Visalia City Council
December 18, 2023

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update December 2023

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update December 2023
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Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update December 2023 i
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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update ii December 2023
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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update December 2023 iii
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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update iv December 2023
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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update December 2023 v
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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update vi December 2023
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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update December 2023 vii
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

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update viii December 2023

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update December 2023 1

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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 2 December 2023
• 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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update December 2023 3
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.

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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 8 December 2023
• 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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 10 December 2023
• 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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 12 December 2023
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.

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 in- person efforts, and other complicating factors.

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.

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.

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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 17
• 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.

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. Twenty-
nine 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.

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 up-
front 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.

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.

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 lower-
income households.

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).

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.

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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 25
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) 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
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:

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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 29

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 5th 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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 31
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).

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%
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 34 December 2023
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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 35
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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 36 December 2023
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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 37
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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 38 December 2023
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 serving- related, 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.).

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 39
Table 10
Wages by Employment Industry
Visalia-Porterville MSA
May 2022 (Employment) & 2022 1st Qtr. (Wages)

Occupational Title
1st 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.

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).

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 41
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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 42 December 2023
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).

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 43
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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 44 December 2023
Table 14 shows the number of bedrooms by housing unit by tenure in Visalia in 2020. Renter- occupied 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 City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 45
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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 46 December 2023
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 City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 47
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
Homes Detached Attached 2 to 4 5 plus
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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 48 December 2023
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 Multi-
Family 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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 49
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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 50 December 2023
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% City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 51
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 non- substandard 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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 52 December 2023
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 Visalia- Porterville 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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 53
• 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 Visalia- Porterville 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 low- income 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. Low- income 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, Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 54 December 2023
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, 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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 56 December 2023
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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 57
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
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 58 December 2023
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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 60 December 2023
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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 61
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 single- family 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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 62 December 2023
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
Non-
family
Elderly
Family
Elderly
Non-
family
Total
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

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 63
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, City- assisted projects account for 552 units/beds.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 64 December 2023
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 City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 65
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% Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 66 December 2023
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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 67
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. Forty- seven 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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 68 December 2023
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-to- info/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 City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 69
(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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 70 December 2023
• 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 three- bedroom 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).

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 71
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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 72 December 2023
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
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 73
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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 74 December 2023
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 City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 75
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 single- family 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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 76 December 2023
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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 77
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 clean- 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.

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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 Non- Hispanic/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.

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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 short- term 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 City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 81
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 City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 83
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 Quasi- Public zone.

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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 City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 87
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, C- S, 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 non- residential 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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 88 December 2023
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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 90 December 2023
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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 92 December 2023
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 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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 94 December 2023
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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 95

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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 96 December 2023
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 mixed- use 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
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 97
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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 98 December 2023
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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 99
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, public- private 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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 100 December 2023
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 (O- C), 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).

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 101
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 C5 C5 One-Family (Single Family) Dwellings - Legally
Existing and Expansion of Legally Existing

P P P P P P P
Duplex C3 C3 C3 P P
Multifamily Dwellings – New P2 P2
Multifamily Dwellings - Legally Existing and
Expansion of Legally Existing

P P P P P
Condominium, Townhouse Style C4 C4 C4 C4 C4
Condominium, Apartment Style C4 C4
Mobile Home Parks C C C C7 C7
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) P6 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)
P7 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. 2Multifamily 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
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 102 December 2023
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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 103
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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 104 December 2023
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 City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 105
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, 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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 107
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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 108 December 2023
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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 109
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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 110 December 2023
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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 111
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

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 112 December 2023
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 City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 113
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; Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 114 December 2023
• 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 City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 115
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.

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.

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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 116 December 2023
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, City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 117
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.”
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 118 December 2023
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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 119
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, Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 120 December 2023
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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 121
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
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 123
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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 124 December 2023
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 City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 125
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 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 126 December 2023
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 City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 127
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/housing- market, accessed March 2023.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 128 December 2023
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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 129
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 multi- family 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

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 130 December 2023
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 City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 131
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.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 132 December 2023

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.

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 Low-
Income
Allocation
Low-Income
Allocation
Moderate-
Income
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
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.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 135
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 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.

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 Low-
Income Units
Low Income
Units Moderate
Income Units
Above
Moderate-
Income Units
Total 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.

Apartments
079071033 0 0 0 0 12 12 Building
permits
applied for in
December
2022
7 Lovers-Tulare Apartments 101013022 0 0 0 0 6 6 Building permits
applied for in
November
2022
8 Houdini Acres 087122010,
011, 013
0 0 0 0 4 4 Entitlement
approved
9 East Haven 100140030 0 0 0 0 2 2 Entitlement
approved
10 Bungalow 144 Apts. (Quail
River)
127030004,
025, 033, 034
0 0 0 0 144 144 Building
permits
applied for in
December
2022
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 138 December 2023
Table 55
Pending or Approved Projects
Visalia
2022
Map ID
Project Name APN(s)
Extremely
Low-Income
Units
Very Low-
Income Units
Low Income
Units Moderate
Income Units
Above
Moderate-
Income Units
Total Units Status
11 Emerald Creek 101060002 0 0 0 0 18 18 Entitlement
approved
Total 85 239 601 1 420 1,346

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft May 2023 139
Figure 4 Pipeline projects

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 140 December 2023
Summary of RHNA Credits
After accounting for projected ADU development and pipeline projects, the City has satisfied approximately 9 percent of its total RHNA allocation for the 2023-2031 planning period. The City must demonstrate the availability of sites with appropriate zoning and development standards that allow and encourage the development of an additional 9,381 units. This total includes 3,417 very low-income, 1,705 low-income, 1,320 moderate-income, and 2,939 above moderate- income units, as shown on Table 56.

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

In accordance with State law, land suitable for residential development must be appropriate and available for residential use within the planning period. Sites used in the inventory can be a parcel or group of parcels that meet the following criteria:
• Vacant sites zoned for residential use
• Vacant sites zoned for nonresidential use that allow residential development • Residentially zoned sites that are capable of being developed at a higher density (nonvacant sites, including underutilized sites)
• Sites owned or leased by a local government
• Nonresidential zoned sites that can be rezoned residential use, including a program to rezone the site to permit residential use
To identify potential sites for additional development, geospatial data was used to identify vacant and nonvacant but underutilized properties within the city.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 141
Density and Parcel Size Requirements for Lower-Income
Housing
Visalia is located in one of the most affordable housing markets in California. Because of low land costs, housing type and density is not much of a factor in reducing the affordability gap as it is in other jurisdictions throughout California. As a result, affordable housing projects are developed in almost every residential zone, regardless of the allowable density.

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

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

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

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

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

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

Table 57
Regional Development Trends
Visalia
2022
Project Names
Total Units Acreage Zone
District
Zoning
District
Density
(du/acre)
Number of
Units
Allowed
Density
Achieved
Percent
Density
Achieved
Highland Gardens 36 4.67 R-M-2 15 70 7.71 51%
Montecito
Apartments
168 12.89 R-M-2 15 193 13.03 87%
Quail Park at
Shannon Ranch
120 3.55 R-M-2 15 53 28.17 225%
Harter Court 22 1.14 R-M-2 15 17 19.30 129%
East Haven 14 1.66 R-1-5 10 16 8.43 87.5%
Average 19.58 143%
The following pages provide a description of the five completed residential projects that represent regional development trends in the county.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 143
Highland Gardens

APN 090-060-061 Group Self-Help Enterprises
Address 2401 N. Highland Street Year Built 2016
Current Use Multi-Family Residential Previous Use Vacant Parcel Size 4.67 ac FAR 0.27
Highland Gardens is located on a previously vacant site off of Highland Street, just north of Ferguson Avenue and west of Dinuba Boulevard. The development contains 36 two- and three- bedroom affordable apartments. Constructed in 2016, the site is located in a multi-family residential zone with a 3,000 square foot minimum density. The allowable density for this multi- family zone is 15 units per acre resulting in a maximum unit capacity on this site of approximately 68 units. At 36 units, the project achieved 53 percent of allowable density.

N. Dinuba Blvd.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 144 December 2023
Montecito Apartments

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

Houston Ave.

N. Woodland St.

N. Mooney Blvd.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 145
Quail Park at Shannon Ranch

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

N. Demaree St.

N. Leila St.

W. Sedona Ave.

W. Flagstaff Ave.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 146 December 2023
Harter Court

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

Harter Court
E. Laura Ct.

S. Garden St.

Road 128
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 147
East Haven

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

Tulare Ave.

S. Pinkham St.

E. Howard Ave.

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

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

Table 58
Development Characteristics of Pipeline Projects
Visalia
2022
Project Name
APN (s) Existing
Use Zoning Acreage Total
Units
Max
Density
Allowed
Density
Achieved
% of Max
Density
Achieved
Caldwell / Lovers
Apartments
126850029 Vacant C-MU 11.41 342 35 29.97 86%
K / Ben Maddox
Apartments
126750050,
051
Vacant R-M-2 10.8 292 15 27.04 180%
Demaree/
Houston
Apartments
077660021,
022, 024
Single-
family
residence
R-M-
3/OPA

7.62 222 35 29.13 83%
Orchard Walk
Townhomes
079310004,
005
Vacant R-M-2 15.7 234 15 14.90 99%
Senior Housing at
N Highland
090060058 Vacant C-MU 2.06 70 35 33.98 97%
Village at Shannon
Pkwy. Apartments
079071033 Vacant R-M-2, R-
M-3

9.24 216 35 1.30 63%
Lovers-Tulare
Apartments
101013022 Vacant O-PA 2.78 32 35 11.51 33%
Houdini Acres 087122010,
011, 013
Vacant R-1-5 2.15 4 10 1.86 19%
Bungalow 144
Apts. (Quail River)
127030004,
025, 033,
034
Vacant R-M-3 7.1 144 35 20.28 58%
Emerald Creek 101060002 Vacant R-1-5 1.87 18 10 9.63 96% Average 19.96 81%
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 149
Realistic Development Capacity
To demonstrate capacity to accommodate the remaining RHNA, the City has identified sites with zoning suitable for housing development. Pursuant to Government Code Section 65583.2(c), the City is required to calculate the realistic number of units (or, realistic development capacity) of the sites identified. The Sites Inventory includes parcels in seven zoning districts with varying allowable densities and development standards. The City’s Zoning Code classifies each site into the following zones:
• Low-Density Residential (R-1-20) allows single family residential uses and related activities at densities between 1 and 2 dwelling units per acre. • Low-Density Residential (R-1-5) allows single family residential uses and related activities at densities between 2 and 10 dwelling units per acre. • Medium-Density Residential (R-M-2) allows multi-family residential uses and related activities at densities between 10 and 15 dwelling units per acre. • High-Density Residential (R-M-3) allows multi-family residential uses and related activities at densities between 15 and 35 dwelling units per acre. • Regional Commercial (C-R) conditionally allows single or multi-family residential uses and related activities at typical densities of 15 dwelling units per acre. • Commercial Mixed Use (CMU) allows single or multi-family residential uses and related activities at densities up to 35 dwelling units per acre. • Downtown Mixed Use (DMU) allows single or multi-family residential uses and related activities at a minimum density of 20 units per acre. The DMU zone does not have a maximum density. The typical density for this zone is 80 dwelling units per acre.

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

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

As stated previously, current development trends indicate average densities of 65 percent for low density residential, 140 percent for medium density residential, 69 percent for high density residential, and 183 percent for mixed-use zones. This assumed densities on the Site Inventory are more conservative than the development trend to allow for unforeseen circumstances, such as market forces or other factors that may impact development.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 150 December 2023
Table 59
Realistic Allowable Density Per Zone
Visalia
2022
Zone District Max Allowable
Density (units per
acre)
Realistic
Allowable Density
(units per acre)
Percent of Max
Density
Assumed
Income Category
R-1-20 2 1 50% Above Moderate
R-1-5 10 5 50% Above Moderate
R-M-2 15 12 80% Moderate
R-M-3 35 25 71% Moderate, Lower
C-R 15 12 80% Moderate, Above
Moderate
C-MU 35 20 55% Moderate, Lower
D-MU No Max 80 N/A Moderate, Lower
To establish realistic development capacity, the City referenced typical buildout densities achieved on projects currently in the development pipeline (see Table 58) but provided more conservative estimates that do not take into account State Density Bonus Law or similar tools.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Table 61
Nonvacant Sites Analysis
Site
Address or
Street
APN Meet Sites
Requirements
(1, 2, or 3), or
2 criteria (4-8)
Vacant
(1)
Surface
Parking
(2)
Vacant
Buildings
(3)
Single-
Story
Building
(4)
ILR of
<1.0 (5)
Neighborhoods
with older
housing stock
(<40 years old)
(6)
FAR
(7)
<0.9
E Tulare
Ave & S
Burke St
097160015 Yes No No No No 2.20 Yes 0.00
1020 E
Tulare Ave
097160018 Yes No No No Yes 2.20 Yes 0.03
E Tulare
Ave & S
Burke St
097170001 Yes No No No No 1.76 Yes 0.00
E Tulare
Ave & S
Burke St
097181017 Yes No No No No 2.59 Yes 0.00
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 156 December 2023
Table 61
Nonvacant Sites Analysis
Site
Address or
Street
APN Meet Sites
Requirements
(1, 2, or 3), or
2 criteria (4-8)
Vacant
(1)
Surface
Parking
(2)
Vacant
Buildings
(3)
Single-
Story
Building
(4)
ILR of
<1.0 (5)
Neighborhoods
with older
housing stock
(<40 years old)
(6)
FAR
(7)
<0.9
3629 N
Demaree St
077060022 Yes No No No Yes 0.49 No 0.00
Riggin Ave
& Dayton Ct
078430008 Yes No No No No 0.00 Yes 0.00
Boyer Ln &
E Goshen
Ave
098060043 Yes No Yes No No 0.21 Yes 0.10
2603 E
Goshen
Ave
098340042 Yes No No No Yes 0.00 Yes 0.01
E Tulare
Ave & S
Ben
Maddox
Way
100390001 Yes No No No No 0.00 Yes 0.00
1641 E
Tulare Ave
100390002 Yes No No No Yes 2.41 Yes 0.00
N Santa Fe
& E Grove
Ave
094110013 Yes No No No No 0.00 Yes 0.00
500 E Race
Ave
094100037 Yes No Yes No Yes 1.46 Yes 0.36
535 N
Burke St
094250015 Yes No No Yes Yes 0.00 Yes 0.07
S Fairway
St & W
Orchard
Ave
122300042 Yes No Yes No No 0.00 Yes 0.00
2135 N
Dinuba Blvd
090280017 Yes No Yes Yes Yes 0.68 Yes 0.23
N Ben
Maddox
Way & E
Goshen
Ave
098142055 Yes No No No No 0.00 Yes 0.00
730 E
Mineral
King Ave
094222029 Yes No Yes No Yes 0.81 Yes 0.24
700 E
Mineral
King Ave
Unit A
094222030 Yes No Yes Yes Yes 0.27 Yes 0.30
715 1/2 E
Acequia
Ave Unit A
094222019 Yes No Yes No Yes 0.27 Yes 0.33
721 E
Acequia
Ave
094222018 Yes No Yes No Yes 0.00 Yes 0.28
815 E
Acequia
094222006 Yes No Yes No Yes 0.81 Yes 0.15
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 157
Table 61
Nonvacant Sites Analysis
Site
Address or
Street
APN Meet Sites
Requirements
(1, 2, or 3), or
2 criteria (4-8)
Vacant
(1)
Surface
Parking
(2)
Vacant
Buildings
(3)
Single-
Story
Building
(4)
ILR of
<1.0 (5)
Neighborhoods
with older
housing stock
(<40 years old)
(6)
FAR
(7)
<0.9
Ave
940 E Main
St
094201019 Yes No Yes No Yes 0.68 Yes 0.47
1040 E
Main St
094201026 Yes No Yes No Yes 0.00 Yes 0.12
620 E
Center Ave
094240029 Yes No Yes No No 0.00 Yes 0.29
700 E
Murray Ave
094250020 Yes No No Yes Yes 0.27 Yes 0.03
701 E Race
Ave
094100022 Yes No Yes No Yes 0.27 Yes 0.06
800 N
Burke St
094160023 Yes No Yes No Yes 0.37 Yes 0.21
202 NE 2nd
Ave
094034011 Yes No Yes No Yes 0.00 Yes 0.62
N Santa Fe
St & N
Grape St
094120039 Yes No Yes No No 0.20 Yes 0.00
1120 N
Santa Fe St
094120037 Yes No Yes No Yes 0.20 Yes 0.53
1319 W
Goshen
Ave
093253001 Yes No Yes Yes Yes 0.50 Yes 0.12
1300 S
Mooney
Blvd Unit 1
096321016 Yes No Yes No Yes 0.43 Yes 0.21
1411 S
Mooney
Blvd
095160076 Yes No Yes No Yes 0.89 No 0.34
N Burke St
& E School
Ave
000011537 Yes No Yes No No 0.00 Yes 0.00
413 N Ben
Maddox
Way
094180012 Yes No Yes No Yes 0.00 Yes 0.02
2131 W
Whitedale
Ave
121090071 Yes No Yes No Yes 0.81 No 0.43
2211 W
Whitedale
Ave Unit A
121090070 Yes No Yes No Yes 0.81 No 0.31
2300 W
Whitedale
Ave
121380001 Yes No Yes No Yes 0.91 No 0.26
1740 W

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

FAIRWAY
ST
122300043 Yes No Yes No Yes 0.00 Yes 0.46
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 158 December 2023
Table 61
Nonvacant Sites Analysis
Site
Address or
Street
APN Meet Sites
Requirements
(1, 2, or 3), or
2 criteria (4-8)
Vacant
(1)
Surface
Parking
(2)
Vacant
Buildings
(3)
Single-
Story
Building
(4)
ILR of
<1.0 (5)
Neighborhoods
with older
housing stock
(<40 years old)
(6)
FAR
(7)
<0.9
3252 S
Mooney
Blvd
122300017 Yes No Yes No Yes 0.68 Yes 0.25
3230 S
Mooney
Blvd
122313020 Yes No Yes No Yes 0.68 Yes 0.49
620 W
Houston
Ave
090096021 Yes No Yes No No 0.82 Yes 0.43
512 N Ben
Maddox
Way
098142063 Yes No Yes No Yes 0.00 Yes 0.03
1122 E
Mineral
King Ave
094212018 Yes No Yes No Yes 0.89 Yes 0.09
1921 S
Central St
096291020 Yes No Yes No Yes 0.00 Yes 0.41
1920 S
Mooney
Blvd
096291021 Yes No Yes No Yes 0.00 Yes 0.30
1920 W
Princeton
Ave Unit 13
096301022 Yes No Yes No No 0.00 Yes 0.19
5021 W
Noble Ave
087470009 Yes No Yes No Yes 0.00 No 0.28
1725 S
Mooney
Blvd Unit A
095134062 Yes No Yes No Yes 0.18 No 0.18
1545 S
Mooney
Blvd
095160087 Yes No Yes No Yes 0.94 No 0.10
1441 S
Mooney
Blvd Unit A
095160082 Yes No Yes No Yes 0.07 No 0.48
1221 S
Mooney
Blvd
095120101 Yes No Yes No Yes 0.93 No 0.27
2700 S
Mooney
Blvd
122011022 Yes No Yes No No 0.67 Yes 0.39
500 N
Santa Fe St
094250046 Yes No Yes No No 0.00 Yes 0.39
1123 E
Acequia
Ave
094212056 Yes No Yes No Yes 0.89 Yes 0.11
1322 N MC
Auliff St
Unit 101
103120084 Yes No Yes No Yes 0.00 Yes 0.08
330 N
Santa Fe St
094240001 Yes No No Yes Yes 0.81 Yes 0.20
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 159
Table 61
Nonvacant Sites Analysis
Site
Address or
Street
APN Meet Sites
Requirements
(1, 2, or 3), or
2 criteria (4-8)
Vacant
(1)
Surface
Parking
(2)
Vacant
Buildings
(3)
Single-
Story
Building
(4)
ILR of
<1.0 (5)
Neighborhoods
with older
housing stock
(<40 years old)
(6)
FAR
(7)
<0.9
511 E
School Ave
094240044 Yes No No No Yes 0.53 Yes 0.32
E Mineral
King Ave &
S Bridge St
094302019 Yes No Yes No No 0.50 Yes 0.00
200 S
Bridge St
094304006 Yes No Yes No Yes 0.00 Yes 0.72
N Floral St
& W Center
Ave
094321007 Yes No Yes No No 0.20 Yes 0.00
200 E
Center Ave
094286002 Yes No Yes No Yes 0.90 Yes 0.40
200 S Court
St
094301009 Yes No Yes No Yes 0.86 Yes 0.29
505 N Court
St
094355011 Yes No Yes No Yes 0.90 Yes 0.40
Adequacy of Nonvacant Sites
The City has identified some areas with infill and adaptive reuse opportunities that could assist with spearheading a variety of housing types close to its existing core. Housing development within the Downtown or Central Core area and East Downtown area is discussed below. All identified nonvacant sites are located in these areas.

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

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

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

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

In addition to senior housing, there have been some examples of redevelopment occurring on the upper floors of new and existing downtown buildings, transforming these spaces into market-rate housing. Between 2003 and 2015, eight housing units have been added to the downtown core, within three sites located between the 100 and 300 blocks of East Main Street.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 160 December 2023
The most recent example is the redevelopment of space on the second and third floors into six new housing units. This project, located at 115 E. Main Street, was approved by Conditional Use Permit (CUP) No. 2014-04 in 2014, and certified for occupancy in 2015. Retail uses have remained on the first floor. The development has an overall density of 71.43 dwelling units per acre (six units on a 0.084-acre site). Next door to 115 E. Main Street, there is, within the same building but within a separate parcel, a ground floor retail space with the redevelopment of space on upper floors into four new housing units. This project, located at 117 E. Main Street, was approved by CUP No. 2018-14 (for three units) in 2018 and CUP No. 2019-41 (for one unit) in 2019, and issued permits in 2019 and 2020 respectively. The development has an overall density of 50 dwelling units per acre (four units on a 0.08-acre site).

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

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

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

With the release of the East Downtown Strategic Plan in 2005 and the General Plan Update in 2014, the latter including several objectives and policies towards improving and enhancing East Downtown’s image, the City has demonstrated a strong commitment to transforming this area into an extension of its core downtown that hosts a variety of commercial, residential, and quasi-public uses. The new Zoning Ordinance and Map adopted in March 2017 replaced much of the underlying C-S zone designation to C-MU to reinforce the vision of new commercial, professional, and residential uses.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 161
The East Downtown Strategic Plan anticipated the development of over 1,000 residential units and 1.15 million square feet of employment space. Some of the sites, such as the Downtown Visalia Transit Center, have already transitioned or are in the process of transitioning to more urban uses. The City also cleared another City-owned site using federal brownfield grants.

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

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

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

Sites used in Previous Planning Periods
In accordance with Government Code Section 65583, vacant parcels from both the 4th and 5th cycles and non-vacant parcels from the 5th cycle may be reused in this Housing Element to accommodate lower-income housing, provided they are rezoned to allow projects that have at least 20 percent of the units set aside to be affordable for lower-income households to be allowed by right (i.e., can be approved administratively without requiring Planning Commission or City Council approval). Ten vacant or nonvacant sites identified on the Site Inventory are subject to this by-right requirement, as shown on Table 62.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 162 December 2023
Table 62
Sites Used in Previous Planning Periods
Visalia
2022
Address APN Acres Land Use Zoning Existing Use Total Units 2505 E Goshen Ave 098060027 0.50 RHD R-M-3 Vacant 13
2541 E Goshen Ave 098060038 1.00 RHD R-M-3 Vacant 25
S Burke St & E Acequia
Ave
094222015 0.90 CMU CMU Vacant 23
E Main St & S Edison St 094201027 2.20 CMU CMU Vacant 55 N Burke St & E School
Ave
094250031 0.70 CMU CMU Vacant 18
Boyer Ln & E Goshen
Ave
098060043 3.15 RHD R-M-3 Industrial 79
2603 E Goshen Ave 098340042 9.68 RHD R-M-3 Industrial 242 E Tulare Ave & S Ben
Maddox Way
100390001 4.62 RHD R-M-3 Agriculture 116
1641 E Tulare Ave 100390002 3.81 RHD R-M-3 Agriculture 95 511 E School Ave 094240044 1.00 DMU DMU Industrial 80
City-Owned Sites
While the vast majority of identified opportunity sites are privately owned, 6 sites owned by the City have been identified as having high redevelopment potential and have been included on the Site Inventory. These sites are currently vacant, parking, commercial, and light industrial and are considered highly developable and are currently zoned to support high-density, mixed-use, and transit-oriented development, specifically in the CMU and DMU zones.

The City will follow all requirements of the Surplus Land Act, Article 8 (commencing with Section 54220) of Chapter 5 of Part 1 of Division 2 of Title 5, including holding a public hearing designating the properties as “surplus properties” under California Law. Table 63 lists the City- owned sites identified for redevelopment. In the event that these sites do not develop in this time frame, the City will identify alternative sites to accommodate the RHNA.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 163
Table 63
City Owned Sites
Visalia
2022
Address APN Acres Land Use Zoning Existing
Use
Total
Units
Status
N Ben Maddox Way & E
Goshen Ave
098142055 1.67 CMU CMU Industrial 42 City Ownership
700 E Murray Ave 094250020 1.47 CMU CMU Industrial 37 Surplus Land 701 E Race Ave 094100022 3.26 CMU CMU Industrial 82 Surplus Land 413 N Ben Maddox Way 094180012 3.97 O CMU Commercial 99 Successor Agency E Mineral King Ave & S
Bridge St
094302019 1.39 DMU DMU Parking 111 City Ownership
N Floral St & W Center Ave 094321007 0.61 DMU DMU Parking 49 City Ownership

Large Sites for Lower-Income Units
Government Code Section 65583.2 establishes that sites between 0.5 and 10 acres in size, which are zoned for residential development at greater than 30 units per acre, are suitable for lower-income projects. Very small parcels, even when zoned for high densities, may not facilitate the scale of development required to access competitive funding resources. No standalone parcels smaller than 0.5 acres include lower-income units. Conversely, typically lower-resource affordable housing developers may be unable to finance the scale of project necessitated by very large parcels.

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

The status of the five sites identified to support lower-income units are detailed below. The realistic unit capacity for each site is shown on Table 64:
3506 N Dinuba Blvd (79071030)
A parcel map to separate this site into parcels smaller than 10 acres was approved by the Planning Commission on July 24, 2023. A final map is expected to record within one year. Therefore, the site is expected to record on an adequately sized parcel in July 2024 or later. The applicant has stated their intent to utilize deed restriction to maintain affordability for Lower income level.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 164 December 2023
1818 E Goshen Ave (98050002)
There have been no proposals received by the City to develop or further divide the site into smaller parcels.

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

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

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

Table 64 Large Sites
Visalia
2022
Address
APN Acres Land Use Zoning
Lower-
Income
Units
Moderate-
Income
Units
Above
Moderate-
Income
Units
Total Units
3506 N Dinuba
Blvd
079071030 16.00 RHD R-M-3 250 0 150 400
1818 E Goshen
Ave
098050002 11.00 RHD R-M-3 250 0 25 250
E Douglas Ave &
N O'Malley St
098050003 11.00 RHD R-M-3 250 0 25 250
S Stonebrook St
& W Cameron
Ave
126070049 11.00 RHD R-M-3 250 0 25 250
W Riggin Ave &
N Roeben St
077100105 29.30 RHD R-M-3 250 0 483 733

Compliance with Assembly Bill 725
Assembly Bill 725 (AB 725, 2020) requires that at least 25 percent of a jurisdiction’s moderate- and above moderate-income RHNA be satisfied on sites that can accommodate at least four units. The City satisfies its RHNA for moderate- and above moderate-income units through a combination of low, medium, and high density residential zoning. Approximately 62 percent of the City’s moderate-income RHNA and 33 percent of the City’s above moderate-income RHNA City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 165
can be accommodated on sites zoned for at least 25 dwelling units per acre and therefore fully complies with AB 725.

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

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

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

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

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

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

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

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

The southwest quadrant of Visalia can accommodate 430 lower-income units, 65 moderate- income units, and 284 above moderate-income units, as shown on Table 68. All units in this area are designed High or Highest Resource. All sites are shown with a corresponding Map ID on Figure 8.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 167
Table 65
Opportunity Sites in Northeast Visalia
Map
ID Address APN Acres Land Use Zoning
Existing
Uses
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Units
Moderate
Income
Units
Above
Moderate-
Income
Units
Total
Units
2 N St Johns Pkwy & E
Modoc Ave
091040025 1.29 RLD R-1-5 Vacant 0.00 0.00 0 0 6 6
3 N St Johns Pkwy & E
Modoc Ave
091333044 3.89 RLD R-1-5 Vacant 0.00 0.00 0 0 19 19
4 N Dunworth St 098050058 0.35 RLD R-1-5 Vacant 0.00 0.00 0 0 2 2 5 E Goshen Ave & Rd 140 098050060 9.08 RLD R-1-5 Vacant 0.00 0.00 45 0 0 45 6 E Douglas Ave & Rd 140 098050062 1.69 RLD R-1-5 Vacant 0.00 0.00 8 0 0 8 7 N Dunworth St & E
Douglas Ave
098050067 14.00 RLD R-1-5 Vacant 0.00 0.00 0 0 70 70
8 E Goshen Ave & S
Vimargo St
098050068 16.00 RLD R-1-5 Vacant 0.00 0.00 0 0 80 80
9 E St Johns Pkwy & N Cain
St
098220057 2.02 RLD R-1-5 Vacant 0.00 0.00 0 0 10 10
10 E Houston Ave & N Velie
Ct
103180084 0.21 RLD R-1-5 Vacant 0.00 0.00 0 0 1 1
11 N Vista Dr & N Simon St
(near Mill Creek)
103210035 1.07 RLD R-1-5 Vacant 0.00 0.00 0 0 5 5
12 E Stewart Ct & McAuliff St 103330084 0.14 RLD R-1-5 Vacant 0.00 0.00 0 0 1 1 13 E Roosevelt Ave & N
Manzanita St
103330088 0.11 RLD R-1-5 Vacant 0.00 0.00 0 0 1 1
14 E Cecil Ct & N Manzanita
St
103330094 0.19 RLD R-1-5 Vacant 0.00 0.00 0 0 1 1
15 3307 E Houston Ave Unit 1 103330100 1.20 RLD R-1-5 Vacant 0.00 0.00 0 0 6 6 16 3631 E Houston Ave 103330101 0.90 RLD R-1-5 Vacant 0.00 0.00 0 0 5 5 17 2326 N Bridge St 091030038 2.83 RLD R-1-5 Vacant 0.00 0.00 0 0 14 14 18 N Virmargo St & E Oak
Ave
098330006 4.65 RLD R-1-5 Vacant 0.00 0.00 0 0 23 23
19 2007 N Cain St 098440028 1.37 RLD R-1-5 Vacant 0.00 0.00 0 0 7 7 20 2037 N Cain St 098440029 0.80 RLD R-1-5 Vacant 0.00 0.00 0 0 4 4 21 2049 N Cain St 098440030 1.00 RLD R-1-5 Vacant 0.00 0.00 0 0 5 5 22 2002 N Ben Maddox Way 098440037 3.00 RLD R-1-5 Vacant 0.00 0.00 0 0 15 15 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 168 December 2023
Table 65
Opportunity Sites in Northeast Visalia
Map
ID Address APN Acres Land Use Zoning
Existing
Uses
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Units
Moderate
Income
Units
Above
Moderate-
Income
Units
Total
Units
23 1817 N Cain St 098453027 2.00 RLD R-1-5 Vacant 0.00 0.00 0 0 10 10 24 1835 N Cain St 098453028 1.80 RLD R-1-5 Vacant 0.00 0.00 0 0 9 9 25 1716 N Cain St 098470001 4.00 RLD R-1-5 Vacant 0.00 0.00 0 0 20 20 26 2232 N Ben Maddox Way 098490029 0.90 RLD R-1-5 Vacant 0.00 0.00 0 0 5 5 27 E Houston Ave & N
Virmargo St
098510015 4.79 RLD R-1-5 Vacant 0.00 0.00 0 0 24 24
28 3504 E Douglas Ave 103280032 4.00 RLD R-1-5 Vacant 0.00 0.00 0 0 20 20 29 3436 E Douglas Ave 103280081 1.63 RLD R-1-5 Vacant 0.00 0.00 0 0 8 8 38 4000 E St Johns Pkwy 103020051 9.99 RLD R-1-5 Vacant 0.00 0.00 0 0 50 50 39 St Johns Pkwy & N Sol St 103020052 7.37 RLD R-1-5 Vacant 0.00 0.00 0 0 37 37 40 St Johns Pkwy & River
Run St
103020057 4.66 RLD R-1-5 Vacant 0.00 0.00 0 0 23 23
41 St Johns Pkwy & River
Run St
103020064 6.57 RLD R-1-5 Vacant 0.00 0.00 0 0 33 33
42 St Johns Pkwy & River
Run St
103020070 3.95 RLD R-1-5 Vacant 0.00 0.00 0 0 20 20
43 4018 E Douglas Ave 103120019 8.55 RLD R-1-5 Vacant 0.00 0.00 0 0 43 43 48 3227 E Houston Ave 103180081 0.25 RLD R-1-5 Vacant 0.00 0.00 0 0 1 1 49 3223 E Houston Ave 103180080 1.78 RLD R-1-5 Vacant 0.00 0.00 0 0 9 9 50 E Douglas Ave & McAuliff
St
103320060 5.47 RLD R-1-5 Vacant 0.00 0.00 0 0 27 27
56 Goshen Ave & Cain St 098142057 25.31 RLD R-1-5 Vacant 0.00 0.00 0 0 138 138 R-1-5 Total 158.81 53 0 752 805
65 E Douglas Ave & N Tracy
St
098050069 5.72 RMD R-M-2 Vacant 0.00 0.00 0 0 69 69
66 E Douglas Ave & Rd 140 103290029 0.93 RMD R-M-2 Vacant 0.00 0.00 0 0 11 11 68 W Sanders Ct & N Leslie
St
093021027 0.52 RMD R-M-2 Vacant 0.00 0.00 0 0 6 6
69 W Sanders Ct & N Leslie
St
093021028 0.52 RMD R-M-2 Vacant 0.00 0.00 0 0 6 6
72 E Houston Ave & N Irma 098030002 5.65 RMD R-M-2 Vacant 0.00 0.00 0 0 68 68 City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 169
Table 65
Opportunity Sites in Northeast Visalia
Map
ID Address APN Acres Land Use Zoning
Existing
Uses
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Units
Moderate
Income
Units
Above
Moderate-
Income
Units
Total
Units
St
73 E Houston Ave & N Irma
St
098050005 9.05 RMD R-M-2 Vacant 0.00 0.00 0 109 0 109
74 1736 E Houston Ave 098200052 1.46 RMD R-M-2 Vacant 0.00 0.00 0 18 0 18 75 Houston St and Cain St 098200070 3.67 RMD R-M-2 Vacant 0.00 0.00 0 44 0 44 76 N Irma St & School Ct 098330007 2.37 RMD R-M-2 Vacant 0.00 0.00 0 28 0 28 77 1904 E Houston Ave 098480005 1.69 RMD R-M-2 Vacant 0.00 0.00 0 20 0 20 80 Ivanhoe Dr & Comstock St 103020068 2.62 RMD R-M-2 Vacant 0.00 0.00 0 31 0 31 81 Ivanhoe Dr & Comstock St 103020069 6.40 RMD R-M-2 Vacant 0.00 0.00 0 77 0 77 97 W Riggin Ave & S
Giddings St
078450019 11.62 RMD R-M-2 Vacant 0.00 0.00 0 0 98 98
98 Dinuba Blvd & Ferguson
Ave
090060019 6.36 RMD R-M-2 Vacant 0.00 0.00 0 76 0 76
99 Riggin Ave & Dayton Ct 078430008 1.30 RMD R-M-2 Industrial 0.00 0.00 0 16 0 16 R-M-2 Total 59.88 0 419 258 677
104 Houston & Road 146 103020072 9.16 RMD R-M-3 Vacant 0.00 0.00 0 229 0 229 105 Shannon Pkwy & N
Conyer St
078120040 7.08 RHD R-M-3 Vacant 0.00 0.00 177 0 0 177
106 3506 N Dinuba Blvd 079071030 16.00 RHD R-M-3 Vacant 0.00 0.00 250 0 150 400 108 E Douglas Ave & N Santa
Fe St
094110019 2.65 RHD R-M-3 Vacant 0.00 0.00 66 0 0 66
110 1818 E Goshen Ave 098050002 11.00 RHD R-M-3 Vacant 0.00 0.00 250 0 25 275 111 E Douglas Ave & N
O'Malley St
098050003 11.00 RHD R-M-3 Vacant 0.00 0.00 250 0 25 275 112 E Douglas Ave & N Cain
St
098050035 4.13 RHD R-M-3 Vacant 0.00 0.00 103 0 0 103
113 2046 E Goshen Ave 098050070 5.00 RMD R-M-3 Vacant 0.00 0.00 125 0 0 125 114 2505 E Goshen Ave Unit B 098060027 0.50 RHD R-M-3 Vacant 0.00 0.00 13 0 0 13 115 2541 E Goshen Ave 098060038 1.00 RHD R-M-3 Vacant 0.00 0.00 25 0 0 25 116 Boyer Ln & E Goshen Ave 098060043 3.15 RHD R-M-3 Industrial 0.21 0.10 79 0 0 79 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 170 December 2023
Table 65
Opportunity Sites in Northeast Visalia
Map
ID Address APN Acres Land Use Zoning
Existing
Uses
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Units
Moderate
Income
Units
Above
Moderate-
Income
Units
Total
Units
117 2603 E Goshen Ave 098340042 9.68 RHD R-M-3 Industrial 0.00 0.01 242 0 0 242 123 W Murray Ave & N Jacob
St
093243009 0.17 RHD R-M-3 Vacant 0.00 0.00 0 4 0 4
124 W Murray Ave & N Jacob
St
093243010 0.16 RHD R-M-3 Vacant 0.00 0.00 0 4 0 4
127 1905 E Houston Ave 098180050 2.89 RHD R-M-3 Vacant 0.00 0.00 72 0 0 72 R-M-3 Total 83.57 1,652 237 200 2,089
132 S Burke St & E Acequia
Ave
094222015 0.90 CMU CMU Vacant 0.00 0.00 23 0 0 23
133 E Main St & S Edison St 094201027 2.20 CMU CMU Vacant 0.00 0.00 55 0 0 55 134 N Burke St & E School Ave 094250031 0.70 CMU CMU Vacant 0.00 0.00 18 0 0 18 135 N Santa Fe & E Grove Ave 094110013 2.00 RHD CMU Commercial 0.00 0.00 50 0 0 50 136 500 E Race Ave 094100037 1.40 RHD CMU Commercial 1.46 0.36 35 0 0 35 137 500 N Tipton St 094250004 0.40 CMU CMU Vacant 0.00 0.00 0 10 0 10 138 S Tipton St & E Acequia
Ave
094222004 2.30 CMU CMU Vacant 0.00 0.00 58 0 0 58
139 E Main St & N Liberty St 094231008 0.30 CMU CMU Vacant 0.00 0.00 0 8 0 8 140 E Main St & N Liberty St 094231009 0.10 CMU CMU Vacant 0.00 0.00 0 3 0 3 141 604 E Main St 094231010 0.10 CMU CMU Vacant 0.00 0.00 0 3 0 3 142 E Main St & N Liberty St 094232001 0.10 CMU CMU Vacant 0.00 0.00 0 3 0 3 143 E Center Ave & N Liberty
St
094232003 0.30 CMU CMU Vacant 0.00 0.00 0 8 0 8
144 E Main St & N Liberty St 094232016 0.30 CMU CMU Vacant 0.00 0.00 0 8 0 8 145 E Main St & N Liberty St 094232006 0.40 CMU CMU Vacant 0.00 0.00 0 10 0 10 146 N Burke St & E Main St 094201001 0.20 CMU CMU Vacant 0.00 0.00 0 5 0 5 147 615 E Main St 094235017 0.75 CMU CMU Vacant 0.00 0.00 19 0 0 19 148 535 N Burke St 094250015 0.84 CMU CMU Industrial 0.00 0.07 21 0 0 21 149 N Santa Fe & E Race Ave 094100042 0.74 CMU CMU Vacant 0.00 0.00 19 0 0 19 150 N Tipton St & E Race Ave 094100041 0.52 CMU CMU Vacant 0.00 0.00 13 0 0 13 151 E Houston Ave & N Santa 094130005 1.26 CMU CMU Vacant 0.00 0.00 32 0 0 32 City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 171
Table 65
Opportunity Sites in Northeast Visalia
Map
ID Address APN Acres Land Use Zoning
Existing
Uses
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Units
Moderate
Income
Units
Above
Moderate-
Income
Units
Total
Units
Fe St
152 E Houston Ave & N Santa
Fe St
094130049 0.68 CMU CMU Vacant 0.00 0.00 17 0 0 17
153 E Houston Ave & McAuliff
St
103120085 1.43 CMU CMU Vacant 0.00 0.00 36 0 0 36
155 2135 N Dinuba Blvd 090280017 1.37 CMU CMU Commercial 0.68 0.23 34 0 0 34 156 N Ben Maddox Way & E
Goshen Ave
098142055 1.67 CMU CMU Industrial 0.00 0.00 42 0 0 42
157 730 E Mineral King Ave 094222029 3.42 CMU CMU Commercial 0.81 0.24 86 0 0 86 158 700 E Mineral King Ave
Unit A
094222030 1.09 CMU CMU Commercial 0.27 0.30 27 0 0 27
159 715 1/2 E Acequia Ave
Unit A
094222019 1.14 CMU CMU Commercial 0.27 0.33 29 0 0 29
160 721 E Acequia Ave 094222018 1.31 CMU CMU Industrial 0.00 0.28 33 0 0 33 161 815 E Acequia Ave 094222006 0.65 CMU CMU Commercial 0.81 0.15 16 0 0 16 162 940 E Main St 094201019 0.68 CMU CMU Commercial 0.68 0.47 17 0 0 17 163 1040 E Main St 094201026 0.73 CMU CMU Commercial 0.00 0.12 18 0 0 18 164 620 E Center Ave 094240029 0.86 C CMU Commercial 0.00 0.29 22 0 0 22 165 700 E Murray Ave 094250020 1.47 CMU CMU Industrial 0.27 0.03 37 0 0 37 166 701 E Race Ave 094100022 3.26 CMU CMU Industrial 0.27 0.06 82 0 0 82 167 800 N Burke St 094160023 0.92 CMU CMU Commercial 0.37 0.21 23 0 0 23 168 202 NE 2nd Ave 094034011 0.65 CMU CMU Commercial 0.00 0.62 16 0 0 16 169 N Santa Fe St & N Grape
St
094120039 0.89 CMU CMU Parking 0.20 0.00 22 0 0 22
170 1120 N Santa Fe St 094120037 4.29 CMU CMU Commercial 0.20 0.53 107 0 0 107 171 1319 W Goshen Ave 093253001 0.95 CMU CMU Industrial 0.50 0.12 24 0 0 24 174 N Burke St & E School Ave 094250047 2.67 CMU CMU Parking 0.00 0.00 67 0 0 67 175 413 N Ben Maddox Way 094180012 3.97 O CMU Commercial 0.00 0.02 99 0 0 99 176 Shannon Pkwy & N
Conyer St
078120055 7.36 CMU CMU Vacant 0.00 0.00 88 0 0 88
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 172 December 2023
Table 65
Opportunity Sites in Northeast Visalia
Map
ID Address APN Acres Land Use Zoning
Existing
Uses
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Units
Moderate
Income
Units
Above
Moderate-
Income
Units
Total
Units
180 E Mineral King Ave & S
Burke St
094211024 0.50 CMU CMU Vacant 0.00 0.00 13 0 0 13
188 620 W Houston Ave 090096021 0.79 CMU CMU Commercial 0.82 0.43 20 0 0 20 189 512 N Ben Maddox Way 098142063 1.19 CMU CMU Commercial 0.00 0.03 30 0 0 30 190 1122 E Mineral King Ave 094212018 0.53 CMU CMU Industrial 0.89 0.09 13 0 0 13 200 500 N Santa Fe St 094250046 1.10 CMU CMU Commercial 0.00 0.39 27 0 0 27 201 1123 E Acequia Ave 094212056 1.22 CMU CMU Commercial 0.89 0.11 31 0 0 31 202 1322 N MC Auliff St Unit
101
103120084 2.41 CMU CMU Commercial 0.00 0.08 60 0 0 60
CMU Total 65.03 1479 58 0 1537
203 330 N Santa Fe St 094240001 0.30 DMU DMU Industrial 0.81 0.20 0 24 0 203 204 N Santa Fe St & E Oak
Ave
094240002 0.50 DMU DMU Vacant 0.00 0.00 40 0 0 204
205 511 E SCHOOL AVE 094240044 1.00 DMU DMU Industrial 0.53 0.32 80 0 0 205 206 N Santa Fe St & E Main St 094231014 0.40 DMU DMU Vacant 0.00 0.00 0 32 0 206 207 N Santa Fe St & E Acequia
Ave
094221010 0.60 DMU DMU Vacant 0.00 0.00 48 0 0 207
208 E Mineral King Ave & S
Santa Fe St
094221015 0.30 DMU DMU Vacant 0.00 0.00 0 24 0 208
209 E Mineral King Ave & S
Bridge St
094302019 1.39 DMU DMU Parking 0.50 0.00 111 0 0 209
210 200 S Bridge St 094304006 1.39 DMU DMU Commercial 0.00 0.72 112 0 0 210 211 N Floral St & W Center
Ave
094321007 0.61 DMU DMU Parking 0.20 0.00 49 0 0 211
212 200 E Center Ave 094286002 0.75 DMU DMU Commercial 0.90 0.40 60 0 0 212 213 E Mineral King Ave & S
Santa Fe St
094305010 0.22 DMU DMU Vacant 0.00 0.00 0 18 0 213
214 200 S Court St 094301009 0.75 DMU DMU Commercial 0.86 0.29 60 0 0 214 215 505 N Court St 094355011 0.60 DMU DMU Commercial 0.90 0.40 48 0 0 215 DMU Total 8.81 608 98 0 706
Grand Total 376.10 3,792 812 1210 5,814
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 173
Figure 5 Sites in Northeast Visalia

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 174 December 2023
Table 66
Opportunity Sites in Northwest Visalia
Map
ID Address APN Acres Land Use Zoning
Existing
Use
Improvement
to Land
Value Ratio
(ILV)
Floor Area
Ration
(FAR)
Lower
Income
Units
Moderate
Income
Units
Above
Moderate-
Income
Units Total Units
1 6714 N Shirk Rd 081030046 4.89 RVLD R-1-20 Vacant 0.00 0.00 0 0 5 5 Total R-1-20 4.89 0 0 5 5
37 3629 N Demaree St 077060022 45.00 RLD R-1-5 Agriculture 0.49 0.00 0 0 225 225 44 6306 W Hurley Ave 085570007 3.60 RLD R-1-5 Vacant 0.00 0.00 0 0 18 18 47 N Akers St & Avenue 316 077060024 72.00 RLD R-1-5 Vacant 0.00 0.00 0 0 360 360 51 W Ferguson Ave & N Akers St 077070048 24.75 RLD R-1-5 Vacant 0.00 0.00 0 0 91 91 53 Shirk St & Modoc Ave 077650001 4.81 RLD R-1-5 Vacant 0.00 0.00 0 0 22 22 55 Lovers Lane & Cherry Lane 127030018 32.35 RLD R-1-5 Vacant 0.00 0.00 0 0 174 174 58 Ave 312 & N Roeben St 077490018 4.50 RMD R-1-5 Vacant 0.00 0.00 0 0 23 23 Total R-1-5 187.01 0 0 913 913
62 Rd 108 & Ave 312 077180022 4.61 RLD R-M-2 Vacant 0.00 0.00 0 0 55 55 Total R-M-2 4.61 0 0 55 55
128 W Riggin Ave & N Roeben St 077100105 29.30 RHD R-M-3 Vacant 0.00 0.00 250 0 483 733 129 W Ferguson Ave & N Shirk St 077640013 1.65 RHD R-M-3 Vacant 0.00 0.00 41 0 0 41 Total RHD 30.95 291 0 483 774
Grand Total 227.46 291 0 1456 1,747
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 175
Figure 6 Sites in Northwest Visalia

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 176 December 2023
Table 67
Opportunity Sites in Southeast Visalia
Map
ID Address APN Acres Land Use
Zoning
Existing
Use
Existing
Use
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Moderate
Income
Units
Above
Moderate-
Income
Units
Total
Units
30 E Tulare Ave & S Burke St 097160015 4.79 RLD R-1-5 Agriculture 2.20 0.00 0 0 24 24 31 1020 E Tulare Ave 097160018 2.36 RLD R-1-5 Agriculture 2.20 0.03 0 0 12 12 32 E Tulare Ave & S Burke St 097170001 4.39 RLD R-1-5 Agriculture 1.76 0.00 0 0 22 22 33 E Tulare Ave & S Burke St 097181017 0.92 RLD R-1-5 Agriculture 2.59 0.00 0 0 5 5 34 1226 S Liberty St 097242001 1.68 RLD R-1-5 Vacant 0.00 0.00 0 0 8 8 35 1737 E Tulare Ave 100140011 2.00 RLD R-1-5 Vacant 0.00 0.00 0 0 10 10 36 1739 E Tulare Ave 100140025 0.83 RLD R-1-5 Vacant 0.00 0.00 0 0 4 4 45 S Lovers Ln & E K Ave 126920003 5.15 RLD R-1-5 Vacant 0.00 0.00 0 0 26 26 46 S Lovers Ln & E K Ave 126920004 5.25 RLD R-1-5 Vacant 0.00 0.00 0 0 26 26 52 W Ferguson Ave & N Chinowth
St
077190007 23.70 RLD R-1-5 Vacant 0.00 0.00 0 0 117 117
54 Lovers Lane & Packwood
Creek
101050041 35.06 RLD R-1-5 Vacant 0.00 0.00 0 0 96 96
57 Santa Fe St & Beech St 123080034 12.33 RLD R-1-5 Vacant 0.00 0.00 0 0 54 54 R-1-5 Total 98.46 0 0 404 404
63 E Tulare Ave & S Santa Fe St 097241001 0.97 RMD R-M-2 Vacant 0.00 0.00 0 0 12 12 64 E Tulare Ave & S Liberty St 097241014 0.62 RMD R-M-2 Vacant 0.00 0.00 0 0 7 7 70 E Tulare Ave & S Burke St 097242017 1.85 RMD R-M-2 Vacant 0.00 0.00 0 0 22 22 71 1425 S GARDEN ST 097261010 0.60 RMD R-M-2 Vacant 0.00 0.00 0 0 7 7 78 S Goddard St & E Noble Ave 100070047 1.00 RMD R-M-2 Vacant 0.00 0.00 0 12 0 12 79 2639 E Noble Ave 100080003 9.06 RMD R-M-2 Vacant 0.00 0.00 0 109 0 109 82 E K Ave & S Oakhurst St 126470008 1.93 RMD R-M-2 Vacant 0.00 0.00 0 23 0 23 83 E Walnut Ave & S Pinkham St 126530001 6.44 RMD R-M-2 Vacant 0.00 0.00 0 77 0 77 88 1309 S Liberty St 097241016 0.09 RMD R-M-2 Vacant 0.00 0.00 0 1 0 1 89 E Tulare Ave & S Liberty St 097241028 0.20 RMD R-M-2 Vacant 0.00 0.00 0 2 0 2 90 E Tulare Ave & S Santa Fe St 097241042 0.51 RMD R-M-2 Vacant 0.00 0.00 0 6 0 6 91 E Paradise Ave & S Garden St 097261045 0.48 RMD R-M-2 Vacant 0.00 0.00 0 6 0 6 92 S Velie St & E Noble Ave 101041001 0.27 RMD R-M-2 Vacant 0.00 0.00 0 3 0 3 93 S Velie St & E Noble Ave 101041002 0.26 RMD R-M-2 Vacant 0.00 0.00 0 3 0 3 94 S Pinkham St & E Myrtle Ct 100050012 1.89 RMD R-M-2 Vacant 0.00 0.00 0 0 23 23 95 Lovers Ln & Walnut Ave 100360032 6.72 RMD R-M-2 Vacant 0.00 0.00 0 0 81 81 City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 177
Table 67
Opportunity Sites in Southeast Visalia
Map
ID Address APN Acres Land Use
Zoning
Existing
Use
Existing
Use
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Moderate
Income
Units
Above
Moderate-
Income
Units
Total
Units
96 Lovers Ln & Howard Ave 101390060 2.12 RMD R-M-2 Vacant 0.00 0.00 0 0 25 25 R-M-2 Total 35.01 0 242 177 419
101 Stonebrook St & Cameron Ave 126062103 8.71 C-R C-R Vacant 0.00 0.00 0 0 105 105 103 Cameron Ave & Vintage St 126070050 18.63 CR C-R Vacant 0.00 0.00 0 224 0 224 C-R Total 27.34 0 224 105 329
109 S Santa Fe St & E Paradise
Ave
097272032 1.46 RHD R-M-3 Vacant 0.00 0.00 37 0 0 37
118 E Tulare Ave & S Ben Maddox
Way
100390001 4.62 RHD R-M-3 Agriculture 0.00 0.00 116 0 0 116 119 1641 E Tulare Ave 100390002 3.81 RHD R-M-3 Agriculture 2.41 0.00 95 0 0 95 121 E Caldwell Ave & S Santa Fe St 123220044 4.85 RHD R-M-3 Vacant 0.00 0.00 121 0 0 121 125 W Tulare Ave & S Central St 096321012 0.33 RHD R-M-3 Vacant 0.00 0.00 0 8 0 8 126 S Stonebrook St & W Cameron
Ave
126070049 11.00 RHD R-M-3 Vacant 0.00 0.00 250 0 25 275 R-M-3 Total 26.07 619 8 25 652
154 S Fairway St & W Orchard Ave 122300042 0.62 CMU CMU Parking 0.00 0.00 15 0 0 15 172 1300 S Mooney Blvd Unit 1 096321016 0.51 CMU CMU Commercial 0.43 0.21 13 0 0 13 177 1740 W Caldwell Ave 122290012 0.36 CMU CMU Vacant 0.00 0.00 0 9 0 9 178 1741 W Caldwell Ave 122290013 0.50 CMU CMU Vacant 0.00 0.00 0 13 0 13 179 1742 W Caldwell Ave 122290014 0.50 CMU CMU Vacant 0.00 0.00 0 13 0 13 184 1740 W Caldwell Ave 122290011 2.84 CMU CMU Commercial 0.00 0.32 71 0 0 71 185 3360 S Fairway St 122300043 0.64 CMU CMU Commercial 0.00 0.46 16 0 0 16 186 3252 S Mooney Blvd 122300017 4.16 CMU CMU Commercial 0.68 0.25 104 0 0 104 187 3230 S Mooney Blvd 122313020 0.95 CMU CMU Commercial 0.68 0.49 24 0 0 24 191 1921 S Central St 096291020 0.73 CMU CMU Commercial 0.00 0.41 18 0 0 18 192 1920 S Mooney Blvd 096291021 1.04 CMU CMU Commercial 0.00 0.30 26 0 0 26 193 1920 W Princeton Ave Unit 13 096301022 0.97 CMU CMU Commercial 0.00 0.19 24 0 0 24 199 2700 S Mooney Blvd 122011022 0.90 CMU CMU Commercial 0.67 0.39 23 0 0 23 CMU Total 14.72 334 35 0 369
Grand Total 201.60 953 509 711 2,173
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 178 December 2023
Figure 7 Sites in Southeast Visalia

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 179
Table 68
Opportunity Sites in Southwest Visalia
Map
ID Address APN Acres Land Use
Zoning
Existing
Use
Existing
use
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Units
Moderate
Income
Units
Above
Moderate-
Income
Units Total Units
59 Visalia Pkwy & County
Center
126960004 8.69 RLD R-1-5 Vacant 0 0 0 0 43 43
60 4143 S Dans St 126480081 2.92 RLD R-1-5 Vacant 0 0 0 0 15 15 61 Demaree & Visalia Pkwy 126020081 2.50 RLD R-1-5 Vacant 0 0 0 0 13 13 R-1-5 Total 14.11 0 0 71 71
67 W Myrtle Ct & S Fulgham St 087090011 1.17 RMD R-M-2 Vacant 0 0 0 0 14 14 84 S Chinowth St & W Myrtle
Ave
087090015 0.34 RMD R-M-2 Vacant 0 0 0 4 4 4
85 S Chinowth St & W Myrtle
Ave
087090022 0.37 RMD R-M-2 Vacant 0 0 0 4 4 4
86 S Chinowth St & W Myrtle
Ave
087090030 0.29 RMD R-M-2 Vacant 0 0 0 3 3 3
87 S Chinowth St & W Myrtle
Ave
087090031 0.23 RMD R-M-2 Vacant 0 0 0 3 3 3
100 Visalia Pkwy & Woodland
St
126050042 8.50 RMD/RHD R-M-
2/R-M-3
Vacant 0 0 0 0 102 102
R-M-2 Total 2.40 0 14 130 130
102 Visalia Pkwy & Woodland
St
126960005 5.42 CR C-R Vacant 0 0 0 65 0 65
C-R Total 5.42 0 65 0 165
107 W Myrtle Ct & S Fulgham St 087090035 1.35 RHD R-M-3 Vacant 0 0 34 0 0 34 120 Rd 108 & W Packwood Ave 119730011 9.52 RHD R-M-3 Vacant 0 0 238 0 0 238 122 W Myrtle Ct & S Fulgham St 087090052 0.35 RHD R-M-3 Vacant 0 0 0 9 0 9 130 Fulgham & Meadow 087100043 0.50 RHD R-M-3 Vacant 0 0 13 0 0 13 131 3120 W Caldwell Ave 121400037 4.44 RHD R-M-3 Vacant 0 0 0 0 111 111 R-M-3 Total 16.16 285 9 111 405
173 1411 S Mooney BLVD 095160076 0.85 CMU CMU Commercial 0.89 0.34 21 0 0 21 181 2131 W Whitendale Ave 121090071 0.53 CMU CMU Commercial 0.81 0.43 13 0 0 13 182 2211 W Whitendale Ave
Unit A
121090070 0.55 CMU CMU Commercial 0.81 0.31 14 0 0 14
183 2300 W Whitendale Ave 121380001 1.60 CMU CMU Commercial 0.91 0.26 40 0 0 40 Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 180 December 2023
Table 68
Opportunity Sites in Southwest Visalia
Map
ID Address APN Acres Land Use
Zoning
Existing
Use
Existing
use
Improvement
to Land
Value Ratio
(ILV)
Floor
Area
Ration
(FAR)
Lower
Income
Units
Moderate
Income
Units
Above
Moderate-
Income
Units Total Units
194 5021 W Noble Ave 087470009 1.22 CMU CMU Commercial 0 0.28 31 0 0 31 195 1725 S Mooney Blvd Unit A 095134062 0.60 CMU CMU Commercial 0.18 0.18 15 0 0 15 196 1545 S Mooney BLVD 095160087 2.15 CMU CMU Commercial 0.94 0.1 54 0 0 54 197 1441 S Mooney BLVD Unit
A
095160082 0.71 CMU CMU Commercial 0.07 0.48 18 0 0 18
198 1221 S Mooney BLVD 095120101 0.67 CMU CMU Commercial 0.93 0.27 17 0 0 17 CMU Total 8.88 223 0 0 223
Grand Total 55.47 508 88 298 894
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 181
Figure 8 Sites in Southwest Visalia

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 182 December 2023
Annexation Sites
Annexation is the process by which a city adds land to its jurisdictional boundaries. Following annexation, the City extends its services, laws, and voting privileges to meet the needs of residents living in the annexed area. Typically, annexation takes place in areas that are adjacent to a municipality, where the population already has expanded to densities found in urban areas.

Residents in an urban setting generally require services and facilities beyond those provided by state and county governments. Annexation encourages orderly growth and provides standardized services to those who live in the annexed area. The annexation process is a shared procedure between Tulare County and the City of Visalia, overseen by the Tulare County Local Agency Formation Commission (Tulare LAFCo).

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

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

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

Sites 2 and 4 are identified as including capacity to meet the lower-income RHNA. Program 1.7 commits the City to zone appropriate acreage within each of these sites in compliance with Government Code section 65583.2, subdivisions(h)and (i).

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 183
Table 69
Annexation Sites
Visalia
2022
Map
ID Entitlement APN(s) Acreage
Lower-
Income
Units
Moderate-
Income
Units
Above
Moderate-
Income
Units
Total Units
1 Pratt Family Ranch 078010022, 023,
025, 028, 029

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

87.51 168 150 159 477
3 Barr & Wood 119022041 69.35 0 0 139 139
4 Shepherds Ranch II 81030036 40.77 0 0 200 200
5 Carlton Acres 077100108 156.00 146 91 388 625
6 Pearl Woods 127030038 67.49 0 0 274 274

Site Suitability
All annexations are consistent with LAFCO policies. This is confirmed by the City’s pre- consultation meetings held with LAFCO for each annexation.

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

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

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

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

None of the sites were subject to Williamson Act contracts.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 184 December 2023
Timing and Remaining Actions
Site 1, Pratt Family Ranch. This site was recommended by the Planning Commission on August 14, 2023, approved by the City Council on September 5, 2023, and is expected to receive LAFCO approval on December 6, 2023. Annexation is expected in February 2024. Follow- on actions include filing & recordation of lot line adjustments (est. 2024) and recordation of final subdivision map(s) (estimated for 2024-2027).

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

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

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

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

Site 6, Pearl Woods. This site was recommended by the Planning Commission on June 12, 2023, approved by the City Council on July 17, 2023, and received LAFCO approval on November 8, 2023. Annexation is expected in January 2024. Follow-on actions include recordation of final parcel map (2024) and recordation of final subdivision map(s) (estimated for 2024-2025).

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 185
Figure 9 Annexation Sites

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 186 December 2023
Summary of Adequate Sites
The residential Sites Inventory identified vacant and nonvacant sites in Visalia which can accommodate a total of 12,488 residential units based on residential densities per existing land use designations, zoning districts, and annexations.

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

Table 70
Adequacy of Residential Site Inventory
Visalia
2022
Very low
Income Low Income Moderate
Income
Above
Moderate
Income
Total
RHNA Allocation 3,741 2,306 1,321 3,423 10,791
Planned and Approved Units 324 601 1 420 1,346
ADUs 0 0 0 64 64
Remaining RHNA 5,122 1,320 2,939 9,381
R-1-20 0 0 5 5
R-1-5 53 0 2,140 2,193
R-M-2 0 675 504 1,179
C-R 0 289 105 394
R-M-3 2,847 254 819 3,920
CMU 2,036 93 0 2,129
DMU 608 98 0 706
Annexations 314 304 1,344 1,962
Total Units on Vacant or
Underutilized Sites
5,858 1,713 4,917 12,488
Unit Surplus 736 393 1,978 3,107
Total % Buffer 14% 30% 67% 33%

Adequacy of Public Facilities and Infrastructure
This section addresses the adequacy of public facilities and services (i.e., water and sewer services) to accommodate planned residential growth through the end of the Housing Element planning period. The following information regarding the adequacy of public facilities and infrastructure is based largely on information provided directly from the California Water Services Company and the Superintendent of the City of Visalia Wastewater Treatment Plant. All sites identified in the inventory City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 187
have existing and available infrastructure that can support the level of residential development anticipated by the City’s 6th cycle RHNA.

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

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

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

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

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

Sewer
The City of Visalia owns and operates a wastewater treatment facility that provides sewer service to about 140,000 residents of Visalia and Goshen. The year-to-date average daily flow is 12.21 million Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 188 December 2023
gallons per day (mgd), which is below flow projections according to the City’s 2008 Sanitary Sewer Master Plan. The plant has a maximum design capacity of 22 mgd, which is more than sufficient to meet current needs and at least through the end of the Housing Element reporting period. No capacity issues are anticipated over the time frame of this Housing Element.

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

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

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

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

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

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 189
City of Visalia
The Community Development Department is responsible for administering state and federal grants, for affordable housing activity in the City of Visalia. Previously, the responsibility was held by the Visalia Redevelopment Agency, Redevelopment Division.

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

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

The City received a one-time $2.3 million Neighborhood Stabilization Program grant through the Housing and Economic Recovery Act in 2008. The City re-purposed these funds as program income, creating additional funding over $3.2 million to acquire foreclosed homes, rehabilitate and resale to income qualifying households. Affordable housing was provided to 42 households, of which 16 were households with income at or below 50 percent of the area median income. This included a partnership with Habitat for Humanity, who continues their efforts with the remaining funding.

Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 190 December 2023
The Redevelopment Agency of the City of Visalia was established in 1968 for the primary purpose of eliminating blighted conditions, developing a strong economic base, and providing affordable housing opportunities to low-income households. The Redevelopment Agency was dissolved in 2012 by state legislation, along with all redevelopment agencies throughout the state. The City of Visalia elected to retain the housing assets and functions previously performed by the Redevelopment Agency, pursuant to Division 24 of the California Health and Safety Code. The functions of the successor agency are now performed by the City’s Community Development Department. Projects completed since 2008 include:
• Paradise & Court. In 2010, in partnership with Kaweah Management Company, the City provided $500,000 in HOME Community Housing Development Organization (CHDO) funds and $500,000 Redevelopment set-aside funds, towards the $3.9 million multi-family development. This project developed nine new two-story units and rehabilitated 11 existing single-story units for Kaweah Management Company. • East Kaweah Project. In partnership with Kaweah Management Company, the City’s Redevelopment Agency provided $480,000 from the Low- and Moderate-Income Housing Asset Fund, prior to the dissolution of the Redevelopment Agency. This allowed demolition of a distressed six-unit multi-family complex, with re-construction of eight multi-family units.

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

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

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

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

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 191
HATC provides funding and programs for below moderate-income households: the Housing Choice Vouchers Program (HCVP), Public Housing, Farm Labor Centers, and Senior Housing. The Public Housing Program provides rental assistance in four main areas: Visalia, Tulare, Porterville and the north county area. Through the Farm Labor Centers, the Housing Authority manages five farm labor housing developments throughout the county.

Community Services Employment Training, Inc.

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

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

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

Self-Help Enterprises, Inc.

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

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

SHE develops quality, affordable rental apartments to serve the housing needs of low-income Valley residents and underserved farmworker communities. Residents in these underserved communities face overcrowding and overpaying, with most working families struggling to obtain decent, Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update 192 December 2023
affordable housing for their families. Affordable rental apartments are important to the sustainability of communities and developing an overall vibrant community. All of SHE’s rental communities are professionally managed and are located near schools, bus lines and other community services. The rental housing communities are developed with ample space inside and outside along with plenty of green space and play areas for children. They also feature multi-use community centers complete with computer labs and kitchen facilities. SHE’s rental communities also feature energy efficient appliances, gas stove/oven, dishwasher, refrigerator and central air conditioning and heat.

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

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

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

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

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

Funding Programs and Financial Resources
The City of Visalia utilizes local, state, and federal funds to implement its housing strategy. More than one source of public funds is typically required to construct an affordable housing development. The City of Visalia does not act as a developer in the production of market-rate or City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 193
affordable units but relies primarily upon the private sector to develop new units with the assistance of these various public funding sources.

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

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

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

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

The City of Visalia is an entitlement community under the CDBG program and a participating jurisdiction under the guidelines of the HOME program. This means that the City receives funds annually; however, the allocation is based on the federal budget. The City received a total grant allocation of approximately $6,000,000 of CDBG funds and $2,725,000 of HOME funds between 2020 and 2024, which averages to $1,200,000 of CDBG funds per year and $545,000 of HOME funds per year. Projects benefiting from the use of these funds, from 2020 to 2024 include:
• Self-Help Enterprises (CHDO) Acquisition/Rehabilitation Projects. The City provided HOME- CHDO funding to its certified CHDO, a 501c, non-profit agency, which continues to acquire both single- and multi-family properties and rehabilitate. Since 2015, SHE has acquired and resold nine single-family homes, and acquired one five-unit multi- family complex, which SHE will continue to own, providing affordable rents to very low- and low-income tenants.
• Emergency Repair and Accessibility Program (ERAP). The Emergency Repair and Accessibility Program (ERAP) provides low-interest rate loans to owner occupants that have been referred by Code Enforcement and are of an emergency situation or an unhealthy or other unsafe condition that is detrimental to or a threat to the well-being of the occupying household.

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• Senior Mobile Home Repair Program. This program is provided to Visalia mobile home park residents who own and occupy a mobile home as their primary residence. The program is provided as a grant up to $11,500 to eligible applicants’ units that need repairs for unhealthy or unsafe conditions that pose an immediate threat to the well- being of the occupants. Unhealthy or unsafe conditions may include failing floors, roofs, hot water heaters, heating, cooling, electrical, and plumbing, and/or alterations for disabled persons. An eligible mobile homeowner may qualify for repair work identified and approved by the California Department of Housing and Community Development, Program Operator, Sponsor and City Loan Review Committee. • The Lofts Project. The Lofts Project is located at 300 E. Oak Avenue and is a new construction of a three-story 80-unit mixed use affordable housing complex for households at 60% of the area median income (AMI) or lower. The Lofts will have one on-site manager unit, 11-units are HOME assisted, and 79-units are LMIHAF assisted. The City provided $2,350,898 in HOME funds and $329,320 in LMIHAF for the Lofts Project. • Sequoia Village Project. The Sequoia Village Project is located at 1400 S. Mooney Blvd. and is a 50-unit motel conversion into permanent supportive housing for people experiencing homelessness at 30% AMI or lower. The City provided $1,500,000 in HOME funds for the Sequoia Village Project.
• The NW 5th Avenue Project. The NW 5th Avenue Project includes new construction of five-single family homes located at 101, 105, 111, 113 NW 5th Avenue, and 1113 N Court Street, with the use of HOME funds to be sold to households at or below 80% AMI. The City provided $1,073,798 in HOME funds for the construction of NW 5th Avenue and N Court Street homes. In addition, the City provided also provided $245,000 in HOME funds and $120,755 in NSP funds for secondary financing.
• The Majestic Project. The Majestic Project is located at 4545 W. Noble Avenue, a 42- unit motel conversion into permanent supportive housing for people experiencing homelessness at 30% AMI or lower. The City provided $1,800,000 in HOME-ARP funds and $900,000 in LMIHAF. The City is also applying for up to $15,000,000 in Homekey funds for the Majestic Project.
• Rancho Colegio Project. The Rancho Colegio Project is located at 3700 N. Dinuba Blvd. and is a new construction 80-unit multi-family affordable housing complex for households at 60% AMI or lower, with 11-HOME assisted units. The City is providing $1,290,000 in HOME funds.
• The Visalia Navigation Center. The Visalia Navigation Center is located at 3525 N.

Court Street and is a new construction 100-bed low-barrier Navigation Center public facility for people experiencing homelessness. The Navigation Center will provide 100- beds, restroom with showers, kitchen, dining room, office and meeting rooms, a laundry room, bicycle storage, pet space, and outdoor courtyard with a playground for people experiencing homelessness as a first entry into obtaining permanent housing. The City provided $2,055,205 in CDBG funds, $1,950,182 in PLHA funds, and $800,000 in LMIHAF for the Visalia Navigation Center. The City also applied for $3,600,000 in Encampment Resolution Funds for the Visalia Navigation Center.

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The City received a one-time $2.3 million Neighborhood Stabilization Program grant through the Housing and Economic Recovery Act in 2008. The City re-purposed these funds as program income, creating additional funding over $3.2 million to acquire foreclosed homes, rehabilitate and resale to income qualifying households. Affordable housing was provided to 42 households, of which 16 were households with income at or below 50 percent of the area median income. This included a partnership with Habitat for Humanity, who continues their efforts with the remaining funding.

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

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• Garden Street Bridge Housing. Self-Help Enterprises rehabilitated an existing residential building in 2019 to serve as a bridge housing emergency shelter that will accommodate 22 persons. The City contributed $400,000 CDBG funds and $255,000 in NSP funds in 2019 toward infrastructure or improvements and $39,500 CDBG funds annually toward operating services.

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

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

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

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

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

Community Services Employment Training, Inc.

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

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

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

Self-Help Enterprises, Inc.

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

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

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

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

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SHE currently has two development projects under construction in Visalia: the construction of five affordable for-sale single-family residences on separate lots, expected to be occupied in Spring of 2023, and the construction of a mixed-use affordable housing project that will house 80 apartments in downtown Visalia known as the Lofts Project adjacent to the City’s transit center, expected to be occupied in 2024.

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

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

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

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

Described below are programs in which the City provides matching funds, and/or services to the community, in relation to affordable housing, rehabilitation, preservation, and fair housing education:

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

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Additional State and Federal Housing Programs
In addition to the funding programs available through the City, there are several state and federal funding programs that assist first-time homebuyers, build affordable housing, and help special needs groups such as seniors and large households. In most cases other entities, including for-profit and non-profit developers, apply for funds or other program benefits. For example, developers apply directly to United States Department of Agriculture for Section 515 rural loans, to United States Housing and Urban Development for Section 202 and Section 811 loans, or to the California Tax Credit Allocation Committee for low-income housing tax credits. In general, the City of Visalia relies upon the private sector to develop new affordable units.

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

Additionally, rental assistance funds are provided for three years to cover the difference between the HUD approved operating cost for the development and the rent paid by tenants—usually 30 percent of adjusted income. These three-year contracts are renewable based on the availability of funds.
• Section 202 Program. The Section 202 program, also sponsored by HUD, is similar to the Section 811 Program; however, the target population for the Section 202 program is the very low-income elderly. The same capital advance and rental assistance is available to private, non-profit sponsors of affordable elderly housing. As with the Section 811 program, public sponsors are not eligible for the Section 202 program.

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• Low-Income Housing Tax Credits. The Low-Income Housing Tax Credit (LIHTC) program was created in 1986 by the Federal Government as a method for funding affordable housing. Depending on the project, the program gives either a 4 percent or 9 percent income tax credit over a 10-year period to the housing developer to help leverage the private costs of construction and rehabilitation of affordable housing units. Since the amount of credit available to the developer often exceeds the amount that the developer can use, private investors frequently participate in the LIHTC project through a syndication process and receive Federal tax credits in return for an upfront investment.

Applying for the LIHTC program is a competitive process. Projects are ranked relative to each other based on criteria in the State’s Qualified Allocation Plan (QAP). The QAP considers factors such as cost, amenities, and project location, when comparing proposed projects. To qualify for the LIHTC program, projects must also meet specific minimum requirements. These requirements are as follows:
• At least 20 percent of the residential units must be affordable to individuals whose income is 50 percent or less of the area median income; or • At least 40 percent of the residential units must be affordable to individuals whose income is 60 percent or less of the area median income; and • The housing units must remain affordable for a 30-year period. • Homekey Funding. Homekey is an opportunity for state, regional, and local public entities to develop a broad range of housing types, including but not limited to hotels, motels, hostels, single-family homes and multifamily apartments, adult residential facilities, manufactured housing, and to convert commercial properties and other existing buildings to permanent or interim housing for the target population. • Encampment Resolution Funding. The Encampment Resolution Funding Program funds, person-centered proposals that resolve unsheltered homelessness in encampments. Proposals will address safety and wellness in encampments, resolve critical encampment concerns, and transition people into interim shelter or permanent housing.
• Additional Private Funding. The Community Reinvestment Act of 1977 (CRA) directs the Department of the Treasury, the Federal Reserve System, the Federal Deposit Insurance Corporation, and the Federal Home Loan Bank Board to encourage and assist the institutions they regulate to meet the credit needs of their communities. These agencies must assess the records of their member institutions when evaluating applications for a charter or other regulated transactions. As a result of the CRA, many major financial institutions have elected to actively participate in funding low- and moderate-income housing developments developed by non-profit corporations.

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• The Federal Home Loan Bank (FHLB) provides direct project financing through its member institutions as part of its Affordable Housing Program. FHLB administers the Affordable Housing Program (AHP), which facilitates the development of affordable rental housing and homeownership opportunities, through a competitive application process, a bank provides grants or subsidized interest rates on advances to members to finance their affordable housing initiatives. The California Community Reinvestment Corporation (CCRC) was formed to pool the resources of the state's banks to assist in financing affordable housing. CCRC specializes in programs for families, seniors, citizens with special needs and mixed-use developments. Finally, the Federal National Mortgage Association (Fannie Mae) provides permanent financing for affordable housing development by purchasing or securitizing the lender-originated first mortgages on mutually agreeable terms.

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6. Goals, Policies, & Implementation
Programs (Policy Document)
Under California law, the Housing Element must include the community's goals, policies, quantified objectives, and housing programs for the maintenance, improvement, and development of housing.

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

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

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

Policy: Specific statement guiding action and implying clear commitment.

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

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

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

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

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

Key Terms
Affordable: For purposes of this section the term “affordable” is defined as: Housing that is affordable to Extremely Low-, Very Low-, and Low-income categories, regardless whether the housing is market priced, or is deed restricted as a result of Federal, State, or Local funding assistance, non- monetary incentive program, or tax increment reduction or waiver program.

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Affordable housing is housing that requires no more than 30% of an income qualifying occupant’s gross salary to maintain the housing unit. In addition, for purposes of the Housing Element, affordable housing includes any housing developed at a gross density of 30 units or more per acre.

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

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

Affirmatively Furthering Fair Housing, and specifically the evaluation of Disparities in Access to Opportunities beginning on page 290.
• Higher Resource Areas: For the purposes of this section, “higher resource areas” refers to census tracts identified as high or highest resource areas, as defined by the TCAC composite score opportunity map shown on the next page.
• Lower Resource Areas: For the purposes of this section, “lower resource areas” refers to census tracts identified as moderate or low resource areas, as well as areas of high segregation and poverty, as defined by the TCAC composite score opportunity map shown on the next page. In Visalia, these areas include census tracts 10.04, 11, 12, and 20.08.

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TCAC Opportunity Map – Composite Score
Visalia, California, 2023

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Goals and Policies
Goal 1 A Diversity of Housing to Meet Local Needs
To provide for a broad range of housing types and densities to meet the needs of all Visalia residents. [Existing Goal 1]
HE Policy 1.1 The City shall ensure that sufficient land is available and zoned at a range of residential densities to accommodate the City’s regional share of new construction housing. [Existing HE Policy 1.1]
HE Policy 1.2 The City shall encourage the development of new residential projects that are designed to facilitate non-automobile modes of travel. [Existing HE Policy 1.2] HE Policy 1.3 The City shall encourage the consolidation of parcels designated for multi-family residential development when it facilitates efficient development of the parcels. [Existing HE Policy 1.3]
HE Policy 1.4 The City shall encourage a mix of residential development types in the city, including single family homes, on a variety of lot sizes, as well as townhomes, row houses, live-work units, planned unit developments, accessory dwelling units, and multi-family housing. [Existing HE Policy 1.4]
HE Policy 1.5 The City shall encourage housing developers to provide community outreach for all their housing projects to address concerns about the project. [Existing HE Policy

1.5]
HE Policy 1.6 The City shall partner with local experienced developers to educate the public regarding the myths and realities of multi-family and affordable housing. [Existing HE Policy 1.6]
HE Policy 1.7 The City shall promote development standards that ensure that new residential developments are long-term assets to the City, make effective use of land, and are compatible with adjacent land uses. [Existing HE Policy 1.7] HE Policy 1.8 The City shall continue to provide assistance by and access to City Staff, in person, by phone, or by email, so as to encourage increased public awareness and understanding of the City’s housing regulations, including opportunities for by-right development, and standards as they pertain to new construction. [Existing HE Policy 1.8]

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Goal 2 Mixed Use, Infill, and Downtown Development
To promote mixed use, infill, and Downtown development in Visalia. [Existing Goal 2] HE Policy 2.1 The City shall provide regulatory incentives to promote infill development on vacant and underutilized land within the city limits. The City shall also consider financial incentives for infill development, such as partial reduction of permit and impact fees, when feasible to do so. [Existing HE Policy 2.1] HE Policy 2.2 The City shall encourage the development of vertical and horizontal mixed-use development projects as a means to increase housing supply while promoting diversity and neighborhood vitality. [Existing HE Policy 2.2] HE Policy 2.3 The City shall plan for and assist in the development or private redevelopment of infill sites for new housing and neighborhood conservation. [Existing HE Policy 2.3, modified]
HE Policy 2.4 The City shall provide a wide range of housing types (e.g., mixed use, flats, podium townhouses, condominiums, row houses, small-lot single-family residential, and live-work lofts) in the Downtown and East Downtown areas, as well as encourage both affordable and market-rate housing opportunities. [Existing HE Policy 2.4]

Goal 3 Affordable Housing Development
To encourage construction and maintenance of affordable housing in Visalia. [Existing Goal 3] HE Policy 3.1 The City shall encourage the development of housing that is affordable by design, such as small lot single family units, second units, and manufactured homes. [Existing HE Policy 3.1]
HE Policy 3.2 The City shall formulate a cooperative effort between the public sector, private sector, and non-profit affordable housing entities to increase the supply of affordable housing for low-income (below 80 percent of median income), very low- income (below 50 percent of median income), and extremely low-income (below 30 percent of median income) households. [Existing HE Policy 3.2] HE Policy 3.3 The City shall continue to provide a wide range of financial and regulatory incentives (e.g., Density Bonus Ordinance, PUD Ordinance, and Flexible Lot Design Ordinance) for the production of affordable housing. [Existing HE Policy 3.3, modified]
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HE Policy 3.4 The City shall continue to provide support and financial assistance to first-time homebuyers as funding is available. [Existing HE Policy 3.4] HE Policy 3.5 The City shall continue to promote the participation of non-profit housing organizations in the construction of new affordable housing. [Existing HE Policy

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

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

3.14]
HE Policy 3.15 Since many financing programs are not utilized because they are perceived as too difficult to obtain/access or are unknown, the City shall seek opportunities to inform government, realtors, home buyers, and other financial agencies regarding Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update

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existing financing programs that may not be fully understood by the homebuyer. [Existing HE Policy 3.15]
HE Policy 3.16 The City shall promote and/or coordinate efforts with non-profit housing advocacy organizations to produce a wide range of affordable housing opportunities for Visalia’s citizens. [Existing HE Policy 3.16]
HE Policy 3.17 In accordance with the provisions of State law, the City shall grant density bonuses for qualifying projects as an incentive for the development of lower-income housing. [Existing HE Policy 3.17]
HE Policy 3.18 The City shall continue to inform and educate the public regarding myths and realities of multi-family and affordable housing working with non-profit agencies, developers, and partners. [Existing HE Policy 3.18]
HE Policy 3.19 The City shall provide priority permit processing of deed-restricted affordable housing projects, including priority for building plan check, subdivision map review, improvement plans for roadways and utilities, and environmental impact analysis. [Existing HE Policy 3.19]
HE Policy 3.20 The City shall encourage the development of new mobile home parks. [Existing HE Policy 3.20]

Goal 4 Foreclosure Prevention
To prevent foreclosures, protect affected families, and stabilize neighborhoods impacted by foreclosures. [Existing Goal 4]
HE Policy 4.1 To preserve homeownership and promote neighborhood stability, the City shall attempt to alleviate individual and community issues associated with foreclosures. [Existing HE Policy 4.1]
HE Policy 4.2 The City shall support the efforts of non-profit organizations (e.g., Community Services Employment Training (C-SET), Self-Help Enterprises, Inc.) and businesses in providing housing counseling services for families needing assistance with foreclosure counseling. [Existing HE Policy 4.2]
HE Policy 4.3 The City shall lead efforts to institute a holistic approach to neighborhood revitalization, including proactive code compliance, renter and landlord education programs, infrastructure reinvestment, and community engagement. [Existing HE Policy 4.3]
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 211
HE Policy 4.4 The City shall pursue and/or support non-profit agencies applying for State and Federal funding to acquire foreclosed properties and preserve them as affordable housing for lower- and moderate-income homebuyers. [Existing HE Policy 4.4] HE Policy 4.5 The City shall strive to preserve and restore the appearance of its neighborhoods most impacted by foreclosures through basic upkeep for vacant properties and by supporting neighbors and community groups in performing regular landscape maintenance and clean-ups. [Existing HE Policy 4.5, modified]

Goal 5 Special Needs Households
To provide a range of housing types and services to meet the needs of households with special needs within the city. [Existing Goal 5]
HE Policy 5.1 The City shall encourage the development of housing for elderly, persons with disabilities, large families, families with female heads of household, families and persons in need of emergency shelter, and farmworkers, where compatible with surrounding land uses and where site conditions and service capabilities permit.

Sites considered especially appropriate for these uses are those accessible to day care and transit, case management, commercial, and medical services. [Existing HE Policy 5.1]
HE Policy 5.2 The City shall encourage the development of housing types that meet the needs of baby-boomers and seniors, such as housing on smaller lots with modest building footprints, and encourage development of affordable senior housing. [Existing HE Policy 5.2]
HE Policy 5.3 The City shall encourage and facilitate private sector development and support non-profit organizations in the development of affordable housing, including rental assistance housing to very low, low, and moderate-income special needs households through the use of development incentives. The City shall reduce or defer development review fees (as appropriate) to facilitate development of affordable housing for special needs groups. [Existing HE Policy 5.3] HE Policy 5.4 The City shall continue to support non-profits’ (e.g., Tulare County Housing Authority, Self-Help Enterprises, Christian Church Homes / Visalia Senior Housing) efforts in developing affordable housing and providing rental assistance to very low-, low-, and moderate-income seniors. [Existing HE Policy 5.4] HE Policy 5.5 The City shall facilitate and encourage the creation, by public or quasi-public agencies, of low-barrier emergency shelters, transitional housing, and permanent supportive housing in the community, and shall allow these uses as a by-right use Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update

212 December 2023
in accordance with standards contained in its Zoning Ordinance. [Existing HE Policy

5.5]
HE Policy 5.6 The City shall continue to work with the Kings/Tulare Homeless Alliance and/or non-profit agencies with a mission to address homeless needs and promote the use of local, State, and Federal financing programs for homeless assistance and prevention services in the city. [Existing HE Policy 5.6] HE Policy 5.7 The City shall explore models to encourage the creation of housing for persons with developmental disabilities. [Existing HE Policy 5.7] HE Policy 5.8 The City shall work to remove governmental constraints to housing development. [New Policy]

Goal 6 Maintain Diverse Housing Supply
To create and maintain healthy neighborhoods by improving the condition of the existing housing stock and providing for a variety of housing types, sizes, price ranges, and densities compatible with the existing character and integrity of residential neighborhoods. [Existing Goal 6] HE Policy 6.1 The City shall strive to ensure the quality of existing and proposed residential areas and promote a sense of community integrity throughout the city. [Existing HE Policy 6.1]
HE Policy 6.2 To create a balanced community, the City shall promote mixed-income neighborhoods by encouraging innovative design that is compatible with existing uses or neighborhoods. [Existing HE Policy 6.2]
HE Policy 6.3 The City shall promote quality design and appearance of all new multi-family units so that they add value to the community’s built environment and reduce potential for community objection. [Existing HE Policy 6.3]
HE Policy 6.4 The City shall encourage ongoing property maintenance to sustain neighborhood vitality, value, and overall sense of community pride. [Existing HE Policy 6.4] HE Policy 6.5 The City shall encourage physical design, building structure, and lot layout relationships between existing and new construction to help the new developments complement the surrounding neighborhoods. [Existing HE Policy 6.5] HE Policy 6.6 To create a balanced community, the City shall promote mixed-income neighborhoods by encouraging innovative design (e.g., accessory dwelling units, co-housing, half-plexes, keyhole or zipper lots, zero-lot lines, alley-loaded parking, five pack subdivisions, and live-work units). [Existing HE Policy 6.6] City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 213
HE Policy 6.7 The City shall encourage adaptive use of historic buildings to residential uses consistent with their preservation. Where possible, the City shall make amendments to building codes and regulations to facilitate the restoration and maintenance of historic structures. [Existing HE Policy 6.7] HE Policy 6.8 The City shall continue an active property maintenance, inspection, and code enforcement program in partnership with the community to promote healthy neighborhoods. [Existing HE Policy 6.8]
HE Policy 6.9 The City shall pursue funding sources, such as CDBG funds, to correct building deficiencies. [Existing HE Policy 6.9]
HE Policy 6.10 The City shall continue to promote the maintenance of existing mobile homes through the use of CDBG funds. [Existing HE Policy 6.10, modified] HE Policy 6.11 The City shall continue to promote the maintenance of rental housing consistent with City housing and building codes. [Existing HE Policy 6.11] HE Policy 6.12 The City shall continue to provide a conduit for local community banks and State- and Federally-chartered financial institutions to meet their Community Reinvestment Act (CRA) objectives. [Existing HE Policy 6.12] HE Policy 6.13 The City shall continue to enforce its Model Good Neighbor policies to ensure that all multi-family projects adhere to basic maintenance and management procedures. [Existing HE Policy 6.13]

Goal 7 Affirmatively Furthering Fair Housing
To assure that housing programs maximize opportunity and housing choice throughout the city and proactively work to overcome patterns of economic segregation and discrimination based upon age, sex, race, sexual orientation, religion, familial status, ethnic background, or disability. [Existing Goal 7, modified]
HE Policy 7.1 The City shall not condone any unlawful discrimination or segregation in housing. [Existing HE Policy 7.1]
HE Policy 7.2 The City shall support equal housing opportunities for all residents of Visalia. [New Policy]

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214 December 2023
Goal 8 Energy Efficiency
To encourage energy efficiency in all new and existing housing. [Existing Goal 8] HE Policy 8.1 The City shall encourage the use of energy conservation devices and passive design concepts which make use of natural climate to increase energy efficiency and reduce housing costs. [Existing HE Policy 8.1]
HE Policy 8.2 The City should promote an increase in the energy efficiency of new and existing housing beyond minimum State requirements. [Existing HE Policy 8.1]

Goal 9 Implementation Time
To ensure that Housing Element programs are implemented on a timely basis and progress of each program is monitored and evaluated annually. [Existing Goal 9] HE Policy 9.1 The City shall continually work to improve the day-to-day implementation of Housing Element programs. [Existing HE Policy 9.1]
HE Policy 9.2 The City shall track affordability levels in the city by monitoring changes in housing sales prices and rental rates. [Existing HE Policy 9.2]

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 215
Implementation Programs
Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
HE Program 1.1 Designate for Sufficient Land
The City shall maintain a sufficient supply land at various densities to allow for the construction of sufficient housing to meet its TCAG regional housing needs allocation (RHNA) between 2023 and 2031. The City shall review, as needed, the amount of land designated for various residential uses in conjunction with the amount and types of housing produced in the previous year to determine if any changes in the General Plan may be needed to meet City housing needs. A review of the supply of vacant land and development patterns over the preceding year will be incorporated into each annual evaluation of the City's implementation of its Housing Element programs.

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

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

1.1 Community
Development
Department
General
Fund
Amend zoning:
within two years
of the adoption
deadline
Monitor:
annually

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

1.7 Community
Development
Department,
Building
Official
General
Fund
Annually
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216 December 2023
Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
HE Program 1.3 Conditional Use Permit Process
To ensure that the conditional use permit process for multi-family projects of greater than 80 housing units does not impact the timing, cost, or supply of multi-family development, the City shall continue to monitor the conditional use permit process on such applications to determine whether or not the process impacts the development of multi-family units. In an annual report to the Planning Commission, an assessment shall be made of multi-family projects considered during the past year. If it is determined that the conditional use permit process impacts the timing, cost, or supply of multi-family housing, especially affordable housing projects, the City shall reconsider its position on this matter and adopt mitigations, which could include increasing the project size threshold based on typical affordable housing projects or eliminating the conditional use process, within six months.

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

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

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

1.4 Community
Development
Department
General
Fund
Report to PC:

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

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

Develop an outreach strategy based on
community feedback by 2026.

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

1.6 Community
Development
Department
(Lead), Local
Housing
Advocates
General
Fund
Various, as
outline in
specific
objectives
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 217
Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
individuals, families, and the community, including
annual presentations to civic, neighborhood, and
community groups in lower density higher resource
areas.
o work to increase participation of historically
underrepresented residents in all City housing
programs and community planning activities,
through collaborations with stakeholders from all
sectors and geographic areas to engage in the
public participation process.

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

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

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

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

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

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

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

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

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

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

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

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

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

1.1, 2.1, 3.2 Community
Development
Department
General
Fund
Various, see
specific actions
and objectives
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 219
Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
HE Program 1.7 Annexations to Accommodate Future Housing Needs The City shall complete the annexation process for the annexation sites listed in Table 69, with Tulare County and Tulare County Local Agency Formation Commission (LAFCO). The annexations shall be completed in 2024 and shall include the following remaining milestones:
a) City Council approval of the annexation of site 2. The City approved the annexation of sites 1, 3, 4, 5, and 6 in 2023.
b) LAFCO annexation approval of sites 1, 2, and 5. LAFCO approved sites 3, 4, and 6 on November 8, 2023.
c) If LAFCO does not approve the remaining annexations, the City shall continue to pursue approval through additional LAFCO hearings as necessary to complete the projects.
d) Complete filing and recordation of lot line adjustments for sites 1 and 2 in 2024.
e) Complete recordation of final parcel map for sites 4, 5, and 6 in 2024.
f) complete recordation of final subdivision map(s) for all sites in 2024- 2027.

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

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

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

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

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

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

Annually
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Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
at the Community Development Department counter. (Existing Program 2.1)
HE Program 2.2 Incentives for Downtown Housing
The City shall provide one or more incentives for high density (20 units/acre or greater) housing in Downtown such as: credits for required parking stalls; fee waivers, reductions and/or deferrals (when financially feasible); provision of priority reviews and processing; and/or abbreviated or modified processing (where permissible by law).

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

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

2.3, modified)
Identify funding opportunities annually.

Engage local non-profit agencies to explore
opportunities annually.

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

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

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

20.08. 2.1, 2.2, 2.3,

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

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

HE Policies

2.1 through

2.4 Community
Development
Department
General
Fund
Report: annually
Monitor
progress:
annually
Implement
additional
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 221
Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
infill development if production is not keeping pace with the objectives of this program.
(Existing Program 2.5, modified)
Continue to implement the Affordable Housing
Infill Incentive Program with a goal of facilitating
development of 80 lower income units on infill
sites, including 40 by 2027.
incentives, if
needed: 2028
HE Program 2.6 Nonvacant Sites
The City shall adopt incentives for new or more intense development on nonvacant sites included in the sites inventory as lower-income capacity, as identified in Tables 65, 66, 67, and 68. Incentives may include, but are not limited to, reducing development standards; credits for required parking stalls; fee waivers, reductions and/or deferrals (when financially feasible); provision of priority reviews and processing; and/or abbreviated or modified processing (where permissible by law). These incentives shall be in addition to those incentives available through the State density bonus laws.

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

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

1.1, 2.1, 2.4 Community
Development
Department
General
Fund
Adopt
incentives: 2026
Engage property
owners: within
six months of
adoption

HE Program 2.7 Missing Middle
The City will review and amend residential development standards to allow for and promote a mix of dwelling types and sizes, specifically missing middle-density housing types (e.g., duplexes, triplexes, courtyard buildings, townhomes) to encourage the development of housing types affordable to the local workforce.

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

Additionally, the City shall identify vacant parcels in low-density 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 to incentivize development of missing middle housing.

Evaluate development standards within the
zoning code in 2025.

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

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

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

2.1, 2.3, 2.4 Community
Development
Department
General
Fund
Evaluate and
revise zoning:
2024-2025

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

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

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

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

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

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

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

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

Hold one engagement events targeting residents
in lower resource areas.

3.4, 3.8 Community
Development
Department
HOME,
CalHome
Continuously
throughout the
planning period
City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 223
Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
qualifying for a low interest second mortgage loan as gap financing toward the purchase of a home.

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

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

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

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

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

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

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

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

3.6 Tulare County
Housing
Authority
(resource),
Community
Development
Department
(Lead)
Federal
funds
Annually

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Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
non-profit organizations and real estate
professionals and organizations to reduce income
discrimination.

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

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

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

Provide information on a recurring basis.

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

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

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

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

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

3.3, 3.6 Community
Development
Department
Successor
Agency,
General
Fund
Annually

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

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

3.1, 3.2, 3.6,

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

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

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

3.2, 3.5 Housing and
Economic
Development
Department
General
Fund, State
and Federal
Resources
Continuously
throughout the
planning period
HE Program 3.15 Promoting Accessory Dwelling Units

Promote ADU information and incentives through
City outlets twice per year.

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

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

Engage local developers annually.

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

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

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

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

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

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

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

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

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

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

3.1, 3.2, 3.3,

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

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

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

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

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

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

4.1, 4.2, 4.4,

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

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

Identify and engage qualified non-profit partners
annually.

Investigate funding sources annually.

4.1, 4.2, 4.4,

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

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

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

5.1, 5.2, 5.5,

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Investigate new funding sources annually.

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

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

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

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

Explore and evaluate models in 2025.

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

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

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

5.1, 5.3, 5.5,

5.8 Community
Development
Department
City Council
General
Fund
Within two
years of
adoption of the
Housing
Element
ADUs in all
zones allowing
residential uses:
implement
immediately;
adopt by
December 31,
2024.

City of Visalia | 2023-2031 Housing Element Update Public Hearing Draft December 2023 233
HE Program 5.9 Special Needs Housing Outreach and Incentives To address the lack of affordable housing opportunities for special needs populations, the City shall:
• Identify and adopt a strategy to facilitate the development of housing for special needs households, including persons with disabilities (including developmental disabilities) through incentives for affordable housing development with services, resources, and assistance.
• Annually engage qualified housing developers to identify affordable housing development opportunities with emphasis on promoting housing choices that serve the needs of special needs populations, including seniors, homeless, female- headed households, large families, low-income, and/or
persons with disabilities in RCAA’s.
• Subject to availability of Inclusionary Housing funds, issue NOFA or RFP at least once during compliance period and
establish an affordable housing development pipeline of at least three affordable housing projects. Hold an annual meeting with developers to inquire about upcoming projects and identify affordable housing developments that may need local funding or loan/grant preparation assistance.

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

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

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

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

Update the City’s website by January 2025.

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

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

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

5.1, 7.2 Community
Development
Department
City Council
General
Fund

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

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

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

Adopt a policy to ensure compliance with State
law.

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

Pursue new funding sources annually.

6.1, 6.8, 6.9 Community
Development
Department
CDBG,
HOME funds
Annually
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Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
homeowners to make exterior improvements or repairs to their homes. The City shall investigate new funding sources and shall provide priority to projects in lower resource areas. (Existing Program 6.1, modified)
Disseminate information on the Housing
Rehabilitation Program to local churches, social
organizations, and non-profit agencies annually.

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

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

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

Distribute information annually.

Hold engagement events annually.

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

6.1, 6.8 Community
Development
Department
CDBG ,
General
Fund
Annually
HE Program 6.5 Rehabilitation and Adaptive Reuse
The City shall assist, as appropriate, in the rehabilitation and adaptive reuse of historically-significant structures. This shall include assisting private property owners of historically-significant structures in applying for and utilizing State and Federal assistance programs as appropriate. (Existing Program 6.5)
Assist with rehabilitating one unit per year. 6.7, 6.8, 6.9 Community Development
Department
State and
Federal
funds
Annually
Public Hearing Draft City of Visalia | 2023-2031 Housing Element Update

236 December 2023
Table 71
Housing Program Schedule
Visalia
Implementation Program Actions Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
HE Program 7.1 Fair Housing Enforcement and Outreach
In an effort to expose and eliminate housing discrimination, and to provide equal housing opportunities to all Visalia residents, the City shall continue to partner with the Fair Housing Council of Central California to provide fair housing education to ensure that the City affirmatively furthers fair housing through lenders, landlords, realtors, and the community as a whole and handle fair housing complaints. The City shall continue to post information on fair housing law on its website.

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