Agenda packet — Visalia City Council, September 8, 2026 (part 4 of 4)

Comment/Finding:

All potential impacts from this development were evaluated with the General Plan EIR. The site is consistent with the General Plan and zoning and has no unique features that were not evaluated with the General Plan EIR.

3. Are there project specific impacts which the General Plan EIR failed to analyze as significant effects.

Yes______No__X___
If yes, an initial study or other detailed analysis is necessary to determine if the impacts are considered to be significant and if mitigation is required.

If no, continue with CEQA Section 15183 Exemption.

Comment/Finding:

The proposed project would not result in any additional impacts that were not evaluated with the General Plan EIR.

4. Is there substantial new information which would result in more severe impacts than anticipated by the General Plan EIR? Yes______No__X___
If yes, an initial study or other detailed analysis is necessary to determine if the impacts are considered to be significant and if mitigation is required.

If no, continue with CEQA Section 15183 Exemption.

Comment/Finding:

There is no new information as a result of the proposed project that would result in more severe impacts. This project is consistent with the General Plan density and circulation element and the land use designation for Office (O) and Residential High Density (RHD). All potential impacts were evaluated with the General Plan EIR.

On the basis of this evaluation, in accordance with the requirements of Section 15183 of the CEQA Guidelines:

1. It is found that subsequent negative declaration will need to be prepared.

2. It is found that an addendum Negative Declaration will need to be prepared.

3. That a subsequent EIR will need to be prepared.

X 4. No further documentation is required.

Date: August 25, 2022
Prepared By:

Rafael Garcia
Senior Planner
Prepare a notice of exemption using CEQA section 15183 based on this analysis. 867
The California Environmental Quality Act
(CEQA) Section 15183 Findings:

Application: Conditional Use Permit No. 2022-25 Environmental Review 2022-55 Location: Northwest corner of East Caldwell Avenue and South Lovers Lane Assessor’s Parcel Number: 126-850-029
General Plan Designation: Commercial Mixed Use Zoning: C-MU State CEQA Guidelines Section 15183 (Public Resources Code §21083.3), provides that projects which are consistent with the development density established by a Community Plan, General Plan, or Zoning for which an environmental impact report (EIR) has been certified “shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site.”
The City of Visalia finds that as a result of the proposed project no new effects could occur, or new mitigation measures would be required that have not been addressed within the scope of the Program Environmental Impact Report (SCH No. 2010041078). The Environmental Impact Report prepared for the City of Visalia General Plan was certified by Resolution No. 2014-37 adopted on October 14, 2014. THE PROGRAM ENVIRONMENTAL IMPACT REPORT WILL BE UTILIZED.

The following findings are made in compliance with CEQA Section 15183 – Project consistent with a Community Plan or Zoning.

In approving a project meeting the requirements of CEQA Section 15183, a public agency shall limit its examination of environmental effects to those which the agency determines, in an initial study or other analysis:

1. Is the project consistent with the General Plan and Zoning designations for the site (including density for residential developments)? Yes X
If yes, please explain below. If no, the project does not qualify for this exemption.

Comment/Finding:

No______
As indicated above, the General Plan designation for this site is Commercial Mixed Use (CMU) which allows up to 35 dwelling units per acre. The proposed project would provide 29.98 units per acre which is consistent with the General Plan.

The site is zoned C-MU (Commercial Mixed Use) and has a land use designation which allows for residential land uses with approval of a Conditional Use Permit. The proposed project is consistent with the zoning.

2. Are there any impacts that weren’t evaluated in the General Plan EIR that are peculiar to the project or the parcel on which the project would be located? Yes______No__X___ If yes, an initial study or detailed analysis is necessary to determine if specific impacts will need to be mitigated.

If no, continue with CEQA Section 15183 Exemption.
868
The California Environmental Quality Act (CEQA)
Section 15183 Findings

Page 2 ends

Comment/Finding:

3. Are there project specific impacts which the General Plan EIR failed to analyze as significant effects.

Yes______No__X___
If yes, an initial study or other detailed analysis is necessary to determine if the impacts are considered to be significant and if mitigation is required.

If no, continue with CEQA Section 15183 Exemption.

Comment/Finding:

The proposed project would not result in any additional impacts that were not evaluated with the General Plan EIR.

If no, continue with CEQA Section 15183 Exemption.

Comment/Finding:

There is no new information as a result of the proposed project that would result in more severe impacts. This project is consistent with the General Plan density and circulation element and the land use designation for Commercial Mixed Use (CMU). All potential impacts were evaluated with the General Plan EIR.

On the basis of this evaluation, in accordance with the requirements of Section 15183 of the CEQA Guidelines:

1. It is found that subsequent negative declaration will need to be prepared.

2. It is found that an addendum Negative Declaration will need to be prepared.

3. That a subsequent EIR will need to be prepared.

X 4. No further documentation is required.

Date: January 18, 2023
Prepared By:

Brandon Smith
Principal Planner
Prepare a notice of exemption using CEQA section 15183 based on this analysis. 869

NEW CONSTRUCTION PERMIT
Residential - Duplex
CONTACT:

Phone:

Email:

JOB ADDRESS: 1213 S PINKHAM ST, Visalia, CA 93292
Issued Date:

Status:

Expiration Date:

PERMIT NO:

Application Date:

APN:

Flood Zone:
100140051
X02

STEPHEN CURTISS
559-825-8265
[email protected]
B244942
12/30/2024
Issued Deferred
04/23/2025
OWNER:

Address:

GAEBE THOMAS A (TR)
2330 W GREEN ACRES DR
CA 93291-4534
City of Visalia 315 E. Acequia Ave
(559) 713-4444 Visalia CA 93291
04/10/2027
CONTRACTOR:

Address:

HUDSPETH CONSTRUCTION INC
817 S BOLLINGER CT

VISALIA CA
CA 93277
License No:

Bus Lic No:

Phone:
352336
BL003284 Exp: 06/30/2025
(559) 625 1371
Email: [email protected]
NEW DUPLEX; EACH UNIT 996 SF; GARAGE 308 SF; PORCH 42 SF; 2 BED; 2 BATH; 2022 CRC; SOLAR; FIRE SPRINKLERED DESCRIPTION OF WORK:
--
Construction Type: VB Occupancy Class: R-3 SFD / DUPLEX Structural Code: 2023 VALUATION: $368,538.92
Fee Description Amount
*************** SUMMARY OF FEES ***************
Plan Ck Fee - Duplex/Triplex/Fourplex $1,374.48
Inspec Fee - Duplex/Triplex/Fourplex $2,569.68
Strong Motion - Res $47.89
VUSD Impact Fees - Res $11,513.76
C&D Debris Permit Fee - New MFD $130.88
CBSC Admin Fee $15.00
Park Acq Fee $3,524.00
Park Acq Fee (Credit) $-215.73
Park Develop Impact Fee $4,758.00
Park Develop Impact Fee (Credit) $-291.33
Storm Drain Dev Prtn Impact Fee $204.68
Storm Drain Dev Prtn Impact Fee (Credit) $-22.53
Trunk Line Connection Impact Fee $1,148.00
Public Safety Impact - PD $1,573.88
Public Safety Impact - Fire $682.36
Public Fac Impact - Civic Ctr $504.00
Public Fac Impact - Corp Yard $82.00
Public Fac Impact - Library $63.00
Transp Impact Fee - Res $10,660.00
Transp Impact Fee- Res (Credit) $-817.47
Planning Bldg Permit Plan Review Fee $19.70
WWTP Connection Impact Fee $2,020.00
Fire Plan Ck Fee - Duplex/Triplex/Fourplex $199.20
Encroachment Sidewalk Insp Fee $107.00
Eng'r Bldg Permit Plan Review - Res $68.50
TOTAL FEES:

PAYMENT:

BALANCE:
$39,918.95
$7,840.60
$32,078.35
INSPECTION REQUESTS: Call the day before you need your inspection at (559) 713-4452. (Refer to Inspection Card.) This permit shall be void and of no further force or effect if work is not commenced within 365 days from date of issuance hereof or if work is suspended or abandoned for a period of 365 days or more after work is commenced.

Note: Chapter 18, Article 4, of City of Visalia Ordinance Code requires installation of curbs, gutters, and sidewalks in conjunction with building construction, where not existing.

Signature of Owner / Agent / Licensed Contractor Printed Name Date 870

BUILDING PERMIT INFORMATION
(Check all that apply and initial below)

CONSTRUCTION LENDING
AGENCY

BUILDING PERMIT

EXPIRATION

CERTIFICATE OF EXEMPTION FROM

WORKER'S COMPENSATION INSURANCE

OWNER - BUILDER DECLARATION
(Cont'd)
☐ I hereby affirm under penalty of perjury that there is no construction lending agency.☐ I hereby affirm under penalty of perjury that there is a construction lending agency for the performance of the work for which this permit is issued (Sec. 8172, Civil Code).Lender’s Name: _______________________________ Lender's Address: _______________________________ _______________________________ _______________________________ Every permit issued under the provisions of the California Building Code shall become invalid unless the work on the site authorized by such permit is commenced within 180 days for commercial and 365 days for residential, or if the work authorized on the site by such permit is suspended or abandoned for a period of 180 days for commercial or 365 days for residential after the time the work is commenced. The building official may grant, in writing, one or more extensions of time, for periods not exceeding 180 days on written request, by the permitee, showing that circumstances beyond the control of the permitee have prevented action from being taken. The permittee shall pay a renewal fee in accordance with the City of Visalia’s fee schedule.

The building official may suspend or revoke a permit issued under the provisions of the California Building Code wherever the permit is issued in error or on the basis of incorrect, inaccurate or incomplete information, or in violation of any ordinance or regulation or any of the provisions of this code. (This section need NOT be completed if the permit is one hundred dollars ($100) or less).☐ I certify that in the performance of the work for which this permit is issued, I SHALL NOT employ any person in any manner so as to become subject to the worker's compensation laws of California, and agree that if I should become subject to the workers’ compensation provisions of Section 3700 of the Labor Code, I shall forthwith comply with those provisions.WARNING: FAILURE TO SECURE WORKERS COMPENSATION COVERAGE IS UNLAWFUL, AND SHALL SUBJECT AN EMPLOYER TO CRIMINAL PENALTIES AND CIVIL FINES UP TO ONE HUNDRED THOUSAND DOLLARS ($100,000), IN ADDITION TO THE COST OF COMPENSATION, DAMAGES AS PROVIDED FOR IN SECTION 3706 OF THE LABOR CODE, INTEREST, AND ATTORNEY’S FEES.Indicate whether this project or future building occupant will need to comply with the applicable requirements of Sections 25505, and 25533, of the Health and Safety Code and a requirement for a permit for construction or modification from the Air Pollution Control District or Air Quality Management District exercising jurisdiction in the area governed by the city or county. This subdivision does not apply to applications for residential construction. ☐ APPLIES
☐ DOES NOT APPLY
If your project is within one thousand (1,000) feet of a school, please contact Environmental Engineer, Tulare County Air Pollution Control District Department, County Civic Center.Telephone: (559) 733-6438.

LICENSED CONTRACTORS

DECLARATION
☐ I hereby affirm under penalty of perjury that I am licensed under provisions of Chapter 9 (commencing with Section 7000) of Division 3 of the Business and Professions Code, and my license is in full force and effect.License No:___________________License Class:_________________I hereby affirm under penalty of perjury that I am exempt from the Contractors License Law for the following reason [Sec. 7031.5, Business and Professions Code: Any city or county which requires a permit to construct, alter, improve, demolish, or repair any structure, prior to its issuance, also requires the applicant for such permit to file a signed statement that he or she is licensed pursuant to the provisions of the Contractors License Law (Chapter 9 (commencing with Section 7000) of Division 3 of the Business and Professions Code) or that he or she is exempt therefrom and the basis for the alleged exemption. Any violation of Section 7031.5 by any applicant for a permit subjects the applicant to a civil penalty of not more than five hundred dollars ($500).]:☐ I, as owner of the property, or my employees with wages as their sole compensation, will do the work, and the structure is not intended or offered for sale (Sec. 7044, Business and Professions Code: The Contractors License Law does not apply to an owner of property who builds or improves thereon, and who does such work himself or herself, or through his or her own employees, provided that such improvements are not intended or offered for sale.

If, however, the building or improvement is sold within one year of completion, the owner-builder will have the burden of proving that he or she did not build or improve for the purpose of sale).☐ I, as owner of the property, am exclusively contracting with LICENSED CONTRACTORS to construct the project (Sec. 7044, Business and Professions Code: The Contractors License Law does not apply to an owner of property who builds or improves thereon, and who contracts for such projects with a contractor(s) licensed pursuant to the Contractors License Law.]☐ I am exempt under Sec. _________ Business & Professions Code for this reason___________________________I hereby affirm under penalty of perjury one of the following declarations:☐ I have and will maintain a certificate of consent to self-insure for workers’ compensation, as provided for by Section 3700 of the Labor Code, for the performance of the work for which this permit is issued.☐ I have and will maintain workers’ compensation insurance, as required by Section 3700 of the Labor Code, for the performance of the work for which this permit is issued. My workers’ compensation insurance carrier and policy number are:Carrier:___________________Number:__________________

OWNER - BUILDER DECLARATION

WORKER'S COMPENSATION
DECLARATION AB3205 - HAZARDOUS MATERIALS &

EMISSIONS DECLARATION

PERMIT SUSPENSION

NEW CONSTRUCTION PERMIT
Residential - Apartments
CONTACT:

Phone:

Email:

JOB ADDRESS: 2243 N HIGHLAND ST, Visalia, CA 93291
Issued Date:

Status:

Expiration Date:

PERMIT NO:

Application Date:

APN:

Flood Zone:
090060063
AE X02

ERIN RESCHKE
916-443-1033
[email protected]
B253209
07/17/2025
Issued Deferred
11/04/2025
OWNER:

Address:

SELF-HELP ENTERPRISES
PO BOX 6520
CA 93290
City of Visalia 315 E. Acequia Ave
(559) 713-4444 Visalia CA 93291
07/17/2026
CONTRACTOR:

Address:

QUIRING GENERAL LLC
5118 E CLINTON WAY STE 201

FRESNO CA
CA 93727
License No:

Bus Lic No:

Phone:
973147
BL039322 Exp: 06/30/2025
(559) 432 2800
Email: N/A
NEW SINGLE THREE STORY 73330 SF APARTMENT BUILDING WITH; 80 UNITS - 64 (1) BEDROOM UNITS & 16 (2) BEDROOM

UNIT, FULLY SPRINKLED - CRESCENT MEADOWS
DESCRIPTION OF WORK:
07/17/2025 Parcel is within a Flood Zone! -- Condition Applied by ASA Script Construction Type: VB Occupancy Class: R-2 MFD=TRIPLEX to APTS Structural Code: 2023 VALUATION: $10,655,288.98
Fee Description Amount
*************** SUMMARY OF FEES ***************
Plan Ck Fee - Apartments/Mobile Hm $0.00
Plan Ck Fee - Apartments/Mobile Hm $35,748.40
Inspec Fee - Apartments/Mobile Hm $44,164.70
Strong Motion - Res $1,385.19
VUSD Impact Fees - Res $412,847.90
C&D Debris Permit Fee - New MFD $134.89
CBSC Admin Fee $427.00
Trunk Line Connection Impact Fee $45,920.00
Public Fac Impact - Civic Ctr $40,320.00
Public Fac Impact - Corp Yard $6,560.00
Public Fac Impact - Library $5,040.00
Transp Impact Fee - Res $426,400.00
Planning Bldg Permit Plan Review Fee $20.30
WWTP Connection Impact Fee $80,800.00
Fire Plan Ck Fee - Apartments/Mobile Hm $5,966.40
Encroachment Sidewalk Insp Fee $110.00
Eng'r Bldg Permit Plan Review - MFD/Com $281.50
Plan Ck Fees - Plan Change $121.60
Plan Ck Fee - Apartments/Mobile Hm $0.00
Plan Ck Fee - Apartments/Mobile Hm $35,748.40
Inspec Fee - Apartments/Mobile Hm $44,164.70
Strong Motion - Res $1,385.19
VUSD Impact Fees - Res $412,847.90
C&D Debris Permit Fee - New MFD $134.89
CBSC Admin Fee $427.00
Trunk Line Connection Impact Fee $45,920.00
Public Fac Impact - Civic Ctr $40,320.00
Public Fac Impact - Corp Yard $6,560.00
Public Fac Impact - Library $5,040.00
Transp Impact Fee - Res $426,400.00
Planning Bldg Permit Plan Review Fee $20.30
WWTP Connection Impact Fee $80,800.00
Fire Plan Ck Fee - Apartments/Mobile Hm $5,966.40
Encroachment Sidewalk Insp Fee $110.00
Eng'r Bldg Permit Plan Review - MFD/Com $281.50
Plan Ck Fees - Plan Change $121.60
Plan Ck Fee - Apartments/Mobile Hm $0.00
Plan Ck Fee - Apartments/Mobile Hm $35,748.40
Inspec Fee - Apartments/Mobile Hm $44,164.70
Strong Motion - Res $1,385.19
VUSD Impact Fees - Res $412,847.90
C&D Debris Permit Fee - New MFD $134.89
CBSC Admin Fee $427.00
Trunk Line Connection Impact Fee $45,920.00
Public Fac Impact - Civic Ctr $40,320.00
Public Fac Impact - Corp Yard $6,560.00
Public Fac Impact - Library $5,040.00
872
Transp Impact Fee - Res $426,400.00
Planning Bldg Permit Plan Review Fee $20.30
WWTP Connection Impact Fee $80,800.00
Fire Plan Ck Fee - Apartments/Mobile Hm $5,966.40
Encroachment Sidewalk Insp Fee $110.00
Eng'r Bldg Permit Plan Review - MFD/Com $281.50
Plan Ck Fees - Plan Change $121.60
TOTAL FEES:

PAYMENT:

BALANCE:
$1,106,247.88
$88,359.98
$1,017,887.90
INSPECTION REQUESTS: Call the day before you need your inspection at (559) 713-4452. (Refer to Inspection Card.) This permit shall be void and of no further force or effect if work is not commenced within 365 days from date of issuance hereof or if work is suspended or abandoned for a period of 365 days or more after work is commenced.

Note: Chapter 18, Article 4, of City of Visalia Ordinance Code requires installation of curbs, gutters, and sidewalks in conjunction with building construction, where not existing.

Signature of Owner / Agent / Licensed Contractor Printed Name Date 873

BUILDING PERMIT INFORMATION
(Check all that apply and initial below)

CONSTRUCTION LENDING
AGENCY

BUILDING PERMIT

EXPIRATION

CERTIFICATE OF EXEMPTION FROM

WORKER'S COMPENSATION INSURANCE

LICENSED CONTRACTORS

OWNER - BUILDER DECLARATION

WORKER'S COMPENSATION
DECLARATION AB3205 - HAZARDOUS MATERIALS &

EMISSIONS DECLARATION

PERMIT SUSPENSION

OR REVOCATION
I certify that I have read this application and state that the above information is correct. I agree to comply with all City of Visalia ordinances and state laws relating to building construction, and hereby authorize representatives of the City to enter upon the above mentioned property for inspection purposes.Applicant's Initial: ____________Date: _______________________ 874
City of Visalia | 2023-2031 Housing Element Update Certified Adopted December 18, 2023 | Certified September 20, 2024 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
875
Certified City of Visalia | 2023-2031 Housing Element Update 112 Adopted December 18, 2023 | Certified September 20, 2024 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 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 876
City of Visalia
Memo
Date July 31, 2026
To:

Prohousing Designation Application File
From:

Jason Huckleberry, Director of Engineering & Building
Re: Permit Review Timeframes and Priority Processing for Residential Development This memorandum documents the City of Visalia’s building plan review practices and demonstrates that the City’s review timelines compare favorably with those of other California jurisdictions. The information is intended to support the City’s application for California’s Prohousing Designation Program, specifically:
• Category 2F – Priority permit processing or reduced plan check times for homes affordable to lower-income households.
• Category 2J – Priority permit processing or reduced plan check times for accessory dwelling units (ADUs), junior accessory dwelling units (JADUs), and multifamily housing.

The City of Visalia has made expeditious plan review a priority and consistently strives to complete reviews in substantially less time than many jurisdictions throughout California.

The City currently provides the following target review periods:

Project Type Initial Plan Review Subsequent Plan Reviews Single-Family Residential 20 Calendar days 10 Calendar days Multifamily Residential 30 Calendar days 15 Calendar days Commercial Projects 30 Calendar days 15 Calendar days
All permit submittals have specific review deadline dates that are provided to applicants, clearly known and understood by staff, tracked by supervisors and managers, and have performance tracked and reported to Administration.

In addition to maintaining short review periods for all residential development, affordable housing projects receive priority processing whenever practical. Project kickoff meetings are held to ensure clear responsible areas, convey specific requirements, and outline project schedules to all.

Additionally, staff coordinates reviews among departments to reduce unnecessary delays and provide applicants with clear, concise and consolidated review comments. 877
2 Building permit review timelines vary considerably across California. Publicly available building department service goals indicate that many California cities and counties target approximately:

Jurisdiction Type Typical Initial Plan Review
Small Cities 10–20 business days (up to 25+ calendar days) Medium Cities (Visalia) 15–25 business days (up to 35+ calendar days) Large Metropolitan Cities 20–40+ business days (up to 45+ calendar days) Bay Area & So. CA Jurisdictions 30–45+ business days (up to 60+ calendar days) Compared to these jurisdictions, the City of Visalia’s review objectives are consistently competitive and, in many cases, significantly faster than those experienced in California’s major metropolitan regions.

The City’s streamlined review process encourages infill housing development and supports implementation of State housing goals. Overall, the City’s permit processing practices are consistent with the goals of:
• California Housing Element Law
• California’s Prohousing Designation Program
• State efforts to reduce permitting delays
• Housing production objectives established by the California Department of Housing and Community Development (HCD)
Conclusion
The City of Visalia maintains an efficient, responsive and accountable building plan review process that compares favorably with many jurisdictions throughout California.

The City’s expedited review practices reduce development timelines, improve housing project feasibility, and directly support the production of affordable housing, ADUs, JADUs, and multifamily residential development. These policies represent a meaningful local commitment to reducing barriers to housing production and advancing California’s statewide housing objectives. 878
RESOLUTION NO. 2025 -30

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF VISALIA, ADOPTING

SINGLE - FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS APPLICABLE TO NEW SINGLE - FAMILY RESIDENTIAL DEVELOPMENTS. THE REGULATIONS WILL

APPLY CITYWIDE TO PROPERTIES WITHIN THE CITY LIMITS OF THE CITY OF VISALIA.

WHEREAS, the City of Visalia had initiated a Zoning Text Amendment to establish new objective design standards pertaining to single - family residential development, including lots below 5, 000 square feet in size, and pertaining to Planned Residential Developments, in response to an increase of utilization of smaller lot sizes and new design techniques by proponents, and in response from proponents seeking to have a clear set of reliable codified objective design standards form which to design a project and ensure support by City staff and officials, and in response to recent state legislation such as Senate Bill 9 ( 2021) and Senate Bill 35 ( 2017) that allows for ministerial approval of residential developments under certain provisions; and, WHEREAS, the City of Visalia, following consultation with stakeholders, prepared a Public Review Draft Ordinance and posted said ordinance online at www. housevisalia. com, and requested public comment for a 30 -day review period, beginning August 30, 2024, and responded to comments received during the review period in a Revised Public Review Draft that would be presented to the Planning Commission and City Council; and
WHEREAS, the Planning Commission of the City of Visalia, after duly published notice, held a public hearing before said Commission on November 12, 2024; and, WHEREAS, the Planning Commission of the City of Visalia considered the Zone Text Amendment in accordance with Section 17. 44. 070 of the Zoning Ordinance of the City of Visalia and on the evidence contained in the staff report and testimony presented at the public hearing, and recommended that the City Council approve Zoning Text Amendment No. 2024 -03 by adopting the Revised Public Review Draft, as amended and presented to the Commission on November 25, 2024; and, WHEREAS, the City Council of the City of Visalia, after duly published notice, held a public hearing before said City Council on December 16, 2024, and delayed action on the Ordinance to allow additional time for staff to meet with interested persons, stakeholders, and builders, to address concerns regarding standards and feasibility of the Revised Public Review Draft Ordinance; and WHEREAS, the City of Visalia conducted additional consultation and meetings with persons, stakeholders, and builders, which included two virtual meetings held on January 30 and February 5, 2025, which resulted in a Revised Draft Ordinance that was circulated for a 15 -day review period beginning on March 14, 2025, and then presented to the City Council without changes; and,
WHEREAS, the City Council of the City of Visalia, after duly published notice, held a public hearing before said City Council on April 21, 2025, and directed the RESOLUTION NO. 2025 - 30
879
preparation of a Resolution for the adoption of Objective Design Standards, in lieu of the adoption of an Ordinance; and,
WHEREAS, the City Council of the City of Visalia finds that the project is exempt from further review under the California Environmental Quality Act ( CEQA) Guidelines, Code of Regulations Section 15061( b)( 3) ( common sense exemption), as the proposed zone text amendment will not in and of themselves have an effect on the environment, and that the affected sites will continue to allow for residential development consistent with the land use designations and the respective density ranges specified in the Visalia General Plan Land Use Element.

NOW, THEREFORE, BE IT RESOLVED that the project is exempt from further environmental review pursuant to CEQA Guidelines, Code of Regulations Section 15061( b)( 3).

BE IT FURTHER RESOLVED that the City Council of the City of Visalia approves this resolution for the adoption of Objective Design Standards applicable to single - family residential development, included in Exhibit " A" of this Resolution, based on the following specific findings and evidence presented:

1. That the Zoning Text Amendment is consistent with the intent of the General Plan and Zoning Ordinance and is not detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity, as described in the following Land Use and Housing Element Policies:

Land Use Element Policy LU -0-21 - Preserve and enhance the character of residential neighborhoods while facilitating infill development.

Land Use Element Policy LU -0-23 - Provide a range of housing types and prices within new neighborhoods to meet the needs of all segments of the community.

Land Use Element Policy LU -P -49 - Preserve established and distinctive neighborhoods throughout the City by maintaining appropriate zoning and development standards to achieve land use compatibility in terms of height, massing and other characteristics; providing design guidelines for high - quality new development; supporting housing rehabilitation programs; and other means.

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

Housing Element 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.

Housing Element 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.

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 RESOLUTION NO. 2025 -30
880
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.

Housing Element Program 3. 15 Promoting Accessory Dwelling Units. - The City shall promote the development of ADUs, prioritizing the higher resource areas.

2. That applying the proposed Single - Family Residential Object Design standards to future housing and residential uses will reflect sound planning principles and will assist in enhancing the character of residential neighborhoods.

3. That the City has determined that the amendments are exempt from the California Environmental Quality Act ( CEQA) pursuant to the CEQA Common Sense Exemption, Code of Regulations Section 15061( b)( 3), since there would be no possibility of a significant effect on the environment.

PASSED AND ADOPTED: May 5, 2025

STATE OF CALIFORNIA)
COUNTY OF TULARE ) ss.

CITY OF VISALIA
LESLIE B. CAVIGLIA, CITY CLERK
I, Leslie B. Caviglia, City Clerk of the City of Visalia, certify the foregoing is the full and true Resolution 2025 -30 passed and adopted by the Council of the City of Visalia at a regular meeting held on May 5, 2025.

Dated: May 6, 2025 LESLIE B. CAVIGLIA, CITY CLERK
By Reyna Rivera, Chief Deputy City Clerk
RESOLUTION NO. 2025 - 30
881
City Council Resolution No. 2025 -30
EXHIBIT "A"
The following Objective Design Standards are adopted by Resolution No. 2025 -30 to read as follows:

Single - Family Residential Objective Design Standards

1. Purpose and Applicability
A. Purpose. The purpose of this Outline is to establish objective design standards that provide developers with a clear understanding of the City's expectations for all residential project design and streamline the construction of housing units by reducing subjectivity in the entitlement process. All applicable development projects are required to comply with all design standards found in this Outline in addition to all applicable Building Permit requirements, Zoning Ordinance requirements, City Engineering Division Design and Improvement Standards, and all other applicable City, County, and State provisions.

B. Applicability. The standards of this Outline apply to all new single - family residential developments on lots regardless of parcel size, except as described below.

For the purposes of this Outline, accessory dwelling units ( ADUs) are considered accessory structures to a single -fam {y residence and are subject to all applicable design standards for accessory structures established in this Outline except where they interfere with State law or the City's ADU Ordinance.

2. Buildings and structures listed on the City' s Local Register of Historic Structures are excluded from the requirements of this Outline but are subject to committee review ( see Visalia Municipal Code ( "VMC ") Chapter

17. 56).

C. Exception Powers of the Planning Commission. The Planning Commission may grant one or more exceptions to any of the regulations prescribed in this Outline by using the following exception process.

Application. Applicants seeking an exception shall follow the same procedures as those prescribed in VMC Chapter 17. 42 for obtaining a variance. City staff shall prepare a separate form for applicants seeking an exception to file.

2. Review and Decision. In reviewing a request for an exception, the Planning Commission is not required to make any or all of the five findings required for a variance action found in Section 17. 42.090. Rather, the Commission must make a finding that the standards requested through this exception process become an integral part of the site development e.g., design, material, contour, height, distance, color, texture) and do not adversely affect the established and distinctive character of any existing neighborhoods that are adjacent to the site being developed to achieve land use compatibility in terms of height, massing and other RESOLUTION NO. 2025 - 30
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characteristics.
s. Appeals. The decision by the Planning Commission over the requested exception may be appealed to City Council in the same manner as a variance under the appeal provisions of Section 17. 02. 145.

4. Revocation and Lapse of Approval.
a. If the exception is approved, then the exception shall be subject to revocation or lapse in the same manner as a variance under VMC Chapter 17.42.
b. If a request for an exception is denied or revoked, then no application for the same or substantially the same variance on the same or substantially the same site shall be filed within one year of the date of denial or revoked unless the Planning Commission or City Council specifically allow such further applications in the decision for denial or revocation.

2. Site Planning
A. Site Placement
Orientation
a. The primary elevation of the residence shall face the primary public or private right -of -way on which the parcel is located. For the purposes of this Section the primary elevation is that in which the primary entrance is located.
b. On corner lots, the primary elevation is considered the elevation that is facing the street in which the residential address is associated with and front door is located. The
applicant/ developer /property owner may file for an address change if they would like to change what street the primary elevation is located.

C. On corner lots, garages may be located on the secondary elevation and are required to include a garage setback of 22 feet. d. Garages ( attached or detached) shall not exceed 75 percent of the width of the primary elevation. For lots less than 40 feet wide, this standard does not apply.

I ' I

PRIMARY
GARAGE i

ELEVATION
PRIMARY i PRIMARY i
ELEVATION . i ELEVATION
75% max. of i
primary
i
elevation
I '
i
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75% max. of 75% max. of
primary elevatiod primary elevation: PROPERTY
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LINE
PUBLIC0 & jf;8N1q&. 20rjEMT
883
B. Site Development.

Setbacks. Structure setbacks shall be subject to the provisions of the applicable zone of which the subject parcel is located in. For single - family provisions please see VMC Chapter 17. 12. For lots less than 5, 000 square feet the setback requirements specified in Section 17. 12. 135 shall apply.
z. Height. Structure height shall be subject to the provisions of the applicable zone of which the subject parcel is located in. For single - family provisions please see VMC Chapter 17. 12. For lots less than 5, 000 square feet the height requirements specified in Section 17. 12. 135 shall apply.

3. Front Entryways. Front entryways shall comply with one of the following styles:
a. Front Porch.
i. Front porches shall be at least three feet deep and six feet wide.
ii. Front porches shall be covered by a roof with a similar style and material as the primary elevation.

J. The front porch shall include a minimum of one window.

V. Front porches may project up to six feet into the front yard setback
V. Front porches shall include at least one step
b. Recessed Entry.

Recessed entries shall have a depth of at least one foot from the primary elevation to create a covered landing area.

C. Deep Overhang.

Deep overhangs shall be a minimum depth of three feet and a maximum of five feet.
d. Front Landing.

Front landings shall be at least one foot deep.
ii. Front landings shall include at least one step.
iii. Front landings shall be covered with a roof in similar style and material as the primary elevation.

3. Structure Design Standards.

A. All developments shall include at least three of the following design elements:

A projection for every 25 feet of continuous plane on each elevation. Each projection shall be at least two feet deep and five feet wide. A projected area shall be capped with an eave or gable that matches the same materials and style as the main structure. A projection may extend into the required setback if it complies with Section 17. 32. 090 ( Yard requirements RESOLUTION NO. 2025 - 30
884
Exceptions) of this Title.

2. A recession for every 25 feet of continuous plane. Each recession shall be at least two feet deep, but no more than six feet deep, and at least five feet wide.

3. Second Floor Stepbacks. For two -story structures, the second floor shall be stepped back by at least three feet, but no more than 12 feet, from the ground floor wall plane. The stepback shall extend along at least 50 percent of the length of the wall plane. The stepback may be continuous or composed of multiple segments that together total the required length.

4. A protruding window ( such as a bay window) at least two feet in depth.

5. A change in total height of a facade for every 15 feet of continuous plane.

Change in height shall be a minimum of two feet.
s. Change in roof pitch or form for, at least, every 15 feet of continuous plane.

7. A gable or dormer for, at least, every 15 feet of continuous plane.

8. A Juliette balcony for, at least, every 15 feet of continuous plane. s. A second story balcony at least three feet deep and five feet wide.

10. A decorative trellis, at least, every 15 feet of continuous plane.

11. A window for, at least, every 15 feet of continuous plane.

12. A pedestrian walkway, measuring at least three feet wide, other than the driveway, provides direct access to the front entryway of the residence to the primary sidewalk, or primary right -of -way if no sidewalk is present.

Pedestrian walkways may be constructed with any materials ( i. e., aggregate or natural stone or rock, brick, gravel, wood, poured concrete), except for dirt or topsoil. On corner lots, where the garage is on the secondary elevation, a walkway shall provide direct access from the front entryway to the primary sidewalk.

13. A tandem garage with a maximum width of 13 feet and a minimum depth of 38 feet. This option is only allowed for lots less than 40 feet wide.

RESOLUTION NO. 2025 - 30
885
A Projection or recession measuring at least two feet deep and five feet wide and capped with a gable Cg A pedestrian walkway measuring at least three feet wide, other than the drivewaythat provides direct access to the front entryway from the sidewalk
Cc A window for, at least, every 15 feet of continuous plane.

NOTE. The rendering above is meant for illustrative purposes only to demonstrate a development in compliance with the requirements established in the subsection Structure Design Standards.

B. Fenestration.

All windows and doors shall include at least one of the following exterior design details:
a. A recess of at least two inches from the wall plane. b. Wood, metal, stucco covered foam, or engineered wood trim around the entire window or door.

2. If used, shutters shall be sized to cover 100 to 105 percent of the window and match the exact window shape.

C. Design Details.

1. Materials
a. No more than four materials or finishes ( not including roofing, door, or window materials) shall be used on each elevation, and no more than five materials or finishes ( not including roofing, door, or window materials) in total shall be used across all elevations. b. The following materials are prohibited from use as exterior finishes excluding windows and doors):

RESOLUTION NO. 2025 - 30
886
Vinyl siding
I. Plastic
iii. Raw, non - treated /coated metal

2. Colors
a. Single - Family Standalone Unit. A minimum of two, but no more than five, colors ( or tints, shades, or tones of the same color) shall be used on the entire exterior of the building.
b. Single Family Subdivisions. Single family subdivisions shall provide a minimum of three color schemes and shall not use a single color scheme on more than 40 percent of the residential units. Structures shall incorporate a color scheme that contains a maximum of four distinct colors per building. A color scheme is defined as ( body one and /or body two, trim, and a contrasting accent color). Adjacent colors shall not use the same color scheme.

3. Accessory Structures. All accessory structures ( i. e., accessory dwelling units, garages, workshops, storage sheds) visible from the primary street shall be constructed of the same materials, colors, and roof type as the primary structure. This standard only applies to accessory structures constructed together with the primary dwelling unit.

4. Utility and Service Areas
A. Above ground utilities, transformers, and other mechanical equipment placed between the front or street side of a residence and a public street or vehicular or pedestrian accessway, shall be screened from view by a fence, wall, or landscaping in accordance with this Outline.

B. If private vehicle charging facilities are provided in the development, these facilities shall be located close to the garage' s electrical panel and blend in with the house design /color to provide architectural compatibility.

S. Landscaping.

A. All areas not occupied by structures or pavement in the front yard area shall be landscaped. Landscaped areas shall consist of plantings, turf, mulch, or bark.

B. All landscape areas shall meet the requirements of the State Model Water Efficient Landscape Ordinance, or if applicable, the Water Efficient Landscape Ordinance of the City of Visalia. [ Source: 17. 30. 015. C. 1. a] C. Pavement or hardscape shall not make up more than 50 percent of the front yard, unless necessary to meet other standards required by this Outline.

6. Fences, Walls, and Hedges.

A. Height. Fences, walls, and hedges shall not exceed seven feet in height if on the side or rear yard setbacks, or three feet in height if in the front yard setback. A front yard fence or wall may be allowed to a height of up to four feet only if the portion exceeding three feet, at minimum, is constructed with a material that has a visibility percentage of at least 50 percent ( i. e., lattice fencing). These standards also apply within five feet of the street side property line for corner lots.

RESOLUTION NO. 2025 - 30
887
B. Materials. The following materials are prohibited from use as fencing:
7 1. Barbed wire

2. Electric charged fencing

3. Corrugated Paneling

4. Chain link ( except for three to four -foot height fences within the front yard and street side yard setback)
1 Maximum height of three teat in front yard setback.
2 Maximum height of four feet in frontyard setback iftop one foot of fence is at So percent visibility 3 Maximum height of seven feet in on side and rear yard setback.

Exterior Lighting.

A. All entryways, porch areas, pedestrian pathways, and gates shall include lighting for safety and security. All exterior lighting fixtures shall comply with all of the following standards:

1. Be fully shielded and shall not spill onto adjacent properties;

2. Ground - mounted light fixtures to illuminate driveways, landscaped areas, or pedestrian pathways shall be no more than three feet in height; and

3. Use light emitting diodes ( LEDs) with a maximum temperature of 3000 kelvins.

B. Permanently installed light fixtures that blink, revolve or flash are prohibited. This excludes decorative seasonal lighting.

8. Off- Street Parking Facilities.

A. The number and type of off - street parking facilities for a single - family residential development shall comply with the requirements of the underlying zoning district as established in VMC Chapter 17. 34. In addition to the provisions in VMC Chapter 17. 34, all off - street parking facilities shall comply with the following standards:

RESOLUTION NO 2025 -30
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B. Covered parking areas shall be in garages. Carports are allowed only if they do not serve as the required covered parking ( e. g., porte cocheres, carports in front of garages). [ Source: 17. 12. 135. A. 7]
C. Uncovered parking areas ( i. e., driveways) shall be paved with concrete or a permeable or impermeable surface. [ Source: 17. 34.030. P] D. Off - Street Guest Parking Facilities for Planned Unit Developments. Planned unit developments with four or more dwelling units shall provide off - street guest parking spaces when on- street parking is not allowed on the streets within the development. Planned unit developments shall provide a minimum of one guest parking space per four dwelling units within the total project. If a fraction occurs based on the specified number of guest spaces, the project applicant shall round up to the next round number of guest spaces.

9. Useable Common Open Space Areas for Planned Unit Developments.

Useable Common Open Space. Planned unit developments shall provide usable outdoor passive /active open space with outdoor amenities as required in Table 1 Outdoor Amenities). Useable common open space means an unobstructed area or areas, accessible to all occupants of the structure it serves, having no dimension less than 10 feet in any direction. Useable common open space excludes areas designated for parking, including surface parking, carports, or garages. A minimum of 60 percent of the common useable open space shall be provided as landscaped green area ( not hardscaped).

B. Recreational Amenities. Recreation amenities as required in Table 1 ( Open Space and Recreational Requirements) can be either passive or active as described below, or a combination of the two.

Passive Recreational Amenities. Passive recreation refers to recreational activities that require minimal to no facilities or development to perform such activities. Passive recreation amenities include, but are not limited to, community gardens, outdoor gathering /seating area, picnic /barbeque area, pet area /dog park, courtyard / plaza. All passive recreational amenity area shall be a minimum of 200 square feet unless otherwise stated.

2. Active Recreational Amenities. Active recreation refers to recreational activities that require specific facilities or equipment to perform such activities. Active recreational amenities include, but are not limited to, playground /tot lot, sports court/field, fitness area, swimming pool, clubhouse w /kitchen, community room. All passive recreational amenity area shall be a minimum of 500 square feet unless otherwise stated.

C. Seating. Seating shall be provided for all common open space areas.

D. Playgrounds /tot lots shall be located in an area with direct visibility from a minimum of three dwelling units to allow for casual surveillance.

RESOLUTION NO. 2025 -30
889
Table 1
Open Space and Recreational Requirements
Number of
Less than 5 1 500 sq. ft.
5 -101 1 500 sq. ft. plus 100 sq. ft per unit over 5 units 11 -30 2 1, 000 sq. ft. plus 150 sq. ft per unit over 10 units 31 -60 2 4, 000 sq. ft. plus 165 sq. ft per unit over 30 units 61 - 100 2 9, 000 sq. ft. plus 200 sq. ft per unit over 60 units 101 - 150
3 plus 1 additional 17, 000 sq. ft. plus 250 sq. ft per unit over 100 amenity for every 50 units
1 — Minimum number of amenities can be passive or active amenities as described in Recreational Amenities subsection above.
2 - Minimum Total Area means the combined area of all amenities. Each amenity must still meet all applicable standards established in this Section.

10. Sidewalks for Planned Unit Developments.

Sidewalks within a Planned Unit Development shall incorporate the following standards:

A. Shall be a minimum width of five feet; and
B. Shall implement the concrete specifications for sidewalks and ramps as determined by the City of Visalia City Engineering Division Design and Improvement Standards.

RESOLUTION NO. 2025 - 30
890

AGREEMENT REGARDING DEFERRAL OF

DEVELOPMENT IMPACT FEES

PER CITY OF VISALIA MUNICIPAL CODE

AND APPLICABLE GOVERNMENT CODE
This Agreement is entered into this day of Tuesday, June 4, 2024, by and between the CITY OF VISALIA, a municipal corporation of the State of California, and, QUIRING GENERAL LLC.

W I T N E S E T H
The parties enter into this Agreement on the basis of the following facts, understandings and intentions:

WHEREAS, the City of Visalia (“City”) shall provide qualifying applicants interest free deferral of development impact fees until request for final inspection and/or Certificate of Occupancy, whichever comes first;
WHEREAS, QUIRING GENERAL LLC (“Developer”) has submitted plans and specifications and applied for associated permits for a development project (the “Project”):

Building Permit: B241248
to be located on the property that is owned by:

COLEGIO DE LA TIERRA
referred to as:
3510 N COURT ST, Visalia, CA 93291
Subdivision: --
Lot #: 0
APN #: 079071030
WHEREAS, as a condition of receiving the required permits to commence construction on the Project, Developer must agree to pay the required development impact fees, including but not limited to sewer, drainage, transportation, and public safety impact fees which have been set by Visalia City Council in conformity with state law; and
NOW, THEREFORE, BE IT AGREED, by and between City and Developer as follows:

1. Purpose: The purpose of this Agreement is to memorialize the agreement of the parties with respect to deferral of payment of development impact fees for the Project.

2. Representations, Warranties and Covenants:
a. The party signing this document on behalf of Developer represents and warrants that he/she is authorized to enter into this Agreement and covenants to carry out the terms of this Agreement as provided herein.
b. Developer owes a total of $622,987.00 development impact fees related to the Project. Developer must pay fees in full before requesting a final inspection or certificate of occupancy for the property. In no event shall the deferral by this Agreement be extended beyond the time of the final inspection or issuance of the certificate of occupancy, whichever occurs first. A breakdown of the applicable development fees are as attached.
c. Developer acknowledges that under the terms of this Agreement, the City shall not complete final inspection or issue a certificate of occupancy until the Developer has paid all development impact fees.

Revised 11.30.2022 Page 1 of 2
891

3. City Representations, Warranties and Covenants:
a. City represents and warrants that it is authorized to enter into this Agreement and covenants to carry out the terms of this Agreement as provided herein. b. City represents and warrants that it will not charge interest or an administrative fee on the development impact fees deferred pursuant to this Agreement; and

4. Successors and Assigns: This Agreement shall be binding upon and shall inure to the benefit of any successors to or assigns of the parties.

5. Notices: Any notice, demand, or communication required or permitted to be given by the terms of this Agreement, or by any law or statue, may be given by either party by depositing said notice, demand, or communication in the U.S. Mail, postage prepaid, addressed to the other at the party’s address or any new address provided by such party in writing to the other. Service of said notice, demand, or communication shall be complete five (5) calendar days after deposit of said notice, demand, or communication in the mail. Notices and communication concerning this Agreement shall be sent to the following addresses:

CITY OF VISALIA DEVELOPER
315 E. Acequia Name: QUIRING GENERAL LLC
Visalia, CA 93291 Address: 5118 E CLINTON WAY STE 201
Attention: Isabel Gomez City: FRESNO CA

6. Dispute: Any dispute not resolvable by informal arbitration between the parties to this Agreement shall be adjudicated in a California Court of Law.

7. Attorneys’ Fees: In the event either party commences legal proceedings for the enforcement of this Agreement, the prevailing party shall be entitled to recovery of its attorney’s fees, litigation expenses, and court costs incurred in the action brought thereon. Attorney’s fees and litigation expenses shall include without limitation costs of preparation and discovery and retaining expert witnesses, and such fees and expenses shall be payable whether or not the litigation proceeds to final judgment. “Prevailing party” shall be defined as the party with a net monetary recovery, a defendant in whose favor a dismissal is entered, a defendant where neither plaintiff nor defendant obtains any relief, and a defendant as against those plaintiffs who do not recover any relief against that defendant. When any party recovers other than monetary relief and in situations other than as specified herein, the prevailing party shall be as determined by the court.

8. Amendment: This Agreement may be modified only by further written agreement between the parties. Any such modification shall not be effective unless and until executed by each party.

9. Entire Agreement: This Agreement constitutes the entire agreement and understanding between the parties hereto and integrates all of the terms and conditions mentioned herein or incidental hereto, and supersedes all negotiations and/or proposals, oral or written, and all other communications between the parties with respect to the subject matter of this Agreement. All waivers of the provisions of this Agreement must be in writing and signed by the appropriate authorities of each party.

10. Partial Invalidity: If any provision of this Agreement shall be held invalid, such invalidity shall not affect the other provisions hereof, and to this extent, the provisions of this Agreement are intended to be and shall be deemed severable.

IN WITNESS WHEREOF, this Agreement is executed on the day and year first above written.

By:

CITY OF VISALIA - Community Development Director

DEVELOPER
__________________________________________
Print Name _______________________________
Approved as to Form
Revised 11.30.2022 Page 2 of 2
892
893
Accessory Dwelling Unit (ADU) Production Map: Issued Permits 2023-2025 :

Shirk
Roe
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Hwy 198
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Ave 320 Ave 320
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Valley Oaks Golf
Course
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Airport (Vis)
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Walnut Walnut
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Ave 272
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Ave 280
Hwy 99
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D. Assignment, Transfers and Successors. For purposes of this Agreement, "Transfer" shall mean any sale, assignment, or transfer, whether voluntary or involuntary, of any rights and/or duties under this Agreement, and/or any interest in the Project or the Property, including, but not limited to, a fee simple interest, a joint tenancy interest, a partnership interest, a leasehold interest, a security interest, or an interest evidenced by a contract by which possession of the Project is transferred.

City.
i. No Transfer shall be permitted without the prior written consent of the ii. The approval of transfers by ELEVATE to another legal entity wholly controlled and managed by ELEVATE shall be permitted by the City and approval of said transfer shall not be reasonably withheld.

E. Severability. In the event any term or provision of this Agreement is deemed to be in violation of law, null and void, or otherwise of no force or effect, the remaining terms and provisions of this Agreement shall remain in full force and effect.

F. Parties Not Co-Venturers. Nothing in this Agreement is intended to, or does, establish the City and ELEVATE as partners, co-venturers or principal and agent with one another.

G. Warranties. City expresses no warranty or representation to ELEVATE as to fitness or condition of the Property or the Project, other than those specifically contained in the Purchase and sale Agreement between the Parties.

H. Attorney's Fees. In the event any legal action is commenced to interpret or to enforce the terms of this Agreement or to collect damages as a result of any breach thereof, the party prevailing in any such action shall be entitled to recover against the party not prevailing, its reasonable attorney's fees and costs incurred in such action.

1. Indemnification Regarding Project. ELEVATE agrees to indemnify, protect, hold harmless and defend (by counsel reasonably satisfactory to City) the City, and its respective Council members, officers and employees from all liability arising out of the Project, the Property, and ELEVATE's operation of the Project, to the extent that such liability arises from the acts or omissions of ELEVATE, its subcontractors or guests. This provision shall survive expiration and/or termination of this Agreement.

J. Governing Law. This Agreement shall be interpreted under the laws of the State of California. 7 1006
IN WITNESS WHEREOF, Purchaser has executed this Agreement, effective the day and year first set forth above.

Dated: 0-23-25
ELEVATE COMMUNITY SERVICES, INC.
(ELEVATE)
Its: Wayne DM Rutledge, Chief Executive Officer

CITY OF VISALIA
Dated: 16-23-15 B
Its: Leslie Caviglia, City Manager

APPROVED AS TO FORM
By:

City Attorney
8 1007
1008
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City of Visalia
Draft FY 2026/27 Annual Action Plan 1012
2 Table of Contents
Executive Summary ................................................................................................................... 3 AP-05 Executive Summary - 24 CFR 91.200(c), 91.220(b)..................................................... 3 PR-05 Lead & Responsible Agencies – 91.200(b).................................................................. 7 AP-10 Consultation – 91.100, 91.200(b), 91.215(l)................................................................. 8 AP-12 Participation – 91.105, 91.200(c) ................................................................................15 Expected Resources.................................................................................................................17 AP-15 Expected Resources – 91.220(c)(1,2).........................................................................17 Annual Goals and Objectives ....................................................................................................20 Projects .................................................................................................................................22 AP-35 Projects – 91.220(d) ...................................................................................................22 AP-38 Project Summary ........................................................................................................23 AP-50 Geographic Distribution – 91.220(f) ............................................................................27 Affordable Housing ...................................................................................................................28 AP-55 Affordable Housing – 91.220(g) ..................................................................................28 AP-60 Public Housing – 91.220(h).........................................................................................29 AP-65 Homeless and Other Special Needs Activities – 91.220(i) ..........................................31 AP-75 Barriers to Affordable Housing – 91.220(j)..................................................................34 AP-85 Other Actions – 91.220(k)...........................................................................................36 Program Specific Requirements................................................................................................41 1013
3 Executive Summary
AP-05 Executive Summary - 24 CFR 91.200(c), 91.220(b)

1. Introduction
The City of Visalia (City) is an entitlement jurisdiction for the Community Development Block Grant (CDBG) program and a participating jurisdiction for HOME Investment Partnerships Act Program (HOME). As a required by the U.S. Department of Housing and Urban Development (HUD), the City develops a Consolidated Plan (ConPlan) every five years to guide the use of federal CDBG and HOME funding. The five-year ConPlan is the guiding document for allocating these resources which support projects and programs that benefit low- and moderateincome people by increasing housing and economic opportunities, strengthening low-income neighborhoods, and addressing public service and infrastructure needs. The Annual Action Plan (AAP) is also required by HUD each year of the five-year cycle and will summarize the programs and projects that will be funded by the annual grants to achieve the goals and objectives of the ConPlan. Annual accomplishments are reported on progress toward ConPlan goals in the Consolidated Annual Performance and Evaluation Report (CAPER).

2. Summarize the objectives and outcomes identified in the Plan The City's strategy for community enhancement utilizing CDBG and HOME funds centers on several key goals, specifically including:
• Public services
• Property maintenance
• Neighborhood preservation
• Emergency shelter
• Improve community and public facilities
• Affordable housing
• Administration
The City of Visalia has developed specific strategies to achieve these goals, which are outlined in the following sections.
• Address special service needs
• Preserve homeownership
• Combat blighting conditions
• Combat homelessness
• Enhance community development
• Increase affordable housing
• Program administration
1014
4 3. Evaluation of past performance
HUD requires an evaluation of the City’s progress toward goals for the CDBG and HOME funds each year of the five-year ConPlan period. Over the past five-year ConPlan period, 2020 through 2025, the City of Visalia was very productive in successfully completing several large projects at every stage of housing from supporting people experiencing homelessness to firsttime homebuyers. These projects were made possible in partnership with various organizations including CSET, TC Hope, RH Community Builders, and Self-Help Enterprises. The following projects were completed in the past five-year ConPlan period, 2020 through 2025 with the use of City of Visalia CDBG or HOME funds.
• Bridge Housing: Eden House opened in 2020 and is 22-bed bridge transitional housing project for people experiencing homelessness. The City of Visalia provided $400K in CDBG funds for development and operating funding in CDBG public service funding. • Navigation Center: The Visalia Navigation Center (VNC) opened on November 19, 2024, and is a 20,000 sq. ft. low-barrier navigation center for people experiencing homelessness enriched with robust services to transition into permanent housing. The City of Visalia provided $3.2 million in CDBG funds for the development of the VNC. • Motel Conversion: Majestic Gardens opened in March 2025 and is 42-unit motel conversion to permanent supportive housing for people experiencing homelessness.

The City of Visalia provided $1.8 million in HOME-ARP funds towards the development of Majestic Gardens.
• Affordable Housing: The Lofts at Fort Visalia opened in December 2023. The Lofts is a 3-story 80-unit multi-family mixed-used affordable complex, with 1-and 2-bedroom units for households 60% of the area median income or lower. The City of Visalia provided $2.6 million in HOME funds for the development of the Lofts. • First-Time Homebuyer: Land disposition & development of five lots on NW 5th Avenue sold to the City’s HOME-CHDO Self-Help Enterprises for the construction of 5 singlefamily homes that were sold to low-income first-time homebuyers at 80% of the area median income or lower. The City of Visalia provided $1 million in HOME funds for the development of the 5 single-family homes and $320K in HOME funds for downpayment assistance for the homebuyers of the 5 single-family homes. • Owner-Occupied Rehabilitation: An Emergency Repair and Accessibility Program and a Senior Mobile Home Repair Program were administered with CDBG funds to assist low-income owner occupants with essential home repairs including ADA improvements. • ADA Improvements: Completed essential ADA infrastructure improvements with the use of CDBG funds, including the ADA Transit Pathway and ADA Pedestrian Signals projects per the request of the Disability Advocacy Committee. 1015
5 4. Summary of Citizen Participation Process and consultation process The Program Year (PY) 2026 Annual Action Plan goals were established based on high priority needs as identified in the five-year 2025-2029 ConPlan. The City used several community outreach methods including public meetings, two surveys, and stakeholder consultations. Efforts to reach populations underrepresented in the planning process of the ConPlan included discussions regarding the survey with various housing, social service, faith-based, and other organizations that provide services to the disabled, special needs, low income, and homeless population community. Many of the organizations that assisted in the effort to distribute the surveys posted them on their websites and sent notifications to their partners and clientele. The surveys were provided in English and Spanish.

Several stakeholders were also consulted during public workshops, over the phone, and inperson at their offices. Such stakeholders included, but were not limited to, Housing providers, Health service providers, social service providers, Organizations representing protected classes, Fair housing, Broadband internet providers, Emergency management organizations, the Citizens Advisory Committee, and additional local and regional stakeholders.

The PY 2026 Annual Action Plan 30-day public comment period took place from March 20, 2026, through April 20, 2026. A Public notice was published in the Visalia Times Delta on March 17th, March 20th, and April 1st, 2026. The draft 2026 Annual Action Plan was available for review on the City's website at www.visalia.city. Public notices were also sent to the Kings Tulare Homeless Alliance listserv and the City's social media channels. The City also held the following community and city council meetings:
• Citizens Advisory Committee (CAC) on April 1, 2026, at 5:30pm • City Council (Draft Review) on April 6, 2026, at 7:00pm • City Council Public Hearing (Adoption) on April 20, 2026, at 7:00pm

5. Summary of public comments
This could be a brief narrative summary or reference an attached document from the Citizen Participation section of the Con Plan.

Summary of comments will be added following the 30-day public comment period.

6. Summary of comments or views not accepted and the reasons for not accepting them
All comments will be accepted and taken into consideration.

7. Summary
The City of Visalia conducted several public meetings and hearings to gather input and review the five-year 2025-2029 Consolidated Plan. In addition, the City held stakeholder meetings with multiple community and regional organizations and agencies providing services to low income 1016
6 and homeless populations. The City has reviewed several plans to gather information for the development of this Plan that included the City of Visalia Housing Element for 2023-2031, which was being drafted concurrently with the Consolidated Plan. A summary of the full citizen participation of the 2026 Annual Action Plan will be included as Attachment B. 1017
7 PR-05 Lead & Responsible Agencies – 91.200(b)

1. Agency/entity responsible for preparing/administering the Consolidated Plan Describe the agency/entity responsible for preparing the Consolidated Plan and those responsible for administration of each grant program and funding source.

Agency Role Name Department/Agency
Lead Agency VISALIA
CDBG Administrator VISALIA Finance Department-Housing Division HOPWA Administrator N/A N/A
HOME Administrator VISALIA Finance Department- Housing Division HOPWA-C Administrator N/A N/A
Table 1 – Responsible Agencies
Narrative (optional)
The City of Visalia (City) is the Lead Agency for the United States Department of Housing and Urban Development (HUD) entitlement programs at the City of Visalia. The City’s Finance Department, Housing Division administers the funds it receives under the Community Development Block Grant (CDBG) and HOME Investment Partnerships (HOME) Programs.

Consolidated Plan Public Contact Information
Margie Perez, Housing Specialist
City of Visalia
Finance Department - Housing Division
707 W. Acequia Ave., Visalia, CA 93291
Email: [email protected]
Phone: (559) 713-4460
1018
8 AP-10 Consultation – 91.100, 91.200(b), 91.215(l)

1. Introduction
The City has fostered a community engagement process and gathered public input on community improvements that could be addressed by utilizing federal entitlement funds. During the preparation of the five-year ConPlan, the City facilitated a community outreach and engagement effort to further strengthen the dialogue between public and assisted housing providers and private and governmental health, mental health and service agencies that receive federal funding. Participants in the community outreach process provided feedback on what they viewed as the most pressing housing, special needs/public services, and community development needs in the City.

Specifically related to public and assisted housing providers, private and governmental health, mental health and service agencies, City staff has met with the County Homeless Task Group, a City Emergency Shelter Task Group, and the Continuum of Care (Homeless Alliance) members.

Organizations represented in City priorities include county and local government, faith-based organizations, concerned citizens, housing providers, service providers, including mental health, education, employment, and others.

Provide a concise summary of the jurisdiction’s activities to enhance coordination between public and assisted housing providers and private and governmental health, mental health, and service agencies (91.215(l)) City staff met with public officials, City departments, the Housing Authority of Tulare County (HATC), residents, and agencies to develop strategies for how best to invest grant funding to address discuss priority community needs. Staff met with the Citizens Advisory Committee, which acts as a liaison between the public and the City Council concerning community needs. Also, City Staff met with the Disability Advocacy Committee members, to be advised on the needs of disabled persons in the community. A focus group was held with the City’s Community Housing Development Organization (CHDO), Self-Help Enterprises, which has, in the past and present, worked collaboratively with the City of Visalia to increase the City’s supply of affordable housing.

Describe coordination with the Continuum of Care and efforts to address the needs of homeless persons (particularly chronically homeless individuals and families, families with children, veterans, and unaccompanied youth) and persons at risk of homelessness.

The Kings/Tulare Homeless Alliance (Alliance) is the regional continuum of care which facilitates services through a system of homeless housing and service providers, advocates, government representatives and consumers to conduct outreach and strategies to address the needs of homeless persons and persons at risk of homelessness. 1019
9 City staff participates in regular monthly meetings of the Alliance to better understand the changing needs and challenges facing homeless populations; to coordinate strategies that ensure effective regional coordination in helping homeless individuals and families reach maximum self-sufficiency.

The City of Visalia supports the Alliance by providing grant funding for the yearly Point In Time Homeless Census and counts, the Project Homeless Connect events, as well as continued administration of the HUD Homeless Management Information System (HMIS).

Describe consultation with the Continuum(s) of Care that serves the jurisdiction's area in determining how to allocate ESG funds, develop performance standards for and evaluate outcomes of projects and activities assisted by ESG funds, and develop funding, policies and procedures for the operation and administration of HMIS.

Not applicable. The City does not receive ESG funding.

2. Describe Agencies, groups, organizations, and others who participated in the process and describe the jurisdiction’s consultations with housing, social service agencies and other entities
Representatives of the following agencies, groups, and organizations contributed to the narratives and data included in the Consolidated Plan and Action Plan preparation are listed in Table 2 on the following page.
1020
10 Table 2 – Agencies, groups, organizations who participated. 1 Agency/Group/Organization Kings/Tulare Homeless Alliance Agency/Group/Organization Type Housing
Services-Persons with Disabilities
Services-homeless
Regional organization
What section of the Plan was addressed by
Consultation?
Housing Need Assessment
Public Housing Needs
Homeless Needs - Chronically homeless
Homeless Needs - Families with children
Homelessness Needs - Veterans
Homelessness Needs - Unaccompanied youth
Homelessness Strategy
Market Analysis
Anti-poverty Strategy
Briefly describe how the
Agency/Group/Organization was consulted. What
are the anticipated outcomes of the consultation
or areas for improved coordination?
Consultation provided information; Continued partnership/collaboration through CoC meetings. Survey feedback presented the ConPlan High priority needs, 2023 Action Plan through the listserv members who represent all the types of organizations listed above including service providers, and community stakeholders. The Continuum of Care, and Homeless Task Group meetings and feedback relate to the need for homeless housing. CDBG funding would assist KTHA to further meet the needs of the chronically homeless community. 2 Agency/Group/Organization Housing Authority of Tulare County Agency/Group/Organization Type PHA
What section of the Plan was addressed by
Consultation?
Housing Need Assessment
Public Housing Needs
Non-Homeless Special Needs
Briefly describe how the
Agency/Group/Organization was consulted. What
are the anticipated outcomes of the consultation
or areas for improved coordination?
HATC provided input through the survey, recommending that the city make more funding available for the acquisition and rehabilitation of more affordable housing.

HATC was also consulted in preparation of the Consolidated Plan and Annual Action Plan.
1021
11 3 Agency/Group/Organization Self-Help Enterprises
Agency/Group/Organization Type Housing
Services - Housing
Services-Education
Regional organization
What section of the Plan was addressed by
Consultation?
Housing Need Assessment
Homeless Needs - Families with children
Lead-based Paint Strategy
Briefly describe how the
Agency/Group/Organization was consulted. What
are the anticipated outcomes of the consultation
or areas for improved coordination?
Representative(s) contributed narrative and data to answer questions relevant to the Consolidated Plan, which helped in prioritizing the City's housing and community needs.
4 Agency/Group/Organization Tulare County Health and Human Services Agency Agency/Group/Organization Type Services-Children
Services-Elderly Persons
Services-Persons with Disabilities
Services-Persons with HIV/AIDS
Services-homeless
Services-Health
Health Agency
Child Welfare Agency
Regional organization
What section of the Plan was addressed by
Consultation?
Housing Need Assessment
Non-Homeless Special Needs
Briefly describe how the
Agency/Group/Organization was consulted. What
are the anticipated outcomes of the consultation
or areas for improved coordination?
Representative(s) contributed narrative and data to answer questions relevant to the Consolidated Plan and Annual Action Plan.
5 Agency/Group/Organization CSET
Agency/Group/Organization Type Services - Housing
Regional organization
1022
12 What section of the Plan was addressed by
Consultation?
Housing Need Assessment
Homeless Needs - Families with children
Homelessness Needs - Veterans
Homelessness Needs - Unaccompanied youth
Non-Homeless Special Needs
Briefly describe how the
Agency/Group/Organization was consulted. What
are the anticipated outcomes of the consultation
or areas for improved coordination?
Representative(s) contributed narrative and data to answer questions relevant to the Consolidated Plan and Annual Action Plan.
6 Agency/Group/Organization Family Services of Tulare County Agency/Group/Organization Type Services - Housing
Services-Children
Services-Elderly Persons
Services-Persons with Disabilities
Services-Persons with HIV/AIDS
Services-Victims of Domestic Violence
Services-homeless
What section of the Plan was addressed by
Consultation?
Housing Need Assessment
Homeless Needs - Chronically homeless
Homeless Needs - Families with children
Homelessness Needs - Veterans
Homelessness Needs - Unaccompanied youth
Homelessness Strategy
Briefly describe how the
Agency/Group/Organization was consulted. What
are the anticipated outcomes of the consultation
or areas for improved coordination?
Representative(s) contributed narrative and data to answer questions relevant to the Consolidated Plan and Annual Action Plan.
1023
13 7 Agency/Group/Organization Kings View Corporation
Agency/Group/Organization Type Services - Housing
Services-Elderly Persons
Services-Persons with Disabilities
Services-Persons with HIV/AIDS
Services-Victims of Domestic Violence
Services-homeless
What section of the Plan was addressed by
Consultation?
Homeless Needs - Chronically homeless
Homeless Needs - Families with children
Homelessness Needs - Veterans
Homelessness Needs - Unaccompanied youth
Homelessness Strategy
Non-Homeless Special Needs
Briefly describe how the
Agency/Group/Organization was consulted. What
are the anticipated outcomes of the consultation
or areas for improved coordination?
Representative(s) contributed narrative and data to answer questions relevant to the Consolidated Plan and Annual Action Plan.
8 Agency/Group/Organization Citizens Advisory Committee Agency/Group/Organization Type Other government - Local What section of the Plan was addressed by
Consultation?
Housing Need Assessment
Non-Homeless Special Needs
Anti-poverty Strategy
Briefly describe how the
Agency/Group/Organization was consulted. What
are the anticipated outcomes of the consultation
or areas for improved coordination?
Representative(s) contributed narrative and data to answer questions relevant to the Consolidated Plan and Annual Action Plan. A community meeting was also conducted on April 1, 2026, to review the draft PY 2023 Annual Action Plan.

Identify any Agency Types not consulted and provide rationale for not consulting. 1024
14 The City reached out to several different agencies, groups, and organizations and invited them to participate in the preparation of the five-year Consolidated Plan goals. They were contacted via email and provided with a stakeholder flyer that included information on the community forum and public hearings. The City asked these groups to forward this information to their colleagues and mailing lists. They were also encouraged to complete the community needs survey and to share the survey link with community stakeholders. The City also published public notices in the Visalia Times Delta, the City website, and the City's social media outlets.

The types of additional agencies were businesses, educational services, groups and organizations, employment service providers, fair housing services, health service and domestic violence service providers, service providers for children and elderly persons, other advisory, veterans and concerned citizens, as well as faith-based organizations. The following additional providers were sent notice and information via-email encouraging feedback on preparing the Action Plan activities form:
• Businesses: Downtown Visalians, Hispanic/Visalia Chamber of Commerce, Tulare County Economic Development, & Retail Associates.

Other local/regional/state/federal planning efforts considered when preparing the Plan.

Name of Plan Lead
Organization How do the goals of your Strategic Plan overlap with the goals of each plan? Continuum of Care Kings Tulare
Homeless Alliance
As the designated bi-county Continuum of Care, the Alliance is responsible for planning process for the bi-county region which includes the City of Visalia. The Alliance mission is to coordinate and leverage resources that empower community partners to address homelessness.

City of Visalia Fair
Housing Rental
Assessment
City of Visalia and
Fair Housing
Council of Central
California
The Fair Housing Council Fair Housing Rental Assessment is based upon systemic paired testing of the rental housing market to form the basis of plans to counteract discriminatory practices in the rental housing market with the City.

City of Visalia
General Plan
Housing Element
City of Visalia
The Housing Element assesses the need for housing for all levels of income and establishes policies to meet those needs. The Strategic Plan goals support the implementation of the Housing Element by working to construct and rehabilitate new and existing affordable housing units.

Tulare County
Multi-Jurisdictional
Local Hazard Mi
County of Tulare Development, as related to the Consolidated Plan, that occurs shall be primarily in the areas where environmental hazards can be properly mitigated.

Table 3 – Other local / regional / federal planning efforts Narrative (optional)
None.
1025
15 AP-12 Participation – 91.105, 91.200(c)

1. Summary of citizen participation process/Efforts made to broaden citizen participation summarize citizen participation process and how it impacted goal setting.

Outreach for the City of Visalia’s five-year 2020-2029 Consolidated Plan objectives were conducted in several methods: community outreach and housing needs surveys, public meetings, stakeholder interviews, and public hearings. Significant outreach efforts were made to the public, faith-based organizations, educational institutions, housing services, and health and social service organizations (including organizations providing services to homeless persons and families, persons with HIV/AIDS, victims of domestic violence, senior citizens, and extremely low to low-income populations).

The PY 2026 Annual Action Plan goals were established based on highest priority needs identified during the 2020-2029 Community Needs Assessment. Based upon the input received by the community and council, high priorities were identified as public services, homeless services, fair housing, mobile home repairs, code enforcement, ADA improvements, and affordable multi-family housing.

The 2026 Action Plan 30-day public comment period seeking community input was held from March 20, 2026, through April 20, 2026. The draft PY 2026 Action Plan was available for review on the City's website at www.visalia.city. The City took several steps to seek community input on the draft PY 2026 Action Plan, by publishing an English and Spanish public notice in the Visalia Times Delta on March 17
th
, March 20th, and April 1
st
, the City's website, the City's social media outlets, and the Kings Tulare Homeless Alliance listserv. The following community and city council meetings were held to review the draft Action Plan and obtain public comment.
• Citizens Advisory Committee Meeting on April 1, 2026, at 5:30pm • City Council Public Hearing Review on April 6, 2026, at 7:00pm • City Council Public Hearing Adoption on April 20, 2026, at 7:00pm 1026
16 Citizen Participation Outreach
Sort
Orde
r
Mode of
Outreach
Target of
Outreach
Summary of
response/attendance
Summary of
Comments
received
Summary of
comments not
accepted
and reasons
URL (If
applicable)
1 Newspap
er Ad
Nontargeted/broad
community
English/Spanish public notice published
in the Visalia Times Delta on 3/17, 3/20,
& 4/1/26.

See
Attachment B
N/A
2 Internet
Outreach
Nontargeted/broad
community
English/Spanish public notice and draft
2026 AAP were available on the City's
website from 3/20/26 - 4/20/26.

See
Attachment B
N/A www.visalia.city
3 Internet
Outreach
Nontargeted/broad
community
City social media posts on City's
Facebook, Instagram, and Twitter
pages.

See
Attachment B
N/A
4 Listserv
Notice
Nontargeted/broad
community
The Kings Tulare Homeless Alliance
and Visalia Chamber of Commerce
listserv notices.

See
Attachment B
N/A
5 Public
Notices
Nontargeted/broad
community
Public notices posted at the following
city sites: City Hall, Community
Development Department,
Administrative Office, and Visalia
Transit from 3/20/26 - 4/20/26.

See
Attachment B
N/A
6 Public
Meeting
Nontargeted/broad
community
Citizens Advisory Committee
community meeting to review draft and
obtain public comment held on 4/1/26.

See
Attachment B
N/A
7 Public
Hearing
Nontargeted/broad
community
City council meeting to review draft
2026 Action Plan and obtain public
comment held on 4/6/26.

See
Attachment B
N/A
8 Public
Hearing
Nontargeted/broad
community
Public hearing to approve the 2026
Action Plan and authorize submission
of the plan to HUD held on 4/20/26.

See
Attachment B
N/A
Table 4 – Citizen Participation Outreach
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17 Expected Resources
AP-15 Expected Resources – 91.220(c)(1,2)
Introduction
The Program Year (PY) 2026, CDBG estimated budget consists of $1,150,000 in estimated entitlement funds, and $50,000 in estimated program income for a projected total of $1,200,000 in CDBG funds. The PY 2026 HOME estimated budget consists of $425,000 in HOME entitlement funds, and $100,000 in estimated program income for a projected total of $525,000 in HOME funds.

The City currently does not have an Emergency Solutions Grant (ESG) or Housing Opportunities for Persons with AIDS (HOPWA) grant. The Expected Amount Available Remainder of ConPlan average annual allocation multiplied by remaining years to equal total remainder of ConPlan. Each program year the Expected Amount Available Remainder of ConPlan is subtracted by the average grant annual allocation. This is the 2nd year of the current five-year ConPlan; therefore, the expected amount available remainder of the ConPlan is $3,600,000 for CDBG and $1,500,000 HOME.

Anticipated Resources
Program
Source
of
Funds
Uses of
Funds
Expected Amount Available Year 2 Expected
Amount
Available
Remainder of
ConPlan
$ Narrative Description
Annual
Allocation:
$
Program
Income:
$
Prior Year
Resources:
$
Total:
$
CDBG Public
Federal
CDBG Admin,
Public
Services,
Affordable
Housing, and
Public
Improvements
$1,150,000 $50,000 $0 $1,200,000 $3,600,000 PY 2026 CDBG estimated resources
include $1,150,000 in
entitlement funds,
$50,000 in program
income for an
estimated total of
$1,200,000 in CDBG
funds.
1028
18 Program
Source
of
Funds
Uses of
Funds
Expected Amount Available Year 2 Expected
Amount
Available
Remainder of
ConPlan
$ Narrative Description
Annual
Allocation:
$
Program
Income:
$
Prior Year
Resources:
$
Total:
$
HOME Public
Federal
HOME Admin
and
New Rental
Construction -
Senior
Affordable
Housing
$425,000 $100,000 $0 $525,000 $1,500,000 PY 2026 HOME
estimated resources
include $425,000 in
entitlement funds, and
$100,000 in program
income for a total of
$525,000 in estimated
HOME funds.

Table 5 - Expected Resources – Priority Table
Explain how federal funds will leverage those additional resources (private, state, and local funds), including a description of how matching requirements will be satisfied.

The City leverages both federal and local housing funds by supporting non-profit organizations that develop affordable housing. The City, or its partners, provides matching funds for housing related services to several programs, which includes the following:
• SHE-CHDO Multi-family rental developments. For example, the HOME-CHDO Crescent Meadows project is the development of an 80-unit multi-family affordable senior housing complex that is budgeted above $25 million. HOME funds will be leveraged with the various other funding sources, such as the National Housing Trust funds and Homekey+ funds.

Below is a list of potential financial resources considering a part of the City’s overall financial plan to address priority needs and specific objectives identified in the Consolidated Plan. • Housing Authority of Tulare County (HATC): A public housing authority within the City and the County. • Low-Income Housing Tax Credit Program (LIHTC): The LIHTC program provides federal and state tax credits for developers and investors who agree to set aside all or an established percentage of their rental units for low-income households for no less than 30 years.
• Multi-Family Housing Program (MHP): If California’s Housing and Community Development Department awards Multi-Family 1029
19 Housing Program loans to assist rental housing developments affordable to low-income households in the City, the City will assist the developers with identifying local funding.
• Permanent Local Housing Allocation (PLHA): The City will also be receiving PLHA funding on an annual basis, which will assist with matching requirements.
• Homekey+ Funds: The HOME-CHDO Crescent Meadows senior affordable housing project was awarded $11,970,000 in Homekey+ funds for the development of Crescent Meadows HOME-CHDO assisted project.

If appropriate, describe publically owned land or property located within the jurisdiction that may be used to address the needs identified in the plan.

The City of Visalia does not currently own any land considered viable for the needs and uses identified in the plan. However, there is no shortage or available land for these purposes, as discussed below.

Discussion
The Regional Housing Needs Assessment (RHNA) is part of a statewide mandate to address housing issues that are related to future growth in a region. State housing element law assigns the responsibility for preparing the RHNA for the Tulare County region to the Tulare County Association of Governments (TCAG). TCAG, and other California councils of governments (COGs), undertake the RHNA process prior to each housing element cycle. The current RHNA is for the 6th-cylce Housing Element and covers a 9.75- year projection period from December 21, 2023, to December 31, 2031. The City of Visalia has conducted an analysis and concludes that Visalia has adequate sites to accommodate its RHNA allocation for Extremely Low, Very Low, and Low-Income categories. 1030
20 Annual Goals and Objectives
AP-20 Annual Goals and Objectives
Goals Summary Information
Sort
Order Goal Name Start Year
End
Year Category Geographic Area
Needs
Addressed Funding Goal Outcome Indicator
1 Address
Special
Service Needs
2025 2029 Special
Services
Citywide Public
Services
CDBG:
$180,000
Public service activities for Extremely
Low-Income Housing Benefit: 550
Households Assisted;
Public service activities other than
Low/Moderate Income Housing Benefit:
13 Persons Assisted.
2 Preserve
Homeownership
2025 2029 Household
Maintenance
Citywide Property
Maintenance
CDBG:
$200,000
Homeowner Housing Rehabilitated: 6
Household Housing Units
3 Combat
Blighting
Conditions
2025 2029 Household
Maintenance
LMI Census
Tracts
Neighborhood
Preservation
CDBG:
$195,000
Housing Code Enforcement/ Foreclosed
Property Care: 200 Household Housing
Units
4 Enhance
Community
Development
2025 2029 Community
Development
Citywide &
LMI Census
Tracts
Improve
Community
and Public
Facilities
CDBG:
$385,000
Public Facility or Infrastructure Activities
other than Low-Moderate Income
Housing Benefit: 7,139 Persons
Assisted
5 Increase
Affordable
Housing
2025 2029 Affordable
Housing
Citywide Affordable
Housing
HOME:
$475,000
Rental Units Constructed: 11 LowIncome Household
6 Program
Administration
2025 2029 Administration Citywide Administration CDBG:
$240,000
HOME:
$50,000
Other: 1
Table 6 – Goals Summary
1031
21 Goal Descriptions
# Goal Name Goal Description
1 Address Special Service Needs
Provide essential public services which include homeless services, homeless prevention, housing flex funds, and fair housing education services.
2 Preserve Homeownership Single-family and mobile home rehabilitation programs for low-andmoderate-income owner occupants who are elderly and/or disabled. 3 Combat Blighting Conditions
Code enforcement inspection services within deteriorated or deteriorating low-moderate income eligible areas to arrest the decline of the area to provide neighborhood preservation. 4 Enhance Community
Development
Improve public infrastructure accessibility for seniors and mobility impaired. Improve park amenities in LMI census tracts.
5 Provide Affordable Housing HOME CHDO project to increase senior affordable housing in the City.
6 Program Administration Administration and planning to administer CDBG and HOME funds.

Table 7 – Goal Descriptions
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City of Visalia PY 2023-24 Annual Action Plan 22 | P a g e Projects
AP-35 Projects – 91.220(d)
Introduction
Program Year 2026 CDBG and HOME Projects were established based on the high priority needs identified in the 2025-2029 Consolidated Plan Needs Assessment and Strategic Plan.

The Consolidated Plan goals below address the high priority needs and serve as the foundation for strategic actions the City will undertake. These goals are based on the ConPlan’s Needs Assessment and Housing Market Analysis sections as well as community outreach conducted:
• Address special service needs
• Preserve homeownership
• Combat blighting conditions
• Enhance community development
• Increase affordable housing
• Program administration
Projects
# Project Name
1 HOME Administration
2 HOME-CHDO Senior Housing Project
3 CDBG Administration
4 Public Services
5 Homeownership Rehabilitation Programs
6 Code Enforcement Services
7 Park Improvements
8 ADA Improvements
Table 8- Project Information
Describe the reasons for allocation priorities and any obstacles to addressing underserved needs.

The projects will address the priority needs described in the Consolidated Plan by providing direct homeless services, homeless prevention services, fair housing services, code enforcement inspections to maintain neighborhood stabilization, housing rehabilitation programs, affordable housing options for the LMI population, and ADA compliance projects. An obstacle in addressing underserved needs include needs outweighing funding resources.

Nevertheless, the City worked resourcefully in combing multiple funding sources to maximize the allocation of resources to address underserved community needs. 1033
23 AP-38 Project Summary
Project Summary Information
1 Project Name HOME Administration
Target Area Citywide
Goals Supported Program and planning administration
Needs Addressed Community Development
Funding HOME: $50,000
Description 2026 HOME Administration and Planning.

Target Date 6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
N/A
Location Description Citywide
Planned Activities 2026 HOME Administration and Planning. 2 Project Name HOME CHDO Senior Housing Project
Target Area Citywide
Goals Supported Increase affordable housing
Needs Addressed Affordable Housing
Funding HOME: $475,000
Description Construction of Crescent Meadows, a senior 80-unit multi-family senior rental complex, of which 11 units
will be HOME assisted.

Target Date 6/30/2029
Estimate the number and
type of families that will
benefit from the proposed
activities
11 low-income senior households are expected to
benefit from the proposed activity.

Location Description 2233 N. Highland St., Visalia, CA 93291 Planned Activities The City will provide funding to our HOME-CHDO SelfEnterprises, to build 11 of the 80 new low-income senior rental units.
3 Project Name CDBG Administration
Target Area Citywide
Goals Supported Program and planning administration.
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24 Needs Addressed Community Development
Funding CDBG: $240,000
Description 2026 CDBG Administration and Planning.

Target Date 6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
N/A
Location Description Citywide
Planned Activities 2026 CDBG Administration and Planning 4 Project Name Public Services
Target Area Citywide
Goals Supported Address special service needs
Needs Addressed Public Services
Funding CDBG: $180,000
Description Continuum of Care Point in Time count, LINC services, Permanent Supportive Housing (PSH) voucher match,
homeless services, housing flex funds, and fair
housing services.

Target Date 6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
435 extremely low-income households experiencing
homelessness.

Location Description Citywide
Planned Activities Point in Time count, LINC services, PSH match, homeless services, housing flex funds, and fair
housing education.
5 Project Name Homeownership Rehabilitation Programs
Target Area Citywide
Goals Supported Preserve Homeownership
Needs Addressed Property Maintenance
Funding CDBG: $200,000
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25 Description Single-Family Home Repair Program and Senior Mobile Home Repair Program for senior and/or
disabled low-income homeowner occupants.

Target Date 6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
6 low-income senior and/or disabled low-income
homeowner occupants.

Location Description Citywide
Planned Activities Single-Family Home Repair Program and Senior Mobile Home Repair Program.
6 Project Name Code Enforcement Services
Target Area LMI Census Tracts
Goals Supported Combat Blighting Conditions
Needs Addressed Neighborhood Preservation
Funding CDBG: $195,000
Description Code Enforcement services in deteriorating or deteriorated low-moderate-income areas to arrest the
decline of the area.

Target Date 6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
200 LMI households are expected to benefit from the
proposed activity.

Location Description LMI target areas.

Planned Activities Code Enforcement services in deteriorating or deteriorated low-moderate-income areas to arrest the
decline of the area.
7 Project Name Park Improvements
Target Area LMI Tracts
Goals Supported Enhance Community Development
Needs Addressed Improve Community and Public Facilities Funding CDBG: $140,000
Description Lincoln Oval Park improvements including adding a wrought iron fence and lighting.

Target Date 6/30/28
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26 Estimate the number and
type of families that will
benefit from the proposed
activities
1,735 low-moderate income individuals.

Location Description Lincoln Oval Park located at N. Court St. & NW 2nd Ave.

Planned Activities Add wrought iron fence and lighting to Lincoln Oval Park.
10 Project Name ADA Compliance Projects
Target Area Citywide
Goals Supported Enhance Community Development
Needs Addressed Improve Community and Public Facilities Funding CDBG: $245,000
Description ADA compliance projects and public infrastructure improvements, including ADA tree well and sidewalk
improvements.

Target Date 6/30/2029
Estimate the number and
type of families that will
benefit from the proposed
activities
5,404 LMI ambulatory disabled persons are expected
to benefit from the proposed activities.

Location Description Citywide
Planned Activities ADA sidewalk and tree well improvements. 1037
27 AP-50 Geographic Distribution – 91.220(f)
Description of the geographic areas of the entitlement (including areas of lowincome and minority concentration) where assistance will be directed.

The majority of the CDBG activities funded in PY 2026 are offered citywide to low- and moderate-income households. However, for certain CDBG programs, such public infrastructure improvements, and code enforcement are directed to neighborhoods that qualify for CDBG funds on an "area benefit" basis. An area benefit activity is one that is available to benefit all the residents of an area which is:
• Primarily residential and
• Where 51% or more of the population is low- and moderate-income Except for the HOME-CHDO senior multi-family rental housing units to be constructed at Crescent Meadows, which is located at 2233 N. Highland Street, all other programs are to be administered citywide, or within the CDBG Target area.

Geographic Distribution
Target Area Percentage of Funds
Citywide 85
LMI Tracts 15
Table 7 - Geographic Distribution
Rationale for the priorities for allocating investments geographically.

Entitlement funds will be distributed citywide as eligible. However, CDBG funds will be utilized in CDBG Target areas for Code Enforcement, and park improvements. A presumed Benefit project, such as an ADA improvement project or low-and-moderate-income residential areas in need of access, would be applicable. CDBG funding directed toward public services is a citywide public service benefit. Public Facilities are based upon CDBG requirements, such as the area benefit noted above, limited clientele, or income qualifications. Affordable housing will be pursued citywide, which encompasses CDBG Target Areas. Other programs may benefit within the CDBG Target areas as well, however, are allowed citywide, based upon income eligibility.

Discussion
The Low-and Moderate-Income Concentration Census Tract Map is being utilized for the 2026 Annual Action Plan and is based on the Low-and Moderate-Income Summary Data (LMISD) provided on HUD Exchange website.
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28 Affordable Housing
AP-55 Affordable Housing – 91.220(g)
Introduction
The Annual Action Plan must specify goals for the number of homeless, non-homeless, and special needs households to be provided affordable housing within the program year. The Annual Action Plan must also indicate the number of affordable housing units that will be provided by program type, including rental assistance, production of new units, rehabilitation of existing units, or acquisition of existing units. For the purpose of this section, the term “affordable housing” is defined in the HOME regulations at 24 CFR 92.252 for rental housing and 24 CFR 92.254 for homeownership.

In partnership with Self-Help Enterprises, the City’s HOME Community Housing Development Organization (CHDO) plans to develop 11 HOME assisted units at Crescent Meadows, an 80- unit senior affordable rental housing complex for low-income senior households 62 years and older. In addition, the City in partnership with Self-Help Enterprises with conduct at least 3 single-family home repairs and at least 3 mobile home repairs for low-income senior and/or disabled owner occupants with the use of CDBG funds. The tables below represent HOME and CDBG funded affordable housing activities.

One Year Goals for the Number of Households to be
Supported
Homeless 0
Non-Homeless 0
Special-Needs 17
Total 17
Table 8 - One Year Goals for Affordable Housing by Support Requirement One Year Goals for the Number of Households Supported
Through
Rental Assistance 0
The Production of New Units 11
Rehab of Existing Units 6
Acquisition of Existing Units 0
Total 17
Table 9 - One Year Goals for Affordable Housing by Support Type Discussion
The 2026 HOME funded activities include the development of 11 HOME assisted units at Crescent Meadows senior affordable housing project. The 2026 CDBG affordable housing activities include 3 single-family and 3 mobile home repairs to senior and/or disabled lowincome owner occupants. 1039
29 AP-60 Public Housing – 91.220(h)
Introduction
HATC works closely with the City, Continuum of Care “Alliance” and the Homeless Resource Task Group. Actions planned by the PHA this year are referenced below. HATC owns/manages 179 Public housing units in Visalia and manages another 764 affordable housing units through the City of Visalia. HATC has a master lease with Family Services of Tulare County (FSTC) to house families that participate in the rapid rehousing and domestic violence programs that FSTC administers within the City of Visalia. Through a partnership with Tulare County Health & Human Services Agency (TCHHSA) Mental Health, HATC manages Clark Court, Transitional Living Center, and East Tulare Cottages which house and provide supportive services for individuals that participate in TCHHSA Mental Health programs.

Actions planned during the next year to address the needs to public housing.

HATC will continue to own and manage 179 public housing units in the City. HATC also owns and manages an additional 764 affordable housing units. There is currently no plan to purchase additional public-housing units, nor do they plan on removing any units from their inventory.

Their current projection is for an investment of $375,500 in Capital Fund improvements during FY 2026. HATC expenditure covers maintenance and rehabilitation in public-housing units within the City. HATC's Capital Fund expenditures will cover a large range of projects, including roofing replacement, landscaping improvements, carpet replacement along with air conditioning and heating unit improvements.

HATC is currently developing the Demaree Apartments that will serve households at 80% of the area median income (AMI) and lower. The Demaree Apartments is a new construction, family, mixed-income project. There will be 222 total units, 220 of which will be restricted between 30% and 80% of the AMI. There will be 90 one-bedroom units, 75 two-bedroom units, and 57 threebedroom units. Two of the three-bedroom units will serve as unrestricted manager’s units.

The HATC participates in a Moving to Work (MTW) Program, which offers housing for 5 years at a flat rate, based on unit bedroom size instead of being income-based. The MTW program is designed to give rental assistance to families who are working to achieve self-sufficiency from governmental assistance while they are in the process of achieving that goal. Applicants are encouraged to seek higher paying employment and/or further their education. An increase in family income does not increase the monthly rent. Families can continue the MTW program for a maximum of 5 years, or until their income reaches 120% of the AMI, at which time assistance will be terminated or they will be given 6 months to move out. Many of the MTW participants transferred to MTW from HATC’s conventional low rent and Section 8 programs. Others were referred to the MTW program by HATC’s partner agencies, such as Tulare County Health and Human Services and CSET.
1040
30 Actions to encourage public housing residents to become more involved in management and participate in homeownership.

HATC created a Resident Council composed of 5 residents from HUD funded programs (Multifamily Housing, LIHTC, HOME, Section 8, and public housing). The Resident Council works with HATC staff on evaluating the effectiveness and efficiency of existing rental assistance programs. This structure was put into place to give public housing residents the opportunity to provide input on program modifications. HATC is proactive in the inclusion of public-housing residents in the policy making process. As required, two public housing tenants sit on the HATC Commission board. Between the Resident Council and tenant representation on the Board an equitable and transparent policy-making process has been put into place.

A vital driving factor that continues to influence HATC programs is the goal of tenant selfsufficiency. HATC views homeownership as a long-term goal for most participants. HATC staff works with tenants to effectively provide them with the necessary resources to achieve homeownership. HATC’s annual re-examination notice provides participants with an extensive referral list that aids homeownership. Effective collaboration between their agency and other public and nonprofit agencies is imperative to help promote homeownership among all HATC’s tenants. Lastly, HATC created “RentTrack Payment, an online payment system which allows residents to utilize their rental payments made on time to raise or build individual credit scores.

RentTrack has increased credit scores by an average of 132 points over a 2-year period.

If the PHA is designated as troubled, describe the manner in which financial assistance will be provided or other assistance.

HATC is not designated as troubled.

Discussion
See discussion above.
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31 AP-65 Homeless and Other Special Needs Activities – 91.220(i) Introduction
This section describes the City’s one-year goals and the specific action steps it will undertake in the program year to carry out the homeless strategy outlined in the ConPlan’s SP-60 Homelessness Strategy. This section will also describe the jurisdiction’s goals and specify the activities it will undertake to serve the housing and supportive service needs of non-homeless populations who require supportive housing.

Describe the jurisdiction’s one-year goals and actions for reducing and ending homelessness including:

Reaching out to homeless persons (especially unsheltered persons) and assessing their individual needs.

The City’s one-year goals for reducing and ending homelessness include allocating CDBG public service funds to provide homeless services and homeless prevention services to assist in reducing and ending homelessness.

The City partners with the Kings/Tulare Homeless Alliance (Alliance) who serves as the local Continuum of Care (CoC). The Alliance conducts a weekly Local Initiatives Navigation Center (LINC) at the Visalia Rescue Mission to provide various resources for those experiencing homelessness. LINC brings together various service providers to help individuals apply for affordable housing, employment, and mainstream services. Services include ID vouchers, cell phones, housing assessments, enrollments to mainstream benefits, employment assistance, health/mental health services, legal assistance, and free meals.

The City’s annual goal also includes allocating PLHA, RDA Successor Housing, and Encampment Resolution Funding to support the recently developed Visalia Navigation Center, a public facility with on-site wrap around supportive services, intensive case management, and rapid rehousing to quickly place individuals into permanent housing.

The City will continue targeted outreach efforts towards unsheltered homeless persons through collaborative efforts with the Alliance Housing Navigators, Family Services, Kings View PATH Team, and Tulare County Mental Health Crisis Team. These organizations canvass the City to conduct outreach to people experiencing homelessness and connect them to services. Client information is included in the local Homeless Management Information System (HMIS) to allow outreach staff to be informed of client status on the housing priority list and other community referrals.

The City will also continue to support the Alliance’s outreach efforts to persons experiencing homelessness through the annual PIT count completed in January. The PIT count provides a snapshot of the adults, children in households and unaccompanied youth who meet HUD’s definition of homelessness. Information gathered through the PIT is used to understand the causes and trends of homelessness over time, as well as to determine the unmet shelter and service needs of the homeless.
1042
32 Addressing the emergency shelter and transitional housing needs of homeless persons.

The Visalia Warming Center provides seasonal emergency overnight shelter. Annually, the City provides funding through State Permanent Local Housing Allocation (PLHA) funds to the Visalia Warming Center. The Visalia Warming Center serves on average of 100 individuals overnight on a daily basis. The Warming Center also serves as an entry point into the Homeless Management Information System (HMIS), and permanent housing placement.

The Visalia Navigation Center was developed in 2024 and provides 100-beds of transitional housing and essential supportive services to people experiencing homelessness. The Visalia Navigation Center is the first of its kind in Tulare County and provides overnight shelter, daily meals, showers, case management, resources, mental health services, substance abuse services, job training/placement, and permanent housing placement. The City provided over $3 million in CDBG funds for the development of the Visalia Navigation Center.

Eden House was developed in 2020 and serves as a 22-bed bridge transitional housing project that provides on-site case management and supportive services for individuals that need additional on-site services as they transition from homelessness to permanent housing. The City provided $400K in CDBG for the development of Eden House.

Helping homeless persons (especially chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) make the transition to permanent housing and independent living, including shortening the period of time that individuals and families experience homelessness, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again.

The City partnered with CSET, Self-Help Enterprises, and TC Hope on the development of the Visalia Navigation Center. The Visalia Navigation Center helps chronically homeless individuals and families, veterans and their families, unaccompanied youth, and families with children make the transition to permanent housing, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again. The Visalia Navigation Center staff walks along client to secure permanent housing and provides 2-years of case management after housing placement to ensure clients long-term housing stability and prevent returns to homelessness.

The Visalia Navigation Center is administered by CSET, which leverages a variety of rapid rehousing funding sources to quickly and permanently house individuals and families and prevent recidivism. Rapid rehousing services include security deposits, rental application fees, landlord mitigation, credit repair, and/or rental subsidies.

Visalia supports and collaborates with local service providers, through the Alliance, to assist homeless individuals and families. Funding priorities include supporting existing high performing housing first rapid rehousing and permanent supporting housing projects. 1043
33 Priorities include:
• Family Services matching funds for case management (public services) to support the Tulare Housing First project. This project provides case management services to 14 chronically homeless individuals who receive permanent supportive housing. • Kings View Behavioral Health provides public services for Visalia’s homeless. • ECO program, which is a partnership that includes the Tulare County Workforce Investment Board, Caltrans, and ABLE Industries.
• Special needs project and programs that serve these vulnerable subpopulations include:

CSET Permanent Supportive Housing and Rapid Rehousing, Family Services Permanent Supportive Housing and Transitional Housing, Turning Point and Tulare County HHSA provide PSH projects for chronically homeless individuals and families and/or families with children. The Veterans’ Administration, in conjunction with the Housing Authority of Tulare County, operates the VASH project and Westcare operates the SSVF project that serves eligible veterans and their families. Uplift Families operates a Transitional Housing project for transitioning age youth.

Helping low-income individuals and families avoid becoming homeless, especially extremely low-income individuals and families and those who are:
being discharged from publicly funded institutions and systems of care (such as health care facilities, mental health facilities, foster care and other youth facilities, and corrections programs and institutions); or, receiving assistance from public or private agencies that address housing, health, social services, employment, education, or youth needs.

The Visalia Navigation Center offers private medical rooms dedicated for homeless individuals being discharged from systems of care such as health care facilities and mental health facilities to prevent them from becoming homeless and works to quickly provide permanent housing placement. In partnership with RH Community Builders, our Homekey sites within 1-mile of the College of Sequoias, Sequoia Village and Majestic Gardens, provide permanent supportive housing units for aged out foster youth exiting foster care and other youth facilities to prevent these individuals from entering into homelessness. In the previous five-year Consolidated Plan, 132 permanent supportive housing units were developed in the City of Visalia which include 40- units at the Lofts at Fort Visalia, 50-units at Sequoia Village, and 42-units at Majestic Gardens that provide permanent supportive housing units for extremely low-income individuals and families including those being discharged from publicly funded institutions and systems of care.

Discussion
The City provides housing flex funds under CDBG public services to pay security deposits and rental applications fees as well as emergency rental and utility assistance to assist those experiencing homelessness and provide homeless prevention services. The City also leverages state funding sources to provide additional rapid rehousing services, credit repair, and rental subsidies to provide additional resources for people experiencing homelessness and at-risk of homelessness in the City of Visalia.
1044
34 AP-75 Barriers to Affordable Housing – 91.220(j)
Introduction:

Visalia’s 2025/26-2029/30 Analysis of Impediments to Fair Housing Choice identified the following impediments to affordable housing:
• Lack of affordable housing
• Residents vulnerable to displacement
• Lack of housing opportunities for special needs populations (residents living with disabilities, seniors, large households, and residents experiencing homelessness) Actions it planned to remove or ameliorate the negative effects of public policies that serve as barriers to affordable housing such as land use controls, tax policies affecting land, zoning ordinances, building codes, fees and charges, growth limitations, and policies affecting the return on residential investment.

The City has taken actions in recent years to support residential development through changes in zoning, further streamlining permitting processes, and reducing impact fees. Visalia has made changes to residential zone districts following the City’s Housing Element update. The City increased the highest allowed multi-family density permitted by right to 15 to 35 units per acre, provided that the development does not exceed 80 units. The City implemented an Affordable Housing Infill Incentive Program, which reduces Transportation Impact Fees for qualifying projects that meet the infill criteria outlined in the City’s Development Fee Schedule. In the downtown area, waivers for parking requirements have been given based on past use of the building spaces. There are multiple policies and programs in the 2023 Housing Element Update that address promoting incentives for affordable housing that include priority permit processing and modified zoning provisions. New programs in the Housing Element update propose removing conditional use requirements for housing in certain commercial zone designations.

These Housing Element Programs are organized into nine Goal categories, as follows:

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

2. Mixed Use, Infill, and Downtown Development - To promote mixed use, infill, and Downtown development in Visalia.

3. Encourage Affordable Housing - To encourage construction and maintenance of affordable housing in Visalia.

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

5. Special Needs/Homeless- To provide a range of housing types and services to meet the needs of households with special needs within the city.

6. Housing Rehabilitation Program - 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.
1045
35 7. Equal Opportunity Housing and Discrimination Prevention - To provide decent housing and a quality of living environment for all Visalia residents regardless of age, religion, race, creed, gender, sexual orientation, marital status, ancestry, national origin, disability, economic level, and other arbitrary factors.

8. Energy Conservation - To encourage energy efficiency in all new and existing housing.

9. Implementation Monitoring - To ensure that Housing Element programs are implemented on a timely basis and the progress of each program is monitored and evaluated annually.

Discussion:

See above.
1046
36 AP-85 Other Actions – 91.220(k)
Introduction:

The following section provides HUD with other activities, projects, and actions the City is undertaking to reduce homelessness and housing affordability. Examples include the completion of the AI and identifying the barriers and impediments to affordable housing, supporting homeless programs, public and private solutions for affordable, annual administration of CDBG and HOME funds and attendance of city meetings and CoC meetings.

Actions planned to address obstacles to meeting underserved needs.

The City’s 2025/26-2029/30 Analysis of Impediments to Fair Housing Choice includes the following identified actions which will begin to be undertaken in FY 2026-27 to meet underserved needs:
• Conduct landlord education and outreach on source of income discrimination and voucher programs with the goal of increasing landlord participation in the voucher program. (HE Program 3.6)
• Expand and prioritize affordable housing development in high and highest resource areas and near public transit. (HE Program 7.2)
• Prioritize capital improvement projects, including renovation of parks and amenities, in low-resource areas (central and northeastern parts of Visalia). • Budget for and implement plans and strategies for communities, prioritizing neighborhoods designated for low-income and mixed-income housing opportunities in the sites inventory. (HE Program 7.2)
• Promote the development of ADUs, prioritizing the high and highest resource areas of the city. (HE Program 3.15)
• Implement small-scale placemaking projects/events in central and northeastern parts of Visalia. (HE Program 7.3)
• Work with local nonprofit organizations, including Self-Help Enterprises and Habitat for Humanity of Tulare County, to expand and spread awareness on home and accessibility rehabilitation programs. (HE Program 7.3)
• Collaborate with TCAG to prepare a study on transit needs for residents and identify actions to address those needs, focusing on connecting residents to job centers. Work with TCAG to expand transit services that connect Visalia to other cities in the County. (HE Program 7.3)
• Coordinate with the Public Works Department to review the City’s Capital Improvement Projects (CIP) to ensure public facilities/infrastructure are supportive of the needs of underserved areas.
• Implement strategies to decrease pollution burden in northern and central parts of Visalia. Strategies should include improving air, reducing lead risk from housing, as well as addressing proper remediation plans for cleanup sites and hazardous waste sites. • Facilitate the development of housing for persons with disabilities (including 1047
37 developmental disabilities) through incentives for affordable housing development with services, resources, and assistance. (HE Program 5.9)
• Partner with qualified housing developers to identify affordable housing development opportunities with emphasis on promoting housing choices that serve the needs of special needs populations, including seniors, homeless, female-headed households, large families, low-income, and/or persons with disabilities in RCAA’s. (HE Program 5.9) • Work with the local nonprofit organizations to implement an outreach program informing residents of the housing and services available for persons with disabilities. The City shall make information available on the City website. (HE Program 5.9) • Prioritize public health, education, economic, and safety programs in lower-resource areas as defined by TCAC in coordination with area public health entities (e.g., Kaweah Health), Visalia Transit, the City’s Community Development Department, local school districts, workforce development groups, and the City’s Police Department. (HE Program

7.3)
• Monitor and support the development of housing for farmworkers through coordination non-profit organizations. (HE Program 5.9)
• Identify addresses and compile a mailing list with email addresses to focus outreach to neighborhoods in lower resource areas of the city to prioritize services in these areas. (HE Program 7.3)
• Encourage the development of both large rental units (for large family needs) and small units. In consultation with developers, identify and provide incentives for developers to include three and four-bedroom apartments in affordable, multi-family, and/or mixed-use projects to expand rental opportunities for large households, and incentives for developers to construct or rehabilitate housing for single-use occupancy or micro-units. • Support the development of missing middle housing by identifying and eliminating development constraints and amending the Zoning Code to be consistent with SB 9. • Develop and publicize financial and regulatory incentive opportunities to developers. • 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 (HE Program 7.1) • Hold annual workshops for local lenders to promote affordable housing programs. • Identify lenders/realtors that have not been certified through the CalHome Reuse Program; conduct outreach to this group to promote certification. • 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 accessible units. (HE Program 7.1)
• Post brochures on the City website for resident access. • Partner and contract with fair housing service providers for outreach, education, testing, 1048
38 and enforcement. Facilitate bi-annual workshops (at minimum). • Expand awareness of predatory lending practices, fair housing requirements, regulations, and services by distributing educational materials to property owners, realtors, apartment managers, and tenants. (HE Program 7.1) • 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 nonprofit partnerships to for outreach campaigns to spread awareness of available assistance programs. (HE Program 4.1)
• 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.
• Increase participation of historically underrepresented residents in all City housing programs and community planning activities.
• Collaborate with stakeholders from all sectors and geographic areas to engage in the public participation process. (HE Program 1.4)
• Host fair housing workshops annually (at minimum) in partnership with fair housing advocates to educate citizens about fair housing rights. • Annually (at minimum) track income and demographic data of affordable housing participants to evaluate additional strategies to increase affordable housing knowledge. • Develop a strategy to reduce community opposition to affordable housing development in Visalia. The strategy should include partnerships with local community organizations to identify and implement methods for spreading awareness on the need for affordable housing and the positive impact it has on individuals, families, and the community. (HE Program 1.4)
• 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, information on development incentives, and funding programs and resources for affordable housing development. (HE Program 3.2)
• 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. Transitional and supportive housing is allowed by-right in multifamily residential. (HE Program 1.3) • Monitor complaints regarding unfair/predatory lending and assess lending patterns by working with non-profit agencies that specialize in fair housing to provide data. 1049
39 Actions planned to foster and maintain affordable housing.

The City’s single-family and senior mobile home repair programs being undertaken with CDBG funds are focused on maintaining affordable housing and keeping seniors and disabled individuals in their homes, avoiding displacement that would result in increased housing costs.

The City will also undertake several multi-family housing projects using HOME funding, one of which will be targeted at seniors, contributing to the increased availability of affordable housing options in the jurisdiction.

Actions planned to reduce lead-based paint hazards.

Currently the City’s housing rehabilitation or home improvement programs and down payment assistance programs require lead-based paint inspections and/or abatement. Applicants of these programs are provided brochures informing of the health risks of lead-based paint as part of the application process. In addition, City building inspectors and Code Enforcement staff are alerted to signs of this hazard as they perform their substandard housing inspections. The City requires its Subrecipients, Developer partners and rehabilitation contractors of federally funded programs to utilize safe practices and obtain certification through a HUD certified lead testing agency.

Actions planned to reduce the number of poverty-level families.

The City’s emergency shelter development project is intended to provide needed supports for homeless populations, with a goal of improving their situation and ultimately fostering financial independence.

The City works with its non-profit partners to reduce the number of poverty-level families. The City will also continue to provide its non-profit partners with funding to acquire, rehabilitate, and sell and rent homes or multi-family units to income-qualifying households at or below 80% AMI.

Additionally, the City has made a commitment to improve the communication and service delivery capabilities of agencies and organizations that provide programs to assist the homeless. Specifically, Staff participates in the monthly Continuum of Care (Alliance) meeting, and various homeless task groups to identify funding and opportunities to provide Visalia’s homeless population with housing and service opportunities.

The City will also continue to partner with organizations to provide services and address the full range of needs of LMI families. Although there are coordinated programs and services to reduce poverty, it is recognized that many unmet needs will remain. The City will continue to work with its partners to identify and work toward meeting those needs by strategically focusing its resources and efforts.

Actions planned to develop institutional structure.

The City is a charter city and is managed under a Council-manager form of government. The City Council provides policy direction to the City Manager who is responsible for administering 1050
40 City operations. City Council members are the leaders and policymakers elected to represent the community and concentrate on policy that addresses the citizens’ needs and wishes. The City Manager is appointed by the City Council to carry out policy and ensure that the entire community is served. The legislative body is the City Council and City Councilmembers are the community’s decision makers. Visalia voters elect a 5-member Council to serve as the City's legislative and governing body. The members represent the City and their respective Districts, serve four-year terms and they select one member to serve as mayor and one to serve as vicemayor. A general municipal election is held every two years in November, alternating between two and three positions each cycle.

The Finance Department, Housing Division, oversees and administers activities of the CDBG, HOME, and other state and federal funded programs. Housing staff works with various City departments to develop programs and activities that improve low-and moderate-income neighborhoods throughout the City. The administration of program activities includes housing, public services, public facilities, park and infrastructure improvements, and affordable housing.

Actions planned to enhance coordination between public and private housing and social service agencies.

The City will continue to work with its partners to identify funding opportunities for providing affordable housing and public services. The City will continue its partnerships with non-profit organizations in the community. Additionally, the City will continue to work with the Alliance for the ongoing partnering with housing, service, and faith-based organizations to discover and address gaps in service.

The City continues to participate in monthly Continuum of Care and quarterly Tulare County Homeless Task Force community meetings to enhance coordination between housing providers, government agencies, mental health, and other key stakeholders in the City. The purpose of these ongoing meetings is to establish a network of agencies to enhance the delivery of services to the homeless, disabled individuals and families, and others seeking services.

City staff meets with public officials, City departments, HATC, residents, and agencies to develop strategies for how best to invest grant funding to address discuss priority community needs. Staff also meets with the Citizens Advisory Committee (CAC), which acts as a liaison between the public and the City Council concerning community needs. The Disability Advocacy Committee (DAC) has now become a part of the CAC. Therefore, City Staff has also met with the members of the DAC through meetings held with the CAC, to be advised on the needs of disabled persons in the community.

Discussion:

See above.
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41 Program Specific Requirements
AP-90 Program Specific Requirements – 91.220(l)(1,2,4)
Introduction:

In the event final CDBG and HOME program entitlement and program income is higher or lower than expected herein, the City of Visalia may add, subtract, or transfer amounts among identified projects, as noted without publishing a substantial amendment, if the amount is below 75% change, as per the approved Citizens Participation Plan. Any difference in CDBG funding will be reflected in the public infrastructure/ADA project line item and, if needed, public services to maintain compliance with the 15% cap and Administration; any difference in HOME funding will be reflected in HOME CHDO project, and if needed Administration. The three-year period (2026, 2027 & 2028) will be used to determine that a minimum overall benefit of 70% of CDBG funds is used to benefit persons of low and moderate income.

Community Development Block Grant Program (CDBG)
Reference 24 CFR 91.220(l)(1)
Projects planned with all CDBG funds expected to be available during the year are identified in the Projects Table. The following identifies program income that is available for use that is included in projects to be carried out.

1. The total amount of program income that will have been received before the start of the next program year and that has not yet been reprogrammed $0

2. The amount of proceeds from section 108 loan guarantees that will be used during the year to address the priority needs and specific objectives identified in the grantee's strategic plan. $0

3. The amount of surplus funds from urban renewal settlements $0

4. The amount of any grant funds returned to the line of credit for which the planned use has not been included in a prior statement or plan 0

5. The amount of income from float-funded activities 0
Total Program Income: $0
Other CDBG Requirements

1. The amount of urgent need activities 0%

2. The estimated percentage of CDBG funds that will be used for activities that benefit persons of low and moderate income.
100%

3. Overall Benefit: A consecutive period of one, two or three years may be used to determine that a minimum overall benefit of 70% of CDBG funds is used to benefit persons of low and moderate income. Specify the years covered that include this Annual Action Plan.
3-year period
2026, 2027,
and 2028
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42 HOME Investment Partnership Program (HOME)
Reference 24 CFR 91.220(l)(2)

1. A description of other forms of investment being used beyond those identified in Section 92.205 is as follows:

No other form of investment shall be used beyond those identified in Section 92.205. 2.

2. A description of the guidelines that will be used for resale or recapture of HOME funds when used for homebuyer activities as required in 92.254, is as follows:

No HOME funds will be used for homebuyer activities in Program Year 2026.

3. A description of the guidelines for resale or recapture that ensures the affordability of units acquired with HOME funds. See 24 CFR 92.254(a)(4) are as follows:

Not applicable.

4. Plans for using HOME funds to refinance existing debt secured by multifamily housing that is rehabilitated with HOME funds along with a description of the refinancing guidelines required that will be used under 24 CFR 92.206(b), are as follows:

Not applicable.

5. If applicable to a planned HOME TBRA activity, a description of the preference for persons with special needs or disabilities. (See 24 CFR 92.209(c)(2)(i) and CFR

91.220(1)(2)(VII)).

A HOME TBRA program is not planned in the Program Year 2026 Annual Action Plan.

6. If applicable to a planned HOME TBRA activity, a description of how the preference for a specific category of individuals with disabilities.

Not applicable

7. If applicable, a description of any preference or limitation for rental housing projects.

Note: Preferences cannot be administered in a manner that limits the opportunities of persons on any basis by the laws listed under 24 CFR 5.105(a).

Not applicable.
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43 Appendix “A” – Summary Detail
Draft PY 2026 CDBG and HOME Annual Action Plan Summary Detail 1054
44 Appendix “B” – Citizen Participation
English Public Notice
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45 English Public Notice Proof of Publication
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46 Appendix “B” – Citizen Participation
Spanish Public Notice
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47 Spanish Public Notice Proof of Publication
1058
48 Appendix “B” – Citizen Participation
City Website Post
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49 Appendix “B” – Citizen Participation
KTHA Listserv Post
To be added.
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50 Appendix “B” – Citizen Participation
Social Media Posts
Facebook
1061
51 Instagram
Twitter
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52 Appendix “B” – Citizen Participation
Citizen Participation Process
The City of Visalia held a 30-day public comment period seeking community input on the draft Program Year (PY) 2026 Annual Action Plan, from March 20, 2026, through April 20, 2026.

The City took several steps to seek community input on the draft PY 2026 Annual Action Plan.

An English and Spanish public notice was published in the Visalia Times Delta on March 17, March 20, and April 1, 2026. The draft PY 2026 Annual Action Plan was available for public review on the city’s website at www.visalia.city. A public notice of the draft PY 2026 Annual Action Plan was included in the City social media outlets, the City’s News Page, and the City Hall Newsletter. Public notices were also posted at the following City locations City Hall at 707 West Acequia Avenue, Community Development Department at 315 East Acequia Avenue, Administrative Office at 220 North Santa Fe Street, and Visalia Transit at 425 East Oak Avenue.

Public notices were included in the Kings Tulare Homeless Alliance listserv to over 400 stakeholders and the Visalia Chamber of Commerce listserv.

The following public meetings were conducted during the 30-day public comment period:
• City Council Public Hearing - April 6, 2026, at 7:00pm • Citizens Advisory Committee - April 1, 2026, at 5:30pm • City Council Public Hearing - April 20, 2026, at 7:00pm Public Comments Received
The following comments were received during the community meetings and city council public hearings:
• Citizens Advisory Committee (CAC) Community Meeting - April 1, 2026 o Comments to be added.
• City Council Public Hearing - April 6, 2026
o Comments to be added.
• City Council Public Hearing – April 20, 2026
o Comments to be added.

The following public comments were received throughout the 30-day public comment period:
• Comments to be added following the 30-day public comment period. 1063
Certified City of Visalia | 2023-2031 Housing Element Update 214 Adopted December 18, 2023 | Certified September 20, 2024 TCAC Opportunity Map – Composite Score
Visalia, California, 2023
1064
RESOLUTION NO. 2026-__

A RESOLUTION OF CITY COUNCIL OF THE CITY OF VISALIA,

AUTHORIZING APPLICATION TO AND PARTICIPATION IN THE PROHOUSING

DESIGNATION PROGRAM
WHEREAS, California Government Code section 65589.9 established the Prohousing Designation Program (“Program”), which creates incentives for jurisdictions that are compliant with state housing element requirements and that have enacted Prohousing local policies; and
WHEREAS, such jurisdictions will be designated Prohousing, and, as such, will receive additional points or other preference during the scoring of their competitive Applications for specified housing and infrastructure funding; and WHEREAS, the California Department of Housing and Community Development (“Department”) has adopted regulations (Cal. Code Regs., tit. 25, § 6600 et seq.) to implement the Program (“Program Regulations”), as authorized by California Government Code section 65589.9, subdivision (d); and
WHEREAS, the City of Visalia (“Applicant”) desires to submit an Application for a Prohousing Designation (“Application”).

NOW, THEREFORE, IT IS RESOLVED by the Council of the City of Visalia as follows:

1. Applicant is hereby authorized and directed to submit an Application to the Department.

2. Applicant acknowledges and confirms that it is currently in compliance with applicable state housing law.

3. Applicant acknowledges and confirms that it will continue to comply with applicable housing laws and to refrain from enacting laws, developing policies, or taking other local governmental actions that may or do inhibit or constrain housing production. Examples of such local laws, policies, and actions include moratoriums on development; local voter approval requirements related to housing production; downzoning; and unduly restrictive or onerous zoning regulations, development standards, or permit procedures. Applicant further acknowledges and confirms that the Prohousing Policies in its Application comply with its duty to Affirmatively Further Fair Housing pursuant to California Government Code sections 8899.50 and 65583. Applicant further acknowledges and confirms that its general plan is in alignment with an adopted sustainable communities strategy pursuant to California Public Resources Code sections 21155- 21155.4. Applicant further acknowledges and confirms that its policies for the treatment of homeless encampments on public property comply do and will continue to comply with the Constitution and 1065
Resolution No. 2026-__
that it has enacted best practices in its jurisdiction that are consistent with the United States Interagency Council on Homelessness’ “7 Principles for Addressing Encampments” (June 17, 2022, update).

4. If the Application is approved, Applicant is hereby authorized and directed to enter into, execute, and deliver all documents required or deemed necessary or appropriate to participate in the Program, and all amendments thereto subject to approval as to form by the City Attorney (the “Program Documents”).

5. Applicant acknowledges and agrees that it shall be subject to the Application, the terms and conditions specified in the Program Documents, the Program Regulations, and any and all other applicable law.

6. The City Manager and the Director of Planning and Community Preservation are individually authorized to execute and deliver the Application and the Program Documents on behalf of the Applicant for participation in the Program.

PASSED AND ADOPTED: September 21, 2026 LESLIE B. CAVIGLIA, CITY CLERK AYES: [Insert #]
NOES: [Insert #]
ABSENT: [Insert #]
ABSTAIN: [Insert #]

STATE OF CALIFORNIA )
COUNTY OF TULARE ) ss.

CITY OF VISALIA )
I, Leslie B. Caviglia, City Clerk of the City of Visalia, certify the foregoing is the full and true Resolution 2026-__ passed and adopted by the Council of the City of Visalia at a regular meeting held on September 21, 2026.

Dated: September 22, 2026 LESLIE B. CAVIGLIA, CITY CLERK By Reyna Rivera, Chief Deputy City Clerk
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U.S. Interagency Council on Homelessness
7 Principles for Addressing Encampments
Purpose
This document provides a set of principles to help communities as they develop and implement their response to encampments.

Background
Communities across the United States face a crisis of unsheltered homelessness and encampments. 2020 marked the first time that more individuals experiencing homelessness were unsheltered than sheltered. The COVID-19 public health crisis has only exacerbated this ongoing emergency, with unsheltered people confronted by a global pandemic on top of daily threats to health and safety. These daily threats take the lives of thousands of people experiencing homelessness each year.

Local decision-makers are caught between demands for swift action and the reality that permanent, sustainable solutions housing with voluntary supportive services take time and investment to bring to scale. With rising housing costs and limited resources, elected officials, nonprofit providers, businesses, the faith community, advocates, and people with lived experience often struggle to find common ground and effective solutions. Some communities turn to strategies that use aggressive law enforcement approaches that criminalize homelessness, or they close encampments without offering shelter or housing options. These approaches result in adverse health outcomes, exacerbate racial disparities, and create traumatic stress, loss of identification and belongings, and disconnection from much-needed services. While these efforts may have the short-term effect of clearing an encampment from public view, without g and
service needs are left unaddressed, encampments may appear again in another neighborhood or even in the same place they had previously been.

Homelessness is a complex social problem with roots in racial inequities. As communities continue to build political and public will and mobilize the resources necessary to provide housing and services to end homelessness, we must acknowledge that homelessness is a failure of systems, not individuals and that we all have a constructive role to play in addressing it. Addressing encampments and ending unsheltered homelessness will require a system-wide, coordinated effort to promote healthy and safe communities where all can live in dignity.

We know that each community is different, and no one-size-fits-all solution exists. We are, however, beginning to see effective practices emerge from communities that successfully address unsheltered homelessness and move people from encampments into housing and support. Based on these efforts, the principles outlined here are intended to help communities as they develop and implement their responses to encampments. As we come together to create comprehensive, community-wide solutions to encampments, our communities will become safer and more welcoming for all.
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Principle 1: Establish a Cross-Agency, Multi-Sector Response to Encampments Engaging people in encampments requires cross-departmental and community-wide collaboration and coordination.

Effective coordination includes all relevant partners and may vary depending on the size of the community:

City and County officials, including the Mayor, City/County Manager, and other public officials The homelessness response system including:
o Continuum of Care
o Coordinated Entry
o Homeless Management Information System (HMIS)
o Homeless outreach providers, including peer specialists o Emergency shelter providers
o Transitional housing providers
o Permanent housing providers
Encampment residents
Public housing authorities
Behavioral health departments and community providers
Public health departments
Hospital systems
Health Care for the Homeless projects, federally qualified health centers, and rural health centers Parks departments
Departments of public works
Departments of transportation
Emergency management agencies
School districts and McKinney-Vento liaisons
Advocacy groups, especially those led by people with lived experience of homelessness Neighborhood volunteers and mutual aid groups
Faith community
Business community
Landlords and housing developers
Such collaboration facilitates communication to account for the needs of encampment residents as well as the neighborhood. To this end, some communities have found it helpful to utilize a command center approach by establishing daily coordination meetings among all providers, volunteers, and city/county agencies involved with encampment planning and response. This command center approach involves daily u o ensure continued communication and coordination.

While law enforcement may need to play a role in decommissioning an encampment, law enforcement should not drive the process, but instead, serve as one of many collaborative partners in designing and implementing effective strategies.

Resources:

Ending Homelessness for People Living in Encampments: Advancing the Dialogue (USICH) Effective Police-Mental Health Collaboration Responses to People Experiencing Homelessness (Department of 1068
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Sharing the Solutions: Police Partnerships, Homelessness, and Public Health Community Oriented Policing Services and The Center for Court Innovation) Principle 2: Engage Encampment Residents to Develop Solutions Successful strategies rely on connecting early and often with encampment residents and centering their identified needs. Like with all aspects of an effective homelessness response, engaging with encampments should prominently and meaningfully include elevating the lived expertise of people experiencing unsheltered homelessness. To the extent possible, encampment residents should take part in discussions and decisions related to their living environments.

Encampment residents may choose to identify an encampment spokesperson or liaison to speak on behalf of the group.

When an encampment is going to be closed, ample, visible public notice must be given. Encampment closures should occur only after outreach teams have had time to engage with residents to find alternative shelter, housing, and service options.

Resources:

Engaging Individuals With Lived Expertise (HUD)
Principle 3: Conduct Comprehensive and Coordinated Outreach The most effective outreach responses connect people directly to shelter and housing, mental health and treatment services, and health care. They are part of an overall coordinated homeless response system, linked by sharing data and information, using a coordinated map to identify coverage and or gaps in outreach across the city/county.

Ideally, outreach is not solely focused on encampment removals but occurs regularly and consistently well before an encampment closure. Multidisciplinary outreach teams can help meet many of the immediate needs of encampment residents while providing connections and resources to support successful transitions into housing. These efforts should coordinate with a broader network of programs, services, or staff who are likely to encounter individuals experiencing unsheltered homelessness. These teams might include peer outreach workers, law enforcement, and other first responders, hospitals, health and behavioral healthcare providers, child welfare agencies, homeless education liaisons, workforce systems, faith-based organizations, and other community-based providers. Approaches that center public health, including deploying alternate response teams, such as mobile crisis teams, Assertive Community Treatment (ACT) teams, or Homeless Outreach Teams (HOT teams), are proven outreach models that help build trust and save lives.

Resources such as street medicine and harm reduction strategies can help meet the health needs of people experiencing unsheltered homelessness, especially those with mental illness and/or substance abuse disorders. Outreach and services should be person-centered, trauma-informed, low-barrier, and voluntary.

Additionally, a coordinated neighborhood-by-neighborhood outreach approach in which teams have ample time to build trusting relationships in specific geographic areas can result in higher acceptance rates for housing, shelter, and services and stronger communication and support from neighbors and businesses. 1069
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Resources:

Core Elements of Effective Street Outreach to People Experiencing Homelessness (USICH) Principle 4: Address Basic Needs and Provide Storage
Thoughtful, effective strategies to address encampments can take time to implement. While people are still living in encampments, we encourage public restrooms, parks, and other community spaces to remain open and for cities to continue public services such as garbage collection, provision of sharps containers, facility maintenance, and regular cleaning. The COVID-19 pandemic reinforced the urgency of promoting public health for both sheltered and unsheltered individuals and ensuring that all residents have safe and sanitary places to wash their hands and use the restroom.

Providing access to storage for people experiencing unsheltered homelessness is also important. Communities should take special care to avoid destroying personal belongings when an encampment closes and provide storage for an adequate period to allow a person the opportunity to collect their belongings. Fear of losing belongings can be a determining factor in whether a person chooses to move into a shelter or not. When an encampment is closing, or a person chooses to go into a shelter or treatment program that cannot accommodate all of their belongings, providing secure, accessible storage options can ensure that they do not lose personal items, including clothing and identification.

Resources:

Interim Guidance on People Experiencing Unsheltered Homelessness (Centers for Disease Control and Prevention)
Protecting Health and Well-being of People in Encampments During an Infectious Disease Outbreak (HUD) Infectious Disease Toolkit for Continuums of Care: Preventing & Managing the Spread of Infectious Disease within Encampments (HUD)
Principle 5: Ensure Access to Shelter or Housing Options Encampments should not be closed unless there is access to low-barrier shelter or housing. Moving encampment residents around without a place to go to will only cause further instability and trauma. The urgency to end homelessness is often stymied by significant barriers to locate or construct permanent affordable housing. Emergency shelters are often full. Community responses to the COVID-19 pandemic tested new models of non-congregate shelter in hotels and motels with success when congregate shelters had to reduce capacity by half. However, in some cases, this was not enough. Communities had to turn to alternative sheltering options, such as sanctioned encampments or safe sleeping sites. When communities need to deploy these alternative shelter options, they should ensure that they account for personal choice, that they are voluntary, sanitary, safe, and connect people to services and housing. It is important to offer a range of shelter and housing options that meet the needs of an individual or family unit. Across each encampment engagement strategy, planning and budgeting should ultimately focus on the primary goal, which is how people can exit homelessness and move as quickly as possible into permanent housing.

Communities may need to deploy many of these interim solutions as they work to create more permanent affordable housing options. Interim shelter solutions should ensure voluntary, sanitary, and safe shelter with few programmatic requirements to serve all those in need. Interim solutions should include a range of person-centered options, with as 1070
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much individual choice as possible, including trauma-informed services and other models based on principles of harm reduction, which keep people alive and create pathways to mental health care, substance use treatment, and housing.

Provid
housing and service solutions but should instead be viewed as a necessary emergency response to the crisis of encampments.

Resources:
(USICH)
Model Transitions from Non-Congregate Shelter: Joint Recommendations for Assisting People Experiencing Homelessness (FEMA and HUD)
Exploring Homelessness Among People Living in Encampments and Associated Cost: City Approaches to Encampments and What They Cost (HUD and HHS)
Principle 6: Develop Pathways to Permanent Housing and Supports To end homelessness for everyone, we must link people experiencing unsheltered homelessness with permanent housing opportunities with the right level of services to ensure that those housing opportunities are stable and successful. When adequate housing options and voluntary wraparound supports are readily available, Housing First strategies have been shown to be effective in ending homelessness for people with complex medical, mental health, and substance use issues. However, the challenge remains that many communities do not have access to enough units or supportive services to scale up this approach. Cities, counties, and states must coordinate their efforts to mobilize available resources including significant funding from the American Rescue Plan to move people as quickly as possible from homelessness into housing.
also important to determine how people in encampments will be prioritized for housing and services.

Whether directly from unsheltered homelessness into permanent housing with supports or through the interim step of dignified shelter, our efforts to address encampments must be focused on providing access to both housing and services to help people stabilize and reconnect with friends and family, and the community.

Resources:

Case Studies: Ending Homelessness for People Living in Encampments (USICH) Planning a Housing Surge to Accelerate Rehousing Efforts in Response to COVID-19 (HUD) Housing Surges Special Considerations for Targeting People Experiencing Unsheltered Homelessness (HUD) Principle 7: Create a Plan for What Will Happen to Encampment Sites After Closure Some encampments are in places that are not safe. Encampments located in medians near highways and in spaces that have been identified as hazardous waste sites are not safe, and communities should take measures to secure those locations to keep encampments from returning.

For encampments in public spaces like parks, communities should engage neighborhoods, the faith, business communities, and formerly homeless individuals to reimagine and invest in these public spaces so that all residents can 1071
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benefit from their use. Plans for former encampment sites should emphasize safety, accessibility, and inclusivity.

Communities can invest in infrastructure improvements in former encampment sites. Examples include curb cuts to increase mobility access and enhanced lighting to encourage safety.

Additionally, communities can facilitate local coordination among public works, service providers, and volunteer organizations to establish coordinated strategies to serve people experiencing homelessness who may continue to use the public space after the encampment is gone.

Resources:
(2016 Choice Neighborhoods
Conference)
The Curb-Cut Effect (Stanford Social Innovation Review) Coexistence in Public Space: Engagement tools for creating shared spaces in places with homelessness (SPUR and Gehl)
For more guidance:

Read Responding to the Growing Crisis of Unsheltered Homelessness and Encampments, a blog by USICH Regional Coordinator Katy Miller.

Read , a blog by HUD
Senior Advisor of Housing and Services Richard Cho.

Subscribe to the USICH newsletter to receive future guidance and resources.

Contact the USICH regional coordinator for your state.
1072
Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 26-0136 Agenda Date: 9/8/2026 Agenda #: 4.

Agenda Item Wording:

Urgency Ordinance - Consider adoption of Ordinance 2026-10, an interim urgency ordinance to be adopted as a temporary moratorium on the acceptance, processing, approval, or issuance of permits and entitlements for new data center development within the City of Visalia pursuant to California Government Code Section 65858 (4/5’s approval of the City Council is required for passage).

Agenda Date: 09/08/2026
Prepared by:

Paul Bernal, Planning and Community Preservation Director, (559) 713-4025, [email protected] <mailto:[email protected]> James Koontz, City Attorney
Department Recommendation: Staff recommends that the City Council adopt Ordinance No. 2026- 10, an interim urgency ordinance placing a temporary moratorium on the acceptance, processing, approval, or issuance of permits and entitlements for new data center development while the City considers land use regulations governing new data centers within the City of Visalia pursuant to California Government Code Section 65858 (4/5’s approval of the City Council is required for passage).

Summary:

Communities throughout the state and country are and/or have experienced detrimental effects of “data center” land uses, including, but not limited to, intensive energy and water use, noise, air quality, water and noise pollution, aesthetic impacts, and quality of life to surrounding communities/neighborhoods. Data center development often necessitates unique and/or abnormally large utility infrastructure connections to electrical and water systems where this type of infrastructure demand may be in conflict with communities/regions which are not equipped to support such uses based on the load intensity these uses require.

Currently, the City of Visalia does not regulate nor define “data center” land uses, including location, size and scope, and other development standards in the Zoning Ordinance. By enacting a temporary moratorium, the City Council and staff would have the necessary latitude to study, deliberate, and determine the acceptable scope of Data center land uses within City limits. In the interim, the City shall not receive, accept, process, or approve any Data Center land use application as long as the ordinance is in effect.

It is noted that the current zoning regulation allows for Communications Equipment Buildings within the City. This usage is defined as a building housing electrical and mechanical equipment necessary for the conduct of a public communications business. City staff does not consider this type of usage would include a data center, but in order to avoid potential issues, to the extent this type of usage cannot be shown not to be a data Center, as defined in the interim ordinance, this usage will also be prohibited under the temporary moratorium.

Visalia City Council Page 1 of 4 Printed on 9/3/2026
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File #: 26-0136 Agenda Date: 9/8/2026 Agenda #: 4.

Pursuant to California Government Code section 65858, a city can adopt, as an urgency measure, an interim ordinance prohibiting land uses that may conflict with the general plan, specific plan, zoning, or development standards that the City is studying or intends to study within a reasonable time. In doing so, the City Council is required to make finding that that there is a current and immediate threat to the public health, safety, or welfare, and that the approval of additional subdivisions, use permits, variances, building permits, or any other applicable entitlement for use which is required in order to comply with a zoning ordinance would result in that threat to public health, safety, or welfare.

The proposed ordinance would define a data center as a facility that houses computing infrastructure, including graphics and central processing units, servers, storage devices, networking equipment, and associated power and cooling systems, for the primary purpose of processing, storing, or distributing electronic data. The term data center, under this Ordinance, shall not include server rooms that are being installed as an ancillary component of another permitted use, telecommunications facilities that are separately regulated under the City Zoning Ordinance, government emergency communications facilities, or facilities owned or operated by public utilities that are primarily used for public utility operations not commercial purposes.

Staff has prepared responses to the necessary findings required to enact the urgency ordinance which are include in the attached Ordinance No. 2026-10 (see Attachment 1).

Background Discussion:

There is growing concern across the state and nation regarding the proliferation of data center developments. Numerous publications have often described data center operations as “resource-hungry facilities with site sizes that can range from 10,000 square feet of space to more than a million”. Further research into data center development continues to note concerns related to soaring energy demand, water demand, air pollution and climate impacts, noise impacts, and land demand impacts. This has resulted in several communities adopting mortarium’s on new data center development to prevent this type of use from potentially creating significant impacts without further research to determine if this type of use is appropriate given potential strains on resources these types of uses appear to need to operate.

It should be noted that the City’s existing zoning regulations and development standards were adopted before the emergence of date centers and therefore do not adequately regulate the intensity, utility demand, operational characteristics, environmental impacts, or cumulative impacts associated with this particular type of use. Given the characteristics of data center projects, especially largescale date center developments, staff concludes these types of uses would create a current and immediate threat to the public health, safety, or welfare in the absence of zoning and other regulations and the urgency ordinance is necessary in order to protect the City from the potential negative impacts.

The proposed urgency ordinance will enable staff to evaluate impacts, gather public input, and ultimately look to consider zoning regulations for this type of use.

The urgency ordinance may initially be enacted for a period of up to 45 days. The City Council thereafter may extend the ordinance up to a maximum of two additional times: first, for a period of 10 months and 15 days; and second, for a period of up to one year. In total, the urgency moratorium may last for two years.

Fiscal Impact including annual maintenance and operating costs: There is no additional cost to Visalia City Council Page 2 of 4 Printed on 9/3/2026
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File #: 26-0136 Agenda Date: 9/8/2026 Agenda #: 4.

Fiscal Impact including annual maintenance and operating costs: There is no additional cost to the General Fund associated with adoption of the interim ordinance. Staff time associated with preparation of permanent municipal code regulations to address Data Centers will be absorbed within existing departmental budget.

Prior Council Action: None.

Alternatives: The City Council may revise or decline staff’s request to adopt an interim urgency ordinance.

Recommended Motion (and Alternative Motions if expected):

I move to adopt Ordinance No. 2026-10, an interim urgency ordinance placing a temporary moratorium on the acceptance, processing, approval, or issuance of permits and entitlements for new data center development within the City of Visalia pursuant to California Government Code Section 65858.

Environmental Assessment Status: The requested action is considered exempt under Section 15061(b)(3) of the State Guidelines for the California Environmental Quality Act (CEQA). A Notice of Exemption has been prepared for the project because Section 15061(b)(3) states that the project is exempted from CEQA if the activity is covered by the commonsense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. The proposed text amendments, which largely pertain to expanding the scope of residential uses and emergency shelters which are already allowed within the city will not have a significant effect on the environment.

CEQA Review: A Notice of Exemption has been prepared for the project because Section 15061(b) (3) states that the project is exempted from CEQA if the activity is covered by the common sense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment.

Deadline for Action: 09/08/2026
Attachments:

1. Ordinance No. 2026-10 - Urgency Interim Ordinance on New Data Center Development within the City of Visalia

2. PowerPoint Presentation
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ORDINANCE NO. 2026-10

AN INTERIM URGENCY ORDINANCE PLACING A TEMPORARY MORATORIUM ON

THE ACCEPTANCE, PROCESSING, APPROVAL, OR ISSUANCE OF PERMITS AND

ENTITLEMENTS FOR NEW DATA CENTER DEVELOPMENT WITHIN THE CITY OF VISALIA PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 65858, (CITYWIDE)
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF VISALIA:

SECTION 1. Urgency Findings. Consistent with its control over municipal affairs as a charter city and the powers vested in the City of Visalia through the California Constitution, the City of Visalia is authorized to secure and promote the public health, comfort, safety, and welfare of its citizenry adopts the following finding in support of this Urgency Ordinance and finding that there is a current and immediate threat to the public health, safety or welfare of the residents of Visalia:

A. California Government Code Section 65858(a) authorizes the City Council to adopt an interim urgency ordinance for the immediate preservation of the public health, safety, or welfare, and to prohibit a land use that is in conflict with a contemplated general plan, specific plan, zoning, or development standard amendments that the City is studying or intends to study within a reasonable time.

B. California Government Code Section 65858(c) further requires that the City Council find that there exists a current and immediate threat to the public health, safety, or welfare, and that the approval of additional use permits, building permits, subdivisions, variances, or other entitlements would result in that threat to public health, safety, or welfare.

C. Communities throughout the state and country have experienced detrimental effects of Data Center land uses, including but not limited to intensive energy and water use, noise, crime, air quality, water and noise pollution, and other related effects.

D. Data Centers represent a unique form of industrial development that typically requires substantially greater electrical capacity, utility infrastructure, telecommunications infrastructure, emergency and/or alternative power generation systems, cooling systems, and building mass than conventional industrial uses, while generating substantial noise negatively affecting surrounding properties.

E. Data Center development has the potential for significant and immediate impacts on the health, safety, and welfare of the citizens of Visalia through significantly increased energy and water consumption, pollution, noise, and other disturbances, as well as the potential to significantly impact the City’s aesthetic values and community resources.
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F. The City’s existing General Plan and Zoning Ordinance does not specifically define, regulate, or establish land use policies or development standards for Data Centers.

G. The City’s existing zoning regulations were developed prior to the emergence of data centers and do not adequately address the unique characteristics of these facilities, it is noted that the current zoning regulation allows for Communications Equipment Buildings within the City, this usage is defined as a building housing electrical and mechanical equipment necessary for the conduct of a public communications business, to the extent this type of usage cannot be shown not to be a Data Center, as defined in the interim ordinance, this usage will also be prohibited under the temporary moratorium.

H. Without the imposition of a temporary moratorium on Data Center development within the City, the City may be required to process permit applications for such development without proper study and deliberation of how to regulate Data Center land uses while also safeguarding against the adverse impacts such uses may have on the City’s utility infrastructure and the quality of life of its residents.

I. The City has a compelling interest in protecting the public health, safety, and welfare of its residents by regulating Data Centers as a land use.

J. The adoption of this urgency ordinance is necessary to protect the City and its residents, businesses, and visitors from the potential health and safety impacts of Data Center land uses; and to preserve the quality of life, health, safety, and welfare of the community.

K. Imposition of the moratorium will allow the City sufficient time to study and if necessary, prepare a comprehensive ordinance for the regulation of Data Center land uses.

L. In light of these findings and all evidence in the record, including, but not limited to the staff report accompanying this urgency ordinance, the City Council finds that this moratorium is justified in accordance with Government Code section 65858.

SECTION 2. Imposition of Moratorium. For so long as this Ordinance is in effect, including through any extension, the City shall not receive, accept, process, or approve any application for Data Center land use. For the purposes of this Ordinance the term "Data Center" shall be defined to mean a facility that houses computing infrastructure, including graphics and central processing units, servers, storage devices, networking equipment, and associated power and cooling systems, for the primary purpose of processing, storing, or distributing electronic data. The term Data Center under this Ordinance shall not include server rooms that are being installed as an ancillary component of another permitted use, telecommunications facilities that are separately regulated under the City Zoning Ordinance, government emergency communications 1078
facilities, or facilities owned or operated by public utilities that are primarily used for public utility operations not commercial purposes.

In addition, for as long as this Ordinance is in effect, Communications Equipment Buildings, a type of use currently allowed under the Zoning Ordinance, shall not be allowed unless the proposed facility is for a type of use that is excluded from the definition of a Data Center under this Ordinance.

SECTION 3. CEQA Finding. The City Council determines that the provisions of this ordinance are exempt from the California Environmental Quality Act (“CEQA”) because the instant ordinance involves continuing administrative activities and thus is not a project, as CEQA defines. To the extent the adoption of this Ordinance constitutes a project, the City Council finds pursuant to CEQA Guideline Section 15061(b)(3) that the project is exempt from environmental review because it can be seen with certainty that the adoption of the ordinance would not have any significant impact on the environment. A Notice of Exemption has been prepared.

SECTION 4. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance, or its application to any person or circumstances, is for any reason held to be invalid or unenforceable, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivision, paragraphs, sentences, clauses or phrases of this Ordinance, or its application to any other person or circumstance. The City Council of the City of Visalia hereby declares that it would have adopted each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof, irrespective of the fact that any one or more other sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases hereof be declared invalid or unenforceable.

SECTION 5. Effective Date: Four-Fifths Vote Required. This Ordinance shall take effect immediately as an interim zoning ordinance under the provisions of California Government Code section 65858. It shall be of no further force and effect forty-five (45) days from its adoption unless it is extended pursuant to Government Code section 65858.

SECTION 6. The City Clerk shall certify the passage and adoption of this Ordinance and shall cause the same to be published or posted as required by law. 1079
PASSED AND ADOPTED: BRETT TAYLOR, MAYOR
ATTEST: ___________________________

LESLIE CAVIGLIA, CITY CLERK APPROVED BY CITY ATTORNEY
___________________________

STATE OF CALIFORNIA)
COUNTY OF TULARE ) ss.

CITY OF VISALIA )
I, Leslie Caviglia, City Clerk of the City of Visalia, certify the foregoing is the full and true Ordinance 2026-10 passed and adopted by the Council of the City of Visalia at a regular meeting held on September 8, 2026 and certify a summary of this ordinance will be published in the Visalia Times Delta.

Dated: LESLIE CAVIGLIA, CITY CLERK
By Reyna Rivera, Chief Deputy City Clerk
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Interim Urgency Ordinance
City Council
September 8, 2026
Planning Division
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SUMMARY
• Per Council direction, the proposed interim urgency ordinance is seeking a moratorium on data center development.
• This interim urgency ordinance would also request a moratorium on Communication Equipment Buildings as listed in the Zoning Ordinance.
• Adopting the interim urgency ordinance will provide staff with time to evaluate this use.
• Interim urgency ordinance will be enacted for 45-day period and under State law, can be extended.
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BACKGROUND
• Growing concern across both the state and nation regarding “Data Center” development.
• Numerous publications regarding Data Center development that note concerns related to:
• High energy demand
• Water usage
• Noise
• Climate Impacts
• Based on potential issues regarding this type of development, more time is needed to research appropriate actions going forward.
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WHAT DOES URGENCY ORDINANCE DO?
• CA Government Code Section 65858 authorizes cities to adopt an interim urgency ordinance when there is an immediate threat to the public health, safety, or welfare.
• Interim urgency ordinance is seeking moratorium on Date Centers and Communication Equipment Buildings.
• Data Centers are not defined in Visalia ZO but are defined per interim urgency ordinance.
• Interim urgency ordinance will remain in effect for 45-days and can be extended subject to another public hearing.
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WHY NOW AND WHATS NEXT?
• City’s existing regulations were adopted before the emergence of data centers. • Demand to build more of these types of facilities is increasing. • Without the interim ordinance, staff does not want to be put in a position to have to process this type use if an application were filed.
• Over the period the interim urgency ordinance is in effect, staff will:
• Conduct Research, Engage Stakeholder, Evaluate Impacts, etc. • Findings to support adoption of the interim urgency ordinance are included in Ord. 26-10.
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RECOMMENDED MOTION
I move to adopt Ordinance No. 2026-10, an interim urgency ordinance placing a temporary moratorium on the
acceptance, processing, approval, or issuance of
permit/entitlements for new data center development or
communication equipment buildings.
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Questions
&
Discussion
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Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 26-0096 Agenda Date: 9/8/2026 Agenda #: 5.

Agenda Item Wording:

Public Hearing on development of the 5-Year PLHA Plan - Conduct a public hearing to allow City Council and citizens to provide input on identifying priorities and activity allocations for the City’s next 5-year (FY 2025/26 - FY 2029/30) Plan for the use of California Department of Housing and Community Development (HCD) Permanent Local Housing Allocation Program (PLHA) funds.

Agenda Date: 09/08/2026
Prepared by: Margie Perez, Housing Specialist, [email protected] (559) 713-4460; Nichol Ritchie, Finance Manager, [email protected], (559) 713-4379; Renee Nagel, Finance Director, [email protected], (559) 713-4375
Department Recommendation:

Staff recommends that Council provide direction and comment on the priorities and activity allocations proposed for the draft application and 5-year Plan for the use of Permanent Local Housing Allocation (PLHA) funds for FY 2025/26 - FY 2029/30 and hold a public hearing providing the opportunity for the public to comment.

Summary:

The City of Visalia (City) is preparing a 5-year Plan for submittal along with the application required to receive its Permanent Local Housing Allocation (PLHA) Program available from the State of California (State). Staff is bringing the activities proposed for inclusion in this Plan for Council review and comment. This is in preparation for opening a public review period prior to bringing the Plan back to Council for a public hearing and final approval on September 21, 2026. This Plan will allocate PLHA funding over the next 5 years, which is estimated to be approximately $2.3 million.

The first year of funding for the City of Visalia has been set by the State Legislature at $442,789.

PLHA NOFA: On July 16, 2026, the California Department of Housing and Community Development (HCD) released the Calendar Year 2024-2028 (FY 2025/26 - FY 2029/30) PLHA Notice of Funding Availability (NOFA). The PLHA NOFA will remain open throughout the 5-year term. At this time, jurisdictions can request funds for FY 2025/26 and FY 2026/27. Due to a delay at the State level in releasing the current PLHA NOFA, the FY 2025/26 allocation was not made available during that fiscal year. As a result, jurisdictions may now request both the FY 2025/26 and FY 2026/27 allocations concurrently.

Staff is seeking direction from the City Council and public comment on the priorities and activity allocations proposed for the draft application and 5-year Plan for the use of Permanent Local Housing Allocation (PLHA) funds for the FY 2025/26 - 2029/30. Staff will incorporate any requested changes and return to Council with the final 5-year PLHA Plan on September 21, 2026 to hold a second public hearing and request adoption. Staff is proposing the use of PLHA funding for eligible homeless activities since PLHA is the only non-competitive funding source that does not have a Visalia City Council Page 1 of 7 Printed on 9/3/2026
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File #: 26-0096 Agenda Date: 9/8/2026 Agenda #: 5.
homeless operating cap.

Background Discussion:

The Permanent Local Housing Allocation Program (PLHA) was created by housing legislation passed in 2017 to address the shortage of affordable housing in California. This program receives 70% of the revenue generated by a new $75 recording fee on real estate documents. While this is planned to be an on-going source of funding for eligible housing and homeless activities, the annual revenue from the fee will fluctuate based upon the number of real estate transactions in any given year. The PLHA will make 90% of the program funding available to local governments, distributing the moneys using the allocation process established by the U.S. Department of Housing and Urban Development (HUD) for CDBG funding in the State of California. The remaining 10% of PLHA funding will be distributed to smaller local governments not currently eligible for CDBG allocations.

Annually funds are appropriated by the Legislature as part of the State budget act, the California Department of Housing and Community Development (HCD) will issue a Notice of Funding Available (NOFA) detailing each city and county’s allocation of PLHA. The initial response to this NOFA is an application, which must include a 5-year Plan detailing the manner in which these funds will be used for eligible activities, in accordance with program guidelines. Upon approval of this initial application, the funding will be made available on an annual basis, in accordance with the approved 5-year Plan.

Receipt of annual funding is contingent upon prior year funding being committed or spent. To apply for a new year’s funding, the City of Visalia’s uncommitted balance of PLHA must not exceed one year’s allocation. The City has a total of 48 months from the date of the initial allocation of each year’s funds to request them from HCD; however, all requests must be made in response to the annual NOFA which will be issued by HCD.

PLHA NOFA: The Calendar Year (CY) 2024-2028 (FY 2025/26 - FY 2029/30) PLHA NOFA was released on July 16, 2026. The 5-year CY 2024-2028 PLHA NOFA is an Over-the-Counter application and will remain open throughout the 5-year term. At this time, jurisdictions can request funds for FY 2025/26 and FY 2026/27 allocations. The NOFA for FY 25/26 was delayed by the State due to revamping the requirements for the funds and therefore is being released with the FY 26/27 allocation.

Applications must be submitted through an online application portal. Awards will be made on a rolling basis as they are received, reviewed and determined to have met all threshold requirements. If an application is submitted and determined to be incomplete (including Housing Element compliance and Annual Progress Report submittal), the applicant will be alerted to the deficiencies that need to be addressed prior to award.

Eligible Applicants: An applicant must be an entitlement local government, a non-entitlement local Government, or a Local or Regional Housing Trust Fund delegated by the local government pursuant to the PLHA program guidelines.

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File #: 26-0096 Agenda Date: 9/8/2026 Agenda #: 5.

Authorizing Resolution: The application must include an authorizing resolution. The mayor must be listed as the authorized representative on the City’s resolution. The resolution should use the 5-year estimate of funding versus a specific annual allocation amount.

HCD will execute a standard agreement for the entire 2024-2028 allocation cycle; therefore, the resolution should include a 5-year estimate of PLHA formula allocations, as the maximum funding amount. The total of the actual allocation amounts for the 5-year allocation cycle may be lower, and all the disbursements will be based on the actual allocation amounts. 5-year Plan: Applicants must submit a 5-year Plan covering the 2024-2028 allocation cycle (FY 2025/26 - FY 2029/30). The 5-year Plan must include the following items:
· The manner in which the allocated funds will be used for eligible PLHA Activities. · A description of how the City will prioritize investments that increase the supply of housing for households at or below 60% Area Median Income (AMI) level and how the Plan is consistent with the City’s housing element.
· Evidence that the public had an opportunity to review and comment on the Plan’s contents prior to the Plan resolution adoption. The Plan must be made available to the public, including posting on the City’s website.
· The authorizing resolution should identify the activities the City plans to engage in. · The following information is required for each proposed Activity:
o a description and the percentage of funding of each PLHA activity; o the number of households to be served at each income level and a comparison to the unmet share of the Regional Housing Needs Allocation;
o a description of major steps and a proposed schedule required for the implementation and completion of each activity; and
o the period of affordability for each activity.
· The Plan shall be for a term of five years, illustrating how the allocations from 2024, 2025, 2026, 2027, and 2028 will be used.

Administration Cap: The PLHA administration cap is set at 5% of the annual allocation.

Eligible Activities:

All PLHA activities are required to address housing needs of low-income citizens of Visalia and planned activities must be limited to those eligible under program guidelines. The original ten eligible activities have been consolidated into the following three activity categories:
· Rental Activities (Up to 120% AMI)
o Development or rehabilitation of affordable multi-family rental housing.

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File #: 26-0096 Agenda Date: 9/8/2026 Agenda #: 5.
o Match funds for Local or Regional Housing Trust Fund. · Affordable Owner-Occupied Workforce Housing Activities (Up to 120% AMI) o Development or rehabilitation of affordable single-family housing. o Development or rehabilitation of an Accessory Dwelling Unit (ADU). o Acquisition and rehabilitation of foreclosed or vacant properties. o Accessibility modifications to owner-occupied housing. o Downpayment assistance.
· Homelessness Assistance Activities (Up to 30% AMI)
o Rapid rehousing, rental assistance, case management, and motel vouchers. o Operating and capital costs for navigation centers and emergency shelters. o Development, rehabilitation, and preservation of permanent and/or transitional housing. o Capitalized reserves of permanent supportive housing.

Most of the eligible uses for PLHA are also eligible uses of the City’s HOME Investment Partnership Program (HOME) or Community Development Block Grant (CDBG) grant funds. The State encourages local jurisdictions to leverage PLHA funding with other housing funds. It is important to note, one eligible use that has no other significant ongoing source of funding currently available to the City is included in the Homelessness category. A small portion (15%) of the City’s CDBG grant is available for public services each year, but there is a large demand for other services. PLHA funds are the only non-competitive funding source available for homeless operations without a restrictive cap.

PLHA Community Needs Assessment:

The City conducted an online PLHA survey from October 17, 2024 through November 4, 2024 in English and Spanish. 91 individuals completed the PLHA 5-year survey. 75% of the individuals surveyed lived in the City of Visalia and 30% worked or owned a business in the City of Visalia. 62% of those surveyed stated the target population in Visalia, most in need of housing resources are those experiencing homelessness and at-risk of homelessness. Those surveyed felt the most needed housing options are Affordable Rental Housing, Rental Assistance, Emergency Shelter, Permanent Supportive Housing, Transitional Housing, and Homeownership Assistance. Homeless and at-risk homelessness were ranked as the top housing need for the City of Visalia. The full PLHA survey results are included in Attachment C: FY 25/26 - FY 29/30 PLHA Survey Results.

Homelessness was also identified among the top priorities in the community needs assessment prepared as part of the 2025-2029 Consolidated Plan submitted for Community Development Block Grant (CDBG) and Home Investment Partnerships (HOME) grant funding. In the Citizens Advisory Committee (CAC) Annual survey the top community priority response was also “homelessness”. A major obstacle to the creation of a low barrier navigation center has been the lack of funding to pay for the on-going operation of such a facility. For this reason, staff is recommending that a significant portion of the PLHA to be received over the next 5 years be focused on providing for a significant portion of the operating costs for the Visalia Navigation Center to allow this high priority need to be met. Funding for a seasonal emergency and transitional housing for the homeless is also proposed.

For this reason, staff is recommending the 5-year (FY 25/26 - FY 29/30) Plan for PLHA be dedicated Visalia City Council Page 4 of 7 Printed on 9/3/2026
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File #: 26-0096 Agenda Date: 9/8/2026 Agenda #: 5.
to projects and programs to address homelessness.

PLHA Proposed 5-Year Plan
PLHA allows up to 5% for administration. Staff is recommending utilizing remaining PLHA funding to assist persons experiencing homelessness or at-risk of homelessness and focus on activities which are established as high priorities for the City but currently have no other significant source of funding available from City sources. To prevent the need for budget amendments resulting from fluctuations in the actual amount received, HCD recommends the Plan to be submitted using percentages of annual funding. This reduces the need for minor budget adjustments along the way and streamlines the subsequent annual applications for funding. Table 1: Proposed PLHA Funding by Percentage shows the proposed activities to receive funding by percentage and Table 2: Estimated PLHA Funding by Activity shows the proposed amounts for each activity in this 5-year Plan. *Please note that years 3, 4, and 5 (FY 27/28, FY 28/29, and FY 29/30) are estimated amounts based year 1 and 2 (FY 25/26 and FY 26/27) actual allocations.

The approved Plan may be reallocated among eligible activities with minor amendments for changes of less than 10% of each activity’s allocation, or major amendments which will require proper notice, a public hearing, and final approval from the Council and HCD. This will allow adjustments to the Plan along the way to achieve the best allocation of this resource for housing needs in the City of Visalia.

Discussion of Proposed Activities:
· Administration (5%) - The PLHA administration cap is set at 5% of the annual allocation. The average PLHA administration annual allocation is estimated at $22,927 to manage the PLHA Visalia City Council Page 5 of 7 Printed on 9/3/2026
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File #: 26-0096 Agenda Date: 9/8/2026 Agenda #: 5.
program.
· The Visalia Navigation Center (65%) - The proposed PLHA Plan includes 65% of the annual allocation to the Visalia Navigation Center operating costs. The average PLHA annual allocation is estimated at $298,051. The Visalia Navigation Center is a 20,000 square foot facility that provides transitional housing with robust on-site services including enhanced case management, trauma informed care, rapid rehousing services, housing search, landlord mitigation, mental health services, substance abuse prevention, financial literacy, life skills workshops, and job training/placement, to assist individuals experiencing homelessness transition into permanent housing placement.

The Visalia Navigation Center also provides a large dining room, a large common area, and a laundry room. Exterior amenities include a playground area, day-use area with green space, and animal kennel space for pets. The Visalia Navigation Center provides robust wrap around case management services including rapid rehousing services, housing search, landlord mitigation, mental health services, substance abuse services, job training programs, financial literacy, and life skills workshops that will lead to a life of stability into permanent housing. · Seasonal Temporary Emergency Shelter (15%) - The proposed PLHA Plan includes 15% of the annual allocation to a seasonal temporary emergency shelter also referred to as a Warming Center. The average PLHA annual allocation is estimated at $68,781. The seasonal Warming Center provides overnight shelter to people experiencing homelessness during the winter months between December through March of each year. · Eden House Bridge Housing (15%) - The proposed PLHA Plan includes 15% of the annual allocation to Eden House a transitional bridge housing project. The average PLHA annual allocation is estimated at $68,781. Eden House is a transitional bridge housing project that provides up to 12 months of transitional housing to those awaiting a permanent housing unit.

Next Steps and Public Comment Period:

Staff will incorporate any requested changes and return to Council with the final 5-year PLHA Plan on September 21, 2026 to conduct a public hearing and adoption. A 10-day public comment period is required prior to the public hearing adoption to allow the public adequate opportunity to review the draft 5-year PLHA Plan. The final Plan will include any comments provided by Council today, and all public comments received during the 10-day public comment period beginning September 11, 2026 through September 21, 2026.

Fiscal Impact including annual maintenance and operating costs: The annual allocation of PLHA funding from this State program is conservatively projected to generate a total of $2,292,703 to meet the housing needs of low-income Visalia residents over the next 5 years, with annual projected funding of $458,541.

Prior Council Action:
• July 20, 2020 - Approval of the first 5-year PLHA Plan for FY 2020/24 through FY 2024/25.

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File #: 26-0096 Agenda Date: 9/8/2026 Agenda #: 5.
• December 3, 2024 - Work session to discuss the next 5-year PLHA Plan for FY 2025/26 through FY 2029/30.

Alternatives: None recommended.

Recommended Motion (and Alternative Motions if expected):

I move to proceed with the proposed activity allocations for the 5-year PLHA Plan for FY 2025/26 through FY 2029/30 and direct staff to return the Plan to Council on September 21, 2026, for consideration of adoption.

Environmental Assessment Status: N/A
CEQA Review: N/A
Deadline for Action: 09/08/2026
Attachments:
• Attachment A - CY 2024-2028 PLHA NOFA
• Attachment B - CY 2024-2028 PLHA Guidelines
•Attachment C - PLHA Survey Results
• Attachment D - PLHA Proposed 5-year Plan Tables
• Attachment E - PLHA 5-Year Plan PowerPoint
Strategic Goal: Indicates which City Strategic Goal(s) this item supports. Select all that apply. □
Economic
Vitality
□
Organizational
Excellence
□
Fiscal Strength
□
Infrastructure &
Growth
■
Quality of Life
Visalia City Council Page 7 of 7 Printed on 9/3/2026
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STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPART MENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF STATE FINANCIAL ASSISTANCE
651 Bannon Street
Sacramento, CA 95811 (916) 263-2771
July 16, 2026
MEMORANDUM FOR: Potential Applicants
FROM: Jennifer Seeger, Deputy Director
Division of State Financial Assistance
SUBJECT: Permanent Local Housing Allocation Program
CY 2024-2028 Formula Allocations Notice of Funding Availability The California Department of Housing and Community Development (Department or HCD) is pleased to announce the release of the Permanent Local Housing Allocation Program (PLHA) CY 2024-2028 Formula Allocation Notice of Funding Availability (NOFA) for funds as detailed below:

Allocation Year NOFA Funds Available
CY 2024 $137.5 million
CY 2025 $147.2 million
The PLHA Program provides grants, to Entitlement and Non-Entitlement Local Governments in California for housing-related projects and programs that assist in addressing the unmet housing needs of their local communities.

Appendix A of the NOFA provides detailed information on funds available to each eligible locality. Additional funds will be announced through amendment of the NOFA as future Calendar Year (CY) Allocations are collected and made available. The 2024-2028 Formula Allocation NOFA will remain open to eligible applicants through June 30, 2032.

All Applicants must review applicable application submittal deadlines for each CY Allocation and all threshold requirements outlined in this NOFA and 2024-2028 PLHA Formula Program Guidelines prior to the submittal of an application.

Applications must be submitted through the online application portal and must be received no later than 4 p.m. Pacific Standard Time (PST) on the applicable application deadline noted within. The application submittal portal will be available and open for applications beginning July 16, 2026. Personal deliveries will not be accepted. No facsimiles, incomplete applications, application revisions, or walk-in application packages will be accepted.

Program guidelines, application forms, and instructions are available on the Department’s website. If you have questions regarding this NOFA, please email the department at [email protected]. The Department will continue to offer bi-weekly office hours and opportunities for technical assistance to all potential Applicants. To receive information on workshops, office hours, and other program-related updates, please subscribe to the PLHA listserv.
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California Department of Housing and Community Development Page 1 2024-2028 PLHA Formula Allocation NOFA
Permanent Local Housing Allocation Program
Notice of Funding Availability
CY 2024-28 Formula Allocations
Gavin Newsom, Governor
State of California
Tomiquia Moss, Secretary
California Housing and Homelessness Agency
Gustavo Velasquez, Director
California Department of Housing and Community Development For additional information please visit the PLHA Program Website or contact the Department at [email protected]
July 16, 2026
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California Department of Housing and Community Development Page 2 2024-2028 PLHA Formula Allocation NOFA
Table of Contents
I. New in this NOFA.............................................................................................. 3 II. Overview ........................................................................................................... 4 III. Program Requirements ............................................................................................ 4 A. Eligible Applicants ............................................................................................. 5 An Applicant must be an Entitlement Local Government, a Non-Entitlement Local Government, or a Local or Regional Housing Trust Fund delegated by the Local Government pursuant to the Program Guidelines Article III, Section 300................... 5 C. Allocation of funding and limits.............................................................................. 6 D. Program Administrative, Activity Delivery Costs, and Reimbursement of Costs ... 6 E. Application review .................................................................................................. 6 F. Threshold requirements for 2024-2028 Allocation Cycle First-Time Applicants .... 7 G. Threshold requirements for Returning 2024-2028 Allocation Cycle Grantees ...... 9 H. Administration and Reporting Requirements....................................................... 10 V. Appeals .................................................................................................................. 10 A. Basis of Appeals.............................................................................................. 10 B. Appeal Process and Deadlines ............................................................................. 11 C. Decision ................................................................................................................ 11 VI. Other terms and conditions .................................................................................... 11 A. Right to modify or suspend...................................................................................... 11 B. Disclosure of application ...................................................................................... 12 C. Conflicts ............................................................................................................... 12 Appendix A.................................................................................................................. 13 Appendix B.................................................................................................................. 18 Appendix C.................................................................................................................. 23 Appendix D.................................................................................................................. 24 Appendix E List of High-cost Areas in California ......................................................... 29 1097
California Department of Housing and Community Development Page 3 2024-2028 PLHA Formula Allocation NOFA
CY 2024-28 Formula Allocations Notice of Funding Availability Permanent Local Housing Allocation Formula Program
I. New in this NOFA
A. Updates to Eligible Activities
The 2024-2028 PLHA Formula Program Guidelines (Guidelines) have been updated to streamline and enhance program delivery. As part of these updates, the original ten eligible activities have been consolidated into three new activity categories:
• Rental Activities
• Affordable Owner-Occupied Workforce Housing Activities • Homelessness Assistance Activities
These changes are intended to simplify the application process, align with current housing priorities, and improve the effectiveness of program implementation. Eligible applicants are strongly encouraged to review the Guidelines in full to understand the updated activity categories, eligibility requirements, and application procedures.

B. Authorized Representative Requirement Update: City Applicants Pursuant to California Government Code Section 40602, a policy change has been implemented regarding the designation of the Authorized Representative for city applicants.

Effective immediately, the Mayor must be listed as the Authorized Representative on the city’s resolution and all application materials submitted under this NOFA.

Government Code § 40602 requires that the Mayor sign:

1. All warrants drawn on the city treasurer,

2. All written contracts and conveyances made or entered into by the city, and

3. All instruments requiring the city seal.

However, the Code also allows that a city legislative body may adopt an ordinance authorizing an officer other than the Mayor to sign such instruments.

Therefore, if a city applicant designates anyone other than the Mayor as the Authorized Representative, the application must include a copy of the ordinance that explicitly grants this authority to the designated officer.

C. An applicant may not request disbursement of funds under the2024-2028 Formula Allocation NOFA until all PLHA funds previously awarded under the 2019-2023 Allocation Cycle for that same activity have been fully disbursed and expended. The Department may waive this requirement on a case-by-case in its sole and absolute discretion.
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II. Overview
The California Department of Housing and Community Development (Department or HCD) is announcing the release of the Permanent Local Housing Allocation (PLHA) Program’s 2024-2028 Formula Allocation Notice of Funding Availability (NOFA).

Funding for this NOFA is provided pursuant to Senate Bill 2 (SB 2) (Chapter 364, Statutes of 2017). SB 2 established the Fund and authorizes the Department to allocate 70 percent of moneys collected and deposited in the Fund, beginning in calendar year 2019, to Local Governments for eligible housing and homelessness activities. The intent of the bill is to provide a permanent, on-going source of funding to Local Governments for housingrelated projects and programs that assist in addressing the unmet housing needs of their local communities.

Capitalized terms not otherwise defined in this NOFA shall have the meanings set forth in Program Guidelines Section 101.

Awards will be made on a rolling basis as they are received, reviewed and determined to have meet all threshold requirements. If an application is submitted and determined to be incomplete (including Housing Element compliance and Annual Progress Report submittal), the applicant will be alerted to the deficiencies that need to be addressed prior to award. No award will be made until those deficiencies are addressed to the satisfaction of the Department. Each Recipient must execute a Standard Agreement in compliance with Program Guidelines, Article III, Section 304, as a condition to the disbursement of PLHA funds.

III. Program Requirements
The following is provided as a summary for the allocation of the PLHA formula funds to Local Governments and is not to be considered a complete representation of the eligibility, threshold, or other requirements, terms, and conditions. All applicants should fully review the Program Guidelines for full requirements.

The 2024-2028 Formula Allocation NOFA provides funding under for Entitlement and NonEntitlement Local Governments as detailed below:

Revenue
Collection Period
Funds
Released
Application Deadline
CY 2024 Spring 2026 February 2028
CY 2025 February 2029
CY 2026 Spring 2027 TBD
CY 2027 Spring 2028 TBD
CY 2028 Spring 2029 TDB

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Applicants may apply at any time after the release of the CY Allocation, however, any applicant requesting funds must apply by the application deadlines associated with the specific CY Allocation.

An Applicant must meet all threshold requirements set forth in the Program Guidelines, Article III, Section 302, including Housing Element compliance and Annual Progress Report submittal requirements and submit all required application materials no later than the final business day of the month of February for the which the allocation is set to expire.

If CY Allocation funds are not requested by the end of February as noted above and which remain unawarded as of the following June 30th will revert to the Housing Rehabilitation Loan Fund and will be used for the purposes of the Multifamily Housing Program as administered by the Housing Development Finance Committee (effective July 1, 2026).

A. Eligible Applicants
An Applicant must be an Entitlement Local Government, a Non-Entitlement Local Government, or a Local or Regional Housing Trust Fund delegated by the Local Government pursuant to the Program Guidelines Article III, Section 300.

Per Program Guidelines Section 300 (b) and (c), a Local Government may delegate to another Local Government or Local Housing or Regional Housing Trust Fund to submit an application and administer on its behalf its formula allocation of Program funds, provided that the parties enter into a legally binding agreement and the funds are expended for eligible Activities and consistent with Program requirements. The delegating entity shall be identified in the application. The administering entity shall be responsible for all Program requirements.

Upon delegating its entire formula allocation to another Local Government or to a Local or Regional Housing Trust Fund, the Local Government that delegated their allocation is no longer involved in the PLHA application or administration of the PLHA grant for the full term of the PLHA Five-Year Plan and contract. The delegated Local Government or Trust Fund assumes full responsibility for compliance with statute and for meeting all the Department’s requirements, including any penalties for noncompliance.

A Local Government can subgrant a portion of its allocation to another entity, as permitted by Program Guidelines Section 302(c)(3). When a Local Government subgrants a portion of its allocation to another entity, the Local Government remains fully accountable and responsible for compliance with statute and for meeting all of the Department’s requirements, including any penalties for non-compliance.

B. Eligible Activities
PLHA funds allocated to eligible Applicants must be used to carry out one or more of the eligible activities listed in Article III, Section 301 of the Program Guidelines. All 1100
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services must be provided within the county containing the Local Government recipient.

C. Allocation of funding and limits
Appendix A lists the dollar amount of the available PLHA funds by CY Allocation.

As additional allocations become available, they will be added and if a Local Government has applied for and received a CY allocation, there will be a blank in the applicable column(s).

The Department will execute a Standard Agreement for the entire 2024-2028 Allocation Cycle and, as such, an Applicant’s required resolution shall include a fiveyear estimate of PLHA formula allocations, as stated in Appendix B, as the maximum funding amount. Please Note: The total of the actual allocation amounts for the FiveYear Allocation Cycle may be lower, and any and all the disbursements will be based on the actual allocation amounts. If it is determined after the final allocation has been calculated that a jurisdiction’s actual Five-Year total exceeds the original estimate, a new resolution will be required to reflect the actual total.

D. Program Administrative, Activity Delivery Costs, and Reimbursement of Costs Predevelopment expenses for construction projects funded by PLHA funds and costs to develop and prepare the PLHA application and Plan may be paid from the PLHA funds regardless of when the costs were incurred. Reimbursement of expenses to prepare the PLHA application and Plan are subject to the cap on administrative costs as detailed in the Program Guidelines. Other costs incurred more than one year prior to commitment by the Local Government may not be paid from the PLHA funds.

E. Application review
An Applicant must submit a complete application and other documents consistent with the deadlines stated in this NOFA. Applications submitted in response to this NOFA must meet the threshold requirements set forth in this section and in Program Guidelines Section 302. It is the Applicant’s responsibility to ensure that the application is clear, complete, and accurate. The Department may request additional clarifying information and/or inquire as to where in the application specific information is located.

However, missing or forgotten application information or documentation may cause the application not to pass threshold.

Applicants are strongly encouraged to view the PLHA webinar to gain information critical for preparing the application. The PLHA webinar recording is located on the Department’s PLHA webpage. Any questions on the program should be directed to the Program email at [email protected].
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F. Threshold requirements for 2024-2028 Allocation Cycle First-Time Applicants First-time Applicants for 2024-2028 Allocation Cycle must meet the following threshold requirements:

1. Housing Element Compliance: The Applicant and any delegates or subgrantees, if applicable, must have an adopted housing element that has been found by the Department to be in substantial compliance with the requirements of Article 10.6 (commencing with section 65580) of Chapter 3 of Division 1 of Title 7 of the Government Code, pursuant to Government Code section 65585 at the time of award.

Additional information on verifying compliance with this requirement is outlined in Appendix C.

If an applicant is applying on behalf of multiple jurisdictions or delegating or sub granting to another jurisdiction, the funds may only be awarded for use in a locality with an adopted housing element that has been found by the Department to be in substantial compliance with the requirements of Article 10.6 (commencing with section 65580) of Chapter 3 of Division 1 of Title 7 of the Government Code, pursuant to Government Code section 65585 at the time of award. If the Applicant is not compliant by time of application that will not prevent an award from being made for use in the localities that are determined to be compliant.

2. Annual Progress Report: The Applicant must have submitted to the Department the Annual Progress Report (APR) on the housing element for the corresponding calendar year based on the allocations for which the Applicant is applying by the application submittal date as follows:

CY Allocation APR Reporting Period
2024 CY Allocation CY 2024 APR
2025 CY Allocation CY 2025 APR
2026 CY Allocation CY 2026 APR
2027 CY Allocation CY 2027 APR
2028 CY Allocation CY 2028 APR

Additional information on verifying compliance with this requirement is outlined in Appendix C.

3. Complete Application: Submittal of an application requesting an allocation pursuant to Program Guidelines Section 200 that identifies the eligible activities to be undertaken.

Activities must be carried out in the jurisdiction of the Applicant’s Local Government.

Jointly funded projects may be carried out as described in the Program Guidelines Section 301(d).

4. Authorizing Resolution: Application must include an authorizing Resolution of the governing board of the Applicant. The Resolution should use the five-year estimate of 1102
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funding versus a specific annual allocation amount, as listed in Appendix B, to reduce need for updated resolutions during the period of the Standard Agreement. a. The resolution shall certify that, if funds are used for the development of an Affordable Rental Housing Development, the Local Government shall make the PLHA assistance in the form of a low-interest, deferred loan to the Sponsor of the Project. The loan shall be evidenced through a Promissory Note secured by a Deed of Trust, and a Regulatory Agreement shall restrict occupancy and rents in accordance with the Local Government-approved underwriting of the Project for a term of at least 55 years. b. If the Local government proposes to allocate funds for any Activity to another entity, the resolution must certify that the Local Government’s selection process shall avoid conflicts of interest and shall be accessible to the public.

See Program Guidelines Section 302 (c)(3).
c. If the Local Government proposes to use funds for the acquisition, construction, or rehabilitation of owner-occupied housing, the resolution must certify that the grantee shall record a deed restriction against the property that will ensure compliance with one of the requirements stated in Program Guidelines Section 302(c)(5)(A),(B) or (C).

5. Five-Year Plan: Applicants must submit a five-year plan covering the 2024-2028 Allocation Cycle. The five-year plan must include all of the following:
a. The manner in which the allocated funds will be used for eligible Activities as detailed in Section 301 of the Program Guidelines.
b. A detailed description of the way the Local Government will prioritize investments that increase the supply of housing for households with incomes at or below 60 percent of the AMI and a detailed description of how the Plan is consistent with the programs set forth in the Local Government’s housing element.
c. Evidence that the Plan was authorized and adopted by resolution by the Local Government and that the public had an adequate opportunity to review and comment on the Plan’s contents prior to the Plan resolution adoption. The Plan must be made available to the public, including posting of the plan to the Applicant’s website, for a public comment period, culminating with a public hearing at which the governing board may approve the plan. d. The resolution adopting the Plan should specifically identify the activities the Local Government plans to engage in. The resolution is required to be submitted as part of the application. The resolution must specifically state the eligible activities from the Plan application.
e. The following information is required for each proposed Activity:
• a detailed description of each Activity, pursuant to Section 301, and the percentage of funding being allocated to it;
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• the projected number of households to be served at each income level and a comparison to the unmet share of the Regional Housing Needs Allocation at each income level;
• a description of major steps/actions and a proposed schedule required for the implementation and completion of the Activity; and
• the period of affordability for each Activity. Rental Projects are required to have an affordability period of at least 55 years.
f. The Plan shall be for a term of five years, illustrating how the allocations from 2024, 2025, 2026, 2027, and 2028 will be used. Applicants should refer to instructions in the “Plan” tab of the PLHA Application form for more information.

If the Local Government proposes to use funds for the acquisition, construction, or rehabilitation of owner-occupied housing, then a deed restriction against the property as described in Section 302(c)(5)(A-C) is required.

If funds are proposed to be used for development of an Affordable Rental Housing Development, a certification is required that the Local Government shall make the PLHA assistance in the form of a low-interest, deferred loan to the Sponsor of the Project. The loan must be evidenced through a Promissory Note secured by a Deed of Trust, and a Regulatory Agreement is required to restrict occupancy and rents in accordance with the Local Government’s approved underwriting of the Project for a term of at least 55 years. If any activity in the Five-Year Plan consists of loans being made to a homebuyer, homeowner, developer or owner of a project, a Program income reuse plan describing how repaid PLHA loans will be used for eligible activities specified in Section 301 must be included in the application. This reuse plan must also describe how interest earned from PLHA funds deposited in a Local Government interest-bearing account will be used for eligible PLHA activities.

G. Threshold requirements for Returning 2024-2028 Allocation Cycle Grantees After the initial application has been approved for the 2024-2028 Allocation Cycle and a Standard Agreement has been issued, applicants who return for additional CY Allocations will be able to submit a Streamlined Application for any future CY Allocations as funds are released. Returning grantees requesting a new CY Allocation must demonstrate Threshold Requirements continue to be met, including all of the following:

1. Housing Element Compliance: The Applicant and delegates or subgrantees, if applicable, must have an adopted housing element that has been found by the Department to be in substantial compliance with the requirements of Article 10.6 (commencing with section 65580) of Chapter 3 of Division 1 of Title 7 of the Government Code, pursuant to Government Code section 65585 at the time of award.
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2. Annual Progress Report Submittal: The Applicant must have submitted to the Department the Annual Progress Report (APR) consistent with the CY allocation being requested as detailed below at the time of application:

CY Allocation APR Reporting Period
2024 CY Allocation CY 2024 APR
2025 CY Allocation CY 2025 APR
2026 CY Allocation CY 2026 APR
2027 CY Allocation CY 2027 APR
2028 CY Allocation CY 2028 APR

3. Submittal of Required PLHA Annual Reports: Applicant must be current on all applicable Annual PLHA required reports at time of award. Annual PLHA reports are due July 31 of each year reporting on the prior calendar year’s activities, per Program Guidelines Section 401.

4. Compliance with Commitment and Disbursement Deadlines of Prior PLHA Awarded Funds: Applicant must be in compliance with commitment and disbursement requirements for previously awarded funds and must not have incurred any penalties stated in Program Guidelines Section 402.

5. Amended Five-Year Plan (if applicable): Previous grantees for the 5-year Allocation Cycle covered by 2024-2028 Allocation Cycle NOFA should have already received Department approval for their Five-Year Plan containing the activities the Local Government intends to fund. In subsequent applications for additional CY Allocations, the 2024-2028 Allocation Cycle Plan continues in force and effect unless the Local Government amends that Plan to provide additional eligible activities under PLHA statute and Program Guidelines. If the Local Government proposes that more than 10 percent of the anticipated funds in a future CY Allocation be directed to a different activity than originally stated, the Plan must be formally amended, including discussion and approval at a publicly noticed meeting of the Local Government’s governing board, and be submitted to the Department for approval. It is recommended that any Applicant contact the Department before initiating a plan amendment to ensure the updates meet PLHA requirements.

H. Administration and Reporting Requirements
All recipients of PLHA funds must meet the administration and reporting requirements set forth in Article IV of the Program Guidelines.

V. Appeals
A. Basis of Appeals

1. Applicants may appeal HCD’s written determination that an application is incomplete, has failed threshold review, or has otherwise been determined to 1105
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provide an insufficient basis for an award (including point scoring and tie breaker).

2. At the sole discretion of HCD, the written determination may include a request for clarifying and/or corrective information. For purposes of this section, “clarifying information” includes information and/or documentation that resolves ambiguities in any application materials that will inform the threshold, scoring and feasibility determinations.

3. No Applicant shall have the right to appeal a decision of HCD relating to another Applicant’s application (e.g., eligibility, award).

4. Any request to appeal HCD’s decision regarding an application shall be reviewed for compliance with the Program Guidelines and this NOFA. All decisions rendered shall be made by the Program Manager or his/her designee. The decision shall be final, binding, and conclusive, and shall constitute the final action of HCD.

5. The appeal process provided herein applies solely to decisions of HCD made pursuant to this NOFA.

B. Appeal Process and Deadlines

1. Process: To file an appeal, Applicants must submit to HCD, by the deadline set forth below, a written appeal which states all relevant facts, arguments, and evidence upon which the appeal is based. Furthermore, the Applicant must provide a detailed reference to the area or areas of the application that provide clarification and substantiation for the basis of the appeal. No new or additional information will be considered if this information would result in a competitive advantage to an Applicant. Once the written appeal is submitted to HCD, no further information of materials will be accepted or considered thereafter. Appeals are to be submitted to HCD at [email protected] according to the deadline set forth in HCD review letters.

2. Filing Deadline: Appeals must be received by HCD no later than five (5) business days from the date of HCD’s threshold review, or initial score letters, as applicable, representing HCD’s decision made in response to the application.

C. Decision
Any request to appeal HCD’s decision regarding an application shall be reviewed for compliance with the Program Guidelines and this NOFA. All decisions rendered shall be final, binding, and conclusive, and shall constitute the final action of HCD.

VI. Other terms and conditions
A. Right to modify or suspend
The Department reserves the right, at its sole discretion, to suspend, amend, or modify the provisions of this NOFA at any time, including, without limitation, the amount of funds available hereunder. If such an action occurs, the Department will notify all interested parties and will post the revisions to the Department’s website. 1106
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B. Disclosure of application
Information provided in the application will become a public record and available for review by the public, pursuant to the California Public Records Act (GC Section 7920.000 et seq.). As such, any materials provided will be disclosed to any person making a request under this Act. The Department cautions Applicants to use discretion in providing information not specifically requested, including, but not limited to, bank account numbers, personal phone numbers, and home addresses. By providing this information to the Department, the Applicant is waiving any claim of confidentiality and consents to the disclosure of submitted material upon request.

C. Conflicts
In the event of any conflict between the terms of this NOFA and either applicable state or federal law or regulation, the terms of the applicable state or federal law or regulation shall control. Applicants are deemed to have fully read and understand all applicable state and federal laws, and regulations pertaining to PLHA, and understand and agree that the Department shall not be responsible for any errors or omissions in the preparation of this NOFA.
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Appendix A
Entitlement and Non-Entitlement Local Government Formula Allocations • Please refer to Section II.A. Eligible Applicants for a discussion of the definition of Entitlement and Non-Entitlement Local Governments.
• If no funds are noted for any CY, those funds previously been requested and awarded to the eligible Local Government.
• Funds identified in RED are at risk of converting to HCD’s Multifamily Housing Program (MHP) and must be requested through an application submitted no later than the end of February the year they expire.

Entitlement Local Governments Non-Entitlement Local Governments Local Government CY 2024 CY 2025 Local Government CY 2024 CY 2025 Alameda $392,215 $420,120 Alpine County $46,809 $49,993 Alameda County $655,510 $702,148 Alturas $48,649 $51,930 Alhambra $326,839 $350,093 Amador City $46,349 $49,764
Aliso Viejo $83,654 $89,606 Amador County $112,937 $118,545 Anaheim $1,512,864 $1,620,500 American Canyon $65,235 $72,054 Antioch $276,726 $296,415 Anderson $62,935 $66,577
Apple Valley $201,848 $216,209 Angels $56,518 $61,992
Bakersfield $1,214,976 $1,301,418 Arcata $68,504 $76,894 Baldwin Park $342,668 $367,048 Artesia $70,805 $73,583
Bellflower $360,529 $386,180 Arvin $72,258 $76,767
Berkeley $908,008 $972,611 Atwater $87,997 $93,707
Buena Park $259,183 $277,623 Auburn $70,442 $76,894
Burbank $334,949 $358,780 Avenal $58,092 $64,667
Camarillo $95,009 $101,769 Benicia $73,953 $76,257
Carlsbad $191,334 $204,947 Biggs $48,770 $52,312
Carson $291,112 $311,824 Bishop $52,039 $53,585
Cathedral City $198,803 $212,948 Blue Lake $47,922 $50,146 Cerritos $76,660 $82,114 Brawley $72,742 $81,607
Chico $273,997 $293,492 Butte County $344,787 $354,690
Chino $175,037 $187,490 Calaveras County $113,664 $126,442 Chino Hills $124,442 $133,296 Calexico $88,118 $90,778
Chula Vista $743,685 $796,596 Calimesa $54,945 $58,680
Citrus Heights $219,536 $235,155 Calipatria $50,586 $54,477 Clovis City $256,633 $274,892 Calistoga $53,371 $61,737 Compton $540,291 $578,731 Capitola $71,410 $70,526
Concord $343,094 $367,504 Carmel-by-the-Sea $50,465 $54,350 Contra Costa County $1,523,318 $1,631,698 Chowchilla $57,971 $65,558 Corona $408,526 $437,592 Clearlake $77,100 $77,658
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Costa Mesa $371,028 $397,425 Coalinga $65,841 $69,125
Cupertino $116,177 $124,442 Colfax $49,254 $52,184
Daly City $359,264 $384,824 Colusa $55,187 $58,808
Davis $212,632 $227,760 Colusa County $69,473 $76,130
Delano $228,215 $244,452 Corcoran $60,998 $71,799
Downey $365,201 $391,184 Corning $60,272 $61,992
El Cajon $453,014 $485,245 Crescent City $53,128 $56,388 El Centro $172,674 $184,959 Del Norte County $73,468 $76,512 El Monte $594,741 $637,055 Dinuba $73,468 $83,772
Elk Grove $308,701 $330,664 Dixon $76,253 $72,309
Encinitas $109,532 $117,325 Dorris $47,196 $50,656
Escondido $591,667 $633,762 Dos Palos $54,581 $58,808
Fairfield $274,392 $293,914 Dunsmuir $50,465 $54,095
Fontana $688,681 $737,679 El Centro (Colonia Only) $88,239 $99,312 Fountain Valley $101,505 $108,727 El Dorado County $308,950 $318,390 Fremont $450,051 $482,070 Etna $46,445 $49,739
Fresno $2,391,906 $2,562,083 Eureka $88,360 $96,764
Fresno County $1,153,519 $1,235,588 Exeter $53,976 $59,062 Fullerton $483,247 $517,628 Farmersville $57,124 $60,463 Garden Grove $697,961 $747,619 Ferndale $47,559 $52,057 Gardena $231,552 $248,026 Firebaugh $60,393 $66,705
Gilroy $171,453 $183,652 Fort Bragg $57,003 $62,501
Glendale $608,593 $651,892 Fort Jones $46,954 $49,739
Glendora $91,432 $97,937 Fortuna $65,599 $71,163
Goleta $65,992 $70,687 Glenn County $88,239 $97,019
Hanford $207,398 $222,154 Grass Valley $73,226 $78,677
Hawthorne $430,157 $460,762 Greenfield $72,621 $76,894
Hayward $457,474 $490,021 Gridley $54,218 $60,973
Hemet $282,553 $302,655 Grover Beach $64,509 $68,743
Hesperia $355,021 $380,280 Guadalupe $54,097 $58,553
Huntington Beach $385,006 $412,398 Gustine $53,250 $57,406 Huntington Park $457,434 $489,979 Hidden Hills $47,680 $51,293 Indio $320,054 $342,825 Hollister $95,261 $105,935
Inglewood $516,465 $553,210 Holtville $48,165 $52,057
Irvine $532,048 $569,902 Humboldt County $252,894 $271,645 Kern County $1,516,415 $1,624,304 Huron $51,191 $55,751 La Habra $272,958 $292,378 Imperial $71,047 $75,366
La Mesa $132,531 $141,960 Imperial County $228,317 $255,086 Laguna Niguel $107,686 $115,348 Indian Wells $55,792 $59,699 Lake Elsinore $174,449 $186,861 Industry $46,227 $49,509 Lake Forest $155,176 $166,216 Inyo County $77,343 $81,225 Lakewood $190,116 $203,643 Ione $52,886 $55,853
Lancaster $487,741 $522,442 Jackson $54,581 $56,515
Livermore $146,381 $156,796 King City $58,334 $61,482
Lodi $236,035 $252,828 Kings County $198,776 $217,512
Lompoc $159,358 $170,696 Lake County $160,276 $170,639
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Long Beach $2,054,404 $2,200,569 Lakeport $52,160 $54,222 Los Angeles $18,404,366 $19,713,781 Lassen County $80,369 $86,574 Los Angeles County $7,738,892 $8,289,492 Lemoore $74,195 $77,022 Lynwood $443,191 $474,723 Lincoln $93,566 $107,463
Madera $296,439 $317,530 Lindsay $62,209 $65,686
Marin County $509,302 $545,537 Live Oak $56,882 $63,138 Menifee $176,609 $189,174 Livingston $60,998 $65,686
Merced $364,106 $390,011 Loomis $59,424 $62,247
Milpitas $167,477 $179,393 Los Banos $91,750 $105,425
Mission Viejo $145,078 $155,399 Loyalton $47,075 $50,783 Modesto $680,696 $729,126 Madera County $226,380 $238,273 Montebello $222,342 $238,161 Mammoth Lakes $56,882 $63,775 Monterey $81,718 $87,532 Maricopa $48,043 $51,675
Monterey County $455,119 $487,499 Marina $73,105 $76,767 Monterey Park $223,826 $239,750 Mariposa County $74,800 $77,913 Moreno Valley $722,856 $774,285 Marysville $59,908 $65,303 Mountain View $180,082 $192,894 McFarland $61,724 $69,379 Napa $223,362 $239,253 Mendocino County $189,817 $204,647 National City $275,993 $295,629 Merced County $371,543 $407,167 Newport Beach $119,057 $127,527 Modoc County $54,460 $58,680 Norwalk $416,079 $445,681 Mono County $68,020 $74,856
Oakland $2,600,291 $2,785,294 Montague $47,196 $50,783
Oceanside $455,660 $488,079 Mount Shasta $54,097 $56,260 Ontario $645,790 $691,737 Napa County $219,600 $241,967 Orange $426,412 $456,750 Nevada City $53,734 $57,661
Orange County $892,973 $956,505 Nevada County $207,009 $238,910 Oxnard $813,138 $870,991 Orange Cove $54,339 $61,482
Palm Desert $120,245 $128,800 Orland $55,671 $60,336
Palm Springs $134,937 $144,537 Oroville $79,764 $82,753 Palmdale $546,850 $585,757 Pacific Grove $67,778 $73,965 Palo Alto $162,494 $174,055 Palos Verdes Estates $61,724 $67,596 Paradise $65,698 $70,372 Parlier $62,209 $67,087
Paramount $307,584 $329,468 Placer County $489,950 $538,105 Pasadena $657,062 $703,810 Placerville $61,603 $67,087
Perris $327,474 $350,773 Plumas County $71,894 $72,691
Petaluma $129,406 $138,613 Plymouth $48,165 $51,675
Pico Rivera $237,936 $254,865 Point Arena $46,833 $50,019 Pittsburg $222,992 $238,857 Portola $49,860 $52,949
Placentia $150,756 $161,482 Rancho Mirage $81,459 $86,574 Pleasanton $106,054 $113,599 Red Bluff $70,563 $79,314
Pomona $749,976 $803,335 Rio Dell $53,250 $57,024
Porterville $240,590 $257,707 Rio Vista $59,908 $65,686 Rancho Cordova $200,308 $214,559 Riverbank $71,410 $72,691 Rancho Cucamonga $316,204 $338,700 San Benito County $121,170 $132,810 Rancho Santa Margarita $71,173 $76,237 San Joaquin $50,102 $53,713 Redding $236,420 $253,241 San Juan Bautista $49,133 $52,057 1110
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2024-2028 PLHA Formula Allocation NOFA
Redondo Beach $91,834 $98,368 San Juan Capistrano $88,723 $91,287 Redwood City $244,075 $261,440 Sand City $46,445 $49,611 Rialto $419,605 $449,459 Santa Cruz County $457,140 $467,923 Riverside $1,138,622 $1,219,631 Scotts Valley $68,504 $68,360 Riverside County $2,805,041 $3,004,612 Shasta County $293,211 $310,747 Rocklin $94,507 $101,231 Shasta Lake $61,967 $65,813
Rosemead $240,930 $258,071 Sierra County $50,828 $55,241 Roseville $219,962 $235,612 Siskiyou County $108,215 $119,181 Sacramento $1,654,501 $1,772,214 Solano County $569,130 $596,313 Sacramento County $1,909,835 $2,045,715 Soledad $58,819 $63,266 Salinas $706,738 $757,021 Sonora $52,765 $54,859
San Bernardino $1,138,553 $1,219,558 South Lake Tahoe $87,876 $93,325 San Bernardino County $2,428,083 $2,600,834 St. Helena $57,850 $60,336 San Buenaventura $250,898 $268,748 Suisun City $80,369 $86,957 San Clemente $132,693 $142,134 Susanville $59,182 $63,266 San Diego $4,064,317 $4,353,481 Sutter County $167,056 $175,989 San Diego County $1,389,802 $1,488,682 Sutter Creek $56,034 $59,062 San Francisco $6,119,471 $6,554,853 Taft $57,850 $62,883 San Joaquin County $919,667 $985,099 Tehama $46,470 $49,892 San Jose $3,052,455 $3,269,628 Tehama County $150,227 $157,265 San Leandro $245,648 $263,125 Trinidad $46,349 $50,274
San Luis Obispo County $612,437 $656,010 Trinity County $70,926 $75,366 San Marcos $224,041 $239,981 Truckee $65,841 $72,691
San Mateo $239,986 $257,061 Tulare County $622,885 $637,709 San Mateo County $849,022 $909,428 Tulelake $47,559 $50,911 Santa Ana $1,968,012 $2,108,030 Tuolumne County $126,376 $130,900 Santa Barbara $318,052 $340,680 Ukiah $65,357 $73,837
Santa Barbara County $399,952 $428,407 Vernon $46,688 $50,121 Santa Clara $336,570 $360,516 Wasco $79,522 $82,753
Santa Clara County $517,137 $553,929 Weed $50,707 $54,986 Santa Clarita $412,918 $442,296 Westmorland $47,196 $50,528 Santa Cruz $185,832 $199,054 Wheatland $49,133 $52,566
Santa Maria $514,847 $551,477 Williams $48,528 $52,694
Santa Monica $384,319 $411,662 Willits $51,676 $56,133
Santa Rosa $487,369 $522,044 Willows $55,671 $60,591
Santee $94,321 $101,032 Winters $54,460 $56,642
Seaside $135,560 $145,205 Woodlake $52,886 $57,406
Simi Valley $203,811 $218,311 Yolo County $270,934 $303,869 Sonoma County $631,313 $676,229 Yountville $53,250 $56,897 South Gate $506,317 $542,340 Yreka $54,702 $58,935
South San Francisco $153,007 $163,893 Yuba County $142,842 $155,355 Stanislaus County $810,719 $868,399
Stockton $1,201,308 $1,286,777
Sunnyvale $374,146 $400,765
Temecula $191,903 $205,557
Thousand Oaks $207,800 $222,585
1111
Department of Housing and Community Development 17
2024-2028 PLHA Formula Allocation NOFA
Torrance $311,921 $334,113
Tulare $223,519 $239,421
Turlock $217,497 $232,971
Tustin $270,627 $289,881
Union City $178,245 $190,927
Upland $195,022 $208,898
Vacaville $168,814 $180,825
Vallejo $354,734 $379,973
Ventura County $603,486 $646,422
Victorville $444,161 $475,762
Visalia $442,789 $474,292
Vista $287,008 $307,427
Walnut Creek $97,182 $104,096
Watsonville $254,461 $272,565
West Covina $272,885 $292,300
West Sacramento $166,132 $177,952
Westminster $358,391 $383,889
Whittier $268,973 $288,110
Woodland $174,773 $187,208
Yorba Linda $74,776 $80,096
Yuba City $218,399 $233,937
1112
Department of Housing and Community Development 18
2024-2028 PLHA Formula Allocation NOFA
Appendix B
Five-Year 2024-2028 Allocation Cycle Estimates
The numbers listed below are estimates of the maximum amount jurisdictions should expect to receive. These estimates are to be used for the purposes of planning and use in the required Local Government Authorizing Resolution.

The total of the actual allocations at the end of the Five-Year Allocation Cycle may be lower, and any disbursements made will be based on the actual allocation amounts not the estimated amount.

Entitlement Local Governments Non-Entitlement Local Governments Local Government Estimated 5-Year
Allocation Amount Local Government Estimated 5-Year Allocation Amount Alameda $2,451,344 Alpine County $292,556
Alameda County $4,096,938 Alturas $304,056
Alhambra $2,042,744 Amador City $289,681
Aliso Viejo $522,838 Amador County $705,856
Anaheim $9,455,400 American Canyon $407,719
Antioch $1,729,538 Anderson $393,344
Apple Valley $1,261,550 Angels $353,238
Bakersfield $7,593,600 Arcata $428,150
Baldwin Park $2,141,675 Artesia $442,531
Bellflower $2,253,306 Arvin $451,613
Berkeley $5,675,050 Atwater $549,981
Buena Park $1,619,894 Auburn $440,263
Burbank $2,093,431 Avenal $363,075
Camarillo $593,806 Benicia $462,206
Carlsbad $1,195,838 Biggs $304,813
Carson $1,819,450 Bishop $325,244
Cathedral City $1,242,519 Blue Lake $299,513
Cerritos $479,125 Brawley $454,638
Chico $1,712,481 Butte County $2,154,919
Chino $1,093,981 Calaveras County $710,400
Chino Hills $777,763 Calexico $550,738
Chula Vista $4,648,031 Calimesa $343,406
Citrus Heights $1,372,100 Calipatria $316,163
Clovis City $1,603,956 Calistoga $333,569
Compton $3,376,819 Capitola $446,313
Concord $2,144,338 Carmel-by-the-Sea $315,406
Contra Costa County $9,520,738 Chowchilla $362,319
Corona $2,553,288 Clearlake $481,875
Costa Mesa $2,318,925 Coalinga $411,506
Cupertino $726,106 Colfax $307,838
1113
Department of Housing and Community Development 19
2024-2028 PLHA Formula Allocation NOFA
Daly City $2,245,400 Colusa $344,919
Davis $1,328,950 Colusa County $434,206
Delano $1,426,344 Corcoran $381,238
Downey $2,282,506 Corning $376,700
El Cajon $2,831,338 Crescent City $332,050
El Centro $1,079,213 Del Norte County $459,175
El Monte $3,717,131 Dinuba $459,175
Elk Grove $1,929,381 Dixon $476,581
Encinitas $684,575 Dorris $294,975
Escondido $3,697,919 Dos Palos $341,131
Fairfield $1,714,950 Dunsmuir $315,406
Fontana $4,304,256 El Centro (Colonia Only) $551,494
Fountain Valley $634,406 El Dorado County $1,930,938
Fremont $2,812,819 Etna $290,281
Fresno $14,949,413 Eureka $552,250
Fresno County $7,209,494 Exeter $337,350
Fullerton $3,020,294 Farmersville $357,025
Garden Grove $4,362,256 Ferndale $297,244
Gardena $1,447,200 Firebaugh $377,456
Gilroy $1,071,581 Fort Bragg $356,269
Glendale $3,803,706 Fort Jones $293,463
Glendora $571,450 Fortuna $409,994
Goleta $412,450 Glenn County $551,494
Hanford $1,296,238 Grass Valley $457,663
Hawthorne $2,688,481 Greenfield $453,881
Hayward $2,859,213 Gridley $338,863
Hemet $1,765,956 Grover Beach $403,181
Hesperia $2,218,881 Guadalupe $338,106
Huntington Beach $2,406,288 Gustine $332,813
Huntington Park $2,858,963 Hidden Hills $298,000
Indio $2,000,338 Hollister $595,381
Inglewood $3,227,906 Holtville $301,031
Irvine $3,325,300 Humboldt County $1,580,588
Kern County $9,477,594 Huron $319,944
La Habra $1,705,988 Imperial $444,044
La Mesa $828,319 Imperial County $1,426,981
Laguna Niguel $673,038 Indian Wells $348,700
Lake Elsinore $1,090,306 Industry $288,919
Lake Forest $969,850 Inyo County $483,394
Lakewood $1,188,225 Ione $330,538
Lancaster $3,048,381 Jackson $341,131
Livermore $914,881 King City $364,588
Lodi $1,475,219 Kings County $1,242,350
Lompoc $995,988 Lake County $1,001,725
1114
Department of Housing and Community Development 20
2024-2028 PLHA Formula Allocation NOFA
Long Beach $12,840,025 Lakeport $326,000
Los Angeles $115,027,288 Lassen County $502,306
Los Angeles County $48,368,075 Lemoore $463,719
Lynwood $2,769,944 Lincoln $584,788
Madera $1,852,744 Lindsay $388,806
Marin County $3,183,138 Live Oak $355,513
Menifee $1,103,806 Livingston $381,238
Merced $2,275,663 Loomis $371,400
Milpitas $1,046,731 Los Banos $573,438
Mission Viejo $906,738 Loyalton $294,219
Modesto $4,254,350 Madera County $1,414,875
Montebello $1,389,638 Mammoth Lakes $355,513
Monterey $510,738 Maricopa $300,269
Monterey County $2,844,494 Marina $456,906
Monterey Park $1,398,913 Mariposa County $467,500
Moreno Valley $4,517,850 Marysville $374,425
Mountain View $1,125,513 McFarland $385,775
Napa $1,396,013 Mendocino County $1,186,356
National City $1,724,956 Merced County $2,322,144
Newport Beach $744,106 Modoc County $340,375
Norwalk $2,600,494 Mono County $425,125
Oakland $16,251,819 Montague $294,975
Oceanside $2,847,875 Mount Shasta $338,106
Ontario $4,036,188 Napa County $1,372,500
Orange $2,665,075 Nevada City $335,838
Orange County $5,581,081 Nevada County $1,293,806
Oxnard $5,082,113 Orange Cove $339,619
Palm Desert $751,531 Orland $347,944
Palm Springs $843,356 Oroville $498,525
Palmdale $3,417,813 Pacific Grove $423,613
Palo Alto $1,015,588 Palos Verdes Estates $385,775
Paradise $410,613 Parlier $388,806
Paramount $1,922,400 Placer County $3,062,188
Pasadena $4,106,638 Placerville $385,019
Perris City $2,046,713 Plumas County $449,338
Petaluma $808,788 Plymouth $301,031
Pico Rivera $1,487,100 Point Arena $292,706
Pittsburg $1,393,700 Portola $311,625
Placentia $942,225 Rancho Mirage $509,119
Pleasanton $662,838 Red Bluff $441,019
Pomona $4,687,350 Rio Dell $332,813
Porterville $1,503,688 Rio Vista $374,425
Rancho Cordova $1,251,925 Riverbank $446,313
Rancho Cucamonga $1,976,275 San Benito County $757,313
1115
Department of Housing and Community Development 21
2024-2028 PLHA Formula Allocation NOFA
Rancho Santa Margarita $444,831 San Joaquin $313,138
Redding $1,477,625 San Juan Bautista $307,081
Redondo Beach $573,963 San Juan Capistrano $554,519
Redwood City $1,525,469 Sand City $290,281
Rialto $2,622,531 Santa Cruz County $2,857,125
Riverside $7,116,388 Scotts Valley $428,150
Riverside County $17,531,506 Shasta County $1,832,569
Rocklin $590,669 Shasta Lake $387,294
Rosemead $1,505,813 Sierra County $317,675
Roseville $1,374,763 Siskiyou County $676,344
Sacramento $10,340,631 Solano County $3,557,063
Sacramento County $11,936,469 Soledad $367,619
Salinas $4,417,113 Sonora $329,781
San Bernardino $7,115,956 South Lake Tahoe $549,225
San Bernardino County $15,175,519 St. Helena $361,563
San Buenaventura $1,568,113 Suisun City $502,306
San Clemente $829,331 Susanville $369,888
San Diego $25,401,981 Sutter County $1,044,100
San Diego County $8,686,263 Sutter Creek $350,213
San Francisco $38,246,694 Taft $361,563
San Joaquin County $5,747,919 Tehama $290,438
San Jose $19,077,844 Tehama County $938,919
San Leandro $1,535,300 Trinidad $289,681
San Luis Obispo County $3,827,731 Trinity County $443,288 San Marcos $1,400,256 Truckee $411,506
San Mateo $1,499,913 Tulare County $3,893,031
San Mateo County $5,306,388 Tulelake $297,244
Santa Ana $12,300,075 Tuolumne County $789,850
Santa Barbara $1,987,825 Ukiah $408,481
Santa Barbara County $2,499,700 Vernon $291,800
Santa Clara $2,103,563 Wasco $497,013
Santa Clara County $3,232,106 Weed $316,919
Santa Clarita $2,580,738 Westmorland $294,975
Santa Cruz $1,161,450 Wheatland $307,081
Santa Maria $3,217,794 Williams $303,300
Santa Monica $2,401,994 Willits $322,975
Santa Rosa $3,046,056 Willows $347,944
Santee $589,506 Winters $340,375
Seaside $847,250 Woodlake $330,538
Simi Valley $1,273,819 Yolo County $1,693,338
Sonoma County $3,945,706 Yountville $332,813
South Gate $3,164,481 Yreka $341,888
South San Francisco $956,294 Yuba County $892,763
Stanislaus County $5,066,994
1116
Department of Housing and Community Development 22
2024-2028 PLHA Formula Allocation NOFA
Stockton $7,508,175 No data No data
Sunnyvale $2,338,413 No data No data
Temecula $1,199,394 No data No data
Thousand Oaks $1,298,750 No data No data
Torrance $1,949,506 No data No data
Tulare $1,396,994 No data No data
Turlock $1,359,356 No data No data
Tustin $1,691,419 No data No data
Union City $1,114,031 No data No data
Upland $1,218,888 No data No data
Vacaville $1,055,088 No data No data
Vallejo $2,217,088 No data No data
Ventura County $3,771,788 No data No data
Victorville $2,776,006 No data No data
Visalia $2,767,431 No data No data
Vista $1,793,800 No data No data
Walnut Creek $607,388 No data No data
Watsonville $1,590,381 No data No data
West Covina $1,705,531 No data No data
West Sacramento $1,038,325 No data No data
Westminster $2,239,944 No data No data
Whittier $1,681,081 No data No data
Woodland $1,092,331 No data No data
Yorba Linda $467,350 No data No data
Yuba City $1,364,994
1117
Department of Housing and Community Development 23
2024-2028 PLHA Formula Allocation NOFA
Appendix C
Housing Element and Annual Progress Report (APR) Compliance Status The housing element and APR compliance status of the Applicant and delegates or subgrantees, if applicable, must be established prior to submittal of the application.

If an applicant is applying on behalf of multiple jurisdictions or delegating or sub-granting to another entity, the funds may only be awarded for use in a locality that is compliant with its APR requirements and which has an adopted housing element that has been found by the Department to be in substantial compliance with the requirements of Article 10.6 (commencing with section 65580) of Chapter 3 of Division 1 of Title 7 of the Government Code, pursuant to Government Code section 65585 at the time of award. If the Applicant is not compliant by time of application that will not prevent an award from being made for use in the localities that have been compliant.

Please note, if PLHA awards are made within 120 days of the housing element due date, the Department may refer to the jurisdiction’s compliance from the prior planning cycle.

To verify current housing element and APR compliance status, please consult the following resources:

Housing Element Compliance: Housing Element Review and Compliance Report | California Department of Housing and Community Development
Annual Progress Report Submittal: Annual Progress Reports - Data Dashboard and Downloads | California Department of Housing and Community Development Please note that PLHA is an over-the-counter (OTC) program, allowing Applicants to apply at any point during the OTC application window. If a jurisdiction is currently out of compliance, that jurisdiction may still apply and once it reaches compliance with the housing element and APR requirements, it will be eligible to receive PLHA funds.

However, if a Local Government is requesting CY funds that are at risk of expiring, that application for the expiring CY Allocation must be submitted no later than the end of February of the expiration year, and the Applicant must demonstrate they have met all threshold requirements, including Housing Element compliance and APR submittal requirements for award by no later than June 1st of that year to avoid reversion.

For questions about Housing Element Compliance, please email [email protected].

For inquiries on status of APR submittal, please email [email protected]. 1118
Department of Housing and Community Development 24
2024-2028 PLHA Formula Allocation NOFA
Appendix D
Urban County Jurisdictions
The jurisdictions listed below are not eligible to receive a direct allocation of PLHA funds though they can still benefit from the Permanent Local Housing Allocation Program funds based upon an application through their designated Urban County.

An Urban County may apply on behalf of the Local Governments listed below and the Urban County’s allocation can provide funding for eligible activities within the boundaries of these Local Governments, as well as the unincorporated area of the designated Urban County.

If an Urban County is applying on behalf of multiple jurisdictions, the funds may only be awarded for use in localities that are compliant with their APR and housing element requirements as detailed in Appendix C. A locality is compliant with its housing element requirements when it has an adopted housing element that has been found by the Department to be in substantial compliance with the requirements of Article 10.6 (commencing with section 65580) of Chapter 3 of Division 1 of Title 7 of the Government Code, pursuant to Government Code section 65585 at the time of award. If the Urban County is not compliant by time of award that will not prevent an award from being made for use in the localities that are compliant.

Local Government Urban County that can apply on
the jurisdiction’s behalf
Adelanto San Bernardino County
Agoura Hills Los Angeles County
Albany Alameda County
Arcadia Los Angeles County
Arroyo Grande San Luis Obispo County
Atascadero San Luis Obispo County
Atherton San Mateo County
Avalon Los Angeles County
Azusa Los Angeles County
Banning Riverside County
Barstow San Bernardino County
Beaumont Riverside County
Bell Los Angeles County
Bell Gardens Los Angeles County
Belmont San Mateo County
Belvedere Marin County
Beverly Hills Los Angeles County
Big Bear Lake San Bernardino County
Blythe Riverside County
Bradbury Los Angeles County
Brea Orange County
1119
Department of Housing and Community Development 25
2024-2028 PLHA Formula Allocation NOFA
Brentwood Contra Costa County
Brisbane San Mateo County
Buellton Santa Barbara County
Burlingame San Mateo County
Calabasas Los Angeles County
California City Kern County
Campbell Santa Clara County
Canyon Lake Riverside County
Carpinteria Santa Barbara County
Ceres Stanislaus County
Claremont Los Angeles County
Clayton Contra Costa County
Cloverdale Sonoma County
Coachella Riverside County
Colma San Mateo County
Colton San Bernardino County
Commerce Los Angeles County
Coronado San Diego County
Corte Madera Marin County
Cotati Sonoma County
Covina Los Angeles County
Cudahy Los Angeles County
Culver City Los Angeles County
Cypress Orange County
Dana Point Orange County
Danville Contra Costa County
Del Mar San Diego County
Del Rey Oaks Monterey County
Desert Hot Springs Riverside County
Diamond Bar Los Angeles County
Duarte Los Angeles County
Dublin Alameda County
East Palo Alto San Mateo County
Eastvale Riverside County
El Cerrito Contra Costa County
El Segundo Los Angeles County
Emeryville Alameda County
Escalon San Joaquin County
Fairfax Marin County
Fillmore Ventura County
Folsom Sacramento County
Foster City San Mateo County
Fowler Fresno County
Galt Sacramento County
Gonzales Monterey County
Grand Terrace San Bernardino County
1120
Department of Housing and Community Development 26
2024-2028 PLHA Formula Allocation NOFA
Half Moon Bay San Mateo County
Hawaiian Gardens Los Angeles County
Healdsburg Sonoma County
Hercules Contra Costa County
Hermosa Beach Los Angeles County
Highland San Bernardino County
Hillsborough San Mateo County
Hughson Stanislaus County
Imperial Beach San Diego County
Irwindale Los Angeles County
Isleton Sacramento County
Jurupa Valley Riverside County
Kerman Fresno County
Kingsburg Fresno County
La Canada Flintridge Los Angeles County
La Habra Heights Los Angeles County
La Mirada Los Angeles County
La Palma Orange County
La Puente Los Angeles County
La Quinta Riverside County
La Verne Los Angeles County
Lafayette Contra Costa County
Laguna Beach Orange County
Laguna Hills Orange County
Laguna Woods Orange County
Larkspur Marin County
Lathrop San Joaquin County
Lawndale Los Angeles County
Lemon Grove San Diego County
Loma Linda San Bernardino County
Lomita Los Angeles County
Los Alamitos Orange County
Los Altos Santa Clara County
Los Altos Hills Santa Clara County
Los Gatos Santa Clara County
Malibu Los Angeles County
Manhattan Beach Los Angeles County
Manteca San Joaquin County
Martinez Contra Costa County
Maywood Los Angeles County
Mendota Fresno County
Menlo Park San Mateo County
Mill Valley Marin County
Millbrae San Mateo County
Monrovia Los Angeles County
Montclair San Bernardino County
Monte Sereno Santa Clara County
1121
Department of Housing and Community Development 27
2024-2028 PLHA Formula Allocation NOFA
Moorpark Ventura County
Moraga Contra Costa County
Morgan Hill Santa Clara County
Morro Bay San Luis Obispo County
Murrieta Riverside County
Needles San Bernardino County
Newark Alameda County
Newman Stanislaus County
Norco Riverside County
Novato Marin County
Oakdale Stanislaus County
Oakley Contra Costa County
Ojai Ventura County
Orinda Contra Costa County
Pacifica San Mateo County
Paso Robles San Luis Obispo County
Patterson Stanislaus County
Piedmont Alameda County
Pinole Contra Costa County
Pismo Beach San Luis Obispo County
Pleasant Hill Contra Costa County
Port Hueneme Ventura County
Portola Valley San Mateo County
Poway San Diego County
Rancho Palos Verdes Los Angeles County
Redlands San Bernardino County
Reedley Fresno County
Richmond Contra Costa County
Ridgecrest Kern County
Ripon San Joaquin County
Rohnert Park Sonoma County
Rolling Hills Los Angeles County
Rolling Hills Estates Los Angeles County
Ross Marin County
San Anselmo Marin County
San Bruno San Mateo County
San Carlos San Mateo County
San Dimas Los Angeles County
San Fernando Los Angeles County
San Gabriel Los Angeles County
San Jacinto Riverside County
San Luis Obispo San Luis Obispo County
San Marino Los Angeles County
San Pablo Contra Costa County
San Rafael Marin County
San Ramon Contra Costa County
Sanger Fresno County
1122
Department of Housing and Community Development 28
2024-2028 PLHA Formula Allocation NOFA
Santa Fe Springs Los Angeles County
Santa Paula Ventura County
Saratoga Santa Clara County
Sausalito Marin County
Seal Beach Orange County
Sebastopol Sonoma County
Selma Fresno County
Shafter Kern County
Sierra Madre Los Angeles County
Signal Hill Los Angeles County
Solana Beach San Diego County
Solvang Santa Barbara County
Sonoma Sonoma County
South El Monte Los Angeles County
South Pasadena Los Angeles County
Stanton Orange County
Tehachapi Kern County
Temple City Los Angeles County
Tiburon Marin County
Tracy San Joaquin County
Twentynine Palms San Bernardino County
Villa Park Orange County
Walnut Los Angeles County
Waterford Stanislaus County
West Hollywood Los Angeles County
Westlake Village Los Angeles County
Wildomar Riverside County
Windsor Sonoma County
Woodside San Mateo County
Yucaipa San Bernardino County
Yucca Valley San Bernardino County
1123
Department of Housing and Community Development 29
2024-2028 PLHA Formula Allocation NOFA
Appendix E List of High-cost Areas in California
High-cost Area
by County
High-cost Area pursuant to
Federal
Housing Finance Agency’s Maximum
Loan Limits for Mortgages
Acquired in Calendar Year 2026
High-cost Area pursuant to
Department of Housing and Urban
Development Very Low-Income
Adjustments due to High-Housing Cost
for Fiscal Year 2025
Alameda x x
Contra Costa x x
Los Angeles x x
Marin x x
Monterey x x
Napa x x
Orange x x
San Benito x x
San Diego x x
San Francisco x x
San Luis Obispo x x
San Mateo x x
Santa Barbara x x
Santa Clara x x
Santa Cruz x x
Sonoma x x
Ventura x x
1124
Permanent Local Housing Allocation
2024-2028 Formula Allocation
Program Guidelines
Gavin Newsom, Governor
State of California
Tomiquia Moss, Secretary
California Housing and Homelessness Agency
Gustavo Velasquez, Director
California Department of Housing and Community Development July 2026
1125
The matters set forth herein are regulatory mandates, and are adopted in accordance with the authorities set forth below:

Quasi-legislative regulations … have the dignity of statutes … [and]… delegation of legislative authority includes the power to elaborate the meaning of key statutory terms… Ramirez v. Yosemite Water Co., 20 Cal. 4th 785, 800 (1999) In consultation with stakeholders, the California Department of Housing and Community Development (Department) may adopt Guidelines to implement this Section, including determining allocation methodologies. Any guideline, rule, policy, or standard of general application employed by the Department in implementing this chapter shall not be subject to the requirements of the Administrative Procedure Act (Chapter 3.5 (commencing with Section 11340) of Title 2 Government Code, Part 1 of Division 3).

NOTE: Authority Cited: Health and Safety Code Section 50470, subdivision (d).

The Department reserves the right, at its sole discretion, to suspend or amend the provisions of these Guidelines, including, but not limited to, grant award amounts. 1126

INTRODUCTION
Chapter 364, Statutes of 2017 (SB 2, Atkins) was part of a 15-bill housing package aimed at addressing the state’s housing shortage and high housing costs. Specifically, it establishes a permanent source of funding intended to increase the affordable housing stock in California. The revenue from SB 2 will vary from year to year, as revenue is dependent on real estate transactions with fluctuating activity. The legislation directs the California Department of Housing and Community Development (Department) to use 70 percent of the revenue collected, beginning in calendar year 2019, to provide financial assistance to Local Governments for eligible housing-related projects and programs to assist in addressing the unmet housing needs of their local communities. This program is hereafter referred to as the Permanent Local Housing Allocation (PLHA) program.

Guidelines for the PLHA Formula Allocation Program are organized into five Articles as follows:

Article I. General Provisions: This article includes information on the purpose of the Guidelines, program objectives, and definitions used throughout the document.

Article II. Program Funding: This article describes allocation formulas and methodologies, and award amounts.

Article III. Eligibility and Programmatic Requirements: This article describes the requirements for Applicants to apply for funds under the formula allocation of the PLHA program.

Article IV. Administration: This article describes administrative functions such as terms, non-performance remedies, and reporting and monitoring requirements.

Note: Guidelines governing the administration of the PLHA Competitive Allocation Program will be either under the purview of the Housing Development Finance Committee effective July 1, 2026 or will follow and be released by the Department.
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Table of Contents
ARTICLE I. GENERAL PROVISIONS 2
Section 100. Purpose and Scope 2
Section 100.1. What’s New for 2024-2028 2
Section 101. Definitions 2
ARTICLE II. PROGRAM FUNDING 8
Section 200. Allocations 8
Section 201. Award Amounts 9
ARTICLE III. ELIGIBLITY AND PROGRAMMATIC REQUIREMENTS 9 Section 300. Eligible Applicants 9
Section 301. Eligible Activities 10
Section 302. Threshold Requirements 13
Section 303. Application Review 16
Section 304. Deadlines and Funding Requirements 17
ARTICLE IV. ADMINISTRATION 18
Section 400. Accounting Records 18
Section 401. Reporting Requirements, Monitoring and Audits. 19 Section 402. Cancellation and Termination 21
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ARTICLE I. GENERAL PROVISIONS
Section 100. Purpose and Scope
a. These Guidelines (hereinafter “Guidelines”) implement, interpret, and make specific Chapter 2.5 (commencing with section 50470) of Part 2 of Division 31 of the Health and Safety Code (HSC), which created the Building Homes and Jobs Act and the Building Homes and Jobs Trust Fund. The Building Homes and Jobs Act authorized the Department to create the Permanent Local Housing Allocation Program and adopt, amend, and repeal these Guidelines without complying with Chapter 3.5 (commencing with section 11340) of Part 1 of Division 3 of Title 2 of the Government Code. The principal goal of the Program is to make funding available to eligible Local Governments in California for housing-related projects and programs that assist in addressing the unmet housing needs of their local communities. b. These Guidelines establish terms, conditions, and procedures for Local Governments to submit applications to the Department for funds from the Program per HSC 50470(b)(2)(B)(i)(I).
c. These Guidelines do not apply to the Non-entitlement Competitive Allocation program administered under HSC 50470 subdivision (b)(2)(B)(i)(I).

Section 100.1. What’s New for 2024-2028
a. Updated Program Activity Descriptions. The original ten eligible activities have been consolidated into three new activity categories: Rental, Homeownership, and Homelessness Assistance. These changes are intended to simplify the application process, align with current housing priorities, and improve the effectiveness of program implementation.

NOTE: Authority cited: HSC Section 50470, subdivision (d). Reference cited: HSC Section 50470, subdivision (b)(2)(A), subdivision (b)(2)(B)(i) and subdivision (b)(2)(B)(ii)(I-V).

Section 101. Definitions
All terms not defined below shall, unless their context suggests otherwise, be interpreted in accordance with the meanings of terms described in Chapter 2.5 (commencing with section 50470) of Part 2 of Division 31 of the Health and Safety Code. (a) “Accessory Dwelling Unit” or “ADU” means a dwelling unit which is attached, detached or located within the living area of the existing dwelling or residential dwelling unit and which provides complete independent living facilities for one or more persons pursuant to Government Code (GC) Section 65852.2 and 65852.22. It shall include permanent 1129
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provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family dwelling. An Accessory Dwelling Unit also includes the following: an efficiency unit, as defined in Section 17958.1 of the HSC, or a manufactured home, as defined in Section 18007 of the HSC.
(b) "Activity" means any single eligible undertaking carried out as part of an Applicant's allocation(s) under the Program.
(c) “Activity Delivery (AD)” means funds for allowable costs incurred for implementing and carrying out eligible PLHA Activities. The AD covers the costs of staff directly carrying out the activity in addition to equipment and supplies that are necessary for successful completion of the activity.
(d) “Administrative Expenses (AE)” are costs for staff time and overhead costs for planning and general administration of the PLHA eligible Activity. Administrative expenses cover the cost of planning, general management, oversight, and coordination of the eligible PLHA Activity and other costs as approved by the Department. (e) “Affordable” means a housing unit that satisfies at least one of the following criteria:
(1) If the unit is being rented to Low-Income, Very Low-Income or Extremely LowIncome households, it complies with the Multifamily Housing Program Guidelines Section 7312 and the Section 7301 definition of “Affordable Rent”; (2) If the unit is being sold, it is offered at an “Affordable housing cost”, as published in the Fannie Mae Selling Guide, Part B, Debt to Income Ratios, as updated annually and it complies with the income limits stated in the definitions of Moderate-Income and Lower-Income in this section; or,
(3) If the unit is being rented to Moderate-Income households, it is available at a gross rent, including a utility allowance, that does not exceed 30 percent of the applicable income eligibility level, and complies with the definition of ModerateIncome in these guidelines (f) "Affordable Owner-Occupied Workforce Housing" (AOWH) means owner-occupied housing per HSC Section 50092.1 that is affordable to persons and families of Low- or Moderate-Income, as that term is defined in HSC Section 50093, except in High-cost areas where Moderate-Income shall include households earning up to 150 percent of AMI.
(g) “Allocation” means funds that are calculated annually for each eligible applicant and are non-competitive. The Allocation refers to the year the funds were collected. For example, 2024 Allocation means the funds made available from revenues collected between January 1, 2024 and December 31, 2024. Allocations are typically made 1130
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available under a Notice of Funding Availability in the calendar year after the Allocation Year.
(h) “Annual Progress Report” (APR) means the Housing Element APR required by GC Section 65400 on the prior year’s activities and due to the Department April 1 of each year.
(i) “PLHA Annual Report" means a form issued by the Department and completed by a Local Government awarded PLHA funds on which the Local Government documents the uses and expenditures of any allocated funds and outcomes achieved. (j) "Applicant" means an eligible Local Government applying for the program to administer one or more eligible activities. Applicant also means a Local or Regional Housing Trust Fund delegated by an eligible Local Government to apply for the program and administer its allocation in accordance with all program rules. (k) “Area Median Income” or “AMI” means the most recent applicable county median family income published by the Department, available at the following link:
https://www.hcd.ca.gov/grants-and-funding/income-limits/state-and-federal-incomerent-and-loan-value-limits (l) “At risk of homelessness” has the same meaning as defined in Title 24 CFR part 578.3.

This would apply to individuals or families at or below 30% AMI. (m) “Capitalized Reserve for Services” means the reserve funded by the Local Government pursuant to Section 301 to address supportive service budget deficits attributable to shortfalls in service funding sources.
(n) “Comprehensive Housing Affordability Strategy” or “CHAS” means annual data compiled by the United States Census Bureau for the U.S. Department of Housing and Urban Development (HUD) to document the extent of housing problems and housing needs, particularly for low-income households.
(o) "Community Development Block Grant" or "CDBG" means the program created pursuant to Title I of the Housing and Community Development Act of 1974, 42 U.S.C. 5301 et seq., as amended.
(p) “Department” means the California Department of Housing and Community Development, a public agency of the State of California. (q) “Disbursed” means PLHA funds that have been requested using the Permanent Local Housing Allocation Request for funds (RFF) form by the deadline established each year and have been released by the Department to the awardee. 1131
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(r) “Expended” means PLHA funds which have been awarded and encumbered in a Standard Agreement by HCD and spent by the Local Government on the previously approved PLHA program or project.
(s) “Extremely Low Income” has the meaning set forth in HSC Section 50106, which is a maximum of 30 percent of AMI. Grantees shall utilize income limits issued by the Department at the following link: https://www.hcd.ca.gov/grants-and-funding/incomelimits/state-and-federal-income-rent-and-loan-value-limits (t) “Fund” means the Building Homes and Jobs Trust Fund pursuant to HSC Section 50470.
(u) “Grantee” or “Grantees” means the Local Government that has received an award from the Department and has executed the Standard Agreement. (v) “High-cost area” means those counties defined as high cost by the Federal Housing Finance Agency (at: https://www.fhfa.gov/DataTools/ and those counties for which HUD adjusted the Very Low Income and Low-Income rents due to high costs (at:
https://www.huduser.gov/portal/pdrdatas_landing.html), as published by the Department in the annual PLHA Notice of Funding Availability. (w) “Housing Development Financing Committee (HDFC)” means the committee responsible for the coordination of affordable housing resources and multifamily housing programs effective July 1, 2026.
(x) “Local Government” means any city, including a charter city, any county, including a charter county, or a city and county, including a charter city and county. (y) “Local Housing Trust Fund” or “Regional Housing Trust Fund” means a public, joint public and private fund or charitable nonprofit organization described in Section 501(c)(3) of the Internal Revenue Code, which was established by legislation, ordinance, resolution (including nonprofit articles of incorporation), or a public-private partnership organized to receive specific revenue to address local or regional housing needs.
(z) “Low or Lower Income” has the meaning set forth in HSC Section 50079.5, which is a maximum of 80 percent of AMI. Grantees shall utilize income limits issued by the Department at the following link: https://www.hcd.ca.gov/grants-and-funding/incomelimits/state-and-federal-income-rent-and-loan-value-limits . (aa) “Moderate-Income” has the meaning set forth in HSC Section 50093, which is a maximum of 120 percent AMI, or in High-cost areas, 150 percent of AMI. Grantees shall utilize income limits issued by the Department at the following 1132
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link:https://www.hcd.ca.gov/grants-and-funding/income-limits/state-and-federal-incomerent-and-loan-value-limits. (bb) “Multifamily Housing” means a structure or set of structures with common financing, ownership, and management, and which collectively include(s) five or more dwelling Units.
(cc) “Multifamily Housing Program” means the affordable housing program established in Chapter 6.7 (commencing with section 50675) of Part 2 of Division 31 of the Health and Safety Code.
(dd) “Navigation Center” has the meaning set forth in GC 65660, which is 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.
(ee) “Non-entitlement Local Government” means a Local Government in an area which is not a metropolitan city or part of an urban county, a Local Government that, as of September 1, 2017, was an incorporated city with a population of less than 50,000 or a county with an unincorporated area population of less than 200,000 persons which had not entered into a three-year Urban County Cooperation Agreement, or a Local Government that was not otherwise entitled to receive CDBG funds directly from HUD. (ff) “Operating Subsidies” means payments to owners of affordable housing developments that make the housing more affordable by covering a portion of the ongoing costs of operating the development. Such payments would have the same effect as rental assistance.
(gg) “Owner-occupied” means a dwelling which is occupied by the owner and includes a single-family dwelling or a dwelling unit in a stock cooperative, as defined by Business and Professions Code (BPC), Section 11003.2, a community apartment project, as defined by BPC Section 11004, or a condominium project, as defined by subdivision (c) of BPC Section 11004. 5.
(hh) "Plan" means the document submitted by the Applicant to the Department as part of a complete application in which the Applicant proposes to use allocated funds for at least one eligible Activity. The Plan shall have a term of five years. In succeeding years, the Local Government is required to obtain the approval of the Department for any amendments made to the Plan.
(ii) “Permanent Local Housing Allocation Program", “Program”, or "PLHA" means the program developed to annually allocate 70 percent of the moneys deposited into the Fund pursuant to HSC Section 50470(b)(2)(B)(i).
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(jj) “Permanent Supportive Housing” has the same meaning as in HSC Section 50675.14, that is, housing with no limit on the length of stay, that is occupied by the target population, and that is linked to onsite or offsite services that assist the supportive housing residents in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.

Permanent supportive housing may include associated facilities if used to provide services to housing residents. Permanent supportive housing does not include “health facility” as defined by HSC Section 1250 or any “alcoholism or drug abuse recovery or treatment facility” as defined by HSC Section 11834.02 or “Community care facility” as defined in HSC Section 1502, “Mental health rehabilitation centers” as defined in Section 5675 of the Welfare and Institutions Code (WIC), or other residential treatment programs.
(kk) “Project” means a residential structure or set of residential structures that an Applicant constructs, acquires, rehabilitates, preserves, incentivizes, or causes to be constructed, acquired, rehabilitated, or incentivized that is Affordable. Project includes Affordable Owner-Occupied Workforce Housing, Multifamily Housing, Rental Housing Developments, and Single-family Dwellings.
(ll) “Regional Housing Needs Allocation" or "RHNA" means the share of the regional housing need represented by persons at all income levels within the area significantly affected by the general plan of the city or county allocated to an Applicant Local Government pursuant to GC Section 65584(b).
(mm) “Single-family” or “Single-family Dwelling” means a single unit providing complete, independent living facilities for one family, including permanent provisions for living, sleeping, eating, cooking, and sanitation, and existing as a separate interest of real property, such as a detached single-family dwelling or a townhouse. (nn) “Sponsor” means the legal entity or combination of legal entities with continuing control of a Rental Housing Development, as that term is defined in California Code of Regulations title 25, section 8301 subdivision (p). Where the borrowing entity is or will be organized as a limited partnership, Sponsor includes the general partner or general partners who have effective control over the operation of the partnership, or, if the general partner is controlled by another entity, the controlling entity. Sponsor does not include the seller of the property to be developed as the rental housing Project, unless the seller will retain control of the Project for the period necessary to ensure Project feasibility as determined by the Department.
(oo) “Standard Agreement” means the STD 213 and all exhibits thereto that is entered into by an applicant and the Department and obligates the applicant to, among other things, perform one or more Activities or cause such Activities to be performed. 1134
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(pp) “Very Low Income” has the meaning set forth in HSC Section 50105, which is a maximum of 50 percent of AMI. Grantees shall utilize income limits issued by the Department at the following link: https://www.hcd.ca.gov/grants-and-funding/incomelimits NOTE: Authority cited: HSC Section 50470, subdivision (d). Reference cited: HSC Section 50470.5 and 50470, subdivision (b)(2).

ARTICLE II. PROGRAM FUNDING
Section 200. Allocations
(a) Health and Safety Code section 50470 subdivision (b)(2) created a dedicated revenue source for affordable housing and directed the Department to make available 70 percent (70%) of the moneys in the Building Homes and Jobs Trust Fund, collected on and after January 1, 2019, to Local Governments through the following allocations:
(1) Ninety percent (90%) of the moneys available shall be allocated based on the formula used under Federal law to allocate CDBG funds within California. This is the formula specified in Title 42 United States Code (USC), Section 5306. (A) The amount of funds awarded to each Local Government eligible for the entitlement formula component shall be determined by the 90 percent (90%) of PLHA funds available pursuant to this paragraph (1) and the percentage of funds received by the Entitlement Local Governments in the CDBG federal fiscal year 2017 allocation process performed by HUD.
(B) Through the formula specified in paragraph (1), the percentage of funds allocated to Non-entitlement Local Governments shall be distributed to Nonentitlement Local Governments through a competitive grant program to be administered by either the Department or the Housing Development Financing Committee (HDFC).
(2) Ten percent (10%) of the moneys available shall be allocated equitably among Non-entitlement Local Governments.
(A) The equitable allocation awarded to each Local Government eligible for the Non-entitlement formula component shall be based on the sum of: (1) 50 percent (50%) of the funding available for the Non-entitlement formula component divided by the number of Local Governments eligible for the Non-entitlement formula component and (2) 50 percent (50%) of the funding allocated in proportion to each Non-entitlement Local Government’s share of the total most severe housing need in California’s Non-entitlement Local Governments, based upon the most recent HUD Comprehensive Housing Affordability Strategy.
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(b) After funds are appropriated by the Legislature, the Department will issue one or more Notices of Funding Availability (NOFA). Local Governments shall be required to submit an application under the NOFA pertaining to the specific Allocation Year for which the Local Government is eligible.
(c) It is recommended that a Local Government that is located within or is an urban county in accordance with the distribution of funds pursuant to the formula specified in 42 USC, Section 5306 for the federal fiscal year 2017 provide a proportional share of their allocations to Local Governments within their county with which they had a threeyear urban county cooperation agreement as of September 1, 2017, provided that these Local Governments meet the threshold requirements of the PLHA and expend sub-allocated funds for eligible activities within the deadlines of the Standard Agreement governing the sub-allocation.

NOTE: Authority cited: HSC Section 50470, subdivision (d). Reference cited: HSC Section 50470, subdivision (b)(2)(B).

Section 201. Award Amounts
(a) The formula allocation amounts derived pursuant to the formulas in Section 200 will be announced through a NOFA.
(b) An Applicant may apply for its formula allocation from the current and two prior NOFAs for which it did not receive an award, provided that the award meets the requirements of Section 304(c) and the funds have not reverted to the Multifamily Housing Program in accordance with HSC Section 50470 subdivision (b)(1)(a)(ii).

NOTE: Authority cited: HSC Section 50470, subdivision (d). Reference cited: HSC Section 50470, subdivision (b)(2)(B).

ARTICLE III. ELIGIBLITY AND PROGRAMMATIC REQUIREMENTS
Section 300. Eligible Applicants
(a) Eligible Applicants are limited to the metropolitan cities and urban counties allocated a grant for the federal fiscal year 2017 pursuant to the federal CDBG formula specified in 42 USC, Section 5306. Eligible Applicants for the nonentitlement formula component are limited to non-entitlement local governments. (b) A Local Government may delegate another Local Government to submit an application and administer its formula allocation of Program funds on its behalf provided that the Local Governments enter into a legally binding agreement and the funds are expended for eligible Activities and consistent with Program requirements. 1136
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The delegating Local Government shall be identified in the application. The administering Local Government shall be responsible for all Program requirements. (c) A Local Government may delegate a Local or Regional Housing Trust Fund to submit an application and administer its formula allocation of Program funds on its behalf provided that the Local Government enters into a legally binding agreement with the Local or Regional Housing Trust Fund and the funds are expended for eligible Activities and consistent with Program requirements. The delegating Local Government shall be identified in the application. The Local or Regional Housing Trust Fund shall be responsible for all Program requirements. (d) Any delegation made in accordance with this Section 300 shall be for the entire five-year cycle and the duration of the Standard Agreement under the 2024-2028 Program.

NOTE: Authority cited: HSC Section 50470, subdivision (d). Reference cited: HSC Section 50470, subdivision (b)(2)(B).

Section 301. Eligible Activities
(a) Eligible Activities are limited to one or more of the following:
(1) Rental Activities (Up to 120% AMI or 150% AMI in High-Cost Areas) (A) The payment of predevelopment, development, acquisition, rehabilitation, preservation costs, necessary operating subsidies, or any combination thereof, for Multifamily Housing.
(B) The payment of predevelopment, development, acquisition, rehabilitation, preservation costs, or any combination thereof, for Affordable rental housing that does not meet the definition of Multifamily Housing. (C) Matching Portions of Funds placed into Local or Regional Housing Trust Funds for rental activities. The PLHA funds and the matching funds must be placed into the account for the housing trust fund and then used to complete one or more of the eligible PLHA rental activities. (D) Matching portions of funds available through the Low- and ModerateIncome Housing Asset Fund pursuant to subdivision (d) of HSC Section 34176 for rental activities. The PLHA funds and the matching funds must be placed into a housing trust account and then used to complete one or more of the eligible Activities under this paragraph (1). 1137
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(E) Acquisition and rehabilitation of foreclosed or vacant properties for use as affordable rental housing.
(F) Fiscal incentives made by a county to a city within the county to incentivize approval of one or more Affordable rental housing Projects, or matching funds invested by a county in an Affordable rental housing development Project in a city within the county, provided that the city has made an equal or greater investment in the Project. The county fiscal incentives shall be in the form of a grant or low-interest loan to an Affordable housing Project. Matching funds invested by both the county and the city also shall be a grant or low-interest deferred loan to the Affordable rental housing Project.
(2) Affordable Owner-Occupied Workforce Housing Activities (Up to 120% AMI or 150% AMI in High-Cost Areas)
(A) The payment of predevelopment, development, acquisition, rehabilitation, or preservation costs, including any combination thereof, for Affordable Single-Family ownership housing.
(B) The payment of predevelopment, development, acquisition, rehabilitation, or preservation costs, or any combination thereof, for ADUs. ADU shall be used as a primary residence by its occupant. (C) Matching portions of funds placed into Local or Regional Housing Trust Funds for ownership activities. The PLHA funds and the matching funds must be placed into the account for the housing trust fund and then used to complete one or more of the eligible PLHA homeownership activities. (D) Matching portions of funds available through the Low- and ModerateIncome Housing Asset Fund pursuant to subdivision (d) of HSC Section 34176 for ownership activities. The PLHA funds and the matching funds must be placed into an account and then used to complete one or more of the eligible PLHA homeownership activities.
(E) Acquisition and rehabilitation of foreclosed or vacant properties to be sold as affordable ownership housing.
(F) Accessibility modifications to Owner-Occupied Housing. (G) Homeownership opportunities, including, but not limited to, down payment assistance.
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(3) Homelessness Assistance Activities (Up to 30% AMI)
(A) Capitalized reserves for services connected to the preservation and creation of Permanent Supportive Housing.
(B) Assisting persons who are experiencing or at risk of homelessness, including, but not limited to, providing rapid rehousing, rental assistance, supportive/case management services that allow people to obtain and retain housing including CARE Act petitioning under Chapter 1 (commencing with section 5970) of Part 8 of Division 5 of the Welfare and Institutions Code, operating and capital costs for navigation centers and emergency shelters, vouchers for temporary hotel/motel stays, and the new construction, rehabilitation, and preservation of permanent and transitional housing.
(i) This Activity may include sub-awards to Administrative Entities as defined in HSC Section 50490 subdivision (a)(1-3) that were awarded HEAP/HHAP funds under Chapter 5 (commencing with section 50210), Chapter 6 (commencing with section 50216), and Chapter 6.5 (commencing with section 50230) of Division 31 of the Health and Safety Code for rental assistance to continue assistance to these households.
(ii) Applicants must provide rapid rehousing, rental assistance, navigation centers, emergency shelter, and transitional housing activities in a manner consistent with the housing first practices described in 25 CCR, Section 8409, subdivision (b)(1)-(6) and in compliance with WIC Section 8255(b)(8).

An Applicant allocated funds for the new construction, rehabilitation, and preservation of Permanent supportive housing shall incorporate the core components of housing first, as provided in WIC Section 8255, subdivision (b). (b) PLHA funds used for the Activities under this Section 301 subdivision (a)(1)(A), (B), and (a)(2)(A)(i) must result in the development, rehabilitation, or preservation of housing by the end of the Standard Agreement term.
(c) A Local Government that receives an annual allocation shall use no more than 5 percent of the allocation for costs related to the administration of the Activity(ies) for which the allocation was made. Staff and overhead costs directly related to carrying out the eligible Activities described in Section 301 are “activity costs” and not subject to the cap on Administrative Expenses. A Local Government may share 1139
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any funds available for Administrative Expenses with entities that are administering its allocation.
(d) Two or more Local Governments that receive PLHA allocations may expend those moneys on an eligible jointly funded project as provided for in Section 50470 (b)(2)(B)(ii)(IV). An eligible jointly funded project must be an eligible Activity pursuant to Section 301(a) and be located within the boundaries of one of the Local Governments.
(e) Entitlement Local Governments may use the flow of PLHA funds to incentivize private lender loans and to guarantee payments for some or all public agency bond financings for activities consistent with the uses identified in Section 301.This loan guarantee Activity must be identified and fully explained in the Applicant’s five-year Plan.

NOTE: Authority cited: HSC Section 50470, subdivision (d). Reference cited: HSC Section 50470, subdivisions (b)(2)(B)(ii)(IV), (b)(2)(D)(i-x), and (b)(3).

Section 302. Threshold Requirements
Applicants must meet all the following threshold requirements for participation in the formula allocation:
(a) Housing Element compliance: The Applicant and any delegating Local Government, if applicable, must have a housing element that has been adopted by the Local Government’s governing body and subsequently determined to be in substantial compliance with state Housing Element Law pursuant to GC Section 65585 at the time of award. A Local Government’s current housing element compliance status can be obtained by referencing the Department’s website at https://www.hcd.ca.gov/planning-and-community-development/housing-elements . (b) APR on the Housing Element submitted to the Department: The Applicant and any delegating Local Government, if applicable, must submit to the Department the APR required by GC Section 65400 for the Allocation Year(s) for which they are applying no later than the date the Applicant submits its application. The Department will not accept any other report in lieu of the APR. (c) Complete Application: No later than the deadline specified in the NOFA, the Applicant must submit a complete application on the form provided by the Department that meets all of the following minimum requirements:
(1) The Application requests an allocation pursuant to Section 200 in order to carry out one or more of the eligible activities described in Section 301. Except 1140
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for a jointly funded project as described in Section 301(d), any activities must be carried out within the jurisdiction of the Applicant. (2) The Application submission is authorized by the governing boards of the Applicant.
(3) A certification in the resolution that, if the Local Government allocates a portion of its PLHA funds for any Activity to another entity, the Local Government’s selection process shall avoid conflicts of interest and shall be accessible to the public. A Local Government that allocates a portion of its PLHA funds to an entity shall comply with Chapter 2.5 (commencing with section 50470) of Part 2 of Division 31 of the Health and Safety Code, these Guidelines, and all other Program requirements for the entire Standard Agreement term. For the purposes of this paragraph, “entity” means a housing developer or program operator; “entity” does not mean an administering Local Government to whom a Local Government delegates its PLHA Formula Allocation, pursuant to Section 300.
(4) A Five-Year Plan covering the Applicant’s use of PLHA funds for the 2024- 2028 Allocation period that describes or includes all of the following:
(A) The manner in which allocated funds will be used for eligible Activities. (B) A description of the way the Local Government will prioritize investments that increase the supply of housing for households with incomes at or below 60 percent of AMI. Programs targeted at households at or below 60 percent of AMI will be deemed to meet this requirement. (C) A description of how the Plan is consistent with the programs set forth in the Local Government’s Housing Element.
(D) Evidence that the Plan was authorized and adopted by resolution by the Local Government and that the public had an adequate opportunity to review and comment on its content.
(E) For each proposed Activity the Plan must include:
(i) A description of each proposed Activity, pursuant to Section 301, and the percentage of funding allocated to it.
(ii) The projected number of households to be served at each income level and a comparison to the unmet share of the RHNA at each income level.
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(iii) A description of major steps/actions and a proposed schedule required for the implementation and completion of the Activity. (iv) The period of affordability and level of affordability for each Activity as defined in (6) and (7) of this section.
(5) A certification that, if funds are used for the acquisition, construction, or rehabilitation of owner-occupied housing, the grantee shall record a deed restriction against the property as required below:

The Local Government shall ensure compliance with one of the following requirements if the property is no longer the primary residence of the homeowner due to sale, transfer or lease, unless it is in conflict with the requirements of another public funding source or law:
(A) The PLHA loan and any interest thereon shall be repaid to the Local Government’s PLHA account. The Local Government shall reuse the repayments consistent with Section 301; or
(B) The initial owner and any subsequent owner shall sell the home at an Affordable housing cost to a qualified Lower-Income or ModerateIncome household; or Owner-occupied Housing Restriction Requirements:
• Rehabilitation projects: minimum of 10 years.
• Acquisition or Construction projects: minimum of 20 years • ADUs: minimum of 10 years
Mobile and Manufactured Home Requirements:
• For acquisition or rehabilitation, the Local Government shall make the PLHA assistance in the form of a grant or loan, but the Local Government must ensure the home remains the
primary residence of an income qualified homeowner for a minimum of 10 years.
• For acquisition or rehabilitation of a mobilehome park, the Local Government shall make the PLHA assistance in the
form of a loan and the property shall be restricted for a term of at least 35 years.
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(C) The homeowner and the Local Government shall share the equity in the unit pursuant to an equity-sharing agreement. The grantee shall reuse the proceeds of the equity-sharing agreement consistent with this section.

If the funds are used for the acquisition or rehabilitation of a mobile or manufactured home that is not on a permanent foundation, the Local Government may provide the funds to the homeowner in the form of a grant or forgivable loan. The Local Government will be responsible for ensuring the homeowner income qualifies and that the home remains the primary residence of an income qualified homeowner for a minimum of 10 years.
(6) A certification that, if funds are used for the development of an affordable rental housing development, the Local Government shall make the PLHA assistance in the form of a low-interest, deferred loan to the Sponsor of the Project. The loan shall be evidenced through a Promissory Note secured by a Deed of Trust, and a Regulatory Agreement shall restrict occupancy and rents in accordance with the Local Government-approved underwriting of the Project for a term of at least 55 years.

If the funds are used for the acquisition or rehabilitation of a mobilehome park, the Local Government shall make the PLHA assistance in the form of a lowinterest loan, no more than 3% interest, which may be forgivable at the end of the term. The loan shall be evidenced through a Promissory Note secured by a Deed of Trust, and a Regulatory Agreement shall restrict occupancy and rents for a term of at least thirty-five years.
(7) A Program income reuse plan describing how repaid loans, if applicable, will be reused for eligible activities specified in Section 301.

NOTE: Authority cited: HSC Section 50470, subdivision (d). Reference cited: HSC Section 50470, subdivision (b)(2)(B)(ii).

Section 303. Application Review
(a) Applicants must submit a complete application by the deadline stated in the NOFA in order to be eligible for funding. Application forms provided by the Department will be available upon release of the NOFA and will require Applicants to submit the forms and other documents to demonstrate that the Local government has met threshold requirements.
(b) The Department may request additional information to complete its review. 1143
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(c) Applications recommended for funding are subject to conditions specified by the Department. Applicants will receive an official letter of award after the Department approves funding recommendations.
(d) The Department will issue Over-the-Counter formula allocation NOFA’s for each 5- Year Cycle. The NOFA will remain open throughout the 5-year term to allow Local Governments to apply for their available allocations until the application deadline passes for the respective allocation years.

NOTE: Authority cited: HSC Section 50470, subdivision (d). Reference cited: HSC Section 50470, subdivision (b)(2)(A).

Section 304. Deadlines and Funding Requirements
(a) All Applicants must submit a Plan to the Department and that Plan must be approved in writing by the Department before the Department will award the Applicant. A Local Government may amend its Plan if the Department provides its prior written approval of the Plan amendment. If a Local Government wishes to amend its Plan to reallocate more than 10% of its PLHA funds to Activities under Section 301, it shall obtain the prior written approval of the Department and the approval of its legislative body at a public meeting of that body. (b) Notwithstanding subdivision (a) of this Section 304, a Local Government may, in the event of a disaster, reallocate its PLHA funds without obtaining the prior written approval of the Department to address urgent recovery needs. The Local Government will inform the Department how the funds were used on the next PLHA Annual Report.
(c) An initial PLHA application must be submitted within 48 months of the budget appropriation for the initial Allocation Year as detailed in the table below. Any funds remaining after the deadline to apply for funds will revert to the Housing Rehabilitation Loan Fund for the Multifamily Housing Program Allocation
Year
Budget
Appropriation
Effective
Date
Revenue
Collection
Period
Deadline to
Apply for Funds
Deadline to
Request Funds
2024 7/1/2024 January 2024 -
December 2024
February 2028 March 1, 2029
2025 7/1/2025 January 2025 -
December 2025
February 2029 March 1, 2030
2026 7/1/2026 January 2026 -
December 2026
February 2030 March 1, 2031
2027 7/1/2027 January 2027 -
December 2027
February 2031 March 1, 2032
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Permanent Local Housing Allocation Program Page 18 of 21 2024- 2028 Formula Allocation Program Guidelines
2028 7/1/2028 January 2028 -
December 2028
February 2032 March 1, 2033
(d) A Local Government may petition the Department to return any funds allocated to it to be used for the Multifamily Housing Program.
(e) Except for predevelopment expenses for construction projects funded by PLHA and costs to develop and prepare the Plan and the PLHA application, the Department shall not reimburse any costs incurred by a Local Government more than one year from the date that the Local Government commits its funds to an Activity through a contract. Reimbursement of expenses to prepare the Plan and the PLHA application are subject to the cap on administrative fees. (f) After the Standard Agreement and attachments have been finalized, the Local Government will follow provided instructions for signing all required documents. The Local Government must submit all supporting materials and a signed Standard Agreement within the timeline provided in the instructions. (g) After the Standard Agreement has been executed by the state, the Local Government must submit project-specific documents that commit Program funds to the Department for its prior written approval. Once approved, the Local Government may submit a request for 100 percent of the funds allocated to be used for eligible expenditures for the Activity(ies) that received the award, and subject to the terms and conditions of the Standard Agreement.

NOTE: Authority cited: HSC Section 50470, subdivision (d). Reference cited: HSC Section 50470, subdivision (b)(2)(B)(i) and subdivision (b)(2)(B)(ii)(VI).

ARTICLE IV. ADMINISTRATION
Section 400. Accounting Records
(a) The grantee shall establish a separate ledger account for receipts and expenditures of grant funds and maintain expenditure details in accordance with the approved work plan, budget, and schedule. Separate bank accounts are not required. (b) The grantee shall maintain documentation of its financial records for expenditures incurred during the course of the PLHA Activity in accordance with generally accepted accounting principles. Such records shall be kept for at least five years after the close-out report is submitted to the Department. (c) The Department or its designated representative shall have the right to review and copy any records and supporting documentation pertaining to the PLHA grant. 1145
Permanent Local Housing Allocation Program Page 19 of 21 2024- 2028 Formula Allocation Program Guidelines
NOTE: Authority cited: HSC Section 50470, subdivision (d). Reference cited: HSC Section 50470, subdivision (b)(2)(B)(ii)(III) and subdivision (b)(2)(B)(IV) and subdivision (b)(3).

Section 401. Reporting Requirements, Monitoring and Audits. (a) Grantees must be able to demonstrate that PLHA funds were expended for Eligible Activities to benefit members of the eligible population(s) as documented in the adopted Five-Year Plan.
(b) All monitoring and reporting requirements will be detailed in the standard agreement executed prior to distribution of PLHA. The Department shall provide grantees with reporting formats and instructions. At a minimum, Grantees will be subject to the following reporting requirements:
(1) Annual Reports are required from all grantees pursuant to HSC Section 50470(b)(2)(B)(ii)(III) each year by July 31, for the prior July 1 through June 30 period, for the term of the Standard Agreement. The Annual Report shall document the uses and expenditures of all awarded allocations and outcomes achieved. This report must be signed by both the Local Government’s PLHA administrator and the Authorized Representative or designee as listed by resolution The Annual Report must describe any proposed amendment(s) to the approved Activity and schedule.
(2)_Grantees may revise their approved budgets through a budget modification when there is any increase or decrease to the total budgeted or expended amount for any Eligible Activity. If a modification is needed in between reports, a grantee should reach out to [email protected].
(3) Upon expenditure of all allocated funds and completion of the Activities funded by PLHA, the grantee shall submit a close-out report, which will be part of the Annual Report. This report shall include at a minimum, as applicable, the number of units created, and or the number of people served.

The Department may request additional information as needed to meet other applicable reporting or audit requirements.
(c) At a minimum Grantees shall maintain PLHA files which include the following information and reports:
(1) Project/Activity description
(2) Land/site Information
(3) Planning & zoning history (as appropriate)
(4) Records of public hearings and public comments
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Permanent Local Housing Allocation Program Page 20 of 21 2024- 2028 Formula Allocation Program Guidelines
(5) Relocation needs (as appropriate)
(6) Contracts, loan and grant agreements, Standard Agreement (7) Environmental records & reports/findings (as appropriate) (8) Design/engineering reports & plans (as appropriate) (9) Description of targeted beneficiaries, services to be provided, household incomes, special needs
(10) PLHA Activity costs, invoices, purchase orders, sources and uses of funds for PLHA Activities, terms & conditions of financings, draws and all supporting documentation, change orders (as appropriate) (11) Activity schedule and amendments
(12) History of Plan amendments
(13) Procurement policy used for PLHA Activity(ies)
(i) Any and all version of draft commitment documents, MOU’s, loan documents, agreements, and exceptions granted by HCD
(ii) Any and all version of fully executed and or recorded commitment documents, MOU’s, loan documents, agreements, and exceptions granted by HCD
(d) The grantee shall maintain such records for possible audit for a minimum of three years after the close-out report is submitted, unless a longer period of records retention is stipulated in the Standard Agreement.
(e) The grantee shall be responsible for monitoring Rental Housing Developments that received PLHA funds for the term of the loan, including, but not limited to, the Projects’ compliance with the occupancy and rent requirements set forth in the Regulatory Agreement, compliance with reserve requirements, and the compliance with habitability standards.
(f) The grantee shall be responsible for monitoring AOWH loans to assure that the homes remain Owner-occupied.
(g) If requested by the Department, the grantee shall obtain a report from a qualified, licensed third party that certifies to the amounts of disbursement and identifies the specific Activities for which the disbursements were made. Such a report is permitted to be a component of the A-133 audit.
(h) The Department may request the repayment of funds or pursue any other remedies available, at law or in equity, for failure to comply with reporting requirements.

NOTE: Authority cited: HSC Section 50470, subdivision (d). Reference cited: HSC Section 50470, subdivision (b)(2)(B)(ii)(III) , (b)(2)(B)(ii)(IV) and (b)(3). 1147
Permanent Local Housing Allocation Program Page 21 of 21 2024- 2028 Formula Allocation Program Guidelines
Section 402. Cancellation and Termination
(a) In the event that it is determined, at the sole discretion of the Department, that the grantee is not meeting the terms and conditions of the Standard Agreement, the Department shall issue a notice to stop work. Immediately upon receiving the written notice to stop work, the grantee shall cease all work under the Standard Agreement. The Department has the sole discretion to determine the grantee’s compliance with the terms and conditions after issuance of a stop work order, and to deliver a written notice to the grantee to resume work under this Standard Agreement.
(b) The Department shall terminate the Standard Agreement if the grantee is not in compliance with the Guidelines or the terms and conditions of the Standard Agreement. At least 30 days prior to the effective date of the termination of the Standard Agreement, the Department shall provide written notice to the grantee of its intent to cancel the funding allocation. The notice shall specify the reason for early termination and may permit the grantee or the Department to cure any deficiency(ies) prior to the
early termination date. The grantee will submit requested documents to the Department within 30 days of the early termination notice. (c) Failure to meet reporting requirements will result in notice to the grantee that it must satisfactorily cure any deficiencies within three months of the notice, or it will forfeit the following year’s PLHA Formula Allocation and be ineligible for a competitive award. The Local Government will forfeit subsequent PLHA Formula Allocations and be ineligible for a competitive award until the Department determines that the Local Government has met reporting requirements.
(d) The Department may, as it deems appropriate or necessary, request the repayment of funds from a Local Government or offset future years’ funds, or pursue any other remedies available to it by law for failure to comply with the Guidelines and/or the terms and conditions of the Standard Agreement.
(e) Co-Applicants may be adversely impacted by a notice to stop work and/or termination if one grantee is deemed by the Department to not meet the terms and conditions of the Standard Agreement or fails to meet the reporting requirements outlined in Section 401. The Department shall not be liable to any party for any damages resulting from or caused by its termination of the Standard Agreement.

NOTE: Authority cited: HSC Section 50470, subdivision (d). Reference cited: HSC Section 50470, subdivision (b)(2)(B)(ii)(IV) and subdivision (b)(3). 1148
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5-Year PLHA Plan FY 25/26 FY 26/27 FY 27/28 FY 28/29 FY 29/30 PLHA Activity Year 1 Year 2 Year 3 Year 4 Year 5
Administration 5% 5% 5% 5% 5%
Operating Funds Visalia Navigation Center (2581-67085) 65% 65% 65% 65% 65% Operating Funds Temp Emergency Shelter (2581-67086) 15% 15% 15% 15% 15% Operating Funds Bridge Housing - Eden House (2581-67075) 15% 15% 15% 15% 15% Annual Total 100% 100% 100% 100% 100%
Estimated Allocation for Plan Budget $ 442,789 $ 474,292 $ 458,541 $ 458,541 $ 458,541 $ 2,292,703 PLHA Activity Year 1 Year 2 Year 3 Year 4 Year 5 Total
Administration $ 22,139 $ 23,715 $ 22,927 $ 22,927 $ 22,927 $ 114,635 Operating Funds Visalia Navigation Center (2581-67085) 287,813 308,290 298,051 298,051 298,051 1,490,257 Operating Funds Temp Emergency Shelter (2581-67086) 66,418 71,144 68,781 68,781 68,781 343,905 Operating Funds Bridge Housing - Eden House (2581-67075) 66,418 71,144 68,781 68,781 68,781 343,905 Annual Total $ 442,789 $ 474,292 $ 458,541 $ 458,541 $ 458,541 $ 2,292,703 *Years 3, 4, and 5 are estimated amounts based on the average of year 1 and 2 allocations.

Table 1 - Proposed PLHA Funding by Percentage
Table 2 - Estimated PLHA Funding by Activity
Permanent Local Housing Allocation (PLHA) Proposed 5-Year Plan 2025-2029 PLHA Allocations 2 1 of 1 8/14/2026 3:01 PM 1160 The picture can't be displayed.

Permanent Local Housing
Allocation (PLHA)
Proposed 5-Year Plan
September 8, 2026
F i n a n c e D e p a r t m e n t – H o u s i n g D i v i s i o n 1161
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F i n a n c e D e p a r t m e n t – H o u s i n g D i v i s i o n visalia.gov
Permanent Local Housing Allocation (PLHA)
•State funds from CA Department of Housing and
Community Development (HCD) to support affordable
housing and homeless activities.
•Based on $75 recording fee on real estate documents.

Therefore, funding each year fluctuates.
1162
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F i n a n c e D e p a r t m e n t – H o u s i n g D i v i s i o n visalia.gov
Amendments
Appropriate unspent funds or additional funds received.

Annual Plan
Implements 5-year Plan approved
activities and projects.

Awards contracts to do as
approved in 5-year Plan.
5-Year Plan
Establishes activities and project goals.

Funding Process
1163
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F i n a n c e D e p a r t m e n t – H o u s i n g D i v i s i o n visalia.gov
Seeking direction for 2024 Annual Action Plan, & 2019
CDBG-CV Action Plan Amendment IV
Tonight: Seeking direction/comment on
draft 5-year PLHA Plan FY 25/26 – FY 29/30
Public Comment Period: 9/11/26 – 9/21/26
Public Hearing adoption: 9/21/26.

Summary
1164
F i n a n c e D e p a r t m e n t – H o u s i n g D i v i s i o n visalia.gov
Eligible PLHA Activities
•Rental Housing
•Development or rehab of rental housing
•Housing Trust Fund match
•Homeownership
•Development or rehab of single-family homes/ADUs
•Downpayment assistance
•Homeless Activities
•Rapid rehousing, rental assistance, case management
•Navigation centers/emergency shelters operating & capital costs •Permanent/transitional Housing development, rehab, and preservation *PLHA is the only non-competitive funding source without a homeless operating cap.

Rental and Homeownership are eligible under CDBG and HOME funds. 1165
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F i n a n c e D e p a r t m e n t – H o u s i n g D i v i s i o n visalia.gov
Seeking direction for 2024 Annual Action Plan, & 2019
CDBG-CV Action Plan Amendment IV
PLHA Survey Results
1166
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F i n a n c e D e p a r t m e n t – H o u s i n g D i v i s i o n visalia.gov
Table 1 - Proposed PLHA Funding by Percentage
PLHA Activity
Year 1 Year 2 Year 3 Year 4 Year 5
FY 25/26 FY 26/27 FY 27/28 FY 28/29 FY 29/30
Administration 5% 5% 5% 5% 5%
Operating Funds Visalia Navigation Center 65% 65% 65% 65% 65% Operating Funds Temp Emergency Shelter 15% 15% 15% 15% 15% Operating Funds Bridge Housing-Eden House 15% 15% 15% 15% 15% Annual Total 100% 100% 100% 100% 100%
The State (HCD) is requesting the PLHA 5-year plan to be submitted based on activity percentages to prevent future amendments, since future actual allocations are unknown. 1167
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F i n a n c e D e p a r t m e n t – H o u s i n g D i v i s i o n visalia.gov
Table 2 - Estimated PLHA Funding by Activity
PLHA Activity Year 1 Year 2 Year 3 Year 4 Year 5 Total
Administration $22,139 $23,715 $22,927 $22,927 $22,927 $114,635 Operating Funds Visalia Navigation Center 287,813 308,290 298,051 298,051 298,051 1,490,257 Operating Funds Temp Emergency Shelter 66,418 71,144 68,781 68,781 68,781 343,905 Operating Funds Bridge Housing-Eden House 66,418 71,144 68,781 68,781 68,781 343,905 Annual Total $442,789 $474,292 $458,541 $458,541 $458,541 $2,292,703 *Years 3, 4, and 5 are estimated amounts based on years 1 and 2 actual allocations. 1168
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F i n a n c e D e p a r t m e n t – H o u s i n g D i v i s i o n visalia.gov
•Received Council comments &
direction.
•Conduct public hearing to
receive public comments.

Action Tonight
1169
Thank you
for your time.
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Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 26-0031 Agenda Date: 9/8/2026 Agenda #: 1.

Agenda Item Wording:

Upcoming City Council Meetings
Monday, September 21, 2026 @ 7:00 p.m. at 707 W. Acequia Monday, October 5, 2026 @ 7:00 p.m. at 707 W. Acequia
Note: Meeting dates and times are subject to change, check posted agenda for correct details. In compliance with the American Disabilities Act, if you need special assistance to participate in meetings contact 713-4512.

Written materials relating to an item on this agenda submitted to the Council after distribution of the agenda are available for public inspection in the Office of the City Clerk, 220 N. Santa Fe Street, Visalia CA 93292, during normal business hours.

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Visalia City CouncilSeptember 8, 2026

Visalia City Council
September 8, 2026