrowding is typically more of a problem in rental units than owner-occupied units. When broken out by tenure, 90.13 percent of the overcrowded households in Visalia were renter households. Only

0.61 percent (293) of Visalia’s owner households had 1.01 or more persons per room, compared to

5.62 percent (2,677) of the renter households. In Tulare County, 2.62 percent of owner households and 6.07 percent of renter households were overcrowded. Statewide, overcrowding was more similar to Tulare County with 2.38 percent of owner households and 5.81 percent of renter households having more than 1.0 person per room.
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Table 16
Tenure by Occupants Per Room (Overcrowding)
Visalia, Tulare County, and California
2020
Visalia Tulare County California
Number Percent Number Percent Number Percent
Owner occupied:

0.50 or less occupants per room 17,717 37.17% 48,882 34.05% 5,018,270 37.37%

0.51 to 1.00 occupants per room 7,774 16.31% 29,595 20.62% 2,164,664 16.12%

1.01 to 1.50 occupants per room 205 0.43% 3,196 2.23% 234,322 1.74%

1.51 to 2.00 occupants per room 88 0.18% 424 0.30% 57,947 0.43%

2.01 or more occupants per room 0 0.00% 136 0.09% 27,503 0.20% Total: 25,784 54.10% 82,233 57.29% 7,502,706 55.87%
Renter occupied:

0.50 or less occupants per room 10,107 21.21% 23,767 16.56% 2,714,092 20.21%

0.51 to 1.00 occupants per room 9,092 19.08% 28,830 20.08% 2,432,448 18.11%

1.01 to 1.50 occupants per room 2,027 4.25% 5,943 4.14% 436,889 3.25%

1.51 to 2.00 occupants per room 130 0.27% 1,461 1.02% 244,730 1.82%

2.01 or more occupants per room 520 1.09% 1,307 0.91% 98,198 0.73% Total: 21,876 45.90% 61,308 42.71% 5,926,357 44.13%
All Occupied

0.50 or less occupants per room 27,824 58.38% 72,649 50.61% 7,732,362 57.58%

0.51 to 1.00 occupants per room 16,866 35.39% 58,425 40.70% 4,597,112 34.23%

1.01 to 1.50 occupants per room 2,232 4.68% 9,139 6.37% 671,211 5.00%

1.51 to 2.00 occupants per room 218 0.46% 1,885 1.31% 302,677 2.25%

2.01 or more occupants per room 520 1.09% 1,443 1.01% 125,701 0.94% Total: 47,660 100.00% 143,541 100.00% 13,429,063 100.00% Source: U.S. Census, American Community Survey, 2020, (5-year estimate), B25014.

Housing Supply
While the previous section discussed the characteristics of persons living in households, this section provides information about the total supply of existing housing in Visalia. This section includes information about the total number housing units available in the city, changes in vacancy, and structural condition of the units.

Housing Units
Table 17 shows comparative data on the housing stock in Visalia, Tulare County, and California in 2014 and 2020. The table shows the total housing stock in each area according to the type of structures in which units are located.

Single-family detached housing units have historically accounted for a majority of housing in Visalia.

In 2020, single-family detached units accounted for 74.4 percent of the housing stock in Visalia and

75.0 percent in Tulare County. These represent a much larger proportion than in the state overall, where only 57.7 percent of all units are single-family detached. Multifamily housing with two to four 3334
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units makes up the next largest segment of Visalia’s housing stock, with 11.1 percent of the total units in 2020.

Table 17
Housing Stock by Type
Visalia, Tulare County, and California
2014 & 2020
Year Total Units
Single-Family Multifamily Mobile
Detached Attached 2 to 4 5 plus Homes
Visalia
2014
Number 45,316 34,175 1,474 5,029 3,034 1,604
Percent 100.0% 75.4% 3.3% 11.1% 6.7% 3.5%
2020
Number 46,139 34,316 1,631 5,194 3,836 1,162
Percent 100.0% 74.4% 3.5% 11.0% 8.0% 2.5%
Tulare County
2014
Number 144,870 109,319 3,893 12,046 9,088 10,524
Percent 100.0% 75.5% 2.7% 8.3% 6.3% 7.3%
2020
Number 150,079 112,528 4,416 11,640 12,236 9,096
Percent 100.0% 75.0% 2.9% 8.0% 8.0% 6.1%
California
2014
Number 13,845,509 8,038,265 973,059 1,119,289 3,154,899 559,997 Percent 100.0% 58.1% 7.0% 8.1% 22.8% 4.0%
2020
Number 14,210,945 8,206,621 1,009,488 1,113,840 3,350,125 515,666 Percent 100.0% 57.7% 7.1% 7.8% 23.6% 3.6%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25024.

Building Permits
The City’s building permit data for single-family (attached and detached) and multifamily residential activity, shown in Table 18, gives greater detail for housing unit growth for the City in the last two decades, from 2000 to 2019. In the 2000s building permit activity for single and multi- family rose and fell, experiencing its lowest point in the year 2012. This trend followed a similar pattern to other regional, state, and national trends. Permit activity returned to a steady level starting in 2013, ranging between 415 and 678 single-family residential permits issued each year between 2013 and 2019. Multifamily permits have followed a similar trend, with little or no activity experienced between 2010 and 2014, and then bouncing back with between 20 and 130 multifamily residential permits issued each year between 2015 and 2019. Overall, single-family and multifamily residential permit activity increased between 2013 and 2015 but has failed to achieve even 50 percent of the peak residential permit activity in 2005.

As shown in Table 18, there were 4,396 single-family detached and attached units and 424 multifamily units built in Visalia in the 10-year period from 2010 to 2019. The period from 2010 to 2019 saw a significant reduction of permitted units as compared to the previous 10-year period from 2000 to 2009, which saw 8,965 and 1,330 units respectively. 3335
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Table 18
Building Permits Issued
Visalia
2000 through 2019
Year
No. New SFD
Attached &
Detached
No. New
Multifamily Units Year
No. New SFD
Attached &
Detached
No. New MultiFamily Units
2000 660 14 2010 320 11
2001 818 18 2011 269 10
2002 860 69 2012 252 0
2003 994 86 2013 429 0
2004 1,104 165 2014 415 20
2005 1,450 100 2015 509 106
2006 1,317 429 2016 575 130
2007 869 326 2017 483 70
2008 496 46 2018 466 74
2009 397 77 2019 678 3
Total 8,965 1,330 Total 4,396 424
Source: City of Visalia Building Permits Issued, 2000-2019.

Occupancy / Vacancy Rates
According to the California Department of Housing and Community Development (HCD), the desired vacancy rates necessary to provide a stable housing environment is approximately 2 percent for owner-occupied housing and 5 percent for renter-occupied housing. As shown in Table 19, Visalia had a vacancy rate of 5.3 percent, which was above the state average in 2020 of 4.1 percent. The combined vacancy rate in Visalia has remained around 5 percent since 2012, while in Tulare County the vacancy rate fell to 3 percent by 2020.
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Table 19
Occupancy / Vacancy
Visalia, Tulare County, and California
2012 and 2019
Visalia Tulare County California
Number Percent Number Percent Number Percent
2012
Occupied Units 41,717 94.3% 132,614 92.4% 12,552,658 91.6% Vacant Units 2,502 5.7% 10,844 7.6% 1,155,539 8.4%
TOTAL 44,219 100.0% 143,458 100.0% 13,708,197 100.0%
Homeowner Vacancy Rate 3.8 2.4 1.6
Rental Vacancy rate 1.8 2.6 4.5
2019
Occupied Units 43,867 95.08% 139,044 92.65% 13,103,114 92.20% Vacant Units 2,272 4.92 % 11,035 7.35% 1,107,831 7.80%
TOTAL 46,139 100.00% 150,079 100.00% 14,210,945 100.00% Homeowner Vacancy Rate 0 0.6 1.2
Rental Vacancy rate 5.3 2.4 4.1
Source: U.S. Census, American Community Survey, 2012 and 2020 (5-year estimate).

American Community Survey data for 2020, shown below in Table 20, gives more information about the relationship between tenure and vacancy. Rental vacancies make up approximately 33 percent of total vacancies in Visalia, exceeding both the averages for Tulare County (13.97 percent) and California (20.60 percent).

Table 20
Vacant Units by Type
Visalia, Tulare County, and California
2020
Vacancy Status Visalia Tulare County California
Number Percent Number Percent Number Percent
For rent 758 33.36% 1,542 13.97% 227,993 20.60%
Rented, not occupied 65 2.86% 449 4.07% 54,898 5.00%
For sale only 194 8.54% 901 8.16% 77,702 7.00%
Sold, not occupied 65 2.86% 398 3.61% 53,437 4.80%
For seasonal,
recreational, or
occasional use
123 5.41% 3,004 27.22% 378,023 34.10%
For migrant workers 0 0.00% 39 0.35% 3,326 0.30%
Other vacant 1,067 46.96% 4,702 42.61% 312,452 28.20%
TOTAL VACANT 2,272 100.00% 11,035 100.00% 1,107,831 100.00% Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25004. 3337
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Housing Conditions
This section helps to identify the number of substandard housing units (both renter and owner) in need of repair, rehabilitation, or replacement. The Census provides only limited data that can be used to infer the condition of Visalia’s housing stock. For example, the Census reports on whether housing units have complete plumbing and kitchen facilities. Since only a very small percentage of all housing units in Visalia lack complete plumbing or kitchen facilities (as shown in Table 21), these indicators do not reveal much about overall housing conditions.

Since housing stock age and condition are generally correlated, one Census variable that provides an indication of housing conditions is the age of a community’s housing stock. As shown in Table 21, the median year built for all housing units as of 2020 was 1986 in Visalia compared to 1982 in Tulare County and 1975 statewide. Approximately 35 percent of Visalia’s housing stock was constructed in 2000 or later. These statistics reflect the steady growth in the area during the 2000s in excess of growth statewide.

Table 21
Age of Housing Stock & Housing Stock Conditions by Tenure Visalia, Tulare County, and California
2020
Visalia Tulare County California
Number Percent Number Percent Number Percent
Total Occupied Housing Units
Built 2014 or later 2,298 5.24% 5,070 3.65% 294,667 2.25% Built 2010 to 2013 1,590 3.62% 4,655 3.35% 234,646 1.79% Built 2000 to 2009 8,985 20.48% 22,770 16.38% 1,432,955 10.94% Built 1990 to 1999 5,993 13.66% 20,677 14.87% 1,448,367 11.05% Built 1980 to 1989 7,065 16.11% 20,078 14.44% 1,967,306 15.01% Built 1970 to 1979 8,689 19.81% 25,486 18.33% 2,290,081 17.48% Built 1960 to 1969 3,453 7.87% 13,063 9.39% 1,740,922 13.29% Built 1950 to 1959 3,054 6.96% 12,537 9.02% 1,767,353 13.49% Built 1940 to 1949 1,609 3.67% 7,205 5.18% 763,029 5.82% Built 1939 or earlier 1,131 2.58% 7,503 5.40% 1,163,788 8.88% TOTAL 43,867 100.00% 139,044 100.00% 13,103,114 100.00% Units Lacking Complete
Plumbing Facilities
235 0.54% 481 0.35% 54,342 0.41%
Units Lacking Complete
Kitchen Facilities
499 1.14% 971 0.70% 151,660 1.16%
Median Year Built 1986 1982 1975
Owner Occupied Housing Units
Built 2014 or later 1,651 6.36% 3,826 4.82% 160,558 2.22% Built 2010 to 2013 804 3.10% 2,237 2.82% 112,342 1.55%
Built 2000 to 2009 6,518 25.12% 15,171 19.12% 924,495 12.77% Built 1990 to 1999 3,785 14.59% 11,426 14.40% 811,147 11.20% Built 1980 to 1989 3,749 14.45% 10,839 13.66% 1,068,601 14.76% Built 1970 to 1979 4,590 17.69% 14,352 18.09% 1,175,870 16.24% Built 1960 to 1969 1,663 6.41% 6,895 8.69% 906,490 12.52% Built 1950 to 1959 1,712 6.60% 7,354 9.27% 1,077,380 14.88% 3338
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Table 21
Age of Housing Stock & Housing Stock Conditions by Tenure Visalia, Tulare County, and California
2020
Visalia Tulare County California
Number Percent Number Percent Number Percent
Built 1940 to 1949 935 3.60% 3,787 4.77% 430,809 5.95%
Built 1939 or earlier 543 2.09% 3,466 4.37% 573,626 7.92% TOTAL 25,950 100.00% 79,353 100.00% 7,241,318 100.00%
Units Lacking Complete
Plumbing Facilities 32 0.12% 138 0.17% 17,434 0.24%
Units Lacking Complete
Kitchen Facilities 89 0.34% 281 0.35% 23,476 0.32%
Median Year Built 1989 1984 1975
Renter Occupied Housing Units
Built 2014 or later 647 3.61% 1244 2.08% 134,109 2.29%
Built 2010 to 2013 786 4.39% 2,418 4.05% 122,304 2.09%
Built 2000 to 2009 2,467 13.77% 7,599 12.73% 508,460 8.67% Built 1990 to 1999 2,208 12.32% 9,251 15.50% 637,220 10.87% Built 1980 to 1989 3,316 18.51% 9,239 15.48% 898,705 15.33% Built 1970 to 1979 4,099 22.88% 11,134 18.65% 1,114,211 19.01% Built 1960 to 1969 1,790 9.99% 6,168 10.33% 834,432 14.24% Built 1950 to 1959 1,342 7.49% 5,183 8.68% 689,973 11.77% Built 1940 to 1949 674 3.76% 3,418 5.73% 332,220 5.67%
Built 1939 or earlier 588 3.28% 4,037 6.76% 590,162 10.07% TOTAL 17,917 100.00% 59,691 100.00% 5,861,796 100.00%
Units Lacking Complete
Plumbing Facilities 203 1.13% 343 0.57% 36,908 0.63%
Units Lacking Complete
Kitchen Facilities 410 2.29% 690 1.16% 128,184 2.19%
Median Year Built 1981 1980 1974
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25036, B25037, B25049, B25053 These broad statistical factors suggest that Visalia’s housing stock is in relatively good condition compared to communities with larger shares of older homes.

The City of Visalia Building Division manages the issuance of building permits and can provide reports on the numbers and types of building permits issued over a period of time. The City’s reporting system, however, does not track permits that are issued specifically to address a substandard building issue, as the permit can be utilized for a building enhancement on a nonsubstandard unit. These types of issues are addressed through “residential alteration” permits, which cover a large array of subtypes including but not limited to building compliance inspections, plumbing, mechanical, electrical, reroofs, and additions or remodels. Between 2019 and 2021, the City issued 7,623 residential alteration permits for single and multifamily units, averaging 2,541 permits per year or approximately 5.8 percent of the total units in Visalia. This is up from an average of 1,717 between 2017 and 2018. Staff’s review of the permit descriptions has found that a large majority of these permits are for repair or corrective issues. The City has further investigated 3339
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and found that in between 2019 and 2021, the City’s Code Enforcement Division had 303 substandard housing cases, averaging 101 cases per year.

There are a number of properties that are substandard or poor condition that could benefit from improvements or programs. The 2019 windshield study, conducted by the City, found that, while the overall conditions of homes and neighborhoods are good, 22 percent of single-family neighborhoods fell into the poor-fair category. These areas are concentrated in north Visalia near Houston Avenue, as well as in the area just north of Tulare Avenue between South Mooney Blvd and S. Ben Maddox Way. Further, the study found that the overall condition of the neighborhoods assessed are almost equally divided between those rated as in good condition with access to amenities such as shopping centers or public facilities such as parks, and those rated as in poor-to-fair condition. Multifamily units in poor condition were identified in the northern portion of the city but were not concentrated in a particular area.

Housing Affordability
State law (Government Code Section 65583(a)(2)) requires “an analysis and documentation of household characteristics, including level of payment compared to ability to pay.” Identifying and evaluating existing housing needs are a critical component of the housing element. This requires comparison of resident incomes with the local cost of housing. The analysis helps local governments identify existing housing conditions that require addressing and households with housing cost burdens or unmet housing needs. This section includes an analysis of housing cost burden, ability to pay for housing, and the cost of housing.

The data in this section uses the most recent (2019) Comprehensive Housing Affordability Strategy (CHAS) data from the United States Housing and Urban Development (HUD). Household income groups shown in the CHAS tabulation are based on the HUD-adjusted area median income (AMI).

The list below shows the definition of housing income limits as they are applied to housing units in Visalia.
• Extremely Low-Income Unit is one that is affordable to households whose combined income is less than 30 percent of the area median income (AMI) for Visalia as established by HUD using the Visalia-Porterville Metropolitan Statistical Area (MSA). A 4-person household is considered to be extremely low-income in Visalia if its combined income was $25,750 or less in 2019.
• Very Low-Income Unit is one that is affordable to a household whose combined income is between 31 and 50 percent of the AMI as established by HUD for the VisaliaPorterville MSA. A 4-person household is considered to be very low-income in Visalia if its combined income was between $25,751 and $32,400 in 2019. • Low-Income Unit is one that is affordable to a household whose combined income is at or between 51 and 80 percent of the AMI as established by HUD for the Visalia-Porterville MSA. A 4-person household is considered to be low-income in Visalia if its combined income was between $32,401 and $51,850 in 2019.
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• Moderate-Income Unit is one that is affordable to a household whose combined income is at or between 81 and 120 percent of the AMI as established by HUD for the Visalia- Porterville MSA. A 4-person household is considered to be median-income in Visalia if its combined income was between $51,851 and $77,775 in 2019. • Above Moderate-Income Unit is one that is affordable to a household whose combined income is above 121 percent of the AMI as established by HUD for the VisaliaPorterville MSA. A 4- person household is considered to be above moderate-income in Visalia if its combined income exceeded $77,775 in 2019.

According to HUD, the median family income for a household in the Visalia-Porterville MSA was $50,900 in 2019. Income limits based on persons per household are calculated using a formula developed by HUD (see Table 22). Data from 2019 representing the Visalia-Porterville MSA is shown here because HUD’s most recent dataset is built upon 2019 American Community Survey data and compares MSAs rather than jurisdiction level information.

Table 22
HUD Income Limits based on Persons per Household
Visalia-Porterville, CA MSA
FY 2019
Income Categories
Persons per Household
1 2 3 4 5 6 7 8
Extremely Low-Income $13,650 $16,910 $21,330 $25,750 $30,170 $34,590 $39,010 $42,800 Very Low-Income $22,700 $25,950 $29,200 $32,400 $35,000 $37,600 $40,200 $42,800 Low-Income $36,300 $41,500 $46,700 $51,850 $56,000 $60,150 $64,300 $68,450 Median Family Income $50,900
Source: U.S. Department of Housing and Urban Development, 2019. https://www.huduser.gov/portal/datasets/il.html Housing Cost Burden
This section provides an analysis of the proportion of households “overpaying for housing” based on income level and percentage of income used for housing (i.e., housing cost). Lower-income households are defined as those that earn 80 percent or less of the area median income. Housing cost is measured as the percentage of income. A “moderate cost burden” is defined by HUD as gross housing costs between 31 and 50 percent of gross income. A “severe cost burden” is defined as gross housing costs exceeding 50 percent of gross income. For renters, gross housing costs include rent paid by the tenant plus utilities. For owners, housing costs include mortgage payment, taxes, insurance, and utilities.

The impact of high housing costs falls disproportionately on extremely low-, very low-, and lowincome households, especially renters. While some higher-income households may choose to spend greater parts of their income for housing, the cost burden for lower-income households reflects choices limited by a lack of a sufficient supply of housing affordable to these households. Lowincome households, who are overpaying for housing, frequently have insufficient resources for other critical essentials, including food and medicine. This is a significant hardship for many workers, 3341
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families and seniors, but it also impacts local economies as money that might otherwise be spent in local stores generating sales tax revenues is being spent on housing.

Table 23 shows the Comprehensive Housing Affordability Strategy (CHAS) data from the 2015- 2019 American Community Survey (ACS) regarding the percentage of households with a moderate housing cost burden (greater than 30 percent) and severe cost burden (greater than 50 percent) by income group and tenure for Visalia.

Table 23
Housing Cost Burden by Household Income Classification
Visalia
2015-2019 ACS
Owners Renters Total
Household Income <= 30% HAMFI (Extremely Low Income)
Number with any housing problems 1,430 2,960 4,390
Percent with any housing problems 80.34% 85.55% 83.78%
Number w/ Cost Burden > 30% 1,415 2,960 4,375
Percent w/ Cost Burden > 30% 79.49% 85.55% 83.49%
Number w/ Cost Burden > 50% 1,275 2,280 3,555
Percent w/ Cost Burden > 50% 71.63% 65.90% 67.84%
TOTAL HOUSEHOLDS <= 30% HAMFI 1,780 3,460 5,240
Household Income > 30% to <= 50% HAMFI (Very Low Income) Number with any housing problems 1,210 2,530 3,740
Percent with any housing problems 60.50% 88.77% 77.11%
Number w/ Cost Burden > 30% 1,165 2,325 3,490
Percent w/ Cost Burden > 30% 58.25% 81.58% 71.96%
Number w/ Cost Burden > 50% 745 830 1,575
Percent w/ Cost Burden > 50% 37.25% 29.12% 32.47%
TOTAL HOUSEHOLDS > 30% to <= 50% HAMFI 2,000 2,850 4,850 Household Income > 50% to <= 80% HAMFI (Low Income)
Number with any housing problems 2,350 2,205 4,265
Percent with any housing problems 61.04% 62.64% 57.87%
Number w/ Cost Burden > 30% 2,305 1,965 3,955
Percent w/ Cost Burden > 30% 59.87% 55.82% 53.66%
Number w/ Cost Burden > 50% 245 290 1,005
Percent w/ Cost Burden > 50% 6.36% 8.24% 13.64%
TOTAL HOUSEHOLDS > 50% to <= 80% HAMFI 3,850 3,520 7,370 Household Income > 80% to <= 100% HAMFI (Moderate Income) TOTAL HOUSEHOLDS > 80% to <= 100% HAMFI 2,115 2,075 4,190 Household Income > 100% HAMFI (Moderate and Above Moderate Income TOTAL HOUSEHOLDS > 100% HAMFI 16,065 5,535 21,600
GRAND TOTAL HOUSEHOLDS 25,810 17,440 43,250
HAMFI = HUD Area Median Family Income
Source: HUD Consolidated Planning / Comprehensive Housing Affordability Strategy (CHAS) database, 2019. https://www.huduser.gov/portal/datasets/cp.html
The 2015-2019 data is the most recent data offered by CHAS. Approximately 40 percent of households in Visalia, or 17,460 households, had extremely low-, very low- or low-incomes. That is, 3342
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 55
they earned less than 80 percent of the median income for Visalia. Of the lower-income households in Visalia, about 56.3 percent were renters and 43.7 percent were owners.

Rates of housing cost burden were far greater among extremely- and very low-income renter households than among low-income owner households. For low-income renter households (> 50% to <= 80% median family income), rates of housing cost burden were similar between renter- (63 percent) and owner-occupied households (61 percent).

Housing Cost Burden for Extremely Low-Income Households Extremely low-income (ELI) households are defined as those households with incomes under 30 percent of the area median income. Extremely low-income households typically consist of minimum wage workers, seniors on fixed incomes, the disabled, and farmworkers. This income group is likely to live in overcrowded and substandard housing conditions. This group of households has specific housing needs that require greater government subsidies and assistance, housing with supportive services, single room occupancy (SRO) and/or shared housing, and/or rental subsidies or vouchers.

In recent years, rising rents, higher income and credit standards imposed by landlords, and insufficient government assistance has exacerbated the problem. Without adequate assistance this group has a high risk of homelessness.

Based on HUD calculations, in Visalia, a household of four persons with an income of $25,750 in 2019 would qualify as an extremely low-income household. Table 24 shows the number of extremely low-income households and their housing cost burden in Visalia based on the CHAS 2015- 2019 data. As shown in the table, Visalia had a lower percentage (12.12 percent) of ELI households than Tulare County (17.85 percent) and the State (16.84 percent). Following the statewide and countywide trends for ELI households, the city had a larger proportion of renter households and a smaller proportion of owner households. In Visalia, 83.49 percent of ELI households had a “moderate” housing cost burden (paying more than 30 percent of income for housing) and 67.84 percent of ELI households had a “severe” housing cost burden (paying more than 50 percent of income for housing). Households experiencing severe housing cost burden in Visalia was one percent higher than the respective countywide total and about 5 percent higher than the respective statewide total. Renters of ELI households had a higher likelihood of housing cost burden than owners in Visalia; 85.55 percent of ELI renters had a “moderate” cost burden compared to 79.49 percent of owners, and 65.9 percent of renters had a “severe” cost burden compared to 71.3 percent of owners. This information suggests that there is a need for affordable rental units for extremely low-income residents in Visalia.

Based on Visalia’s 2023-2031 RHNA, there is a projected need for 1,871 extremely low-income housing units (which assumes 50 percent of the very low-income allocation) within the city. 3343
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Table 24
Housing Cost Burden of Extremely Low-Income Households
Visalia, Tulare County, and California
2019
Visalia Tulare County California
Owners Renters Total Owners Renters Total Owners Renters Total Total
Households
25,810 17,440 43,250 78,865 59,370 138,240 7,154,580 5,889,685 13,044,265 ELI
Households
1,780 3,460 5,240 7,500 17,175 24,675 648,640 1,547,895 2,196,535 % of Total
Households 6.90% 19.84% 12.12% 9.51% 28.93% 17.85% 9.07% 26.28% 16.84% ELI Household Cost Burdens
Number with
Cost Burden
> 30%
1,415 2,960 4,375 5,955 14,495 20,450 474,115 1,255,275 1,729,390 Percent with
Cost Burden
> 30%

79.49% 85.55% 83.49% 79.40% 84.40% 82.88% 73.09% 81.10% 78.73% Number with
Cost Burden
> 50%
1,275 2,280 3,555 5,095 11,415 16,510 381,175 1,038,395 1,419,570 Percent with
Cost Burden
> 50%

71.63% 65.90% 67.84% 67.93% 66.46% 66.91% 58.77% 67.08% 64.63% Source: HUD Consolidated Planning / Comprehensive Housing Affordability Strategy (CHAS) database, 2019. https://www.huduser.gov/portal/datasets/cp.html
Ability to Pay for Housing
Table 25 shows the 2019 HUD-defined household income limits for extremely low-, very low-, low-, median and moderate-income households in the Visalia-Porterville MSA by the number of persons in the household. It also shows maximum affordable monthly rents and maximum affordable purchase prices for homes. According to the U.S. Department of Housing and Urban Development (HUD), housing is classified as “affordable” if households do not pay more than 30 percent of gross income for payment of rent (including utilities) or monthly homeownership costs (including mortgage payments, taxes, and insurance). Since above moderate-income households do not generally have problems locating affordable units, affordable housing is usually defined as units that are reasonably priced for low- and moderate-income households. 3344
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The following section compares 2019 income levels and ability to pay for housing with actual housing costs.

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 of 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. 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.

Table 25
Ability to Pay for Housing based on HUD Income Limits
Visalia-Porterville MSA
2019
Extremely Low-Income Households at 30% of 2019 Median Family Income Studio 1 BR 2 BR 3 BR 4 BR 5 BR 6 BR 7 BR
Number of Persons 1 2 3 4 5 6 7 8
Income Level $13,650 $16,910 $21,330 $25,750 $30,170 $34,590 $39,010 $42,800 Max. Monthly Gross Rent
(1)
$341 $423 $533 $644 $754 $865 $975 $1,070
Max. Purchase Price (2) $120,300
Very Low-Income Households at 50% of 2019 Median Family Income Studio 1 BR 2 BR 3 BR 4 BR 5 BR 6 BR 7 BR
Number of Persons 1 2 3 4 5 6 7 8
Income Level $22,700 $25,950 $29,200 $32,400 $35,000 $37,600 $40,200 $42,800 Max. Monthly Gross Rent
(1)
$568 $649 $730 $810 $875 $940 $1,005 $1,070
Max. Purchase Price (2) $151,000
Low-Income Households at 80% of 2019 Median Family Income Studio 1 BR 2 BR 3 BR 4 BR 5 BR 6 BR 7 BR
Number of Persons 1 2 3 4 5 6 7 8
Income Level $36,300 $41,500 $46,700 $51,850 $56,000 $60,150 $64,300 $68,450 Max. Monthly Gross Rent
(1)
$908 $1,038 $1,168 $1,296 $1,400 $1,504 $1,608 $1,711
Max. Purchase Price (2) $241,800
Notes: Incomes based on the Visalia-Porterville MSA; FY 2019 Median Family Income: $50,900; HUD FY 2019 Section 8 Income Limits.
1 Assumes that 30 percent of income is available for either: monthly rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowners insurance. 2 Assumes 95 percent loan and 5 percent down payment at 4.05 percent annual interest rate (2019) and 30- year fixed term; assumes taxes, mortgage insurance, and homeowners’ insurance account for approximately 30 percent of total monthly payments.

Source: U.S. Department of Housing and Urban Development, 2019. https://www.huduser.gov/portal/datasets/il.html
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Housing Values
Table 26, shown below, gives the average sale price for existing homes and for newly constructed homes sold in Visalia between 2010 and 2022. In 2022, the median price for an existing home was $372,961 and the median price for a newly constructed home was $369,450.

The median price of existing homes in Visalia was lowest in 2010 following the 2008 recession, with a negative 23 percent change from the previous period. As of 2022, the median price for an existing home has risen 16 percent above the median price in 2020.

Table 26
Median Prices of Existing Homes and New Home Construction Visalia
2010 to 2022
2010 2012 2014 2016 2018 2020 2022
Median Price $153,200 $148,850 $194,900 $220,000 $256,950 $322,595 $372,961 Percent Change -23% -3% 31% 13% 17% 26% 16%
New Construction N/A $222,889 $265,286 $326,743 $288,304 $337,540 $369,450 Percent Change N/A N/A 19% 23% -12% 17% 9%
Source: Tulare County Association of Realtors; Zillow, accessed February 2023.

Rebounding house values and declining foreclosure activity have resulted in general economic benefit to individual property owners, to the community, and to the economy. It has had the effect of stabilizing living arrangements among community households, particularly among households that had already lost their homes or who have been at risk of losing their homes due to properties being “underwater” relative to their loan balances.

However, this has also resulted in a contrasting challenge for home affordability, particularly at the low and very low household income levels. While the availability of newly constructed homes has steadily increased (particularly since 2012 which has shown steady year to year growth which now is over 138 units per year), the increased sales prices of new homes that has facilitated the growth in new construction has also raised the price of existing homes which typically serve as the City’s stock of affordable first-time home buyer’s housing.

Rental Rates
Table 27 shows HUD-defined fair market rent (FMR) for the Visalia-Porterville MSA for 2022. In general, the FMR for an area is the amount that would be needed to pay the gross rent (shelter rent plus utilities) of privately owned, decent, safe, and sanitary rental housing of a modest (non-luxury) nature with suitable amenities. HUD uses FMRs for a variety of purposes: FMR determines the eligibility of rental housing units for the Section 8 Housing Assistance program; Section 8 Rental Certificate program participants cannot rent units whose rents exceed the FMRs; and FMRs also serve as the payment standard used to calculate subsidies under the Rental Voucher program.
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The 2022 FMR for a 2-bedroom unit is $1,021, which is affordable to the household, assuming such a unit was available in Visalia. However, a 3-person very low-income household ($29,200) could afford to pay only $730 for a two-bedroom unit, which is below the 2022 FMR.

Since the FMR applies to the entire Visalia-Porterville MSA, residents of communities with higher rental rates are likely to find that there is a limited supply of rental units at the regional FMR (i.e., a 2- bedroom unit for $1,021, with utilities included). The lack of affordability would be even worse for the very low-income household mentioned above if the household has to spend more than the FMR amount to rent a unit in Visalia.

Table 27
HUD Fair Market Rent
Visalia-Porterville MSA
2022
Bedrooms in Unit 2019 FMR
Efficiency $772
1 Bedroom $786
2 Bedrooms $1,021
3 Bedrooms $1,434
4 Bedrooms $1,661
Source: U.S. Department of Housing and Urban Development, 2022. FY 2022 Fair Market Rent Documentation System. https://www.huduser.gov/portal/datasets/fmr.html According to HUD, “the level at which FMRs are set is expressed as a percentile point within the rent distribution of standard-quality rental housing units. The current definition used is the 40th percentile rent, the dollar amount below which 40 percent of the standard-quality rental housing units are rented. The 40th percentile rent is drawn from the distribution of rents of all units occupied by recent movers (renter households who moved to their present residence within the past 15 months). Public housing units and units less than 2 years old are excluded.” Average Monthly Rents
Table 28 shows approximate rents for various apartment complexes as well as single-family homes in Visalia as of February 2023. Rents vary widely based on the number of bedrooms, age of the facility and location. Depending on the cost of utilities, there are apartments listed in Table 28 that would be affordable to low-income households. Only the lowest-priced rental units listed in the table would be affordable to very low-income households and none would be affordable to extremely low-income households. Approximately half of the houses and apartments surveyed on the listings would be affordable to low-income households. Based on the affordable rents listed in Table 27, single-wage earners in Visalia would have difficulty affording a 1-bedroom apartment.
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Table 28
Sample and Average Rental Housing Prices
Visalia
2023
Studio 1 Bedroom 2 Bedrooms 3 Bedrooms 4 Bedrooms
Apartment Complexes
Outrigger $1,495
Sierra Ridge $925 $1,040
Oak Park Townhomes $1,750 $2,050
Cedar Brook $938 $1,075
Oak View $1,814 $2,266
Lowest Found $650 $725 $995
Single-Family Homes
Single-Family Homes $968 $1,588 $1,994 $1,815
Sample Size 4 10 14 16
Source: http://www.apartments.com; http://www.rent.com. Accessed February 2023.

Housing Authority Payment
Standard $1,073 $1,102 $1,451 $2,018 $2,327
Source: Zillow, accessed February 2023; Housing Authority of Tulare County, Payment Standard and Utility Allowance, 2023, https://www.hatc.net/section-8.php?nbl=S8 Special Housing Needs
Within the general population of Visalia there are several groups of people who have special housing needs. These needs can make it difficult for members of these groups to locate suitable housing. The following subsections discuss the special housing needs of six groups identified in State housing law (Government Code, Section 65583(a)(6)): “elderly, persons with disabilities, large families, farmworkers, families with female heads of households, and families and persons in need of emergency shelter.” Where possible, estimates of the population or number of households in Visalia belonging to each group are shown.

Seniors
Senior citizens or qualifying residents in the state of California are defined as persons 65 years and older. Seniors often face unique housing problems. While many may own their homes outright, fixed retirement incomes may not always be adequate to cover rising utility rates and insurance. Also, many elderly homeowners do not have sufficient savings to finance the necessary repairs costs. Table 29 shows information on the number of seniors, the number of senior households, households based on family / nonfamily status, and senior households by tenure in Visalia, Tulare County, and California in 2021. 3348
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Table 29
Senior Populations and Households
Visalia, Tulare County, and California
2020
Visalia Tulare County California
Number Percent Number Percent Number Percent
Population
TOTAL POPULATION 133,100 100.00% 463,955 100.00% 39,346,023 100.00% TOTAL SENIORS 17,512 13.16% 52,826 11.39% 5,644,497 14.35% Male 7,559 5.68% 23,886 5.15% 2,511,445 6.38%
Female 9,953 7.48% 28,940 6.24% 3,133,052 7.96%
Households
TOTAL HOUSEHOLDS 43,867 100.00% 139,044 100.00% 13,103,114 100.00% Households with one or more people
65 years and over 12,795 29.17% 37,461 26.94% 3,923,027 29.94% 1-person household 4,659 10.62% 11,121 8.00% 1,256,365 9.59% 2-person household 8,136 18.55% 26,340 18.94% 2,666,662 20.35% - Family households 7,894 18.00% 25,609 18.42% 2,501,617 19.09% - Nonfamily households 242 0.55% 731 0.53% 165,045 1.26% Senior householder owner-occupied 7,816 61.09% 22,482 60.01% 2,340,689 59.67% Senior householder renter-occupied 2,747 21.47% 7,494 20.00% 858,161 21.87% Source: U.S. Census, American Community Survey, 2020 (5-year estimate), B11007, B25007, S0101.

Seniors represented 13.16 percent of the population in Visalia in 2020 compared to 11.39 percent of the population in Tulare County and 14.35 percent in California. Senior households represented 29.17 percent of all households in Visalia compared to 26.94 percent in Tulare County and 29.94 percent in California. Senior households have a high homeownership rate. As shown, 61.09 percent of senior households in Visalia owned their homes in 2020, compared to

60.01 percent of all households in the county. While some seniors may prefer to live in singlefamily detached homes, others desire a smaller, more affordable home with less upkeep, such as condos, townhouses, apartments, or mobile homes. In general, most senior households consist of a single elderly person living alone or in a couple. In comparison, among non-senior households, a smaller percentage of households live alone. This information suggests that senior households may prefer smaller housing units than the general population. Some seniors have the physical and financial ability to continue driving well into their retirement; however, those who cannot or choose not to drive must rely on alternative forms of transportation. This includes bus routes, ride sharing, and walking.

Table 30 shows the housing cost burdens by elderly family type and tenure in Visalia based on data extracted through HUD’s Comprehensive Housing Affordability Strategy or CHAS (note that the CHAS data defines senior or elderly as age 62 and over, as opposed to the American Community Survey that reports seniors as age 65 and older). Based on data in this table, of all elderly persons in lower-income categories (less than or equal to 80% HAMFI), approximately 3349
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54 percent of all senior-owner households and 69 percent of all senior-renter households in Visalia had a housing cost burden of 30 percent or greater. In general, when compared to all households with housing cost burdens (see Table 23), the percentage of senior households in Visalia with a cost burden was higher than total households in Visalia with a cost burden (approximately 44 percent among owners and 56 percent among renters).

Table 30
Housing Cost Burden by Elderly Family Type and Tenure
Visalia
2019 CHAS
Owners Renters
Elderly
Family
Elderly
Nonfamily
Elderly
Family
Elderly
NonfamilyTotal
Household Income <= 30% HAMFI Extremely Low-Income
Number with any housing problems 195 410 205 505 1,315
Number w/ Cost Burden <= 30% 10 200 0 120 330
Number w/ Cost Burden > 30% to <= 50% 30 45 20 135 230
Number w/ Cost Burden > 50% 165 365 190 370 1,090
TOTAL HOUSEHOLDS <= 30% HAMFI 205 670 215 640 1,730
Household Income > 30% to <= 50% HAMFI Very Low-Income
Number with any housing problems 315 280 60 270 925
Number w/ Cost Burden <= 30% 120 315 25 165 625
Number w/ Cost Burden > 30% to <= 50% 60 145 55 125 385 Number w/ Cost Burden > 50% 250 135 4 145 534
TOTAL HOUSEHOLDS > 30% to <= 50% HAMFI 430 600 90 435 1,555 Household Income > 50% to <= 80% HAMFI Low-Income
Number with any housing problems 195 225 170 145 735
Number w/ Cost Burden <= 30% 290 395 155 125 965
Number w/ Cost Burden > 30% to <= 50% 140 175 95 75 485 Number w/ Cost Burden > 50% 55 55 75 70 255
TOTAL HOUSEHOLDS > 50% to <= 80% HAMFI 480 620 320 275 1,695 Household Income > 80% to <= 100% HAMFI
TOTAL HOUSEHOLDS > 80% to <= 100% HAMFI 430 395 100 130 1,055 Household Income > 100% HAMFI
TOTAL HOUSEHOLDS > 100% HAMFI 2,685 1,115 280 375 4,455 GRAND TOTAL HOUSEHOLDS 4,230 3,400 1,005 1,855 10,490
Elderly family constitutes 2 persons with either or both age 62 and over.

HAMFI = HUD Area Median Family Income
Source: HUD Consolidated Planning / Comprehensive Housing Affordability Strategy (CHAS) database, accessed 2023. https://www.huduser.gov/portal/datasets/cp.html
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Supplemental Security Income (SSI) is a needs-based program that pays monthly benefits to persons who are 65 or older, blind, or have a disability. Seniors who have never worked nor have insufficient work credits to qualify for Social Security disability often receive SSI benefits.

In fact, SSI is the only source of income for a number of low-income seniors. The amount of SSI payment for eligible participants is $914 for a single person and $1,371 for a couple as of January 2023 (Source: https://www.ssa.gov/oact/cola/SSI.html). As of December 2021 there were 6,846 recipients of SSI over the age of 65 in Tulare County. (Source:
https://www.ssa.gov/policy/docs/statcomps/ssi_sc/2021/ca.html) The Housing Authority of the County of Tulare provides rental assistance to very low and moderate- income seniors throughout the county and manages three assisted senior housing developments within the City:
• Kimball Court: located on the south side of Kimball Avenue between West and Court Streets, provides 94 units for seniors in duplexes and fourplexes with one on-site managers unit in a gated environment.
• Westport Village: located on east side of Akers Street north of Caldwell Avenue, a development with 109 lots for pre-manufactured housing for seniors, includes 25 units with subsidies for seniors at or below 60 percent of adjusted median income (AMI).
• Visalia Garden Villas: located south of Tulare Avenue and east of Akers Street, provides 60 units for very low- and moderate-income seniors.

The City continues to look for opportunities to partner with agencies, developers, and non-profit organizations for the construction and/or rehabilitation of affordable senior housing. The City partnered with Christian Church Homes/Visalia Senior Housing on the development of a 43-unit senior housing development, known as Sierra Meadows. The project was completed in 2011, with a total development cost of $9.6 million, including $2.8 million in HOME Investment Partnership Funds, and U. S. Department of Housing and Urban Development (HUD) Section 202 Supportive Housing funding for the Elderly. The project was the first leadership in Energy and Environmental Design (LEED) Gold-certified in the State of California. More recently, in 2020 the City finaled permits for 40 lower income non-deed restricted senior units, and in 2022 the City issued permits and construction commenced on 66 lower-income deed restricted senior units. Additionally, the City works closely with Self-Help Enterprises, a Community Housing Development Organization (CHDO) and the Housing Authority to develop low-income affordable housing within the City.

As shown in Table 31, there are 27 residential elder care facilities licensed in Visalia with a total capacity of 1,398 residents with the average facility size being 52 units. Of these units, Cityassisted projects account for 552 units/beds. 3351
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Table 31
Residential Elder Care Facilities
Visalia
2019
Name Address Capacity
Augdon Senior Care Home 2610 S. Dollner Street 6
Casa Grande Assisted Living 347 E. Walnut Avenue 49
Casa Grande Senior Care Home #2 417 E. Walnut Avenue 46 Evergreen Residence 3030 W. Caldwell Avenue 40
Glory Days Assisted Living For Seniors 1303 S. Pinkham Street 10 J & M Elderly Homecare 3510 W. Elowin Avenue 6
James Linwood Ranch 111 1/2 S. Linwood Street 6
Jordeth Senior Care Home 2226 W. Perez Court 5
Lourdes Senior Care Home 2234 E. Kaweah Court 6
Magnolia Park Assisted Living* 2950 E. Douglas Avenue 48 Open Arms Housing, The 3234 W. Iris Avenue 6
Park Visalia Assisted Living, LLC 3939 W. Walnut Avenue 123 Prestige Assisted Living At Visalia 3120 W. Caldwell Avenue 72 Quail Park at Shannon Ranch 3440 W. Flagstaff Avenue 150 Quail Park Memory Care Residences 5050 W. Tulare Avenue 44 Quail Park Retirement Village, LLC 4600 W. Cypress Avenue 175 Sierra Village Assisted Living 73 Molenstraat 22
Sunflower Gardens 1818 S. Thomas Street 6
T.L.C Assisted Living for Seniors 2530 S. Ben Maddox Way 26 TOTAL 846
Facility Name (City Assisted Projects) Address # of units Sierra Meadows 1120 E. Tulare Avenue 43
Oak Meadows 111 W. School Avenue 60
The Meadows 3900 W. Tulare Avenue 99
Town Meadows 115 W. Murray Avenue 100
Visalia Garden Villas 4901-5075 W. Crenshaw Avenue 60
Kimball Court 303 W. Kimball Avenue 95
Westport Village 3123 S. Avocado Street 25
The Majestic Project 4545 W. Noble Avenue 70
TOTAL 552
* Denotes a licensed community care facility and not a licensed assisted living residential care facility Source:

City of Visalia, Fiscal Year 2020-2024 Consolidated Plan The City of Visalia is an entitlement and participating jurisdiction, which receives U. S.

Department of Housing and Urban Development (HUD) funding, such as Community 3352
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Development Block Grant (CDBG) and HOME Investment Partnership (HOME) funds. As part of the City’s 2020-2024 Consolidated Plan, high priority needs were identified, with goals that include providing affordable housing opportunities to existing owner occupants, including accessibility and senior repairs. As funding becomes available, programs such as the Senior Mobile Home Repair Program will assist very low-income seniors or disabled individuals with emergency, minor repairs, and mobility needs.

The Senior Center of Visalia provides activities and a lunch program for seniors. Senior Center staff has reported that seniors often ask for assistance with housing problems such as home repairs and finding affordable rental housing. The requests are primarily for affordable rental housing because the seniors’ low incomes make it difficult to find housing that they can afford.

People with Disabilities
While there is limited data available on the housing needs of persons with disabilities in Visalia, data on the number of persons with disabilities is useful in inferring housing needs. Table 32 shows information from the 2020 (5-year estimate) American Community Survey on the disability status by age group for males and females in Visalia, Tulare County, and California.

Table 32
Disability Status by Sex and Age Group, Civilian Population Visalia, Tulare County, and California
2020
Visalia Tulare County California
Number Percent Number Percent Number Percent
Total Population: 131,663 100.00% 459,748 100.00% 38,838,726 100.00% With a disability 15,842 12.03% 53,760 11.69% 4,146,951 10.68% Under 5 years: 11,221 8.52% 36,942 8.04% 2,408,871 6.20% With a disability 261 0.20% 490 0.11% 16,923 0.04%
5 to 17 years: 27,339 20.76% 105,627 22.97% 6,534,036 16.82% With a disability 1,799 1.37% 6,190 1.35% 289,883 0.75% 18 to 34 years: 32,486 24.67% 111,509 24.25% 9,507,186 24.48% With a disability 2,150 1.63% 6,550 1.42% 499,087 1.29% 35 to 64 years: 43,447 33.00% 154,103 33.52% 14,840,209 38.21% With a disability 5,399 4.10% 19,368 4.21% 1,445,493 3.72% 65 to 74 years: 9,846 7.48% 30,741 6.69% 3,238,876 8.34% With a disability 2,595 1.97% 9,560 2.08% 742,749 1.91% 75 years and over: 7,324 5.56% 20,826 4.53% 2,309,548 5.95% With a disability 3,638 2.76% 11,602 2.52% 1,152,816 2.97% Male
Total: 63,518 48.24% 229,083 49.83% 19,165,001 49.35%
With a disability 7,304 5.55% 26,429 5.75% 1,982,180 5.10% Under 5 years: 5,470 4.15% 19,024 4.14% 1,232,938 3.17% 3353
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Table 32
Disability Status by Sex and Age Group, Civilian Population Visalia, Tulare County, and California
2020
Visalia Tulare County California
Number Percent Number Percent Number Percent
With a disability 164 0.12% 331 0.07% 9,724 0.03%
5 to 17 years: 13,356 10.14% 53,879 11.72% 3,334,728 8.59% With a disability 986 0.75% 3,904 0.85% 183,118 0.47%
18 to 34 years: 16,126 12.25% 56,225 12.23% 4,816,407 12.40% With a disability 1,100 0.84% 3,313 0.72% 275,540 0.71% 35 to 64 years: 21,086 16.02% 76,531 16.65% 7,309,447 18.82% With a disability 2,633 2.00% 9,463 2.06% 705,367 1.82% 65 to 74 years: 4,513 3.43% 14,610 3.18% 1,503,403 3.87% With a disability 1,289 0.98% 4,811 1.05% 351,638 0.91% 75 years and over: 2,967 2.25% 8,814 1.92% 968,078 2.49% With a disability 1,132 0.86% 4,607 1.00% 456,793 1.18% Female
Total: 68,145 51.76% 230,665 50.17% 19,673,725 50.65%
With a disability 8,538 6.48% 27,331 5.94% 2,164,771 5.57% Under 5 years: 5,751 4.37% 17,918 3.90% 1,175,933 3.03% With a disability 97 0.07% 159 0.03% 7,199 0.02%
5 to 17 years: 13,983 10.62% 51,748 11.26% 3,199,308 8.24% With a disability 813 0.62% 2,286 0.50% 106,765 0.27%
18 to 34 years: 16,360 12.43% 55,284 12.02% 4,690,779 12.08% With a disability 1,050 0.80% 3,237 0.70% 223,547 0.58% 35 to 64 years: 22,361 16.98% 77,572 16.87% 7,530,762 19.39% With a disability 2,766 2.10% 9,905 2.15% 740,126 1.91% 65 to 74 years: 5,333 4.05% 16,131 3.51% 1,735,473 4.47% With a disability 1,306 0.99% 4,749 1.03% 391,111 1.01% 75 years and over: 4,357 3.31% 12,012 2.61% 1,341,470 3.45% Source: U.S. Census, American Community Survey, 2020 (5-year estimate), B18101.

In Visalia, 12.03 percent of the total population has a disability, compared to 11.69 percent in Tulare County and 10.68 percent in California. When broken by age group, the data shows that

1.57 percent of the city’s population under 18 years of age, 5.73 percent of the population 18 to 64 years of age, and 4.73 percent of seniors (65 years and older) have a disability. The percentage of those with a disability is slightly less in the city than in Tulare County and California as a whole for both non-senior and senior populations, with the exception for those less than 18 years in age.
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Table 33 compares the population by number and type of disability for Visalia, Tulare County, and California. The data indicates that the proportion of residents with a hearing or vision difficulty is greater in Visalia than in Tulare County and California. By contrast, smaller proportions of residents experience ambulatory, self-care, or independent living difficulties when compared to the county and state.

Table 33
Population by Number of Disabilities (Total Population) Visalia, Tulare County, California
2020
City of
Visalia Percent Tulare County Percent California Percent With One or More Types of Disability 15,842 53,760 4,146,951 Hearing Difficulty 5,044 31.8% 15,419 28.7% 1,147,500 27.7% Vision Difficulty 3,587 22.6% 11,543 21.5% 778,145 18.8% Cognitive Difficulty 5,593 35.3% 19,279 35.9% 1,585,969 38.2% Ambulatory Difficulty 7,479 47.2% 26,924 50.1% 2,118,765 51.1% Self-Care Difficulty 2,784 17.6% 9,519 17.7% 964,579 23.3% Independent Living Difficulty 5,485 34.6% 20,943 39.0% 1,654,210 39.9% Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B18102 - B18107.

Table 34 includes data summarizing the housing location of residents with developmental disabilities. A majority of residents with a developmental disability live in the home of a parent, family member, or guardian (1,562). Further, 184 residents live in a community care facility, 169 live independently or in supportive housing, and 33 live in an intermediate care facility. Fortyseven local residents with a developmental disability are currently living in a foster home.

Table 34
DDS Data on People with Developmental Disabilities - Residence Visalia, Tulare County, California
City of Visalia Tulare County California
Home of Parent /Family /Guardian 1,562 4,948 309,381
Independent /Supported Living 169 486 27,881
Community Care Facility 184 581 23,728
Intermediate Care Facility 33 113 6,188
Foster /Family Home 47 141 8,288
Other 10 77 4,792
Source: DDS Quarterly Consumer Report, December 2021
SSI program statistics show the number of persons with disabilities who may have housing needs because of their low incomes. As of December 2021, 14,228 SSI recipients in Tulare County were receiving benefits because they were blind or disabled. (Source:
https://www.ssa.gov/policy/ docs/statcomps/ssi_sc/2021/ca.html) Please note, although these figures can give a sense of the proportion of the population with different types of disabilities, a 3355
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much smaller proportion of the population may actually require specially adapted housing to accommodate disabilities.)
The Central Valley Regional Center coordinates services for persons with developmental disabilities (e.g., cerebral palsy, epilepsy, autism), some who are able to live independently with supportive services. According to a staff person at the Center for Independent Living, most of the Center’s clients are on SSI and thus have very limited budgets for housing expenses. As noted in the Fiscal Year 2021-2022 Central Valley Regional Center Purchase of Service Expenditure and Demographic Data (source: https://www.cvrc.org/transparency-access-toinfo/pos-expenditure- data/), the CVRC serves a total of 9,435 clients aged 22 and older within its six-county service area (Fresno, Kings, Madera, Mariposa, Merced, and Tulare Counties). The report does not break out adults between the ages of 18 and 22. As reported in the 2020 census, the service area has a total population of 2,082,912. Of this total, the City of Visalia has 142,978 or 6.9% of the total population. Assuming the City has a proportionate share of clients, there are 648 persons with qualifying developmental disabilities.

Housing for non-adult developmentally disabled persons is typically under the jurisdiction of and placed in permanent housing (when not placed within the nuclear family home) by the Child Welfare Services Agency, or in some cases by the Juvenile Court. Consequently, the City lacks jurisdiction for the placement of non-adult developmentally disabled persons. The City supports supportive housing and other support facilities for persons with developmental disabilities. In Visalia there are 49 adult residential care facilities with a total bed capacity of 299 (source:
https://data.chhs.ca.gov/dataset/community-care-licensing-adult-residential-facility-locations).

The Housing Authority of the County of Tulare provides rental assistance to lower- and moderate- income families, seniors and individuals with disabilities throughout the county. They have two projects in Visalia:
• Clark Court, which provides 12 units for the mentally disabled, and • Transitional Living Center, which provides transitional housing for the mentally disabled totaling 40 occupants.

With regards to City committees, the City has two disability advocates who serve on the Citizens Advisory Committee that acts as a liaison between the public and the City Council concerning community issues. The Committee meets monthly and is represented by city staff.

In late 2017, the City adopted a Reasonable Accommodation Ordinance addition to the Zoning Ordinance, in fulfillment of Program 5.3 of the City’s prior (5th cycle) Housing Element. The Ordinance states that structures or devices necessary to facilitate access to a building for persons with physical and non-physical disabilities shall be accommodated without the requirement to file an application for an exception or variance. Further, the Reasonable Accommodation Ordinance includes procedures for providing exception in zoning and land use that may be necessary to ensure equal access to housing for persons requiring reasonable accommodation. For example, a housing development is allowed in any non-residentially zoned district (i.e., Commercial or Office zone district), subject to approval of a Conditional Use Permit 3356
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(CUP). In the event a CUP for housing that includes a request for reasonable accommodation for a person or persons with disabilities, the CUP shall be evaluated and approved in the same manner as that of a CUP without a similar request for reasonable accommodation. However, any accommodations necessary to support reasonable accommodation shall not require a request for exception or variance as may be necessary to provide reasonable accommodation.

Upon adoption of the Reasonable Accommodation Ordinance, an announcement of the ordinance together with a brochure describing the ordinance was made on the City website and at the Community Development Department permit counter, as well as disseminated through the local Building Industry Association (BIA) and the City’s now decommissioned Disability Advocacy Committee.

Persons with disabilities in Visalia have different housing needs depending on the nature and severity of the disability. Physically disabled persons generally require modifications to their housing units, such as wheelchair ramps, elevators or lifts, wide doorways, accessible cabinetry, and modified fixtures and appliances. If a disability prevents a person from operating a vehicle, then proximity to services and access to public transportation are particularly important. If a disability prevents an individual from working or limits income, then the cost of housing and the costs of modifications are likely to be even more challenging. Those with severe physical or mental disabilities may also require supportive housing, nursing facilities, or care facilities. In addition, many persons with disabilities rely solely on Supplemental Security Income, which is insufficient for market- rate housing.

A growing number of architects and developers are integrating universal design principles into their buildings to increase the accessibility of the built environment. The intent of universal design is to simplify design and construction by making products, communications, and the built environment usable by as many people as possible without the need for adaptation or specialized design. Applying these principles, in addition to the regulations specified in the Americans with Disabilities Act (ADA), to new construction in the city could increase the opportunities in housing and employment for everyone. Furthermore, studies have shown the access features integrated into the design of new facilities in the early conceptual stages increase costs less than half of one percent in most developments.

The following are the seven principles of universal design outlined by Center for Universal Design:
• Equitable Use - The design is useful and marketable to people with diverse abilities. • Flexibility in Use - The design accommodates a wide range of individual preferences and abilities.
• Simple and Intuitive - Use of the design is easy to understand, regardless of the user’s experience, knowledge, language skills, or current concentration level. • Perceptible Information - The design communicates necessary information effectively to the user, regardless of ambient conditions or the user’s sensory abilities. • Tolerance for Error - The design minimizes hazards and the adverse consequences of accidental or unintended action.
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• Low Physical Effort - The design can be used efficiently and comfortably with minimum fatigue.
• Size and Space for Approach and Use - Appropriate size and space is provided for approach, reach, manipulation, and use regardless of user’s body size, posture, or mobility.

The City has adopted the 2022 California Building Code including Title 24 regulations dealing with accessibility for persons with disabilities. Newer housing will meet minimum standards for access for persons with disabilities.

Large Families / Households
The U.S. Department of Housing and Urban Development (HUD) defines a large household or family as one with five or more members. Large families may have specific needs that differ from other families due to income and housing stock constraints. The most critical housing need of large families is access to larger housing units with more bedrooms than a standard threebedroom dwelling. Multifamily rental housing units typically provide one or two bedrooms and not the three or more bedrooms that are required by large families. As a result, the large families that are unable to rent single-family houses may be overcrowded in smaller units. In general, housing for families should provide safe outdoor play areas for children and should be located to provide convenient access to schools and child-care facilities.

Table 35 shows the number and share of large households in Visalia, Tulare County, and California. Approximately 15.9 percent of all households in Visalia had five or more persons. Of these large households, 3,608 were owner-occupied households and 3,375 were renter-occupied households. The percentage of large owner-occupied households in Visalia (8.2 percent) was smaller than the percentage in Tulare County (11.0 percent) and larger than the percentage in California (7.6 percent). Similarly, the percentage of large renter-occupied households in the city (7.7 percent) was smaller than the percentage in Tulare County (10.2 percent) but larger than the percentage statewide (6.1 percent).
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Table 35
Size by Tenure
Visalia, Tulare County, and California
2020
Visalia Tulare County California
Total Percent Total Percent Total Percent
Total Occupied Housing Units 43,867 139,044 13,103,114
Total Large Households (5 or More Persons) 6,983 15.9% 29,599 21.3% 1,809,518 13.7% 5-Person Household 3,988 9.1% 15,623 11.2% 1,025,856 7.8% 6-Person Household 1,726 3.9% 7,997 5.8% 440,129 3.3%
7-or-More Person Household 1,269 2.9% 5,979 4.3% 343,533 2.6% Owner-Occupied 25,950 59.2% 79,353 57.1% 7,241,318 55.3% 1-Person Household 5,194 11.8% 13,658 9.8% 1,416,913 10.8% 2-Person Household 8,597 19.6% 24,164 17.4% 2,403,865 18.3% 3-Person Household 4,059 9.3% 13,286 9.6% 1,235,833 9.4% 4-Person Household 4,492 10.2% 12,791 9.2% 1,182,987 9.0% 5-Person Household 2,070 4.7% 8,116 5.8% 567,528 4.3%
6-Person Household 891 2.0% 4,101 2.9% 238,866 1.8%
7-or-More Person Household 647 1.5% 3,237 2.3% 195,326 1.5% Renter-Occupied 17,917 40.8% 59,691 42.9% 5,861,796 44.7% 1-Person Household 4,558 10.4% 11,008 7.9% 1,697,906 13.0% 2-Person Household 4,097 9.3% 12,640 9.1% 1,579,529 12.1% 3-Person Household 2,862 6.5% 11,334 8.2% 954,485 7.3%
4-Person Household 3,025 6.9% 10,564 7.6% 822,078 6.3%
5-Person Household 1,918 4.4% 7,507 5.4% 458,328 3.5%
6-Person Household 835 1.9% 3,896 2.8% 201,263 1.5%
7-or-More Person Household 622 1.4% 2,742 2.0% 148,207 1.1% Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25009 Figure 1 shows household size by tenure over time for the City of Visalia. As shown, between 2010 and 2020, the city saw similar development trends, with an incremental increase in units with 5 or more bedrooms.
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Figure 1 Percent Occupied Housing Units by Household Size Over Time (Visalia 2010 to 2020)
Source: U.S. Census Bureau, ACS 06-10, 11-15, 16-20 (5-year Estimates), Table B25009 Table 14 (see page 44) contains the number of bedrooms by housing unit by tenure in Visalia in 2021. As shown, 19.2 percent of all occupied housing units in Visalia contained four or more bedrooms. Comparing by tenure reveals an uneven balance between renter and owner-occupied households, where 28.4 percent of owner-occupied units contained four or more bedrooms, compared to just 10.5 percent of renter-occupied units. Renter-occupied units tend to have a smaller number of bedrooms than owner-occupied units. As of 2021, units with two bedrooms or less account for 55.6 percent of renter-occupied units, a much larger percentage than among owner occupied units (13.7 percent of owner-occupied units).

Female-Headed Households
A female-headed household represents a household that is headed by a female with no husband present and with or without children. As shown in Table 36, there are 7,001 female-headed households with no spouse or partner present, comprising 21.75 percent of total family households in Visalia. Of this number, 4,334 households (61.90 percent) have children at home.

By contrast, there are 2,795 male-headed households with no spouse or partner present. The

21.6% 21.3% 22.2%

28.5% 28.3% 28.9%

16.9% 17.1% 15.8%

15.5% 17.0% 17.1%

10.1% 8.9% 9.1%

4.5% 4.7% 3.9%

2.8% 2.7% 2.9%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
2010 2015 2020
7-or-More Person Household
6-Person Household
5-Person Household
4-Person Household
3-Person Household
2-Person Household
1-Person Household
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percentage of female single-headed households is considerably higher than the percentage of male single-headed households at the local, county, and state levels.

Table 36
Households by Type and Related Children by Poverty Status Visalia, Tulare County, and California
2020
Visalia Tulare County California
Number Percent Number Percent Number Percent
Total: 32,188 100.00% 108,328 100.00% 8,986,666 100.00% Married-couple family: 22,392 69.57% 73,140 67.52% 6,510,580 72.45% No child 11,169 34.70% 33,614 31.03% 3,489,967 38.83%
1 or 2 children 8,753 27.19% 27,808 25.67% 2,400,694 26.71% 3 or 4 children 2,195 6.82% 10,343 9.55% 572,514 6.37%
5 or more children 275 0.85% 1,375 1.27% 47,405 0.53%
Other families: 9,796 30.43% 35,188 32.48% 2,476,086 27.55% Male householder, no spouse or partner
present: 2,795 8.68% 11,277 10.41% 782,812 8.71%
No child 805 2.50% 4,162 3.84% 377,084 4.20%
1 or 2 children 1,468 4.56% 5,405 4.99% 336,397 3.74%
3 or 4 children 332 1.03% 1,411 1.30% 63,779 0.71%
5 or more children 190 0.59% 299 0.28% 5,552 0.06%
Female householder, no spouse or
partner present: 7,001 21.75% 23,911 22.07% 1,693,274 18.84% No child 2,667 8.29% 7,276 6.72% 724,933 8.07%
1 or 2 children 3,314 10.30% 11,641 10.75% 774,029 8.61% 3 or 4 children 850 2.64% 4,470 4.13% 173,117 1.93%
5 or more children 170 0.53% 524 0.48% 21,195 0.24%
Income in the past 12 months below
poverty level: 3,656 11.36% 19,951 18.42% 806,599 8.98% Married-couple family: 1,223 3.80% 9,053 8.36% 350,793 3.90% No child 387 1.20% 2,437 2.25% 129,109 1.44%
1 or 2 children 455 1.41% 3,465 3.20% 129,725 1.44%
3 or 4 children 307 0.95% 2,659 2.45% 79,659 0.89%
5 or more children 74 0.23% 492 0.45% 12,300 0.14%
Other families: 2,433 7.56% 10,898 10.06% 455,806 5.07% Male householder, no spouse or
partner present: 392 1.22% 2,209 2.04% 91,570 1.02%
No child 85 0.26% 756 0.70% 27,223 0.30%
1 or 2 children 172 0.53% 989 0.91% 44,831 0.50%
3 or 4 children 119 0.37% 391 0.36% 17,458 0.19%
5 or more children 16 0.05% 73 0.07% 2,058 0.02%
Female householder, no spouse or
partner present: 2,041 6.34% 8,689 8.02% 364,236 4.05%
No child 367 1.14% 1226 1.13% 63,764 0.71%
1 or 2 children 1,064 3.31% 4,196 3.87% 199,547 2.22%
3 or 4 children 462 1.44% 2,906 2.68% 87,299 0.97%
5 or more children 148 0.46% 361 0.33% 13,626 0.15%
Source: U.S. Census, American Community Survey, 2020 (5-year estimate), B17012.

Table 36 also compares family households by poverty status. With regards to poverty, ACS data estimates that there were 1,674 female-headed households with children at home and no 3361
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spouse present that were below poverty level in 2020, comprising 5.10 percent of the 32,188 total family households estimated in in Visalia. The percentage of female single-headed households below the poverty level is lower in the city (6.34 percent) than in the county (8.02 percent) and higher than the state (4.05 percent). Table 37 shows that among female-headed households, 29.2 percent are below the poverty line in Visalia, which is lower than in Tulare County (36.3 percent) but higher than in California (21.5).

Table 37
Female-Headed Households with Children, No Spouse Present, by Poverty Status Visalia, Tulare County, California
2020
City of
Visalia Percent Tulare County Percent California Percent Below Poverty Line

2,041 29.2%

8,689 36.3%

364,236 21.5%
Above Poverty Line

4,960 70.8%

15,222 63.7%

1,329,038 78.5%
Total

7,001

23,911

1,693,274
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B17010 Note: The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to Area Median Income.

Because they generally have only one potential wage earner, single-headed households, and especially female-headed households, have more difficulties finding adequate, affordable housing than families with two adults. Single-headed households with small children may need to pay for childcare, which further reduces disposable income. This special needs group will benefit generally from expanded affordable housing opportunities. More specifically, the need for dependent care also makes it important that housing for single-headed families be located near childcare facilities, schools, youth services, and medical facilities.

Farmworkers
Farmworkers and day laborers are an essential component of California’s agriculture industry.

Farmers and farmworkers are the cornerstone of the larger food sector, which includes the industries that provide farmers with fertilizer and equipment; farms to produce crops and livestock; and industries that process, transport, and distribute food to consumers. Farmworker households are often compromised of extended family members or single male workers. Many farmworker households tend to have difficulties securing safe, decent, and affordable housing and are often forced to occupy substandard homes or live in overcrowded situations.

Additionally, farmworker households tend to have high rates of poverty, live disproportionately in housing that is in the poorest condition, have very high rates of overcrowding, have low homeownership rates, and are predominately members of minority groups.

Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Migrant farmworkers as a group consists of individuals who travel not only across county lines but also from one major geographic region of California 3362
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to another to find work. Travel for work prevents them from returning to their primary residence every evening. Many migrant farmworkers are single males, most of whom are married and migrate alone to support their families who live at home base. However, there are many migrant families who have more than one employed member.

When workloads increase during harvest periods, the labor force is supplemented by seasonal labor, often supplied by a labor contractor. Non-migrant seasonal farmworkers consist of individuals who work only during a harvest season, and who are able to return to their primary residence every evening. This group, which includes cannery workers, is fairly significant, and includes more than half of all farmworkers in the state.

Permanent farmworkers comprise the smallest group of individuals employed in agriculture.

Permanent farmworkers are employed year-round, usually by one employer in the agricultural industry. This group generally lives in rural areas in permanent housing provided by the grower.

Providing migratory or seasonal farmworkers with affordable shelter has long presented a problem. Traditionally, growers offered some level of shelter to workers, yet the availability of grower-offered housing has dramatically decreased over the last twenty years. While housing for farmworkers is most convenient when located on or adjacent to farms, housing affordable at very low-income levels tends to be more feasible in cities. Housing in cities, with services located nearby, may also be more suitable for seasonal farmworkers whose families live with them.

Increasingly, farmworkers are living in cities on a year-round basis, especially in existing singlefamily rental units in older neighborhoods that offer relatively low-cost housing and its central location in relation to farmland.

U.S. Census of Agriculture is conducted every five years and gives an estimate of the number and type of farmworkers in Tulare County. Please note, data from the Census of Agriculture was last published in 2017 and an update is due in 2023. As shown in Table 38, Tulare County has seen decreases in farms and farm workers over the five-year period (2012 to 2017). During this period the number of farms that hired farm labor decreased by 11.8 percent and the number of workers these farms hired decreased by 8.0 percent. In 2012, there were 13,502 farmworkers in Tulare County that worked fewer than 150 days. In 2017 there were 12,216 farmworkers: a 9.5 percent decrease in the number of farmworkers.
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Table 38
Farmworkers
Tulare County
2007, 2012, and 2017
Type of Farm Labor 2007 2012
Change
'07 - '12 2017
Change
'12 - '17
Hired farm labor (farms) 2,103 2,448 16.41% 2,160 -11.76% Hired farm labor (workers) 24,978 25,247 1.08% 23,233 -7.98% Workers by days worked – 150 days or more 12,549 11,745 -6.41% 11,017 -6.20% Workers by days worked – less than 150 days 12,429 13,502 8.63% 12,216 -9.52% Migrant farm labor on farms with hired labor 350 180 -48.57% 146 -18.89% Migrant farm labor on farms reporting only contract labor 184 65 -64.67% 60 -7.69% Source: U.S. Census of Agriculture. <https://www.nass.usda.gov/AgCensus/> The City of Visalia has been undergoing a transition from agriculture-based industries to metropolitan-oriented employment for many decades. The demand for substantial numbers of transient farm laborers has evolved to a much more stable workforce that remains in residence.

Thus, the need for seasonal housing has evolved to a need for year-round housing that is undifferentiated from the other housing demands in the city. Table 39 compares Employment by Industry in Visalia, Tulare County, and California. As shown, 4.3 percent of Visalia residents work in agriculture, forestry, fishing and hunting, and mining. Tulare County has a much higher percentage (15.6 percent) reflecting that the regional farmworker housing need is much greater than what city data reflects.
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Table 39
Employment by Industry
Visalia, Tulare County, California
2020
City of Visalia Tulare County California
Total Percent Total Percent Total Percent
Total 57,818 183,876 18,646,894
Agriculture, Forestry, Fishing And Hunting,
And Mining 2,481 4.3% 28,627 15.6% 394,290 2.1%
Construction 3,784 6.5% 10,863 5.9% 1,190,537 6.4%
Manufacturing 5,083 8.8% 15,074 8.2% 1,676,497 9.0%
Wholesale Trade 1,268 2.2% 6,000 3.3% 514,234 2.8%
Retail Trade 6,265 10.8% 20,382 11.1% 1,942,421 10.4%
Transportation And Warehousing, And
Utilities 2,928 5.1% 9,021 4.9% 1,028,818 5.5%
Information 1,119 1.9% 2,062 1.1% 542,674 2.9%
Finance And Insurance, And Real Estate,
And Rental And Leasing 2,384 4.1% 5,252 2.9% 1,118,253 6.0% Professional, Scientific, And Management,
And Administrative, And Waste Management
Services 4,612 8.0% 12,541 6.8% 2,581,266 13.8%
Educational Services, And Health Care And
Social Assistance 16,007 27.7% 39,809 21.6% 3,960,265 21.2% Arts, Entertainment, And Recreation, And
Accommodation And Food Services 4,486 7.8% 15,326 8.3% 1,894,858 10.2% Other Services, Except Public Administration 3,253 5.6% 8,228 4.5% 952,302 5.1% Public Administration 4,148 7.2% 10,691 5.8% 850,479 4.6% Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C24050.

According to California employment Development Division occupational employment data for 2021 and 2022, as shown in Table 10 above, residents in the industry categorized as farming, fishing, and forestry occupations make a mean hourly wage of $15.60, which equates to $32,451 annually and the lowest wages of any industry in the Visalia-Porterville Metropolitan Statistical Areas (MSA). By comparison, the mean hourly wage for all occupations is significantly higher at $25.06 per hour, or $52,126 annually.

Housing Characteristics and Conditions
According to the UC Merced Farmworker Health Study (FWHS), published in 2023, farmworkers in California were most likely to be renters (92 percent) than owners, to live in single-family homes (55 percent), and very few renters relied on employers to pay any or all of their rent (2 percent). The research suggests that farmworkers generally experience substandard housing (e.g., older homes, apartments, mobile homes, motels, garages, or other similar spaces), often requiring repairs such as new roofs, plumbing, heating and cooling systems, and termite clean3365 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 78 December 2023
up. Poor ventilation and crowded spaces put farmworkers at increased risk for respiratory illnesses such as asthma and infectious diseases like tuberculosis and COVID-19.

The FWHS also found that farmworkers statewide faced issues related to the built environment of their homes. More than one-third (37 percent) reported a "taste of water at home" that was either very bad (24 percent) or bad (13 percent) — an indicator of poor water quality and possibly health risks. More than one in three also experienced problems keeping a house cool (39 percent) or warm (36 percent), issues that will only increase in time as climate change exacerbates the temperature extremes. Farmworkers also encountered problems related to water and moisture—such as rotting wood (16 percent), mold (14 percent), water damage (13 percent), and water leaks (12 percent).

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

Of statewide respondents to the FWHS, more than two-thirds (70 percent) of farmworkers lived in households with one or more children under the age of 18. The median number of children per household was two, and more than two in five (42 percent) households had three or more children. Only two percent of farmworkers lived in households with children who worked.

Resources for Farmworkers
The Housing Authority operates a farm labor housing program. Under this program, the Housing Authority rents over 400 units to non-migratory farmworkers in six locations in Tulare County, including Visalia. La Puente Apartments in Visalia, located at 2000 N. Bridge Street, rents 15 two- and three-bedroom units. The Linnell Farm Labor Center, located three miles east of Visalia city limits near Farmersville, has 191 two-, three-, and four-bedroom apartments. Additionally, the City has received a proposal for farmworker housing within city limits. The project is currently being planned for approximately 80 units and would be allowed by right based on existing zoning. The City is currently (November 2023) coordinating with the applicant to assist in the permitting and entitlement processes. Despite the existing and proposed farmworker housing opportunities, there is a significant gap in resources for farmworkers in the region.

To address gaps in resources, Program 5.9 commits the city to adopt incentives to encourage farmworker housing, and Program 5.10 addresses farmworker housing needs through a variety of actions that assist in both new development and substandard housing rehabilitation. 3366
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Compliance with State Law
The Employee Housing Act (Health and Safety Code Section 17021.6) requires that employee housing for up to 12 units or 36 beds be permitted in the same manner as other residential uses in Zone districts that allow agricultural uses. The Zoning Ordinance allows agricultural uses (specifically the raising of fruit and nut trees, vegetables and horticultural specialties) in the Agriculture and Open Space Zone Districts and in all residential zones. The Zoning Ordinance was revised in 2017 and in 2020 to be fully consistent with State Law, wherein agricultural employee housing as defined by California Health and Safety Code Section 17008.5 is also permitted in the Agriculture, Open Space, and Residential Zone Districts.

People Experiencing Homelessness
Homelessness remains an urgent challenge in many communities across the state, reflecting a range of social, economic, and psychological factors. Rising housing costs result in increased risks of community members experiencing homelessness. Far too many residents who have found themselves housing insecure have ended up unhoused or homeless in recent years, either temporarily or longer term.

Addressing the specific housing needs for the unhoused population remains a priority throughout the region, particularly since homelessness is disproportionately experienced by people of color, people with disabilities, those struggling with addiction and those dealing with traumatic life circumstances.

The Continuum of Care group has released data from the annual Point in Time survey, which was conducted between January 23 and 24, 2022. The survey helps to provide a more accurate understanding of the homeless and the demographics and needs of the homeless populations in Tulare and Kings Counties. The survey found and counted 469 persons in Visalia as being homeless during the Point in Time survey, down from 540 counted in 2020 and 481 in 2019.

The following is a summary of the survey’s findings that was released in June 2022, as it pertains to homeless persons counted in Visalia:
• Gender. The majority of homeless people in the City of Visalia were men (63 percent).
• Age. The vast majority were aged 25 to 64 years old including 17 percent between 25 to 34 years, 20 percent between 35 to 44 years old, 20 percent between 45 to 54 years old and 19 percent between 55 and 64. Twenty-five percent were 55 years old and over.
• Race/Ethnicity. The majority ethnicity of homeless persons was of NonHispanic/Latino (50 percent). The remainder was Hispanic/Latino (48 percent) and Unknown (2%). The majority race of homeless persons was White (77 percent). • Veteran. 33 (8 percent) of those counted are veterans. • Domestic Violence Victim. Approximately 8 percent were the victims of domestic violence, 46 percent were not, and 46 percent were unknown. 3367
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• Disability. Overall, 36 percent reported that they had a disabling condition. The types of barriers reported include: mental illness (23 percent of total counted); HIV/AIDS (9 percent), and substance abuse (20 percent). • Prior Homelessness. Approximately 23 percent reported that they had been chronically homeless.
• Current Housing. Approximately 14 percent reported that the place they slept the prior night was in transitional housing and 25 percent in an emergency shelter. About 61 percent reported that they last slept on the street.

The 2022 Point in Time survey estimated there were a total of 922 homeless people in Tulare County, a 17 percent increase compared to the 2018 Point in Time results (790). The survey also shows that Visalia had a total of 43 youth ages 17 and under in 2022 (9 percent of total homeless population of 469), similar to the recent count of 41 in 2019. Among children counted, 28 unaccompanied youth and two parenting youths were reported.

Services and facilities available for the homeless are coordinated in Visalia and Tulare County as a “continuum of care.” The City of Visalia, with other jurisdictions and agencies in Tulare and Kings County, developed a Continuum of Care Plan to identify gaps in services for the homeless in the two counties and to apply for available funding for homeless services. The continuum of care begins with a point of entry to assess the needs of a homeless individual or family. Once a needs assessment is completed, the person or family may be referred to permanent housing or transitional housing where supportive services are provided to prepare them for independent living. The goal of a comprehensive homeless service system is to ensure that homeless individuals and families move from homelessness to self-sufficiency, permanent housing, and independent living.

Transitional and Supportive Housing
For many jurisdictions there is a significant need for transitional housing, long-term rental assistance, and/or low-income rental units. Transitional housing is usually in buildings configured as rental housing developments, but operated with State programs that require the unit to be cycled to other eligible program recipients after some pre-determined amount of time.

Supportive housing has no limit on length of stay and is linked to on-site or off-site services that assist the resident in retaining the housing, improving health status, maximizing ability to live independently and, when possible, work in the community.

Transitional housing programs provide extended shelter and supportive services for homeless individuals and/or families with the goal of helping them live independently and transition into permanent housing. Some programs require that the individual/family transition from a shortterm emergency shelter. The length of stay varies considerably by program but is generally longer than two weeks and can last up to 60 days or more. In many cases, transitional housing programs will provide services for up to two years or more. The supportive services may be provided directly by the organization managing the housing or by other public or private agencies in a coordinated effort with the housing provider. Transitional housing is generally provided in apartment style facilities with a greater degree of privacy than short-term homeless 3368
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shelters; may be provided at no cost to the resident; and may be configured for specialized groups within the homeless population, such as people with substance abuse problems, homeless mentally ill, homeless domestic violence victims, and veterans or homeless people with AIDS/HIV. Table 40 provides a comprehensive list of the programs serving vulnerable populations, which include those experiencing homelessness or in need of transitional and permanent supportive housing opportunities.

Table 40
Homelessness Housing Inventory
Visalia
2023
Agency Program(s) Description
1 Family Services of Tulare
County
PSH II Myrtle Court
PSH III United Way
Tulare Housing First
Tulare Housing First II
Tulare Housing First II Bonus
Permanent Supportive Housing for
Chronically Homeless households.
2 Family Services of
Tulare County Transitional Housing + Services
Transitional housing for households with
children who are victims of domestic
violence.
3 Family Services of
Tulare County Karen’s House Emergency shelter for victims of domestic violence.
4 Community Services &
Employment Training
Visalia PSH
Tulare County PSH
Permanent Supportive Housing for
Chronically Homeless households.
5 Community Services &
Employment Training ESG 2
Rapid Rehousing assistance for homeless
households.
6 Turning Point Casa de Robles
Transitional and permanent supportive
housing (for individuals with disabilities) for
single males.
7 Turning Point Court Street Transitional housing for single men. 8 Visalia Rescue Mission Overnight Guest Overnight emergency shelter for single men who are homeless.
9 Visalia Rescue Mission Shelter of Hope
Overnight emergency shelter for single
women and women with children who are
homeless.
10 Visalia Rescue Mission House of Hope Transitional housing program for single women experiencing homelessness.
11 Visalia Rescue Mission House of Restoration Residential treatment program that serves homeless and non-homeless men.
12 Visalia Rescue Mission Women’s Transitional Program Transitional housing program for single women experiencing homelessness.
13 Department of VA VASH Program Permanent housing for homeless veterans and their families.
14 Uplift Families THP Plus Housing and services for transitioning age youth Age 18-24
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Table 40
Homelessness Housing Inventory
Visalia
2023
Agency Program(s) Description
15 Bethlehem Center N/A
Provides hot meals six days a week
(breakfast and lunch M-F) and lunch only
Saturday and Sunday, emergency food
and clothing.
16 Community
Impact Central
Valley
EHAP
Transitional housing program for
single men, women and families
experiencing homelessness.
17 Visalia Emergency Aid N/A Food pantry, clothing, financial counseling and homeless prevention.
18 Visalia Corps (Salvation
Army) N/A
Food basket distribution, material
assistance, youth activities, and
emergency and miscellaneous services.
19 Visalia Health Clinic N/A
Provide Medi-Cal enrollment and provide
health care for persons who do not qualify
for Medi-Cal and meet the eligibility
criteria.
20 Family
Healthcare
Network
N/A Provide Medi-Cal and dental assistance
on a sliding scale/ability-to-pay fee
structure.
21 Central Valley Recovery
Services N/A
Drug addiction help, residential treatment,
methamphetamine, withdrawal from
opiates, outpatient treatment, drug
addiction help.
22 Tulare County HHSA Veteran’s Service Office Veterans Services (County HHSA). 23 Tulare County HHSA Visalia Adult Integrated Clinic Mental health services. 24 Tulare County HHSA Transitional Living Center Transitional housing for single men and women with a serious mental illness.
25 Tulare County HHSA East Tulare Avenue Cottages
Permanent supportive housing for single
men and women with a serious mental
illness.
26 Westcare Supportive Services for Veteran
Families (SSVF)
Rapid Rehousing Program for veteran
households experiencing homelessness.
27 Sequoia Village Permanent Supportive Housing
Units
Permanent Supportive Housing for Homeless
households - 50 units.
28 Eden House Transitional Bridge Housing Transitional Bridge Housing - 22 Beds. 29 Warming Center Seasonal Emergency Overnight
Shelter
Seasonal Emergency Overnight Shelter from
December 1 through March 31.

Source: City of Visalia and Kings/Tulare Homeless Alliance, 2023.

In addition to the services listed in Table 40, the State issues licenses for adult residential facilities that can provide supportive services in a residential environment. Adult residential facilities are facilities of any capacity that provide 24-hour non-medical care for adults ages 18 through 59 who are unable to provide for their own daily needs. Adults may be physically handicapped, developmentally disabled, and/or mentally disabled. There are 47 adult residential 3370
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facilities in Visalia, with a total capacity for 297 adults. Of the 49 facilities in Visalia, 44 facilities have capacity for either four or six adults, four have capacity for more than 10 adults, and one has a capacity of three. (Source: California Health and Human Services, https://data.chhs.ca.gov/dataset/community-care-licensing-adult-residential-facility-locations) The passage of Senate Bill 745 in 2013, which took effect on January 1, 2014, required jurisdictions to allow transitional and supportive housing as a permitted by-right use without regard to the number of residences. Subsequently, Visalia’s 2015 (5th cycle) Housing Element established Program 9.11 that required the City to amend its Zoning Ordinance to allow these uses by right in all Residential zone districts. The change was completed in 2017.

The passage of Assembly Bill 2162 in 2018, effective January 1, 2019, requires that permanent supportive housing for up to 50 units be a use that is permitted by right in zones where multifamily and mixed-use development is permitted. Assembly Bill 2162 amends Government Code Section 65583 and adds Article 11 starting at Section 65650 to require jurisdictions to streamline the approval of housing projects containing a minimum amount of supportive housing through a ministerial approval process. The supportive housing shall be a use by right if it satisfies the requirements listed in Section 65651, including providing a plan for giving supportive services. The 50-unit limit is based on criteria pertaining to a jurisdiction’s population and homeless point-in-time count, as described in Section 65651(d). In the 2019 Housing Element, the City included Program 5.10 to ensure that the Zoning Ordinance was updated to reflect the by-right use of supportive housing in multifamily and mixed-use zoning designations.

The City completed this program through the adoption of Zoning Text Amendment No 2020-02 / Ordinance No. 2020-09 on September 9, 2020.

Transitional and supportive housing, being permitted as by-right uses as specified in Tables 43 and 44, and in accordance with State law, must obtain a site plan review approval before proceeding on to obtaining a building permit for any new construction or tenant improvements.

Site plan review is conducted at no charge to the applicant by the Site Plan Review Committee, comprised of staff representatives of various city divisions, to ensure the project’s consistency with the City’s development codes, standards, and policies, and to ensure that health and safety is maintained. The City does not have any land use policies, procedures, or standards that pertain specifically to transitional and supportive housing.

Additionally, AB 101 (2020) requires that a Low Barrier Navigation Center development be a use allowed by right in mixed-use zones and nonresidential zones permitting multifamily uses if it meets specified requirements. Low barrier navigation centers are a housing first, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. The City currently allows low barrier navigation centers in all mixed-use zones and by Conditional Use Permit in all commercial, office, and industrial zones, which allow residential uses by CUP, and in the QuasiPublic zone. 3371
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For additional information on Transitional and Supportive Housing, refer to the Housing Element’s section regarding Potential Housing Constraints, Zoning for a Variety of Housing Types.
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3. Zoning for a Variety of Housing
Types
State Housing Element Law (Government Code Sections 65583 and 65583.2) requires local governments to analyze the availability of zoning for a variety of housing types to promote a diverse housing stock (i.e., price, style, size). Having a variety of housing types contributes to neighborhood stability by offering more affordable housing options that meet the needs of different households. This section describes the zoning and availability of sites for a variety of housing types in Visalia.

Density Bonuses
California Government Code requires local governments to provide density bonus provisions to projects that comply with specific standards. In 2020, the State approved new legislation that increased the maximum density bonus amount for very low-, low-, and moderate-income housing, and how maximum densities shall be calculated. Additionally, local governments are required to provide one or more incentives for qualifying projects and are required to accept an incentive proposed by a developer unless the incentive proposal is found to cause environmental harm, a health and safety issue, a detriment to historical property, or otherwise contrary to the law. Both density bonuses and incentives are granted based on the number of affordable units present in each project.

In 2021, the City of Visalia updated its Zoning Ordinance to default to State law in regard to density bonuses and incentives and states “if any portion of this chapter conflicts with State density bonus law or other applicable State law, State law shall supersede this chapter. Any ambiguities in this chapter shall be interpreted to be consistent with State density bonus law.” Since the City defers to State law, the City is in compliance with density bonus and incentives required by State law.

Multifamily Rental Housing
Multifamily residential developments (80 units or less) are permitted by-right in the R-M-2 and R-M-3 zoning districts. The R-M-2 zone allows for a residential density range of 10 to 15 units per acre and the R-M-3 zone district allows for a density range of 15 to 35 units per acre. The most recent updates to Visalia’s General Plan (2014) and Zoning Code (2017), included an increase in maximum residential density in the R-M-3 zone from 29 to 35 units per acre and a decrease in the minimum site area per dwelling unit from 1,500 to 1,200 square feet.

Any proposed multifamily housing development with over 80 units in size requires a Conditional Use Permit. The threshold for number of units allowed by-right has increased over the years to address what has been seen as a constraint to the development of some projects. The 2010 Housing Element Update amended the unit threshold from 40 to 60 units, and the 2015 Update 3374
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amended the unit threshold from 60 to 80 units, however, requiring a CUP for all developments over 80 units can constrain housing development on larger lots. Program 1.3 commits the City to amend the zoning code to establish objective design standards and a ministerial approval process for large multi-family developments (more than 80 units) and to increase the CUP requirement threshold from 80 to 200 units.

Multifamily residential units are allowed in the C-N, C-R, C-S, C-MU, D-MU, O-PA, O-C, BRP, I-L, and I zones as a conditionally allowed use and require a Conditional Use Permit. In 2021, the City of Visalia updated its Zoning Ordinance to allow residential uses as permitted by-right within existing buildings in the D-MU, C-MU, and O-C zones that contain existing commercial or office uses, subject to certain objective standards, as shown in Table 45 in Chapter 4: Constraints. The mixed-use zones (C-MU and D-MU) do not have a maximum residential density, although the General Plan calls out a maximum residential density of 35 units per acre, and a minimum density of 20 units per acre for the D-MU zone. The other zones mentioned above (C-N, C-R, CS, O-PA, BRP, and I-L) require adherence to development standards, but do not have specified density requirements for residential development. Rather, the Zoning Ordinance allows each project to be evaluated by its overall design, particularly with respect to the project’s compatibility with the surrounding area and infrastructure, and its suitability in furthering the City’s General Plan land use and housing goals. Residential uses in these zones are approved by conditional use permit, wherein approval certainty is facilitated through adherence to development standards, pre-application meetings with staff, and the Site Plan Review process.

Additionally, Planning Commission findings for conditional use permits are limited to evaluation against applicable objective development standards outlined in the General Plan and zoning code, as the Planning Commission does not interpret or enforce subjective design guidelines.

Manufactured (Factory-Built) Homes
Manufactured housing can serve as an alternative form of affordable housing in low-density areas where the development of higher-density multifamily residential units is not allowed.

California Government Code Sections 65852.3 and 65852.4 requires jurisdictions to allow the installation of manufactured homes on a foundation in the same manner and zones as all lots zoned for conventional single-family residential dwellings, with the exception of some architectural requirements including roof overhang, roofing material, and siding material.

Visalia’s Municipal Code is consistent with State law. Manufactured homes that are placed on permanent foundations are, like houses that are built of standard construction, permitted by right in any zoning district allowing single-family homes that are permitted by right. In nonresidential zoned districts, a single-family residence requires a conditional use permit, whether the proposed residential unit is of standard construction or is a manufactured home.

Mobile Homes and Mobile Home Parks
Section 69852.7 of the California Government Code specifies that mobile home parks shall be an allowed use on “all land planned and zoned for residential land use.” However, local jurisdictions 3375
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are allowed to require use permits for mobile home parks. Chapter 17.32 of Visalia’s Municipal Code describes the city’s regulations of mobile home parks. According to Visalia’s Municipal Code, mobile homes may be placed on individual lots in all single-family residential zones except on lots located within the city historic preservation district. Mobile homes must be attached to a foundation system in compliance with all applicable building regulations and subject to review including consideration of roof overhang, roofing material, and siding material to assure aesthetic compatibility with traditional single-family housing structures.

Farmworker / Agricultural Employee Housing
California Health and Safety Code Sections 17021.5 and 17021.6 relating to employee housing and labor camps supersede any ordinance or regulations enacted by local governments.

Specifically, State law mandates that “employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure with a residential land use designation.” Additionally, farmworker employee housing, as described above, cannot be subject to conditional use permits, zoning variances, or other zoning clearances that is not required of any other single-family dwelling in the same zone. Finally, under State law, larger employee housing facilities featuring a maximum of 36 beds in group quarters, or 12 single-family units, are considered an agricultural use and cannot be subject to any restrictions, conditional use permits, zoning variances, fees, taxes, or other requirements not imposed on other agricultural uses in the same zone.

The City’s Zoning Ordinance was amended in 2020 to treat employee housing (as defined in the California Health and Safety Code 17008) the same as a single-family structure and use and permitted in the same fashion as other dwellings in the same type in the same zone.

Specifically, the Zoning Ordinance provision pertaining to employee housing was expanded to permit employee housing by right in all residential zones as well as in the Agriculture (A) and Open Space (OS) zoning districts. The City’s Zoning Ordinance does not differentiate between employee housing of six or fewer employees and large employee housing (12 single family units or 36 beds).

Supportive and Transitional Housing
Supportive housing is permanent rental housing linked to a range of support services designed to enable residents to maintain stable housing and lead fuller lives. Typically, a part of the housing is targeted to people who have risk factors such as homelessness, or health challenges such as mental illness or substance addiction. Supportive housing comes in all shapes and sizes from renovated motel offering furnished single-room occupancy (SRO) apartments; a multifamily development where tenants with disabilities live alongside other families with low incomes; a small, more service-intensive building; or scattered-site apartments. Whatever the configuration, supportive housing allows tenants to access support services that enable them to live as independently as possible.
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Transitional housing is similar to supportive housing in that it is housing linked to a range of support services, however, transitional housing has a limited term for assistance for tenants.

The Visalia Zoning Ordinance defines transitional housing the same as California Government Code Section 65582 as “buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance.” State law requires local jurisdictions to permit transitional and supportive housing as a residential use in all multifamily and mixed use zones where residential uses are allowed and are not subject to any restrictions not imposed on similar residential dwellings (i.e., single-family, multifamily) of the same type in the same zone. The City of Visalia is in compliance with State law, allowing transitional and supportive housing where other residential uses are allowed with no additional restrictions not imposed on similar residential dwellings, except in the O-C zone where transitional and supportive housing requires a Conditional Use Permit, but allows residential units as a mixed use in an existing building containing one or more commercial or office uses by-right. Program 5.9 commits the City to amend its Zoning Ordinance to allow transitional and supportive housing by-right in the O-C zone.

Single-Room Occupancy Units
Single-room occupancy (SRO) units can provide affordable private housing for lower-income individuals, seniors, and persons with disabilities. An SRO is a single furnished room that can be rented month-to-month or for a more extended period. An SRO development includes housing composed of individual efficiency dwelling units, where each unit has a minimum floor area of 150 square feet and a maximum size of 500 square feet. To qualify as an SRO, no more than 10% of the units may contain individual kitchens and bathrooms. These units can serve as an entry point into the housing market for formerly homeless people.

State law requires local jurisdictions to identify zoning and development standards that allow and encourage new SRO construction and include programs in their housing elements that commit to the preservation and rehabilitation of existing residential hotels and other buildings for SROs (i.e., zoning and permitting procedures, regulatory or fiscal assistance, educational programs).

The City is in compliance with State law by permitting SROs by-right in the medium density and high density residential (R-M-2 and R-M-3) zone districts, where up to 15 units per gross acre are allowed in the R-M-2 zone and up to 35 units per gross acre in R-M-3 zone. SRO units are also a conditionally allowed use in the Downtown Mixed Use (DMU) zone.

Emergency Shelters
State law requires local jurisdictions to strengthen provisions for addressing the housing needs of homeless persons, including the identification of a zone or zones where emergency shelters 3377
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are allowed as a permitted use without a conditional use permit. Zone(s) where emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit must also have sufficient capacity to accommodate the need for emergency shelter. AB 139 (2019) requires the need for emergency shelter to be assessed based on the capacity necessary to accommodate the most recent homeless point-in-time (PIT) count.

State law also states that emergency shelters “may only be subject to those development and management standards that apply to residential or commercial development within the same zone” along with a list of specific objective standards that may be made. Local governments that already have one or more emergency shelters within their jurisdiction or “pursuant to a multijurisdictional agreement” that accommodates that jurisdiction’s need for emergency shelter are only required to identify a zone or zones where new emergency shelters are allowed with a conditional use permit.

Due to new State law, AB 2339, which amended Government Code section 65583 and took effect in 2023, jurisdictions must now provide capacity for emergency shelters in a zone that allows residential uses and must provide an inventory of available sites in proximity transportation and services. Further, jurisdictions must expand the definition of emergency shelters to include other interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care.

Under the current Municipal Code, emergency shelters are permitted by-right (without discretionary action) in the Light Industrial (I-L) zone. The I-L zone was identified as the most appropriate district to facilitate the permitting of emergency shelters by-right.

The I-L zone emphasizes warehousing, limited manufacturing, and accommodates large buildings that could be converted to emergency shelters. No other zoning designations allow emergency shelters by-right, however, in 2022 the City updated its Zoning Ordinance to allow emergency shelters with a conditional use permit in the C-S, C-MU, and QP zones. Shelters have been established and provided as a service in affiliation of other conditionally allowed programs such as Visalia Rescue Mission’s Shelter of Hope and Family Service’s Karen’s House.

Development Standards for Emergency Shelters
In 2022, the City adopted the following development standards for emergency shelters allowed by right:
• Proximity to other uses: An emergency shelter cannot be located closer than 1,000 feet to a school, another emergency shelter, or a low barrier navigation center. • Setbacks: An emergency shelter may not be located closer than 25 feet to the front property line of any existing dwelling unit.
• Height perimeter wall: An emergency shelter shall incorporate a seven-foot height perimeter wall on any sides abutting residential uses.
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• Maximum number of beds: A maximum of 100 beds per emergency shelter • Parking: One parking space is required per 10 beds and one parking space per employee • Lighting: Adequate lighting is required in all parking, pedestrian paths, and intake areas, and should be directed away from adjacent properties.
• Security and Management: Support staff and/or security must be present during the shelter’s hours of operation. The shelter must also maintain a written plan of operation approved by the City Planning Department.
• Length of stay: The maximum length of stay of six months per individual, in a consecutive 12-month period.
• Pets: If pets are allowed, they can be unleashed only if inside a private unit. • Intake/waiting areas: Intake and waiting areas must be enclosed or screened from the public right-of-way and adjacent properties.
• Outdoor space and activities: An emergency shelter must designate five percent of the site to open or outdoor recreational space, and outdoor activity is only allowed between 7:00 a.m. and 10:00 p.m.

A majority of these development requirements are in compliance with State law; however, the proximity, setback, and height perimeter wall requirements are not compliant with development standards allowed by State law for by-right emergency shelters. Program 5.8 commits the City to reducing the minimum proximity to other emergency shelters or navigation centers to 300 feet and to remove the additional setback, and perimeter wall requirements for emergency shelters in compliance with State law.

Emergency Shelter Capacity
The largest assemblage of lands zoned I-L are located east of the City’s Industrial Park. Smaller nodes of I-L zone districts are located along or near the Santa Fe Street corridor. All of these I-L zoned areas are fully served by City services and utility infrastructure. However, the majority of I-L zoned parcels are not located along major transportation corridors and are not in proximity to local services, such as grocery stores, health clinics, or pharmacies. In 2017, the City’s Zoning Ordinance Update, in following the land use map adopted by the 2014 General Plan Update, reduced I-L zoned areas from 501 acres to 207 acres. Most of this area was rezoned to the Industrial (I) zone, formerly the Heavy Industrial zone.

According to the 2022 PIT, there are 469 people experiencing homelessness in Visalia. As shown in Table 41, the City has nine vacant/underutilized parcels in the I-L zone, totaling about 88 acres. Using an assumption of 100 beds/parcel the City has capacity for 900 beds, which is sufficient capacity to accommodate the City’s homeless individuals. 3379
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Table 41
Vacant Parcels Available for Emergency Shelters
Visalia
2023
APN Acreage
077-200-006 31.95
077-840-006 49.46
081-140-001 0.23
081-140-006 1.38
081-150-001 0.89
081-150-011 0.46
081-150-022 0.39
085-340-054 0.55
123-380-022 2.62
Total 87.93
Source: City of Visalia, 2023
Conclusion
Due to recent legislation (AB 2339), the City’s zoning code does not comply with State law related to emergency shelters. Although the City allows emergency shelters by right, without a conditional or other discretionary permit, in the I-L zone, the zone does not allow residential and is not in proximity to transportation options and local services. Additionally, the City’s definition of “emergency shelter” does not include interim interventions, such as navigation centers, bridge housing, or respite or recuperative care. Program 5.2 commits the city to update the Zoning Code for compliance with AB 2339.

Low Barrier Navigation Centers
With the passage of Assembly Bill 101 in 2019, a Low Barrier Navigation Center (LBNC) shall be a use that is permitted by-right in zones where mixed use and nonresidential zones permitting multi-family uses are permitted. A LBNC is defined as a service-enriched shelter providing temporary living facilities, with the low-barrier component allowing persons to be admitted as they are with as few entry restrictions as possible.

The City currently has two mixed use zones: Downtown Mixed Use (D-MU) and Commercial Mixed Use (C-MU). The City updated its zoning code in 2022 to allow LBNCs that meet the criteria of California Government Code Sections 65560 – 65668 as a use permitted by-right in both the D-MU and C-MU zones. LBNCs that do not meet State requirements are permitted in mixed use zones by conditional use permit.

Further, residential uses are allowed in any commercial, office, or industrial zone district with a conditional use permit. Although LBNCs are also permitted in these zones by conditional use 3380
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 93
permit, requiring a use permit or other discretionary permit in zones allowing residential uses is not in compliance with State law. Program 5.8 commits the City to allowing LBNCs by right in nonresidential zones allowing residential uses.

Accessory Dwelling Units (Second Dwelling
Units)
An accessory dwelling unit (ADU), formerly and still commonly referred to as a second dwelling unit, is an additional self-contained living unit, either attached to or detached from the primary residential unit on a single lot. It has cooking, eating, sleeping, and full sanitation facilities.

These units can be an important source of affordable housing since they can be constructed relatively inexpensive and have no associated land costs. ADUs can also provide supplemental income to the homeowner, allowing the elderly to remain in their homes or moderate-income families to afford houses.

To encourage establishment of ADUs on existing developed lots, State law requires local jurisdictions to either adopt an ordinance based on standards set out in State law authorizing creation of ADUs in residentially-zoned areas, or where no ordinance has been adopted, to allow ADUs on lots zoned for single-family or multifamily use that contain an existing single-family unit subject to ministerial approval (“by right”) if they meet standards set out by State law.

In recent years, the State has passed several laws to further encourage ADU development. The 2016 and 2017 updates to State law included changes pertaining to the allowed size of ADUs, permitting ADUs by-right in at least some areas of a jurisdiction, and reduced parking requirements related to ADUs. More recent bills reduce the time to review and approve ADU applications to 60 days and remove lot size and replacement parking space requirements. AB 68 (2019) allows an ADU and a junior ADU (JADU) to be built on a single-family lot, if certain conditions are met. The State has also removed owner-occupancy requirements for ADUs, created a tiered permit fee structure for ADUs based on their size and location, and prohibits fees on units of less than 750 square feet. In addition, AB 671 (2019) requires the Housing Element to include plans to incentivize and encourage affordable ADU rentals.

In 2022, two laws were passed that affect ADU law and came into effect in 2023. SB 897 (2022) increases the existing height limit for attached and detached ADUs that meet certain conditions.

AB 2221 (2022) clarifies existing ADU law to close procedural and permitting loopholes for approving ADUs, including the requirement for approving or denying applications within 60 days of application submittal and providing a full set of comments and remedies to applicants with denied applications. Additionally, AB 2221 adds front setbacks to the list of local development standards that local governments cannot impose if they would preclude construction of an attached or detached ADU of at least 800 square feet, which is at least 16 feet in height and that has at least four-foot side and rear yard setbacks.

The City of Visalia’s ADU Ordinance was last updated in 2017 and is not in full compliance with State ADU law. However, in Fall 2022, the City launched an update to its ADU Ordinance to 3381
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bring the City into compliance with the recent State ADU legislation mentioned above. The ADU Ordinance Update is scheduled to go to City Council for adoption in 2023. Program 5.8 commits the City to allowing ADUs by-right in all residential and mixed-use zones.

The City of Visalia has adopted a Permit-Ready ADU (PRADU) Program that offers residents an opportunity to easily choose from three preapproved building plans at no cost to the resident and obtain a building permit through a streamlined approval process. Residents that take advantage of the PRADU Program are only responsible for securing a contractor and paying construction and applicable permitting costs. The process for developing a PRADU starts with meeting with City staff, preparing a site plan and gathering and providing required materials for a building permit. The City provides step-by-step guides and information on the City website. A PRADU Program helps to relieve constraints on ADU development because it provides a streamlined, simple process for residents to construct an ADU on their property. 3382
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4. Constraints
State law (Government Code Section 65583(a)(5) and (6)) requires local governments to review both governmental and non-governmental constraints to the maintenance and production of housing for all income levels. Local governmental actions such as zoning, development standards, and permitting fees can restrict housing development by increasing the cost and timeline of projects. State law also requires the housing element to establish program(s) that set forth actions to “address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities” (Government Code Section 65583(c)(3)).

Governmental Constraints
It is in the public interest for the government to regulate development to protect the general welfare of the community. Governmental regulations can directly influence, positively or negatively, the supply and production of housing in the community through zoning, land use controls, development standards, impact fees, on- and off-site improvement requirements, government codes and enforcement, and permitting and processing procedures. By reviewing local conditions and regulations that impact the development of housing, a local government can prepare for future growth by implementing policies and actions that protect the public’s health and safety without unduly constraining housing production.

This section discusses government regulations in the City of Visalia and assesses whether any are a potential constraint to affordable housing development.

Land Use Controls
The Visalia General Plan and Zoning Code directly affect housing production by designating the amount of land available for housing as well as the location, type, and density of housing.

General Plan Land Use Designations and Policies
Visalia’s General Plan Land Use Element, adopted in 2014, includes four residential land use designations that permit a range of residential development types with densities that range from

0.1 to 35 units per acre. The General Plan also includes three commercial land use designations that encourage horizontal or vertical mixed-use development.

General Plan policies in the Land Use Element provide a more detailed picture of the intent and application of the land use designations. These policies encourage new mixed-use development in the downtown and at locations determined to be optimal for mixed use development; higher densities for infill and affordable housing development; new higher density residential 3383
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development along major corridors and at major intersections; and revitalization of vacant or underutilized sites.

Table 42 shows the Visalia General Plan land use designations that allow residential and mixeduse developments and the corresponding density, description, and consistent zoning district(s).

Table 42
General Plan Land Use designations Allowing Residential Uses Visalia
2023
Land Use Designations Description Residential
Density Range
Consistent
Zoning
Districts
Residential Designations
Very Low Density Residential RVLD Large lot residential development where all
infrastructure may not be
required.

0.1 to 2
units/acre
R-1-20
Low Density Residential RLD Single-family detached
homes, accommodating
the majority of the city's
residential uses
2 to 10
units/acre
R-1-5;
R-1-12.5
Medium Density Residential RMD Accommodates a mix of
housing types including
small-lot homes,
zero-lot-line, duplexes,
fourplexes, and
apartments
10 to 15
units/acre
R-M-2
High Density Residential RHD Accommodates a mix of
housing types including
zero-lot-line
developments,
duplexes, fourplexes,
and apartments
15 to 35
units/acre
R-M-3
Mixed Use Designations
Commercial Mixed Use CMU Allows either vertical or
horizontal mixed-use
development; Floor Area
Ratio between 0.25 and

2.0 Up to 35
units/acre
C-MU
Downtown Mixed Use DMU High intensity
development; Vertical
mixed use strongly
encouraged; Floor Area
Ratio between 1.0 and

5.0 Minimum 20
units/acre D-MU
Commercial Designations
Neighborhood Commercial RMD Small scale commercial
development and
residential uses.

Horizontal or vertical
mixed use encouraged
10 to 15
units/acre
C-N
Source: City of Visalia 2014 General Plan, 2023
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Visalia’s General Plan was developed over the course of five years, beginning in 2009 and adopted in October 2014. Part of the General Plan Update process was a thorough review of existing General Plan policies, including the retirement of those policies that were determined irrelevant, and the addition of new policies that reflect policy directions from the time of its adoption in 2014 to the end of the planning horizon in 2030.

General Plan policies in the Land Use Element provide a more detailed picture of the intent and application of the land use designations. These policies encourage new mixed-use development in the downtown and at locations determined to be optimal for mixed use development; higher densities for infill and affordable housing development; new higher density residential development along major corridors and at major intersections; and revitalization of vacant or underutilized sites, as follows:

LU-P-19 Ensure growth occurs in a compact and concentric fashion by implementing the General Plan’s phased growth strategy.

LU-P-20 Allow annexation and development of residential, commercial, and industrial land to occur within the “Tier I” Urban Development Boundary (UDB) at any time, consistent with the City’s Land Use Diagram.

LU-P-21 Allow annexation and development of residential, commercial, regional retail, and industrial land to occur within the Urban Development Boundary (Tier II) and the Urban Growth Boundary (Tier III) consistent with the City’s Land Use Diagram, according to the following phasing thresholds:
“Tier II”: Tier II supports a target buildout population of approximately 178,000. The expansion criteria for land in Tier II is that land would only become available for development when building permits have been issued in Tier I at the following levels, starting from April 1, 2010:

Residential: after permits for 5,850 housing units have been issued; and, Commercial: after permits for 480,000 square feet of commercial space on designated Commercial, Mixed Use, Downtown Mixed Use, Office, and Service Commercial land have been issued.
[Note: The relation of the City’s Urban Development and Growth Boundaries to RHNA and the actions needed to expand to subsequent growth boundaries are explained under Land Use Controls on page 111.

LU-P-45 Promote development of vacant, underdeveloped, and/or re-developable land within the City limits where urban services are available and adopt a bonus/incentive program to promote and facilitate infill development in order to reduce the need for annexation and conversion of prime agricultural land 3385
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and achieve the objectives of compact development established in this General Plan.

LU-P-46 Adopt and implement an incentive program for residential infill development of existing vacant lots and underutilized sites within the city limits as a strategy to help to meet the future growth needs of the community.

LU-P-50 Provide development standards to ensure that a mix of detached and attached single-family and multifamily housing types can be compatible in a single development.

LU-P-52 Facilitate high-quality building and site design for multifamily developments by updating development standards in the zoning ordinance and providing clear rules for development review and approval and by creating and adopting design guidelines to be used in the development review and approval process.

LU-P-53 Integrate multifamily development with commercial, office, and public uses in neighborhood nodes, Downtown, and with Commercial Mixed Use areas in East Downtown, along the Mooney corridor and elsewhere.

LU-P-55 Update the Zoning Ordinance to reflect the Low Density Residential designation on the Land Use Diagram for development at 2 to 10 dwelling units per gross acre, facilitating new planned neighborhoods and infill development in established areas.

LU-P-56 Update the Zoning Ordinance to reflect the Medium Density Residential designation on the Land Use Diagram for development at 10 to 15 dwelling units per gross acre.

LU-P-57 Update the Zoning Ordinance to reflect the High Density Residential designation on the Land Use Diagram for development at 15 to 35 dwelling units per gross acre, accommodating townhouses, two- and four-plexes, and multistory condominium and apartment buildings.

LU-P-58 Establish an Affordable Housing Overlay Zoning District (AHO) to promote the development of affordable housing on infill land within the existing City limits in areas designated by the General Plan for multifamily residential development. Participation by affordable housing developers in the AHO program would be voluntary, with the incentives offered intended to make development of affordable housing feasible.

LU-P-60 Continue to enforce code compliance and provide support to neighborhood improvement efforts to ensure repair and maintenance of existing dwelling units.
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LU-P-66 Update the Zoning Ordinance to reflect the Commercial Mixed-Use designation on the Land Use Diagram, to allow for either horizontal or vertical mixed-use development and a range of commercial, service, office, and residential uses.

LU-P-67 Update the Zoning Ordinance to reflect the Neighborhood Commercial designation on the Land Use Diagram, intended for small-scale commercial development that primarily serves surrounding residential areas, wherein small office uses as well as horizontal or vertical residential mixed use are also supported. Provide standards to ensure that neighborhood commercial uses are economically viable and also integrated into neighborhoods, with multimodal access and context-sensitive design.

LU-P-73 Support new mixed-use development in Downtown and East Downtown, with an emphasis on ground-level retail and entertainment uses and upper-level residential and office uses.

Support may involve expedited permit review and approval, loans, publicprivate partnerships, and floor area bonuses.

LU-P-75 Provide incentives for infill development of opportunity sites and adaptive reuse and restoration of existing buildings in Downtown and East Downtown.

LU-P-90 Update the Zoning Ordinance to reflect the Downtown Mixed-Use designation on the Land Use Diagram.

Ongoing General Plan Consistency
Chapter 9-2 of the General Plan states:
“The City will use a variety of regulatory mechanisms and administrative procedures to implement the General Plan. Overall responsibility for plan implementation is vested in the Planning Agency, consisting of the City Council and the Community Development Director. The General Plan requires consistency between the General Plan and the zoning ordinance to ensure that Plan policies will be implemented and that environmental resources earmarked for protection in the Plan will be preserved. Other regulatory mechanisms, including subdivision approvals, building and housing codes, capital improvement programs, and environmental review procedures also will be used to implement Plan policies. All project approvals should be found consistent with the General Plan.”
Inclusive in maintaining ongoing General Plan consistency among all General Plan Elements are the Housing Element policies and programs that establish responsibilities for annual review of the success of the Housing Element’s performance and implementation. The current Housing Element Goals, Policies, and Programs are consistent with the General Plan. The Housing 3387
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Element’s programs are consistent with all other General Plan elements, including the Safety Element pertaining to management of flood and fire hazards. Further, Housing Element Programs 9.1 and 9.5 require annual review of actions undertaken by the City for their consistency with the Housing Element. In addition to internal City review and reporting by City staff to the City Council, the Housing Element Annual Report is reviewed by the State Department of Housing and Community Development (HCD) annually.

Zoning Ordinance
Title 17 of the Visalia Zoning Ordinance outlines both the residential and non-residential zoning districts, permitted uses in those zones, and associated development standards. The permitted and conditionally-permitted uses in each district guide new development and provide both developers and the public with an understanding of how vacant land will develop in the future.

This includes the density of development that will occur within a particular zone, the compatibility of planned uses in a given area, and the range and type of buildings and uses that will be located throughout the city.

Residential uses are allowed in the following zones: Agricultural Zone (A), Open Space Zone (OS), Single-Family Residential Zones (R-1-5, R-1-12.5, and R-1-20), Multi-Family Residential Zones (R-M-2 and R-M-3), Neighborhood Commercial Zone (C-N), Regional Commercial Zone (C-R), Service Commercial Zone (C-S), Mixed-Use Commercial Zone (C-MU), Mixed-Use Downtown (D-MU), Professional/Administrative Office Zone (O- PA), Office Conversion Zone (OC), Business Research Park (BRP), Light Industrial Zone (I-L), Industrial Zone (I), and Quasi Public Zone (QP). Table 43 shows the types of residential uses allowed in residential zoning districts and information on the rights and requirements associated with each district. Table 44 shows this same information for non-residential zoning districts. Senate Bill 9 (SB 9, 2021) requires ministerial approval of two primary dwelling units on a single-family lot. To bring the City into compliance with State law, Program 5.8 commits the City to amend its Zoning Ordinance to 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).
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Table 43
Permitted and Conditionally Permitted Residential Uses in Residential Zones Visalia
2023
Residential Use Type A OS R-1-20 R-1-12.5 R-1-5 R-M-2 R-M-3 One-Family (Single Family) Dwellings - New P P P P P C
5 C5
One-Family (Single Family) Dwellings - Legally
Existing and Expansion of Legally Existing

P P P P P P P
Duplex C
3 C3 C3 P P
Multifamily Dwellings – New P
2 P2
Multifamily Dwellings - Legally Existing and
Expansion of Legally Existing

P P P P P
Condominium, Townhouse Style C
4 C4 C4 C4 C4
Condominium, Apartment Style C
4 C4
Mobile Home Parks C C C C7 C
7 Senior Citizen Residential Development P P P P7 P7
Accessory Dwelling Units P P P P P P
24-Hour Residential Care Facility or Foster
Home (6 people or less)

P P P P P P P
24-Hour Residential Care Facility or Foster
Home (more than 6 people)

C C C C C C C
Boarding Houses and Residential Motels C C
Nursing and Convalescent Homes (including
care for psychiatric, drug abuse and
alcoholism cases)
C C
Nursing and Convalescent Homes (not
including care for psychiatric, drug abuse and
alcoholism cases)

C C C C C
Single Room Occupancy (SRO) P
6 P6
Employee Housing, as defined in California
Health and Safety Code Section 17008

P P P P P P P
Transitional and Supportive Housing, as
defined in California Health and Safety Code
Sections 50675.2(h) and 53260(c)
P
7 P7 P P P P P
Low Barrier Navigation Centers, as defined in
California Government Code Section 65660
Emergency Shelters
P = Permitted use; C = Conditionally permitted use; Blank = Not permitted. 1 Additional residences (not to exceed one per ten acres) as needed for employees who must maintain a residence upon the site in order for the agricultural operation to operate efficiently. 2 Multifamily dwellings are permitted uses only on projects up to 80 units, more than 80 units requires a conditional use permit.
3 Duplexes permitted on corner lots only.
4 Condominium allowed as part of a Planned Development. 5 Meeting density identified in the general plan land use element designations. 6 Up to 15 units per gross acre in R-M-2 zone; up to 35 units per gross acre in R-M-3 zone. 7 Density of 10 to 15 housing units per acres in the R-M-2 zone and 15 to 35 units per acre in the R-M-3 zone.

Source: City of Visalia Zoning Ordinance, 2023
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Table 44
Permitted and Conditionally Permitted Residential Uses in Non-Residential Zones Visalia
2023
Commercial and Mixed Use
Zones
Office Zones Industrial
Zones
Other
Zones
Residential Use Type C-N C-R C-S C-MU D-MU O-PA O-C BRP I-L I QP Residential Units, New or
Expansions, which may or may
not be associated with a
commercial activity

C C C C C C C C C C
Residential Units, including units
for senior citizens, as a mixed
use in an existing building
containing one or more
commercial or office uses
P1 P P
Existing Single-Family Dwelling P P P P
Group/Foster Homes (6 or fewer
individuals)

C C C C C
C

C C C C
Group/Foster Homes (more than
6 individuals)

C C C C C C C C C C
Senior Citizen Housing
Development

C C C C C C C C C C C
Accessory Dwelling Units C C C C C C C C C C
Nursing and Convalescent
Homes (including care for
psychiatric, drug abuse and
alcoholism cases)
C C C
Nursing and Convalescent
Homes (not including care for
psychiatric, drug abuse and
alcoholism cases)

C C C C
Single Room Occupancy (SRO) C
Employee Housing, as defined in
California Health and Safety
Code Section 17008

C C C C C C C C C C
Transitional and Supportive
Housing C C C P2
/C P2/C C C C C C
Low Barrier Navigation Centers,
as defined in California
Government Code Section
656603
C C C P2/C P2/C C C C C C
Emergency Shelters C C P
P = Permitted Use; C = Conditionally Permitted Use; Blank = Not Permitted. 1 Allowed in the Micro-brewery/Micro-winery Overlay District. 2 Permitted if meeting the criteria stated in California Government Code Sections 65660-65668. 3 Subject to Section 17.32.135 of the Visalia Zoning Ordinance.

Source: City of Visalia Zoning Ordinance, 2023
Development Standards
The City regulates the type, location, and scale of residential development primarily through the Zoning Ordinance. Table 45 shows the development standards for residential zones and for commercial, office, and industrial zones where residences are allowed. 3390
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Table 45
Residential Development Standards
Visalia
2023
Zone Front
Setback
Side
Setback
Street Side
Setback
Rear
Setback
Maximum
Height
Minimum
Lot Size(4)
Maximum
Density
R-1-20 35 ft 10 ft (3) 20 ft 25 ft 35 ft. 20,000 sq. ft. 1 du/site R-1-12.5 30 ft 5 ft (2) 10 ft 25 ft 35 ft. 12,500 sq. ft. 1 du/site R-1-5 15/20 ft (1) 5 ft (2) 10 ft 25 ft 35 ft. 5,000 sq. ft. 1 du/site R-M-2 15 ft 5 ft 10 ft 25 ft 35 ft. or 3
stories,
whichever
greater
2 acres 15 du/acre
R-M-3 15 ft 5 ft 10 ft 15 ft 4 stories 2 acres 35 du/acre C-N 15 ft (15 ft) 0/15 ft (5 ft) 10 ft (10 ft) 0/15 ft (5 ft) 50 ft. 5 acres 15 du/acre C-R 20 ft (20 ft) 0/15 ft (5 ft) 10 ft (10 ft) 0/15 ft (5 ft) 50 ft. 5 acres 0.6 FAR C-S 10 ft (10 ft) 0/15 ft (5 ft) 10 ft (10 ft) 0/15 ft (5 ft) 60 ft. 5,000 sq. ft. 0.8 FAR C-MU 15 ft (15 ft) 0/15 ft (5 ft) 10 ft (10 ft) 0/15 ft (5 ft) 50 ft. 5 acres 35 du/acre D-MU 0 ft (5 ft) 0 ft (5 ft) 0 ft (5 ft) 0 ft (0 ft) 100 ft. N/A 35 du/acre O-PA 15 ft (15 ft) 0 ft (5 ft) 10 ft (10 ft) 0 ft (5 ft) 50 ft. 5 acres O-C 25 ft (25 ft) 5 ft (5 ft) 10 ft (10 ft) 25 ft (5 ft) 30 ft. 5,000 sq. ft.

BRP 25 / 45 ft.
(25 / 30 ft)
20 ft (20 ft) 20 ft (20 ft) 30 ft (20 ft) 75 ft. 5 acres I-L 10/15/25 ft.
(10/15/25
ft)
0 ft (0 ft) 10/15/25 ft.
(10/15/25 ft)
0 ft (0 ft) 75 ft. 5 acres
I 10/15/25 ft.
(10/15/25
ft)
0 ft (0 ft) 10/15/25 ft.
(10/15/25 ft)
0 ft (0 ft) 75 ft. 5 acres
Numbers in (parenthesis) denote required landscape setback (1) In the R-1-5 zone the front set back is 15 feet for living space and side-loading garages and 22 feet for front-loading garages or other parking facilities.
(2) The street side of side yards on corner lots have a side setback of 10 feet and 22 feet for front loading garages or other parking facilities.
(3) On the street side of a corner lot the side yard must have a setback of 20 feet. (4) Parcels in the R-M-2 and R-M-3 zones can be created below the minimum lot size with a conditional use permit. Parcels in non-residential zones can be created below the minimum lot size through an acceptable master plan approved by the Site Plan Review Committee.

Source: City of Visalia Zoning Ordinance, 2023
Impact of Development Standards
R-1 Zones
In the R-1 single-family residential zones (R-1-5, R-1-12.5, and R-1-20), the purpose and intent is to provide living area within the city where development is limited to low density concentrations of one-family dwellings where regulations are designed to accomplish the following: to promote and encourage a suitable environment for family life; to provide space for community facilities needed to compliment urban residential areas and for institutions that require a residential environment; to minimize traffic congestion; and to avoid an overload of utilities designed to service only low density residential use. 3391
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Development standards for the R-1 zones include modest front and rear setbacks, minimal side setbacks, lot sizes from 5,000-20,000 square feet, and one unit with a maximum height of 35 feet. As outlined here, development standards for the R-1 zones do not impose requirements that negatively impact costs, supply, feasibility, or ability to achieve maximum densities.

However, as mentioned previously, Senate Bill 9 (SB 9, 2021) requires ministerial approval of two primary dwelling units on a single-family lot. To bring the City into compliance with State law, Program 5.8 commits the City to amend its Zoning Ordinance to 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).

R-M Zones
The purpose and intent of the R-M multi-family zones is to provide living areas within the two multi-family residential zones (one medium density and one high density) with housing facilities where development is permitted with a relatively high concentration of dwelling units, and still preserve the desirable characteristics and amenities of a low density atmosphere.

Development standards for the R-2 zones include 15-foot front setback and 15- to 20-foot rear setbacks, minimal side setbacks, minimum lot sizes of two acres, and a maximum of 15 units per acre in R-M-2 and 35 units per acres in R-M-3. Height restrictions include 35 feet or three stories (whichever is greater) in the R-M-2 zone and four stories in the R-M-3 zone. The City does not impose restrictions on lot coverage or floor area ratio (FAR) in the R-M zones. While the majority of the development standards for the R-M zones do not negatively impact cost, supply, housing choice, feasibility, and the ability to achieve maximum density, requiring a lot size of two acres in these zones constrains the development of multifamily residential opportunities by limiting available capacity to large sites. Program 5.8 commits the City to amend the Zoning Code to overcome this constraint.

Mixed Use Zones (C-MU and D-MU)
Mixed Use Commercial Zone—(C-MU). The purpose and intent of the mixed use commercial zone district is to allow for either horizontal or vertical mixed use development, and permit commercial, service, office, and residential uses at both at key activity nodes and along corridors. Any combination of these uses, including a single use, is permitted.

Mixed Use Downtown Zone—(D-MU). The purpose and intent of the mixed use downtown zone district is to promote the continued vitality of the core of the community by providing for the continuing commercial development of the downtown and maintaining and enhancing its historic character. The zone is designed to accommodate a wide mix of land uses ranging from commercial and office to residential and public spaces, both active and passive.

Development standards for mixed use zones include modest front setbacks (0 to 15 feet), minimal side and rear setbacks, and a maximum of 35 dwelling units per acre. A minimum lot size of five acres is required in the C-MU zone; there is no minimum lot size requirement in the D-MU zone. Height restrictions include 50 feet in the C-MU zone and 100 feet in the D-MU zone.

The City does not impose restrictions on lot coverage or floor area ratio (FAR) in mixed use 3392
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zones. Development standards for these zones do not negatively impact cost, supply, housing choice, feasibility, and the ability to achieve maximum density.

Commercial Zones
The purpose and intent of commercial zones is to provide appropriate areas for various types of retail stores, offices, service establishments and wholesale businesses to be concentrated for the convenience of the public; and to be located and grouped on sites that are in logical proximity to the respective geographical areas and respective categories of patrons that they serve in a manner consistent with the general plan. Commercial zones allow multifamily residential development by conditional use permit.

Development standards for commercial zones include 10 to 20 foot front setbacks, minimal rear and side setbacks (0-15 feet), height limits from 50 to 60 feet, and a floor area ratio of 0.6 to

0.8. The City does not impose restrictions on lot coverage or floor area ratio (FAR) in commercial zones. Development standards for these zones do not negatively impact cost, supply, housing choice, feasibility, and the ability to achieve maximum floor area ratio.

Parking
Since off-street parking often requires large amounts of land, parking requirements are one of the development standards that can most negatively impact the development of affordable housing. Off-street parking requirements increase the cost of development, limiting the funds available for providing housing. Most municipalities have adopted parking standards that exceed the actual parking needs of the population.

Visalia’s off-street parking standards for residential uses are summarized in Table 1-51. The Municipal Code does not specify any reductions in parking spaces for affordable housing projects. With regard to multifamily units, the Planning Commission has the authority to require an additional 0.25 parking spaces per unit for guest parking if either on-street parking is not available to provide the 0.25 spaces or more than 50 percent of the units are 3- or 4-bedroom units. If the multifamily development does not require commission review, the Site Plan Review Committee has the authority to require guest parking as specified. The existing off-street parking requirements and lack of options for parking reductions in Visalia are a constraint to affordable housing development, since off-street parking often requires large amounts of land and significantly increases the cost of development.

Table 46 Multifamily parking requirements are a constraint to the development of smaller, more affordable, multifamily housing types. In response to this constraint, Program 5.8 commits the City to adopting 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. Additionally, Programs 2.2, 3.2, and 5.5 include commitments to provide regulatory incentives for Downtown, multifamily, and senior housing developments respectively, 3393
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 106 December 2023
including reductions to parking standards.

Table 46
Required Off-Street Parking Spaces
Visalia
2023
Residential Use Parking Requirements
Single-family dwelling 2 spaces (including one covered) per unit Multifamily dwelling 1.5 spaces per unit
Senior citizen multifamily dwellings (ages 55 or
older)
1 space per unit
Boarding houses 1 covered space for each bedroom or 1 space for each 150 sq. ft. of sleeping area, whichever
greater
Sanitariums and charitable / religious
institutions providing sleeping accommodations
1 parking space for each three beds
Group care facilities 1 parking space for each three beds Single-room occupancy (SRO) housing 1 space for each employee onsite on the highest shift
Planned unit developments, condominiums 1 covered space, plus one uncovered guest parking space per unit
Source: City of Visalia Zoning Ordinance, 2023
Multifamily Dwelling Objective Standards
The City of Visalia’s Zoning Ordinance includes objective development standards for any development occurring in multifamily residential zoning designations, R-M-2 and R-M-3.

Objective standards can generally be defined as a requirement wherein a specific quantifiable requirement can be achieved. These standards are intended to address compatibility issues between multifamily residential uses and single-family residential uses or between residential uses and non-residential uses and are not intended to discourage the development of affordable housing. Table 47 summarizes the objective standards, most of which are found in Chapter

17.16 of the Zoning Ordinance.
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Table 47
Existing Objective Standards for Multifamily (R-M-2 and R-M-3) Zones Visalia
2023
Standards Code Section Requirement
Site Area (Parcel Size) 17.16.050 CUP required for dividing sites <2 acres Site Area (Density) 17.16.060 Minimum site area per dwelling unit: R-M-2 zone:
3,000 sq. ft.

Setbacks 17.16.070
thru 090
R-M-3 zone: 1,200 sq. ft.

Height 17.16.100 Front yard: 15' for living space, 22' for garages Side yard: 5', 10’ for access to > one unit
Parking 17.16.110,

17.34.020(A)
Rear yard: 25' for R-M-2 zone, 15' for R-M-3 zone
Fences 17.16.120;

17.36.040
R-M-2 zone: 35' or three stories, whichever is
taller R-M-3 zone: 35' or 4 stories, whichever is
taller
Trash Enclosures 17.16.130 * 2nd and 3rd stories adjacent to R-1 zoning shall be designed to limit visibility
Site Plan Review 17.16.140 1.5 spaces per dwelling unit; may be uncovered or covered. An additional 0.25 spaces per unit
may apply under certain conditions.

Open Space & Recreational Areas 17.16.150 1.0 spaces per dwelling unit for senior citizen housing developments.

Parking Area Screening 17.16.160 Not to exceed 7' in height except in front yard or street side yard.

Screening Fence 17.16.170 A 7' open metal fence may be permitted within the front yard or street side yard.

Landscaping 17.16.180 A required wall along an arterial or collector roadway shall be designed to include pedestrian
access, including within 1/4 mile of transit stops.

Good Neighbor Policies 17.16.190 Must comply with specifications and requirements in Section 17.32.010. May only be located within
the front yard setback when deemed necessary
due to lack of no other appropriate location.

Signage 17.48.090 Site Plan Review required for all multifamily developments.

Source: City of Visalia Zoning Ordinance, 2023
Growth Controls / Growth Management
The City of Visalia has utilized a growth management system through a series of urban growth boundaries since the 1970s. The City’s 1991 General Plan employed three urban development boundaries that identified which lands may be developed and when the lands will be eligible to be developed, with growth triggers based on a target population, target year, and percentage of buildout. The current 2014 General Plan analyzed and updated the urban growth boundaries to ensure for the logical contiguous growth of the City for the next 20 years and beyond. The current plan continues the overall concentric growth control concept, however the previous growth triggers were replaced with a single trigger based on issuance of building permits for a certain land use type, described more fully in Policy LU-P-21 of the General Plan. This was done to more definitively associate physical land absorption needs with the empirical variable of building permits issued, rather than the more speculative variable of population growth estimates. Both methods achieve eventual physical buildout of the City in incremental stages. 3395
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The first growth boundary (Tier I) generally corresponds to the city limits established in 2014.

Tier II includes lands that are outside of, but adjacent to, Tier I lands. According to General Plan Policy LU-P-34, prior to any lands being developed in Tier II in accordance with their underlying land use designations, the City must first establish and adopt an agricultural preservation ordinance to address conversion of Prime Farmland and Farmland of Statewide Importance in Tiers II and III. An agricultural preservation ordinance requires preservation of agricultural land through the acquisition of agricultural conservation easements or an in-lieu fee. Once the program is established, lands that are not already inside the city limits may be approved for annexation by the City Council and Tulare County Local Agency Formation Commission (LAFCO).

Tier II became available for development in July 2021 once permits for 5,850 dwelling units were issued in Tier I (with a start date of April 1, 2010), and in May 2023 the City Council approved the Agricultural Land Preservation Program Ordinance that amends Visalia’s Municipal Code in accordance with General Plan Policy LU-P-34.

The APO requirement is a potential constraint to housing development by requiring property owners to enter into contracts that significantly raise the cost of land and development, which are passed onto the homebuyer, increasing housing costs. Additionally, easements established now could potentially make development in some areas more difficult in the future. In response to this potential constraint to affordable housing development, the City has excluded affordable housing projects in compliance with State Density Bonus Law from the agricultural land preservation requirements outlined in the Agricultural Land Preservation Program Ordinance approved in May 2023.

It should be noted that the Tier I area within the City limits contains residential-designated vacant land that exceeds what is needed to accommodate the issuance of permits for 5,850 dwelling units, and that the total need under the City’s RHNA obligation can be well accommodated on vacant land within Tier I.

Tier II has a residential development capacity of 12,800 units and a corresponding population of 178,000. Tier III is the final growth boundary and supports the City’s buildout population of 210,000.

Buildout was projected to occur in the year 2030 under the General Plan. However, since the growth boundary triggers are based on building permit activity as the primary determinant of physical buildout, the actual buildout date could vary from the 2030 date by several years in either direction. Based on actual growth trends since the General Plan was adopted in 2014, the actual buildout date will be occurring several years after 2030. All of the General Plan Elements were prepared to adjust to this variability.

Although a majority of sites inventoried in Chapter 4: Site Inventory and Analysis for purposes of meeting Regional Housing Needs Assessment (RHNA) are contained within the Tier I growth boundary, some sites identified in the sites inventory are pending annexation applications with the City, but are expected to be processed and effective within one year of the 6th Cycle Housing Element adoption.
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Short Term Rentals
As of April 2023, the City has started to prepare a short-term rental ordinance. Short-term rentals are commonly housed within existing residences in residential-zoned districts. The City of Visalia considers short-term rentals as an allowed use of an existing residence, provided that no boarding is provided and no meals are served.

Inclusionary Housing Ordinance
The City of Visalia does not have an adopted inclusionary zoning or inclusionary housing ordinance or other mechanism that requires a designated amount of new construction to be made available to lower income households.

SB 35 (2017)
In 2017, Senate Bill 35 was signed into law to assist with streamlining ministerial approval processes. The bill is applicable to local jurisdictions that have failed to issue building permits for its share of regional housing need by income category. Due to the City of Visalia’s insufficient progress toward lower income RHNA categories, it is subject to the streamlined ministerial approval process as defined in Senate Bill 35 for proposed multifamily developments with at least 50% affordability. The bill requires that qualifying multifamily housing developments on qualifying sites be approved as a ministerial action (i.e., no public hearings), regardless of the number of units, and without CEQA (California Environmental Quality Act) review. If a project is submitted and is in compliance with the parameters of Senate Bill 35, the City of Visalia must approve the project, subject to the ministerial process, within 90 to 180 days, depending on the number of units in the housing development.

SB 330 (2019)
Additionally, in 2019, Governor Newsom signed into law SB 330, the Housing Crisis Act of 2019.

The Act amends existing State laws and crease new regulations around the production, preservation and planning of housing. The bill has been in effect since January 1, 2020, and sunsets on January 1, 2025. The goal of SB 330 is to create certainty in the development of housing projects, speeding up the review of projects, preserving affordable housing and preventing certain zoning actions that reduce the availability of housing.

SB 330 creates a new vesting process for discretionary housing projects during the five-year period of the bill. It achieves this through the creation of a new “preliminary application” process that establishes a new date for the purposes of locking projects into the ordinances, policies, and standards in effect when a preliminary application (including all required information) is submitted and deemed complete. This vesting does not apply to California Environmental Quality Act (CEQA) determinations, including historic resource determinations pursuant to CEQA.

The City of Visalia is currently out of compliance with SB 330. Program 5.8 commits the City to update its Zoning Code to include a ministerial process to streamline the design and approval of by-right multifamily units in compliance with SB 330 and create a new preliminary application 3397
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process that establishes a date for the purposes of locking projects into the ordinances, policies, and standards in effect when a preliminary application is submitted and deemed complete.

Processing and Permitting Procedures
Similar to other jurisdictions, the City has several procedures it requires developers to follow for processing development entitlements and building permits. Although the permit approval process must conform to the Permit Streamlining Act (Government Code Section 65920, et seq.), housing proposed in the city is subject to at least one of the following review processes:
site plan review, environmental review, zoning and general plan land use designation change, tentative subdivision map approval, planned development approval, and building permit approval.

Many of the City’s review procedures are handled at the staff level. For example, site plan review is conducted by staff representatives of various city divisions, and administrative adjustments and temporary conditional use permits are evaluated and decided upon by the City Planner or their designee.

The Planning Division is charged with making an environmental determination on a project, determining if that project is exempt from CEQA review, or requires an environmental review to be prepared and adopted together with the project. If a discretionary entitlement project (i.e., Conditional Use Permit, Variance, Tentative Map) is not exempt from CEQA review, then the application along with its supporting environmental document (i.e., Negative Declaration, Environmental Impact Report) is reviewed and acted upon by the Planning Commission and/or City Council.

Table 48 shows the typical timelines for different types of permits required for residential development in the City of Visalia and the associated approval and appeal bodies. Table 49 shows the processing and permitting procedures for different types of residential projects in the City of Visalia, including estimated processing times.
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Table 48
Timelines for Permitting Procedures
Visalia
2023
Types of Approval or
Permit
Typical Processing Time Approval Body Appeal Body
Site Plan Review 1-2 Weeks City Staff Planning Commission California Environmental
Quality Act 1
3-6 Weeks City Staff / Planning
Commission 1
Planning Commission/City
Council
Conditional Use Permit 4-8 Weeks Planning Commission City Council Variance 4-6 Weeks Planning Commission City Council
Tentative Parcel Map 4-6 Weeks Planning Commission City Council Tentative Subdivision Map 6-8 Weeks Planning Commission City Council Zoning Amendment 3 Months City Council N/A
General Plan/Specific Plan
Amendment
3 Months City Council N/A
Annexation 6-9 Months City Council and LAFCO
Commission
N/A
Building Master Plans 4-6 Weeks City Staff N/A
Building Plot Plans 1-2 Weeks City Staff N/A
Building Permit for Custom
Home
4-6 Weeks City Staff N/A
1 Depending on entitlement and significance of impact. Initial Studies and Negative Declarations can take between 3-6 weeks. Environmental impact Reports can take up to 12 months to process completely.

Source: City of Visalia, 2023
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Table 49
Processing Procedures for Project Types
Visalia
2023
Residential Use Type List of Typical Approval
Requirements
Estimated Total
Processing Time
Single Family Residential on residential lot Permitted by Right Less than 30 days Single Family Residential on non- residential lot Site Plan Review

CEQA/CUP
2-3 Months
Subdivision Site Plan Review
CEQA/CUP*
3-4 Months
Duplex on Single Family Residential lot Site Plan Review Less than 30 days Duplex on Multi Family Residential lot Permitted by Right Less than 30 days Multi- Family Apartment less than 80 units and less than 4 stories
Permitted By Right
Site Plan Review
Less than 30 days
Multifamily Apartment less than 80 units and more than
4 stories
Site Plan Review

CEQA/CUP
2-3 Months
Multifamily Apartments more than 80 units Site Plan Review

CEQA/CUP
2-3 Months
Condominium, Townhouse or Apartment Style Site Plan Review

CEQA/TSM/CUP
3-4 Months
Accessory Dwelling Units Permitted by Right Less than 30 days Adult Over-night Care Facility (6 people or less) Permitted by Right Less than 30 days Adult Over-night Care Facility (more than 6 people) Site Plan Review

CEQA/CUP
2-3 Months
Nursing and Convalescent Homes (including or not
including psychiatric, drug abuse and alcoholism cases) Site Plan Review

CEQA/CUP
2-3 Months
Single Room Occupancy (SRO) Permitted by Right Less than 30 days Employee Housing, as defined in California Health and
Safety Code Section 17008
Permitted by Right Less than 30 days
Transitional and Supportive Housing, as defined in
California Health and Safety Code Sections 50675.2(h)
and 53260(c)
Permitted by Right Less than 30 days
Emergency Shelters Permitted by Right Less than 30 days Low Barrier Navigation Center Permitted by Right Less than 30 days Emergency / Temporary Housing Site Plan Review 2-3 Months *CUP required for projects that exceed development standards for the zone.

Source: City of Visalia, 2023
Site Plan Review Permit
Each application for tentative map, conditional use permit, and multifamily residential begins with the site plan review process and is reviewed by the Site Plan Review Committee that is comprised of City staff representatives from the engineering, building, planning, and other divisions and departments of the city. A site plan review approval is required for any development (with the exception of one-family dwellings, accessory dwelling units, and 3400
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residential care facilities for 6 people or less) before proceeding on to obtaining a building permit for any new construction or tenant improvements.

The Site Plan Review application can be found on the City website. The application must be completed and submitted by the applicant along with digital copies of the site plan(s) that include all the information listed on the application form.

Site plan review is conducted at no charge to the applicant and takes about one to two weeks to process. As part of site plan review, the Committee preliminarily reviews site plans for new land uses, as submitted by an applicant, to ensure a project’s consistency with the City’s development codes (e.g. Zoning), standards (e.g. Engineering), and policies (e.g. General Plan, Specific Plan, Master Plan), and to ensure that health and safety is maintained. The Site Plan Review Committee holds meetings weekly, and applications are accepted each week prior to the meeting being held. An applicant can appeal the decision of the site plan review committee to the Planning Commission within 10 days along with applicable fees and is reviewed during the next scheduled Planning Commission meeting.

Upon completion of Site Plan Review, an application may be filed with the City for any necessary entitlements (i.e., tentative subdivision map, conditional use permit) or building permits if no entitlements are necessary. Other circumstantial entitlements that may be necessary to facilitate the development, such as a variance, general plan amendment, or change of zone, may be filed simultaneously. An approved Site Plan Review Permit expires one year after the date of approval unless a building permit is issued by the building official, and construction is commenced.

Conditional Use Permits
Conditional Use Permits are required when uses in certain zones need special consideration in relation to the objectives of the Zoning Ordinance and the effects on surrounding properties.

The conditional use permit process involves a review by city staff of the proposed development to ensure that it meets city standards and policies. The application for a conditional use permit can be found on the City website and includes a checklist of required application materials and the contents that should be included for site plans, elevation plans, floor plans, and landscaping plans. Additional information or studies may be required by the Site Plan Review Committee as part of the approval of a Site Plan Review Permit, as mentioned above. A conditional use permit is reviewed and approved by the Planning Commission following at least one public hearing. The Planning Commission may approve or conditionally approve an application for a conditional use permit if it finds all of the following:
• The proposed use is consistent with the goals and policies of the General Plan and any applicable specific plan;
• The proposed use is consistent with the purpose of the applicable district or districts; • The proposed use is listed as a use subject to a use permit in the applicable zoning district or districts or a use determined to be similar to a listed conditional use; 3401
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• The proposed use meets the minimum requirements of the Zoning Ordinance applicable to the use and complies with all other applicable laws, ordinances and regulations of the city and state; and
• The proposed use will not be materially detrimental to the health, safety and welfare of the public or to property and residents in the vicinity. This finding is determined on the basis of material evidence in the record, rather than subjective conclusion unsupported by evidence in the record. Historically, Visalia approval bodies (Planning Commission and City Council) have determined projects meeting the prior findings also meet the criteria for this finding.

An applicant can file an appeal to City Council within 10 days of the Planning Commission’s decision on a conditional use permit. City Council will hold a public hearing within 30 days after the date of filing the appeal.

Conditional use permits help to ensure that the approved development is appropriately integrated into the existing neighborhood. No conditions placed on such developments have served as an impediment to development in Visalia. For instance, in 2017 the Visalia Planning Commission approved a conditional use permit for a 200-unit apartment complex in the Medium Density Residential (R-M-2) zone on approximately 17.5 acres at a density of 13.03 units per acre, which began construction in 2020 after a time extension of the CUP was approved in 2019.

Conditions of approval, which can be typical for multifamily residential developments, included:
• Conformance to site plan, floor plans, and elevation plans as provided, including adhering to design and setback standards proposed by developer that may exceed the City’s standards,
• Requirement of landscape and irrigation plans with submittal of building permits, including placement of street trees,
• Construction of solid masonry perimeter walls adjacent to single-family residential uses, • Wrought iron fence around street frontages,
• Placement of evergreen trees in line with access drives to reduce potential headlight glare into adjacent single-family residences,
• Acceptance of the City’s Good Neighbor Policies for ongoing management of the project.

Variances
A variance may be granted to prevent unnecessary hardships as a result of existing development standards in the Zoning Ordinance (i.e., site area, setbacks, height limits).

Applicants must submit a complete application for a zoning variance, which can be found on the City website, along with a reasoning and analysis pertaining to all required findings that justify the variance request, which are listed on the variance application. Applications for variances are 3402
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reviewed and approved by the Planning Commission following at least one public hearing with proper noticing. The Planning Commission may approve or conditionally approve an application for a zoning variance if it finds all of the following:
• That the strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary hardship inconsistent with the objectives of the zoning ordinance;
• That there are exceptional or extraordinary circumstances or conditions applicable to the property involved which do not apply generally to other properties classified in the same zone;
• That strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties classified in the same zone.
• That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone; • That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvement in the vicinity.

Zoning Amendments
Zoning amendments are required when a property owner wants to change the boundaries of a zone district for a proposed project or wants to change the text within the Zoning Ordinance. To apply for a zoning amendment an applicant must submit a complete application, which can be found on the City website, along with proposed land use maps, conceptual plans or exhibits for the proposed project, and applicable fee. The Planning Commission reviews zoning amendment applications and provides a recommendation for action to the City Council. The City Council will make the final decision on the application. City Council may approve, or conditionally approve with a Conditional Zoning Agreement, an application for a zoning amendment if it finds the change in zoning is required to achieve the objectives of the zoning ordinance. Approval of a zoning amendment by City Council results in an ordinance amending the zoning map or Zoning Ordinance.

General Plan Amendment
A General Plan Amendment is required when there is a need to change the land use boundaries and/or policies outlined in the City’s General Plan. To apply for a general plan amendment an applicant must submit a complete application, which can be found on the City website, along with proposed land use maps, conceptual plans or exhibits for the proposed project, and 3403
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applicable fee. The Planning Commission reviews general plan amendment applications and provides a recommendation for action to the City Council. The City Council will make the final decision on the application.

Typical Processing Times
The processing time for projects in the City of Visalia varies based upon the type of permit required, if environmental review is needed, or if any appeals are made.

Table 48 and Table 49 show processing times and the procedures for a typical single-family and multifamily development, including the approval body and approval requirements. As shown, typical single family residential on a residentially zoned lot are permitted by right and approved at the staff level in less than 30 days. No public hearings are required.

Typical multifamily residential development of less than 80 units and less than four stories that is consistent with zoning is also approved by right, but also requires Site Plan Review. Site Plan Review requires one to two weeks of processing time and is approved at the staff level. Such a development would be approved within less than 30 days. No public hearings are required.

Typical multifamily developments that exceed 80 units or four stories require Site Plan Review (four weeks), CEQA (three to six weeks), and a conditional use permit (four to eight weeks), and require three to four months in total processing time. One public hearing is required for review and approval of the conditional use permit.

Projects which are found to be not exempt under the California Environmental Quality Act (CEQA) have a mandatory review period of at least 20 days. All Planning Commission approvals are subject to a 10-day appeal period, and any appeal received must be scheduled within 30 days of receipt. Finally, developers must submit building plans and improvement plans to the Community Development Division to ensure compliance with building code and engineering design standards, and such submittals may require multiple plan checks if there are corrections.

Combined, these items can easily add up to several months.

Planning Division staff works with developers throughout the process, beginning at the first interaction at the front counter and continuing at the Site Plan Review level, to assist them in avoiding project delays. Planners will present available options, such as reducing plan check time by working with building officials early on to ensure that plans meet code requirements when they are submitted.

Processing and permit procedures do not constitute a development constraint in Visalia. Permit applications for residential master production plans often have plan check completed within one to two months, although subsequent plot plans for approved master plans can be processed in approximately five business days. The City has historically used an electronic permit tracking system (Permits Plus) to monitor the workflow and progress of each permit, and in 2018 a new Accela-based permitting system was launched that provided improved and streamlined communication to applicants regarding plan check status and corrections. Additionally, 3404
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applicants can monitor the progress of their permit via the City’s website. The system is purposely transparent and interactive so that applicants are assured their permit or permits are being processed in a timely and accurate manner, and that they have resolution and recourse in the event the City’s processing standards are not being met for their individual permit.

Permit Streamlining Act and CEQA Timing Requirements
While City practices comply with the Permit Streamlining Act (Government Code § 65920 et seq.) and the California Environmental Quality Act (CEQA) (Public Resources Code (PRC) § 21000 et seq.), the City has not adopted a policy to ensure compliance. Program 5.11 in this Housing Element commits the City to adopting a policy to ensure compliance with the Permit Streamlining Act and CEQA timing requirements. 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).

Density Bonus
California Government Code Sections 65915 through 65918 require local governments to provide density bonuses to projects that comply with specific standards. A density bonus is the allocation of development rights that allows a parcel to accommodate additional square footage or additional residential units beyond the maximum for which the parcel is zoned. In 2019, State density bonus law was amended to encourage 100 percent affordable housing projects by allowing developments with 100 percent affordable housing units to receive an 80 percent density bonus from the otherwise maximum allowable density on the site. Additionally, if the project is within one-half mile of a major transit stop, a jurisdiction is not allowed to apply any density limit to the project.

In 2020, the State further amended density bonus law to allow residential projects with some on-site affordable housing to receive a density bonus of up to 50 percent. Additionally, State law now requires jurisdictions to allow qualifying projects to receive four regulatory incentives or concessions based on the percentage of units in the development that are affordable.

To ensure that the Visalia’s Density Bonus ordinance complies with current State law (Government Code Sections 65915 through 65918) and in fulfillment of the previous Housing Element Policy 3.19, the City amended its Zoning Ordinance to default to State density bonus law. Section 17.32.230 of Visalia’s Zoning Ordinance states “if any portion of this chapter conflicts with state density bonus law or other applicable state law, state law shall supersede this chapter. Any ambiguities in this chapter shall be interpreted to be consistent with state density bonus law.”
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Codes and Enforcement
Building codes and their enforcement influence the style, quality, size, and costs of residential development. Such codes can increase the cost of new housing construction and impact the feasibility of rehabilitating older properties that must be upgraded to current code standards. In this manner, building codes and their enforcement can act as a constraint on the supply of housing and its affordability.

As of January 2023, the City of Visalia has adopted the 2022 California Building Code (CBC) based on the International Building Code as well as the 2022 California Fire Code. The City has not amended these codes nor added its own requirements. The building code does not pose an undue constraint on housing development.

Regarding the type and degree of enforcement in the CBC, the Building Division follows the definition of enforcement as written in the Health and Safety Code Section 17920(e), where “enforcement” means diligent effort to secure compliance, including review of plans and permit applications, response to complaints, citation of violations, and other legal process. Except as otherwise provided in this part, “enforcement” may, but need not, include inspections of existing buildings on which no complaint or permit application has been filed, and effort to secure compliance as to these existing buildings.

The City’s building codes are consistent with the codes applied in other jurisdictions throughout California and do not negatively impact the construction of affordable housing.

On/Off Site Improvement Requirements
On/off-site improvement standards establish infrastructure or site requirements to support new residential development such as streets, sidewalks, water and sewer, drainage, curbs and gutters, street signs, park dedications, utility easements and landscaping. While these improvements are necessary to ensure that new housing meets the local jurisdiction’s development goals, the cost of these requirements can add significant costs to developers and the production of new housing.

The City has residential development requirements for residential streets, sidewalks, landscaping, walls, street lighting, and parking. The City adopted these standards to ensure that minimum levels of design and construction quality are maintained and adequate levels of street and facility improvements are provided.

The City of Visalia subdivision regulations for off-site improvements are similar to other jurisdictions, and do not present a constraint to the development of affordable housing. In addition, the City offers flexibility for affordable projects that serve to reduce the number and type of requirements and encourage aesthetic and/or functional improvements over what is permitted.
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Residential Streets and Sidewalks
Section 16.12.010 of the Visalia Municipal Code and the City of Visalia Engineering Design & Improvement Standards describe the development standards for streets in residential subdivisions.

The City requires full-width street improvements including curb, gutter, matching paving, and parking lanes on all streets except for private streets and residential alleys. Curbs and gutters are required to be installed at all grades for all locations for any site within a subdivision.

Sidewalks are also required except on double fronting lots, where sidewalks are only required along one frontage.

Table 50
Subdivision Level Improvement Standards
Visalia
2023
Improvement Dimension
Curb 7.5 inches wide; 6 inches high
Gutter 24 inches wide
Sidewalk 5 feet wide
2-Lane Local Streets (Residential) 36 feet wide (not including gutter, curb, and sidewalk dimensions)
Arterial streets (6-lane) 134 feet wide
Arterial streets (4-lane) 110 feet wide
Collector Streets (4-lane) 110 feet wide
Collector Streets (2-lane) 84 feet wide
Source: City of Visalia, 2023
Other Improvements
Chapter 16.36 of the Visalia Municipal Code requires that storm drains, water mains, fire hydrants, and fire department access must be provided at the expense of the subdivider.

Connections to existing city sewer system must be provided for each lot in a subdivision. In addition, streetlights must be installed at a minimum on all arterial roadways at intervals of 220 feet along both sides, and local roadways must have streetlights at intersections. The City does not have landscaping, circulation improvement, or level of service requirements associated with subdivisions.

Open Space and Park Requirements
Open space and park requirements can decrease the affordability of housing by increasing developer fees and/or decreasing the amount of land available on a proposed site for constructing units. Chapter 12.36 of the Visalia Municipal Code describes open space and park requirements. All housing units constructed in the city must pay a park acquisition and development fee to fund the development of neighborhood and community parks. As of 2022, 3407
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the combined park acquisition and development fee is $4,401 per single- family unit, $3,873 per multifamily unit, and $3,015 per mobile home. The park dedication requirement, the park improvement fees, and the open space requirements do not represent excessive constraints on residential development.

Modifications to Off-Site Requirements
Off-site requirements can be considered regulatory barriers to affordable housing if the jurisdiction determined requirements are greater (and hence, more costly) than those necessary to achieve health and safety requirements in the community. While Visalia’s standards are similar to other jurisdictions, the City offers modified residential standards for affordable housing (i.e., from one to 120 percent of the area median income); infill development (e.g., single vacant lots, underutilized lots); or lots that are difficult to develop because of size, shape, or vicinity. The modified residential standards also allow for substantial aesthetic and/or functional improvement over what is permitted by the underlying residential zone.

In the Single-family Residential R-1-5 zone district, lots may have a lot area less than 5,000 square feet and modified residential standards as specified in Visalia Municipal Code Section

17.12.135. Under this section, concessions are allowed provided that certain performance standards are met. One such standard is that the development provides at least three different small lot floor plans and four different elevation designs to provide more interesting streetscape options. The modified standards ensure that design features achieve the intent of conventional R-1-5 standards of privacy, open space, adequate parking and compatibility with the neighborhood as well as or better than the standards themselves.

Development Fees and Other Exactions
The City collects various fees from developers to cover the costs of processing permits, environmental review, building inspections, and capital improvements. Certain residential projects that require General Plan amendments, zoning code changes, or other planning-related functions require fees, which are summarized in Table 51.

Building permit fees are based on the square footage of the property, and multifamily apartment complexes cost less per square foot to inspect than single-family unit.

The City also collects development impact fees in accordance with California Government Code Sections 66000-66025 for the provision of services such as water, sewers, and storm drains.

These fees are generally assessed based on the number of units in a residential development.

When raising fees, the City complies with applicable provisions of the government code.

Fees for a typical single-family unit, consistent with the General Plan and zoning code, are estimated at $33,290, or approximately 11 percent of the cost of development. Fees for a typical 1,500 square foot unit in a multifamily product (assuming a density of 20 dwelling units/acre) are estimated at $24,744 or approximately eight percent of the cost of development. 3408
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The City of Visalia’s development impact and planning fees are similar to those of surrounding jurisdictions and do not represent a significant constraint to the production of affordable housing.

Table 51
Development Impact and Permitting Fees for Residential Projects Visalia
2023
Fee Type Fee Amount
Engineering Processing & Impact Fees
Groundwater Overdraft $1,555.00 (per acre)
Park Acquisition and Fee
Single Family
Multifamily
Mobile home
(per unit)
$1,872.00
$1,648.00
$1,283.00
Park Development Fee
Single Family
Multifamily
Mobile home
(per unit)
$2,529.00
$2,225.00
$1,732.00
Public Facility Impact Fee
Single Family
Multifamily
Mobile home
(per unit)
$686.00-$691.00
$609.00
$475.00
Public Safety - Police Facilities Fee
Rural
Low Density
Medium Density
High Density
$329.00 (per acre)
$2,085.00 (per acre)
$5,256.00 (per acre)
$8,943.00 (per acre)
Public Safety - Fire Protection Facilities Fee $2,279.00 (per acre) Sewer Main Facilities Connection Charge (to City sewer system) $5,331.00 (non-existing lateral and wye) $9,393.00 (existing lateral and wye)
Storm Drainage Fee
Rural
Low Density
Medium Density
High Density
(per gross acre)
$1,956.00
$4,200.00
$6,839.00
$7,814.00
Waterway Acquisition Fee
Rural
Low Density
Medium Density
High Density
(per gross acre)
$1,433.00
$3,086.00
$5,022.00
$5,739.00
Transportation Impact Fee
Single Family
Multi-Family
Senior/Assisted
(per dwelling unit)
$7,097.00
$4,984.00
$2,583.00
Treatment Plant Connection Capacity Charges $945.00 per unit Trunk Line Capacity Charge
Single Family
Multi-Family
Mobile Home Park
$952.00 (per unit)
$538.00 (per unit)
$598.00 per space
School Facility Fees $4.79 per square foot
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Table 51
Development Impact and Permitting Fees for Residential Projects Visalia
2023
Fee Type Fee Amount
Planning Fees
Site Plan Review No fee to applicant
Conditional Use Permit
Minor/Amendment to existing CUP
Regular/PUD/PRD
Master
$1,509.00
$4,682.00
$7,021.00
Tentative Map Filing Fees
Subdivision Map
Parcel Map (over four lots)
Parcel Map (Four lots or less)
$8,444.00
$8,444.00
$3,429.00
Categorical Exemption $81.00
Environmental Impact Report (EIR)
Processing Fee
City Managed Consultant Work

7.5% of Contract
Actual Cost + 10% of Contract
Initial Study/Negative Declaration/Mitigated Negative Declaration Review of each Technical Study
Simple Project
Complex Project
$248.00
$833.00
$3,137.00
NEPA Environmental Review
Simple
Complex
$833.00
$4,179.00
General Plan Amendment
Simple
Complex
$2,675.00
$11,874.00
Zoning Text Amendment $4,346.00
Zone Change
Change of Zone
Conditional Zone Agreement
Amendment to Conditional Zone Agreement
$4,346.00
$747.00
$2,171.00
Time Extension $249.00
Variance
Single-Family (No Site Plan)
Single Family
Other
$957.00
$1,621.00
$3,043.00
Appeal $575.00
Planning Division Building Permit Plan Application $17.70 Engineering Division Building Permit Plan Review
Single Family Residential
Multifamily or Commercial
$61.40
$244.90
Note: All fees are contained in the City of Visalia Development Fee Schedule. Fees contained here are based on schedule updated August 2023.

Sources: City of Visalia
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Zoning and Fees Transparency
The City has posted all zoning, development standards, and fees for each parcel to the City website, as required by Government Code Section 65940.1(a)(1)(A) and (B).

Constraints on Housing for Persons with Disabilities
California Government Code Section 65583 requires local jurisdictions to analyze potential and actual government constraints on the maintenance, improvement, and development of housing for residents with disabilities. This is to ensure that persons with either physical or mental disabilities are provided reasonable accommodation for access to and the enjoyment of all facilities, including housing. Government Code Section 65583(c)(3) also requires housing elements to provide a program to “…address, and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing for persons with disabilities.”
This section analyzes if the zoning policies and permitting procedures in Visalia impose any constraints to persons with disabilities accessing appropriate and adequate housing in the city.

Reasonable Accommodation
Pursuant to State law, the City has reviewed its General Plan, Zoning Ordinance, and operating regulations and policies, and has conducted outreach to the public to identify potential constraints to providing reasonable accommodation to persons with disabilities. The 2015 Analysis of Impediments to Fair Housing Choices, part of the 2015-2019 federal HUD Consolidated Plan, was reviewed for potential constraints to reasonable accommodation. The public outreach associated with the update of the Analysis of Impediments and Consolidated Plan, completed in 2019, has also provided the City with more current information for potential constraints to reasonable accommodation.

The City has policies and programs in place that ensure that housing access is not limited for disabled persons, that mobility in public places and transit are provided, and that education for both housing customers and providers are in place and active. This also includes a program for reporting, investigating, and resolving potential incidents of illegal housing exclusion practices by public or private housing providers. Finally, all requisite accessibility standards for new residential construction, including minimum accessible-ready units, are in place and enforced through the Community Development Department’s building permit reviews and inspections.

In 2017, the City adopted an Ordinance that updated the Zoning Ordinance Section 17.42.050 to state that “No variance shall be required for structures or devices that are necessary to facilitate reasonable access to a building or accommodation for persons with physical or non-physical disabilities.”" Reasonable accommodation requests are currently (2023) approved at the staff level without requiring a public hearing or discretionary permit. The City has not adopted a formal process or required findings for approving reasonable accommodation requests, which poses a potential constraint to providing accommodation. Program 5.8 commits the City to 3411
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amend the Municipal Code to provide a ministerial process for approving reasonable accommodation requests, including objective findings for approval.

Zoning and Land Use
State law requires residential care facilities with six or fewer persons to be allowed by-right in all residential zones. The City of Visalia allows residential care facilities with six or fewer persons by right in the following zones: A, OS, R-1-20, R-1-12.5, R-1-5, R-M-2, and R-M-3, in compliance with State law. In commercial, mixed-use, office and industrial zones, a Conditional Use Permit is required for residential care facilities with six or fewer persons.

Large residential care facilities (facilities with seven or more persons) are allowed with a Conditional Use Permit in all residential, commercial, office, mixed-use, and industrial zones.

These use permit requirements are a potential constraint to the development of large residential care facilities in residential zones. Program 5.8 commits the City to amending its Zoning Ordinance to permitting 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.

The City requires one covered parking space per every three beds in group care facilities, including residential care facilities. This is reduced from the two parking spaces required for single-family residential and 1.5 spaces for multi-family residential. The parking requirements in place for residential care facilities are similar to, or reduced from, those of other residential uses and do not pose an undue constraint on housing development for persons with disabilities.

Definition of Family
The Visalia Zoning Ordnance defines a family as “(1) two or more persons related by birth, marriage, or adoption; or (2) an individual or a group of persons living together who constitute a bona fide single-family housekeeping unit in a dwelling unit, not including a fraternity, sorority, club, or other group of persons occupying a hotel, lodging house or institution of any kind.” This definition does not pose a constraint to providing adequate housing for persons with disabilities.

Building Codes
As of January 2023, the City of Visalia has adopted the 2022 California Building Code with no local amendments that may pose an undue constraint on providing accommodations for people with disabilities.

Potential Environmental Constraints
Flooding
Visalia is located on relatively level terrain typical of the Tulare Lake basin; although, it rests in the heart of the Kaweah River Delta system. The Terminus Dam, which forms Lake Kaweah 3412
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about 18 miles to the east, controls river flows of the Kaweah River. The St. Johns River, a branch of the Kaweah River, extends along the northeastern city limit line. In addition, the city contains an extensive network of creeks and irrigation ditches that carry programmed releases of water from Lake Kaweah and from the Friant Irrigation Canal to area farms and orchards.

These creeks and ditches also channel and carry area-wide and local storm water runoff through the city in a generally northeast to southwest pattern, terminating west of the city near the Tulare Lake lakebed.

Visalia has experienced several major floods in its history, specifically in 1950, 1955, 1966, and 1969. The waterways noted above have historically been used to control and convey stormflows. The Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map panels for Visalia were last updated in June 2009. The changes from the previous maps generally reflected the improvements in storm water managements that included automatic pumps and local detention basins; however, the map panels adversely rated older parts of the city, particularly north of State Highway 198, due to the unreinforced levee banks of the St.

Johns River. FEMA flood evaluators determined the levees could eventually fail and cause shallow area wide flooding during a 100-year storm event. Consequently, many of Visalia’s older and more affordable neighborhoods were placed in Special Flood Hazard Areas (zones including and beginning with A).

Houses located in the Special Flood Hazard Area are required to have FEMA approved flood insurance to qualify for federally backed home loans, mortgage assistance, or rehabilitation grants and loans. In 2023 the average annual cost of flood insurance in Zone A flood hazard zones is $1,161. The added cost of this insurance must be factored into decisions whether to fund mortgage assistance or rehabilitation loans in many of the City’s more affordable neighborhoods.

Hazardous Materials and Sites
As of 2023, there are 46 identified cleanup sites throughout the City including sites that are active, certified or need further action or evaluation. The City has one Superfund site, comprising four small (1,000 sq. yards or less in area) in the East Downtown area that was fully remediated in 2009. Other sites identified as contaminated are primarily former dry-cleaning shops, agricultural chemical storage sites, and leaking underground fuel storage sites. Typical remediation of the sites consisted of soil excavation, soil replacement, and continuous groundwater testing to ensure the presence of the contaminants has abated.

The City continues to perform Phase 1 Environmental surveys, and subsequent detailed soil testing prior to offering City-owned sites to affordable home construction partners. This represents an added cost of ensuring that suitable residential development sites are provided for new affordable housing projects.

In addition, federal law requires detailed preclusion analyses to be performed by the City for all candidate sites before mortgage assistance or rehabilitation funds can be authorized. City staff performs the site preclusion analysis for each candidate site. City staff uses local and State data 3413
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bases as well as the federal EPA Enviro-tracker program to perform this analysis. Where the proximity to contaminated sites is less than the acceptable threshold per applicable regulations, the site is eliminated from eligibility. To date, no candidate site has been eliminated due to either direct site contamination, or for its proximity to a former or active contaminated site.

Noise
The General Plan Noise Element serves as the guide for establishing a pattern of land uses that minimizes the exposure of residents and other sensitive receptors (e.g., schools) to excessive noise. The primary noise generator that affects residents is roadway noise. The City employs a number of mitigation measures to attenuate noise to acceptable levels (45 dB/DNL interior, 65 dB/DNL exterior). These include sound walls, enhanced design and construction techniques for both noise generators and noise receptors, and regulatory limits on the times when excessive noise generation may be allowed.

Impact to noise is an environmental category that is reviewed under the National Environmental Policy Act (NEPA). Consequently, candidate houses for federally backed mortgage assistance programs must demonstrate that the house interior and exterior noise levels will fall below the community noise acceptance levels. Typically, houses adjacent to collector or arterial roads where perimeter sound walls are not installed will not qualify for assistance programs to noise level exceedance.

Non-Governmental Constraints
The availability and cost of housing is strongly influenced by market forces over which local governments have little or no control. Nonetheless, State law requires that the Housing Element contain a general assessment of these constraints, which can serve as the basis for actions to offset their effects. The primary non-governmental constraints to the development of new housing in Visalia can be broken into the categories of availability of financing and development costs.

All resources needed to develop housing in Visalia are subject to the laws of supply and demand, meaning that these resources may not always be available at prices which make housing development affordable. Thus, cost factors are the primary non-governmental constraints upon development of housing in Visalia. This is particularly true in the case of housing for lower and moderate-income households, where basic development cost factors such as the cost of land, required site improvements, and basic construction are critical in determining the income a household must have to afford housing.

Availability of Financing
Since the 1990s, rising housing values and a growing housing industry boosted investor and homebuyer portfolios and contributed to a sense of security that encouraged continued investment in the housing market. Alternative mortgage products increased the number of 3414
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homebuyers, especially investors who purchased single-family homes as non-primary residences. Virtually every business or profession related to homes sales, construction, mortgages, and titles had increased business opportunities during this period.

The use of alternative or “creative” mortgage products, such as graduated payment mortgages, variable and adjustable-rate mortgages, interest-only loans, “stated income” loans with no income verification, and zero down payment loans allowed consumers to purchase high-priced housing without the qualifications required by traditional loans, such as sufficient income level.

These mortgage products increased homeownership rates–a goal of affordable housing advocates. Even during periods of higher interest rates, homeownership and home sales increased. However, starting in 2006, home prices in Visalia and throughout California began to level off and then declined for both new and existing homes. The mortgage market collapse also impacted borrowers with “jumbo” loans, relatively large loans that are not federally backed. A jumbo mortgage is a loan amount above conventional conforming loan limits set by Fannie Mae and Freddie Mac, federally- chartered financial institutions that purchase the bulk of residential mortgages in the U.S. Resets of interest rates and mortgage payments in the subprime mortgage market resulted in huge waves of foreclosures between 2007 and 2011. Beginning in 2012, the local housing market began to stabilize and again show gains. This was concurrent with absorption of foreclosed homes into the housing market, and interest rates between 3 and 5 percent for qualifying home buyers. As a result, sales of existing homes and new residential construction have achieved more stable volumes that predated the extremes of highs and lows that characterized the local housing market between 2000 and 2011.

In the last 10 years, Visalia has experienced some of the highest home appreciation rates of any community in the nation. Visalia real estate appreciated 125.84 percent over the last ten years, which is an average annual home appreciation rate of 8.49 percent, putting Visalia in the top 20 percent nationally for real estate appreciation.1 Figure 2 compares home values for Visalia and Tulare County based on Zillow.com’s home value index calculator. According to Zillow’s metric, home values in Visalia have increased from $188,260 in November 2014 to $358,515 in February 2023. As shown, home values have increased similarly in Visalia and Tulare County, though values in Visalia are higher than countywide. Similarly, data provided by Redfin.com indicates that, as of February 2023, the median for-sale home price in Visalia was $354,000, a +1.3 percent year-over-year increase.2
1 Neighborhood Scout, Visalia Real Estate Appreciate and Housing Market Trends, https://www.neighborhoodscout.com/ca/visalia/real-estate, accessed March 2023. 2 Redfin, Visalia Housing Market Trends, https://www.redfin.com/city/20572/CA/Visalia/housingmarket, accessed March 2023. 3415
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Figure 2 Zillow Home Value Index, Visalia and Tulare County November 2014 to February 2023
Source: https://www.zillow.com/home-values/21114/visalia-ca/, accessed March 2023.

Mortgage interest rates have a large influence over housing affordability. Higher interest rates increase a homebuyer’s monthly payment and decrease the range of housing that a household can afford. Lower interest rates result in a lower cost and lower monthly payments for the homebuyer. As shown in Figure 3, in the past 10 years mortgage rates across the United States remained relatively steady (between 3.5 and 4.8 percent through 2019, then dropped below three percent between 2020 and 2021). During 2022, mortgage rates increased significantly, reaching a high of 7.08 percent for a 30-year fixed-rate mortgage (FRM) at the end of 2022. In 2023, mortgage rates started to decline slightly, but still remain high compared to rates over the past 10 years, making it difficult for households to purchase a home.

Interest rates also affect the cost of development since most medium and large multifamily projects require financing. When interest rates rise, profit margins fall for developers, which makes investment in multifamily development less attractive, especially for affordable housing development. Beginning in 2022, the Federal Reserve began raising interest rates to attempt to control inflation. Where financing is available, construction capital seems to be directed at the best transactions – those with large, established, and well-capitalized sponsors. Given recent trends of increasing interest rates, the availability of financing is likely to be more of a constraint on new housing construction during this Housing Element planning period than it has been in the recent past.
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Figure 3 Historical Mortgage Rates in the United States (2013-2023) Source: Freddie Mac Primary Mortgage Market Survey
Interest rates are determined by national policies and economic conditions and there is little that a local government can do to affect these rates. However, to extend home buying opportunities to lower-income households, jurisdictions can offer homebuying programs that provide financial assistance to qualifying households to purchase a home. Additionally, government insured loan programs may be available to reduce mortgage down payment requirements. The City of Visalia works with Self-Help Enterprises to provide low-income residents homebuyer assistance programs that offer down payment and closing cost assistance to lower monthly mortgage payments for first-time homebuyers.

Development Costs
Land Costs
Costs associated with the acquisition of land include both the market price of raw land and the cost of holding the property throughout the development process. Land acquisition costs can account for over half of the final sales price of new homes in small developments and in areas where land is scarce. During the housing boom in the mid-2000s, raw residential land (without site improvements) received upwards of $200,000 per acre in Visalia (or over $40,000 per unfinished lot). This was due in large part to speculative land purchasing and development entitlements and resulted in a glut of over 6,000 residential units (paper lots) approved for development as of early 2009, at the start of the Great Recession. Issued residential permits have risen since 2021, experiencing a peak of 1,251 units in 2022, 691 of which were multifamily units.

Based on a review of real estate listings in March 2023, nine vacant residential parcels are for sale in Visalia. These sites are detailed in Table 52 below. The average price per acre ranges widely from $100,000 to over $870,000. Based on the locations of these parcels, improved lots in more developed neighborhoods tend to have higher listing prices, as opposed to more rural or 3417
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unimproved lots. As in other areas in California, Visalia is experiencing high costs of land, which is raising costs for residential development.

Table 52
Cost of Vacant Residential Zoned Land
Visalia
2023
APN Acreage Listing Price Price Per Acre
077-450-011* 0.57 $499,900 $877,017
077-680-018 0.4 $175,000 $437,500
097-104-007 0.14 $80,000 $571,428
098-050-003 11 $1,100,000 $100,000
098-070-028 0.22 $100,000 $454,545
123-110-007 0.22 $64,000 $290,909
123-110-029 2.92 $389,000 $133,219
123-340-066 0.36 $159,000 $441,666
126-261-015 0.25 $199,000 $796,000
* This property is located within the La Valencia Residential Community which may explain a higher cost of land.

Source: Realtor.com, accessed March 2023.

Construction Costs
Housing construction costs (i.e., labor, materials, transportation) can act as a constraint to the affordability of new housing and are fully market dependent. The cost of construction varies widely depending on the type, size, location, and amenities of the development. “Entry-level” homes have fewer amenities than other higher priced units. In Visalia, an entry-level, 1,500 square foot, three-bedroom, two-bath dwelling unit costs about $120 per square foot to build, totaling around $180,000 in construction costs and an additional $70,000 in lot development costs.

There is little that the City can do to mitigate the impacts of high construction costs except by avoiding local amendments to uniform building codes that unnecessarily increase construction costs without significantly adding to health, safety, or construction quality. Because construction costs are similar in the City to those in other Central Valley areas, the cost of construction is not considered a major constraint to housing production.

Total Housing Development Costs
High construction costs coupled with high land costs make it difficult for private sector developers to provide housing for lower-income residents. Subsidies, incentives, and other types of financial assistance are available to private sector developers to bridge the gap between actual costs of development and the sale price of affordable housing.

The total of all housing development costs discussed above for a typical entry-level single-family home (a 1,500 square foot dwelling unit on a 0.25-acre lot) is about $300,000, including site 3418
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improvements, construction costs, and fees and permits. This figure does not include developer profit, marketing, or financing costs. Construction costs for multifamily development range widely depending on project design and affordability. Construction costs for typical multifamily developments, inclusive of site improvements, construction costs and fees and permits, are estimated to be $350,000 per unit.

Requests to Develop Below Identified Densities and Approval Times
Requests by developers to develop below identified densities as prescribed by zoning regulations reduce the amount of housing possible in a region and may lead to further housing insecurity.

Government Code 65583(h)(6) requires that the City report all requests to develop Housing Opportunity sites with capacity for lower income housing at densities lower than reported in the Housing Element. During the previous planning period, the City received no requests to develop identified sites below the minimum density as described in the sites inventory.

Additionally, State law requires that the Housing Element include discussion of the length of time between project approval and requests for a building permit. As of 2023, recent multifamily projects have taken approximately three years from Planning Commission approval to building permit. Throughout California, interest rates, financing costs, and the cost of construction have made it difficult to move forward with their projects in a timely manner. Planning Commission approvals are good for two years and almost all projects are built within that timeframe.

Additionally, the Planning Commission may grant an application for renewal of a conditional use permit, provided that the application for renewal is received prior to the expiration of the original CUP approval. Since 2019, one project required a CUP renewal, which was granted by the Planning Commission.
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City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 133

5. Site Inventory and Analysis
State law requires every jurisdiction to undertake all necessary actions to encourage, promote, and facilitate the development of housing to accommodate regional housing needs.3 A jurisdiction must demonstrate in its Housing Element that its land inventory is adequate to accommodate its share of the region’s projected growth. This section details the Site Inventory process for the City of Visalia.

Regional Housing Needs Allocation (RHNA)
This Housing Element covers the planning period of December 2023 through December 2031 (also referred to as the 6th cycle Housing Element update). The Tulare County Association of Governments (TCAG), as the Metropolitan Planning Agency for the Tulare County region, is responsible for preparing the RHNA for the region based on recent growth trends, income distribution, and capacity for future growth. This methodology must align with state objectives, including but not limited to:
• Promoting infill, equity, and environmental protection • Ensuring jobs-housing balance
• Affirmatively furthering fair housing
The process to allocate the Tulare County region’s housing needs among the eight cities and the unincorporated county was initiated in September 2020 and was completed in August 2022 with the adoption of the Final Regional Housing Needs Plan. 4 Each jurisdiction’s share of the regional housing need is allocated based on recent growth trends, income distribution, and capacity for future growth. The RHNA methodology uses weighted indicators such as access to opportunity and job proximity to allocate housing units affordable to households of different income categories. TCAG is required to allocate units across income categories with the goal of reducing the concentration of lower-income households in historically lower-income communities. The RHNA for each jurisdiction is distributed into four income categories based on the Area Median Income (AMI)5:
• Very low-income (less than 50 percent of AMI)
• Low-income (50-80 percent of AMI)
• Moderate-income (80-120 percent of AMI)
• Above moderate-income (more than 120 percent of the AMI) As part of the Housing Element update, each jurisdiction must identify adequate land with appropriate zoning and development standards to accommodate its assigned share of the 3 Government Code section 65100 – 65763, Article 10.6. Housing Elements 4 Tulare Council of Governments (TCAG). 2022. Final Regional Housing Needs Plan. https://tularecog.org/sites/tcag/assets/FINAL%20RHNP%20-%20COMBINED.pdf 5 The Area Median Income of Tulare County is $57,394 for a household of four in 2023. 3421
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 134 December 2023
region’s housing needs. Tulare County’s 6th cycle RHNA is 33,214 total units. These units are distributed across five income categories within each jurisdiction, as shown below in Table 53.

Table 53
Tulare County Regional Housing Needs Determination Allocation Visalia, Tulare County, and California
2020
Jurisdiction
Very LowIncome
Allocation
Low-Income
Allocation
ModerateIncome
Allocation
Above
ModerateIncome
Allocation
Total
RHNA
Units Percent Units Percent Units Percent Units Percent Dinuba 387 24.4% 238 15.0% 268 16.9% 695 43.8% 1,588
Exeter 197 23.3% 121 14.3% 146 17.3% 380 45.0% 844
Farmersville 135 20.6% 83 12.7% 121 18.5% 315 48.2% 654 Lindsay 93 11.8% 58 7.4% 178 22.6% 460 58.3% 789
Porterville 872 21.5% 537 13.2% 739 18.2% 1,916 47.1% 4,064 Tulare 1,435 30.2% 884 18.6% 677 14.3% 1,753 36.9% 4,749 Visalia 3,741 34.7% 2,306 21.4% 1,321 12.2% 3,423 31.7% 10,791 Woodlake 75 15.2% 47 9.6% 103 20.9% 267 54.3% 492
Unincorporated County 1,563 16.9% 963 10.4% 1,870 20.2% 4,847 52.4% 9,243 Total 8,497 25.6% 5,238 15.8% 5,424 16.3% 14,055 42.3% 33,214 Meeting the RHNA
Each jurisdiction must identify adequate land with appropriate zoning and development standards to fulfill its required RHNA. Jurisdictions can use planned and/or approved projects, estimated accessory dwelling unit (ADU) production, and vacant and/or underutilized sites to accommodate the RHNA. In some cases, rezoning must occur to ready sites for future residential development.

Once the City has demonstrated that it has the development capacity to accommodate the RHNA, it has two obligations:

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

Continue to allocate available funding resources to and facilitate the development of affordable housing, as it has done frequently in the past. The City is not obligated to ensure construction of low-income housing on any particular site within its city limits. 3422
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RHNA Credits
The City may use anticipated production of accessory dwelling units (ADUs) and units in approved or pending residential developments which will be completed within the planning period as credit towards fulfillment of its RHNA.

Accessory Dwelling Units
Based on an analysis of ADU production in Visalia over the last five years (2018, 2019, 2020, and 2021, and 2022), the City has prepared a projection of the estimated ADU production in the upcoming eight-year Housing Element cycle.

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

Extrapolated over the eight-year Housing Element planning period, the City can safely project the production of approximately 64 ADUs during the 2023-2031 planning period. The City anticipates that this projection conservatively accounts for consistent ADU production in the upcoming years based on a recent uptick in ADU permits issues and more programs in place that promote the production of ADUs. All anticipated ADUs were assigned to the above moderate-income category. Table 54 shows the number of ADU permits issued each year.

Table 54
Accessory Dwelling Unit Production, City of Visalia
Visalia
2022
Reporting Year ADU Building Permits Issued
2018 3
2019 7
2020 2
2021 5
2022 21
Total 38
Annual Average 8
Pending or Approved Projects
Residential developments approved and permitted, but not yet built (“pipeline projects”) can be credited towards the City’s RHNA for the 6th cycle Housing Element provided it can be demonstrated that the units can be built by the end of the 6th cycle planning period. Similarly, units that are under construction but have not yet received a certificate of final occupancy as of June 30, 2023, can also be credited towards the RHNA. Affordability (the income category in which the units are counted) is based on the actual or projected sale prices, rent levels, or other mechanisms establishing affordability of the units within the project. Although these projects do not have deed restrictions or evidence that these will be affordable, we are conservatively assuming them for the above moderate capacity. Pipeline projects that can count toward the 3423
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 136 December 2023
City’s 6th cycle RHNA are listed in Table 55. The following four residential development projects include deed-restricted units affordable to extremely low- very low-, and low-income households:
• Caldwell / Lovers Apartments
• K / Ben Maddox Apartments
• Demaree / Houston Apartments
• Senior Housing at N Highland
Figure 4 shows the locations of these projects. Many projects are located in the northeast and southeast portions of the city, and all projects consist of single-family and multi-family projects in residential and mixed-use zones. All units are expected to be completed during the 2023-2031 planning period.
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City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 137
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
1 Caldwell / Lovers
Apartments
126850029 34 68 240 0 0 342 Entitlement
approved
2 K / Ben Maddox
Apartments
126750050,
051
29 58 205 0 0 292 Entitlement
approved
3 Demaree / Houston
Apartments
077660021,
022, 024
22 44 156 0 0 222 Entitlement
approved
4 Orchard Walk Townhomes 079310004,
005
0 0 0 0 234 234 Building
permits
applied for in
January 2023
5 Senior Housing at N
Highland
090060058 0 69 0 1 0 70 Entitlement
approved
6 Village at Shannon Pkwy.

Visalia City CouncilDecember 18, 2023

Visalia City Council
December 18, 2023