SUSTAINABLE HIGHWAY 99 CORRIDOR PLAN MARKET STUDY
ADMINISTRATIVE DRAFT REPORT
Prepared for County of Tulare
Prepared by
In association with Kosmont Companies
March 27, 2015
Tel 510.684.6253 Fax 510.898.1778 2140 Shattuck Avenue, #2239 [email protected] Berkeley, CA 94704
March 27, 2015
Michael Washam Economic Development Manager County of Tulare 5961 South Mooney Boulevard Visalia, CA 93277
Dear Mr. Michael:
Enclosed is an Administrative Draft of the Highway 99 Corridor Market Study Report. We look forward to your feedback. Let me know how you would like to proceed after you review this document.
Sincerely,
Stephen Wahlstrom Principal
TABLE OF CONTENTS
1. Executive Summary ...... 1
2. Regional Demographic Trends ...... 6
3. Tulare County’s Economic Setting ...... 9
3.1 Agricultural Economy ...... 9
3.2 Employment Trends ...... 10
4. Business Expansion and Attraction Targets ...... 15
4.1 Target Industry Selection Criteria ...... 15
4.2 Business Expansion and Attraction Targets ...... 17
5. Community Characteristics ...... 26
5.1 Corridor Demographics ...... 26
5.2 Corridor Employment ...... 27
5.3 Community Profiles ...... 29
6. Economic Development Opportunity Sites ...... 42
7. Implementation Actions to Support Sustainable Development ...... 54
Appendix
Table A-1: Population Growth Rates
Table A-2: Population Growth Components
Table A-3: In/Out-Migration
Table A-4: Language
Table A-5: Age
Table A-6: Education
Table A-7: Labor Force
Table A-8: Income
Table A-9: Poverty
Table A-10: State Employment
Table A-11: Regional Employment Wahlstrom &Associates
Table A-12: Tulare County Employment
Table A-13: Population & Housing Growth
Table A-14: Population By Age
Table A-15: Education
Table A-16: Labor Force
Table A-17: Primary Language
Table A-18: Household Income
Table A-19: Traver Business Establishments
Table A-20: Traver Non-Farm Establishments
Table A-21: Goshen Business Establishments
Table A-22: Goshen Non-Farm Establishments
Table A-23: Tipton Agricultural Establishments
Table A-24: Tipton Non-Farm Establishments
Table A-25: Tipton Non-Farm Growth
Table A-26: Pixley & Teviston Agricultural Establishments
Table A-27: Pixley & Teviston Non-Farm Establishments
Table A-28: Pixley & Teviston Non-Farm Growth
Table A-29: Earlimart Establishments
Table A-30: Earlimart Non-Farm Trends
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1. EXECUTIVE SUMMARY
The Highway 99 Corridor Market Study provides Tulare County with the information required to attract business and develop new commercial and industrial real estate in Traver, Goshen, Tipton, Pixley and Earlimart. The geography of the scope was expanded to include Tulare County sites just across the County lines from Kingsburg and Delano. The market study also incorporates a landowner’s proposal to develop a regional shopping center at the Highway 99 and Caldwell Avenue interchange. The market study findings and conclusions are described below
Business Expansion and Attraction Targets Tulare County lost 5,200 jobs during the recession, of which 3,900 jobs were recovered between 2010 and 2013. The recession and recovery significantly altered Tulare County’s economy. Since the 2008 financial crises some strong industries became weak, and new industries have emerged as business expansion and attraction targets during the recovery.
Tulare County’s recovery, which started in late 2009 was fueled by business expansion, and very few firms have been attracted to the area this decade. The target industry sectors listed below added 2,200 new jobs between 2009 and 2013 while the number of establishments declined from 416 to 396. The expansion and attraction targets that are best suited to locate in the unincorporated communities along the Highway 99 corridor include:
§ Food processing manufacturing
§ Paper product manufacturing
§ Chemical product manufacturing
§ Plastics and Rubber Product Manufacturing
§ Fabricated Metal Manufacturing
§ Machinery Manufacturing
§ Professional and Commercial Equipment Distribution
§ Electronic Goods Distribution
§ Drug Sundries Distribution
§ Petroleum Products Distribution
§ Truck Transportation
§ Warehouse and Storage
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Economic Development Opportunity Sites Opportunity sites within each unincorporated community along the Highway 99 corridor need to offer good business locations in order to absorb the demand for space. The Visalia Industrial Park has a number of shovel-ready undeveloped sites that can be developed without the property owners or business prospects incurring costly and time-consuming infrastructure improvements. The characteristics of the unincorporated communities and the 16 economic development opportunity sites are described below.
Site #1: Former Cold Storage Facility Near Kingsburg The 6.5-acre site includes a railroad spur and 88,600 square feet of buildings formerly used for packing and storing tree fruit and table grapes. A new buyer may want to redevelop the site and tear down the existing structures
Traver Characteristics and Sites Traver is a community of 660 residents with 14 business establishments that generate 355 jobs. Community population is in decline but job growth is robust.
Three economic development opportunity sites were identified in Traver, but attracting investment to develop the sites must overcome the lack of infrastructure services. Any new development on the sites listed below must rely on private investment to construct a new groundwater well and on-site wastewater treatment;
§ Site #2: An undeveloped site west of the freeway is well located for highway commercial services;
§ Site #3: Undeveloped land on the Northeast corner of 6th and Merritt could attract industrial, distribution or transportation uses;
§ Site #4: Productive farmland on the Southeast corner of 6th and Merritt could be developed for more visitor services building upon the success of Bravo Farms.
Goshen Characteristics and Sites Traver is a community of only 3,200 people with 28 business establishments that generate 270 jobs. Residents have earned relatively high household incomes, and they have completed relatively high rates of formal education. The Caltrans project to replace the Betty Drive interchange and overpass will have a significant physical and economic impact on the community. In addition, Goshen has infrastructure capacity because of agreements made with Visalia to access their water system and wastewater treatment plant.
Four economic development opportunity sites listed below were identified in Goshen, but only two sites have water delivery and sewer collection lines that
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extend to project area boundary. The other two sites must rely on groundwater and extending the sewer lines to the site.
§ Site #5: Undeveloped land northeast of Effie Drive/Nutmeg Road is well suited for industrial uses, but would require private investment in a new groundwater well;
§ Site #6: Undeveloped land between Betty Drive, Effie Drive/Nutmeg Road and Road 67 has access to Goshen’s water and sewer collection lines, which may be attractive for industrial uses;
§ Site #7: Farmland along Betty Drive west of Road 72 that is available for mixed use development has wastewater treatment and water delivery lines extending to the edge of the site;
§ Site #8: Farmland south of Avenue 304, between Camp Drive and Highway 99 that is designated for light industrial uses has wastewater treatment water delivery lines extending to the project area site.
Site #9: Caldwell Avenue Interchange Proposed Regional Shopping Center The 126-acre site is strategically located at an important and undeveloped interchange. Efforts to develop a regional shopping center will be constrained by the lack of access to sewer and other required utilities such as water, electrical and natural gas services. The proposed shopping center will also require significant improvements to the interchange.
Tipton Characteristics and Sites Tipton is a community of only 2,750 people and 33 business establishments that generate 865 jobs. Tipton’s residents are young and they have completed a low percentage of formal education. The community includes a significant number of low-income households and a large percentage of Spanish only speaking people. The identified economic development opportunity sites are described below.
§ Site #10: A small vacant land site adjacent to the substation could be attractive for highway commercial uses. New development will require extending water and wastewater treatment lines to the site;
§ Site #11: Northeast Corner of State Route 190 Interchange is a large site suitable for new industrial uses. However, site development will require the property owner to invest in on-site wastewater treatment and a new groundwater well.
Pixley Characteristics and Sites Pixley is a community of only 4,700 residents and 39 business establishments that generate 375 jobs. The community is very young with low rates of formal
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education completed, high unemployment rates, a large percentage of Spanish- only-speaking people; low-income households and high poverty rates.
Pixley has inadequate infrastructure that cannot support new growth. New development on any of the sites described below will require on-site wastewater treatment and a new groundwater well that must be tested for possible arsenic contamination.
§ Site #12: Farmland with good access to the Highway 99 interchange could be attractive to new industrial, cold storage or distribution establishments.
§ Site #13: Farmland suitable for new industrial, cold storage or distribution establishments that are located within close proximity to a large grain mill operation.
§ Site #14: The 104-acre Harmon Field is a former crop dusting airfield owned by Tulare County that is planned to reused for industrial uses. Public ownership allows the County to offer land at below market sale and lease prices in order to incentivize and attract new business to the area.
Earlimart Characteristics and Sites Earlimart is a community of 8,500 residents and 40 business establishments that generate 300 jobs. The community is very young with low rates of formal education completed, high unemployment rates, a large percentage of Spanish- only-speaking people; low-income households and high poverty rates. Earlimart’s existing water and sewer systems can support new growth. Two identified economic development opportunity sites are described below.
§ Site #15: Partially developed commercial site anchored by an Auto Zone includes additional vacant land that can absorb more commercial uses;
§ Site #16: Closed and underutilized cold storage facilities located along the N. Front Street corridor that could be adaptively reused for other business uses, residential or artist colonies.
Implementation Actions The implementation actions that Tulare County should consider are summarized below.
§ Design and implement a business retention and expansion survey of approximately 400 establishments. The survey will identify specific firms that may have plans to expand and business expansion barriers;
§ The 16 economic development opportunity sites require a significant amount of real estate due diligence research. Detailed maps should be prepared that identifies the individual parcels that comprise each opportunity site.
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§ Identify the available business expansion and attraction incentives that could include information about current zoning, restrictions to developing the sites, and the availability of potential federal, state and county incentives including tax credits, loans, workforce development and other incentives.
§ Economic development marketing initiatives that should be considered includes: Preparing information that would describe the characteristics of each site, organize site development marketing events, organize familiarization tours of the economic development opportunity sites, organize a county-wide development symposium, and improve the professional expertise of commercial real estate transactions by matching competent commercial real estate brokers with the economic development opportunity site property owners.
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2. REGIONAL DEMOGRAPHIC TRENDS
Population Growth Trends Tulare and the neighboring counties experienced strong population and housing growth rates during the first decade of the millennium that doubled California’s growth rates. However, Tulare County’s growth rates since 2010 have slowed down to more closely resemble California’s overall growth rates, which have remained relatively steady since 2000.
Prior to the recession from 2000 to 2007, Tulare County added 7,800 people per year, but the rate of growth slowed down to 6,700 people per year during the recession from 2008 to 2010. Population growth continued to slow down to 4,200 people per year since the start of the recovery in 2010.1
Changing migration patterns significantly affect the slowing down of Tulare County’s population growth. The flow of migrants from Mexico or Central America that moved to Tulare County has significantly declined from 1,400 per year prior to 2010, to 700 per year since 2010. At the same time, long-time Tulare County residents are relocating to other areas. Approximately 1,500 people per year move to Tulare County from other U.S. locations prior to 2007;
1 See Appendix Table A-1
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but since 2010 the numbers have flipped with 1,500 Tulare County residents relocating to other areas of the U.S.2
Additional in-migration and out-migration data provide new insight into the dynamics of demographic change in Tulare County and the surrounding region. Population growth rates in Tulare County and the region followed similar patterns over time with natural growth (births and deaths) accounting for nearly all new people. Population slow down in both Tulare County and the region is caused by a net out-migration of people to other California and U.S. locations. International migration into Tulare County and the region accounts for nearly all new people added to the area since 2010 as new people added from natural growth is counterbalanced by the loss of long-term residents who have migrated to other California and U.S. locations.3
Language Spoken at Home Tulare County has a mix of English and Spanish speakers with 51 percent of households speaking English at home and 45 percent speaking Spanish. The surrounding region has slightly fewer Spanish speakers with 37 percent of households that speak Spanish as their primary language. California has 29 percent of households that speak Spanish, 56 percent speak English and 15 percent speak some other language at home.4
Population by Age Tulare County age demographic is young with a median age of 30.6, nearly 6 years younger than California’s median age of 36. Approximately 41 percent of Tulare County’s residents are either younger than 18 years old or older than 65 years old, and thus they are not participating in the labor force. In comparison, Tulare County has a lower percentage of people within the working age demographic than exists in the region and throughout California.5
Levels of Education Attained Tulare County’s adult population has completed a very low level of formal education. Nearly one-third of Tulare County adults did not complete high school compared to only 17 percent of adults throughout California. On the other end of the educational scale, only 13 percent of Tulare County adults have completed a bachelor’s or an advanced degree, compared to 27 percent of adults throughout California. The formal levels of education completed by Tulare County residents are, however, similar to the regional levels of education completed as Tulare County has a slightly larger percentage of residents that did
2 See Appendix Table A-2 3 See Appendix Table A-3 4 See Appendix Table A-4 5 See Appendix Table A-5
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not complete High School and a slightly smaller percentage of residents that earned a college degree. 6
Labor Force Tulare County’s 16 percent unemployment rate continues to remain higher than the statewide unemployment rate of 12.2 percent, but it is similar to the 15.3 percent regional unemployment rate. However, Tulare County’s labor force participation rate is the same as California, which indicates that Tulare County does not have an unusually large number of discouraged workers.7
Incomes Tulare County households earn an average of $57,100 per year of income, which is only 70 percent of the state average. The County’s incomes are skewed down by the relatively large percentage of households that earn less than $35,000 per year, and the relatively small percentage of households earning more than $100,000 per year. Regional household incomes are slightly higher at $60,700.8
In relation to the increased number of low-income residents, about one-fourth of Tulare County households live below the federal poverty thresholds, and the regional poverty rates are very similar to Tulare County’s poverty rates. In comparison, only 14 percent of California households earn poverty level incomes.9
6 See Appendix Table A-6 7 See Appendix Table A-7 8 See Appendix Table A-8 9 See Appendix Table A-9
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3. TULARE COUNTY’S ECONOMIC SETTING
An analysis of past trends and current conditions forms a foundation for the market study. Agriculture forms the foundation of Tulare County’s economy, but the area includes a diversity of other business sectors that take advantage of the area’s central location along the Highway 99 corridor between Fresno and Bakersfield.
3.1 AGRICULTURAL ECONOMY
Tulare County leads the nation among all counties by producing $7.8 billion of agricultural commodities and value added products. Nearly 40 percent of the Tulare County’s agricultural products are exported into national markets, and 46 percent are exported into overseas global markets.10 Tulare County is the largest dairy-producing county in the nation, producing $2.9 billion of dairy products as a component of all agricultural commodities.
The value of Tulare County’s agricultural products has skyrocketed since the end of the recession. Fruits, vegetables and field crops nearly doubled in value from $2.6 billion in 2009 to $4.9 billion in 2013, which amounts to a 17.8 percent annual growth rates. The rapid rise of global commodity prices and a shift to higher value crops such as almonds are the primary reasons given for this huge gain of value because the amount of acreage in production has remained stable despite the effects of the drought. Similar gains were experienced with the value of Tulare County’s livestock, poultry and dairy products, which expanded from $1.7 billion in 2009 to $2.9 billion by 2013. The growth represents an 18.3 percent annual growth rate.11
Agricultural production is the core cluster of Tulare County’s economy. The most recent data indicates that agricultural production generates 34,200 farm jobs, which accounts for nearly 30 percent of the private sector jobs created in Tulare County. Of course, additional jobs and value added are created by the many businesses that buy, sell and distribute agricultural products, and provide services, equipment and supplies through business-to-business sales.
The recently completed “Agricultural Value Chain” study determined that the industry cluster accounts for nearly 22 percent of Tulare County’s gross domestic product (GDP), and 4,000 multiplier jobs are created providing services, storage, distribution and other businesses to business sales that add
10 Data Source: The Agricultural Value Chain in Tulare County. Prepared by the Center for Economic Research and Education of Central California. 2013 11 See Appendix Table A-10
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value to the production of agricultural commodities. The local vendors that deliver services, supplies and equipment account for between 40 to 50 percent of the economic multipliers that spin off and add value to Tulare County’s economy. This means that the agricultural value chain supports a total of 38,200 jobs in Tulare County after accounting for the indirect and induced multipliers, which means that agriculture accounts for nearly 50 percent of Tulare County’s private sector jobs.
3.2 EMPLOYMENT TRENDS
A review and analysis of past employment trends is a common method used to anticipate future growth and economic development opportunities. However, the national economy has been on a boom and bust roller coaster since the turn of the century, which means that an analysis of the long-term growth trends will yield deceptive information about future economic development opportunities. Instead, the growth trends data is segmented into three time blocks, consistent with the state and national economic boom and bust cycles as described below.
Post Dot-Com Bust (2001 – 2007)
Data Source: California Employment Development Department Note: South San Joaquin Valley Includes the Counties of Tulare, Kings, Fresno and Kern
The dot-com bubble (also referred to as the dot-com boom, the Internet bubble and the information technology bubble) was a historic speculative bubble covering roughly 1997–2000 (with a climax on March 10, 2000, the NASDAQ
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closing at 5,049, a value that has never recovered). The Internet boom that collapsed by early 2001 left the national and state economy with a loss of wealth and halted steady income gains that households experienced during the 1990s.12
The dot-com bust was also associated with California’s loss of 163,000 jobs between 2001 and 2003.13 Statewide job growth eventually slowly resumed, taking more than three years (until 2004) before the California economy recovered to the 15.1 million jobs that existed in 2001. The recovery was strong enough to support a 0.8 percent annual average growth rate between 2001 and 2007.
Household incomes followed a similarly slow pattern with actual declines between 2001 and 2004 before incomes started expanding once again. As a result, median incomes expanded by only $900 per household between 2001 and 2007, which was a significantly smaller amount than income gains during previous eras.
Tulare County’s economy alone added 15,000 jobs during the post dot-com bust period of 2001 to 2007. The 2.2 percent annual growth rate was fueled by construction, retail trade, professional and business services, health care services and leisure and hospitality.
The regional economy expanded at a 2 percent annual growth rate between 2001 and 2007, which means it outperformed both the Tulare County and the California economy. Construction, retail trade, leisure and hospitality and health care were the drivers of regional employment growth.14
12 Median household incomes increased by an average of $3,800 between 1990 and 2001. This amounted to a 7.4 percent gain of inflation-adjusted income.
13 See Appendix Table A-10 for more detailed data 14 See Appendix Table A-11
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The Great Recession (2007 – 2010)
Data Source: California Employment Development Department Note: South San Joaquin Valley Includes the Counties of Tulare, Kings, Fresno and Kern
The great recession resulted in the loss of 8.7 million U.S. jobs, which generated a 10 percent unemployment rate and a 5.1 percent contraction of the national GDP.15 In addition, incomes collapsed by nearly $3,900 per household that all but wiped out income gains made between 1996 and 2010.
Approximately 1.2 million jobs were lost in California during this three-year time period, which amounted to a 2.6 percent annual rate of job loss. The construction industry accounted for 330,000 jobs lost. The other hard hit sectors included manufacturing (220,000 jobs), professional and business services (190,000 jobs), retail trade (170,000 jobs) and finance (140,000 jobs).
Relative to the state and nation, Tulare County’s economy was impacted less than the great recession. The local economy lost 5,000 jobs between 2007 and 2010, which amounted to a 1.1 percent annual rate of decline. The construction industry accounted for nearly 75 percent of the lost jobs. Professional and business services lost 1,200 jobs, retail trade lost 1,100 jobs, and manufacturing lost 900 jobs. The remaining job losses were spread throughout other industry sectors. Public sector employment held steady during the recession and the agricultural sector expanded employment by 2,700 jobs.16
15 The great recession officially started in December 2007 and ended by February 2010 16 See Appendix Table A-12
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The great recession also hit the regional economy very hard with the loss of nearly 49,400 jobs at a 2 percent annual rate of job loss. Like elsewhere, the recession hit the construction sector very hard causing the loss of 18,800 jobs. Another 8,000 jobs were lost among retail establishments, 5,400 manufacturing jobs were lost along with 5,300 finance and real estate jobs.
Post Recession Recovery (2010 – ongoing)
Data Source: California Employment Development Department Note: South San Joaquin Valley Includes the Counties of Tulare, Kings, Fresno and Kern
The California economy has added more than one million private sector jobs since emerging from the recession in 2010, which amounts to a 2.8 percent annual growth rate. The largest gains are among the professional and business service sector (257,000 jobs), health services (251,000 jobs) and leisure and hospitality (170,000 jobs). The construction industry has even rebounded, adding 80,000 new jobs. However, positive gains in private sector employment have been counterbalanced by the loss of 78,200 public sector jobs, which has contributed to the continued decline of incomes by another $700 per household during the past three years. Many of the jobs lost during the recession were replaced by new low-wage service and retail sector jobs.
Tulare County’s economy added 3,900 new private sector jobs between 2010 and 2013, accounting for a 1.1 percent annual rate of growth. Although the local economy has partially recovered, the relatively anemic growth rate is less than 40 percent of California’s robust annual growth rate. Tulare County’s retail trade sector generated 2,000 new jobs since coming out of the recession. Other
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high growth sectors include professional and business services (1,800 jobs), transportation (1,400 jobs) and leisure and hospitality (1,100 jobs).
The benefits of Tulare County’s private sector job gains have been reduced by the loss of 3,500 farm jobs and 1,100 public sector jobs. The loss of farm jobs are an outcome of the four-year-old drought, the continued mechanization of farming, and a changing business structure that outsources farm jobs to independent contractors.
The four-county southern San Joaquin Valley region has emerged from the recession much stronger than either Tulare County or the State of California with a 3.1 percent annual growth rate since 2010. The regional growth rate has passed California’s 2.4 annual growth rate, and Tulare County’s 1.1 percent annual growth rate. The strong regional growth rate is fueled by new jobs created in Kern County, which has expanded at a 5.6 percent annual growth rate.
Approximately 14,500 new farm jobs, 8,700 new construction jobs, 7,700 new retail jobs and 4,400 professional and business service jobs fueled the creation of 61,200 new jobs created in the region. The remaining new jobs were spread around other economic sectors. However, the strong private sector job growth was counterbalanced by the loss of 2,100 public sector jobs since 2010.
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4. BUSINESS EXPANSION AND ATTRACTION TARGETS
Business expansion and attraction targets in the unincorporated communities along the Highway 99 corridor compares data trends of Tulare County’s employment since the end of the recession in 2010 to the employment trend benchmarks within the region and the state.
4.1 TARGET INDUSTRY SELECTION CRITERIA
The business expansion and attraction targets listed in Figure 5 already have a strong presence in Tulare County relative to the region and the state; the growth rates are also equal to or stronger than the region and the state of California, and the industry targets pay a significantly higher average wage than Tulare County’s average wage per job of $31,100.17 The industry target indicators are summarized in Figure 5 and described below in more detail.
§ The regional location quotient compares the concentration of industries in Tulare County with the surrounding four counties: Tulare, Kings, Fresno and Kern County. Tulare County captured 16.7 percent of the region’s private sector employment, which means that business sectors capturing more than 16.7 of the region’s employment have a calculated location quotient greater than 1.0; and business sectors that capture less than 16.7 percent have a calculated location quotient that is less than 1.0.
§ The state location quotient compares the concentration of industries in Tulare County with the State of California. Tulare captured 0.65 percent of California’s private sector non-farm employment, which means that business sectors capturing more than 0.65 percent of the California’s employment have a calculated location quotient greater than 1.0; and business sectors that capture less than 0.65 percent have a calculated location quotient that is less than 1.0.
§ The regional shift-share compares Tulare County’s growth rates with the regional growth rates since the end of the recession. Business sectors that expanded faster than 14.7 percent of the region’s employment have a calculated shift-share ratio greater than 1.18 Business sectors that expanded slower than the regional total have a calculated shift-share ratio less than 1.
17 Source: Implan ES202 files, which provides detailed employment by industry information not available through the California Employment Development Department (EDD) confidential disclosure requirements. 18 The 14.7 percent benchmark represents Tulare County’s share of the 50,300 new non-farm private sector jobs created within the four-county region.
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§ The state shift-share ratio compares Tulare’s County’s growth rates with California’s growth rates since the end of the recession. Business sectors that expanded faster than 0.77 percent of California’s employment have a calculated shift-share ratio greater than 1.19 Business sectors that expanded slower than the regional total have a calculated shift-share ratio less than 1.
§ Wages paid by the business expansion and attraction targets average between $40,000 and $50,000 per year, which is well above Tulare County’s average wage of $31,900. The recommended industry targets are selected to focus on expanding higher wage jobs that create more wealth and improve the quality of life for area residents, leaving the expansion of low-wage jobs to private market forces.
Figure 5
Tulare County Business Expansion and Attraction Targets
Regional State Regional State Average Wage Business Sector Strengths Location Location Shift-Share Shift-Share per Job Quotient Quotient (2010–2013) (2010–2013)
All Business Sectors 1.0 1.0 1.0 1.0 $31,100 Manufacturing Food Products (NAICS 311) 1.5 6.6 0.0 0.0 $49,700 Paper Products (NAICS 322) 3.0 6.0 2.6 137.2 [a] $46,700 Chemical Products (NAICS 325) 0.5 0.3 2.2 12.2 $89,000 Plastics & Rubber Products (NAICS 326) 3.2 3.5 6.3 137.2 [a] $42,700 Fabricated Metal Product (NAICS 332) 1.2 0.8 6.0 1.8 $43,300 Machinery (NAICS 333) 1.0 1.2 0.8 1.7 $48,500 Wholesale Trade Professional & Commercial Equipment (NAICS 4234) 2.9 0.6 5.3 2.8 $48,800 Electronic Components (NAICS 4236) 1.4 0.5 4.2 3.7 $32,900 Drug Wholesalers (NAICS 4242) 1.9 0.8 0.8 1.5 $64,900 Petroleum Products (NAICS 4247) 1.6 4.6 11.9 137.2 [a] $89,300 Transportation Trucking (NAICS 484) 1.2 2.9 1.5 4.2 $42,200 Warehouse & Storage (NAICS 493) 3.0 4.9 6.9 17.0 $36,800 Analysis by: Wahlstrom & Associates Notes: [a] shift share above 100 measures growth in Tulare County while the region or state lost employment [b] Industry targets do not include professional and business service establishments that are not a good fit with the unincorporated communities along the Highway 99 corridor
19 The shift-share benchmark of 0.77 represents Tulare County’s share of the 966,000 new private sector jobs created within California between 2010 and 2013.
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4.2 BUSINESS EXPANSION AND ATTRACTION TARGETS
The Highway 99 corridor business expansion and attraction targets are limited to manufacturing, distribution and transportation firms because of the fit with the unincorporated communities. Other industries such as finance, insurance, management and service sector firms are likely to seek space in established business or office park environments, which are unlikely to be developed in the unincorporated communities. Below are a few observations about the business expansion targets summarized in Figure 6 below.
§ The industry targets had two fewer establishments doing business in Tulare County in 2013 (392) than there were in 2009 (394);
§ However, the industry targets created 2,200 new jobs during the same period of time, which implies that the growth was fueled by business expansion and no new target industry firms were attracted to Tulare County since the end of the recession;
§ A total of 14,850 industry target jobs were generated in Tulare County during 2013;
§ The importance of the industry targets has actually expanded since 2009 when the targets 11.2 percent of Tulare County’s employment compared to 12.4 percent by 2013.
More detailed information about the industry targets are described below.
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Figure 6 Detailed Characteristics of Tulare County's Business Expansion and Attraction Targets
2009 2013
Establish- # of # of Employment % County % Total ment Establish Employment Establish Employment Growth Employment Employment Growth -ments -ments 2009-2013 2009-2013
All Industry Targets 416 12,650 11.2% 396 14,850 12.6% -2 2,200
Manufacturing NAICS 311 Food Products 54 6,400 5.6% 56 6,400 5.4% 2 0 NAICS 322 Paper Products 9 650 0.6% 7 800 0.7% -2 150 NAICS 325 Chemical Products 13 110 0.1% 11 190 0.2% -2 80 Plastics and Rubber NAICS 326 14 860 0.8% 14 990 0.8% 0 130 Products Fabricated Metal MAICS 332 38 540 0.5% 37 680 0.6% -1 140 Products NAICS 333 Machinery 30 510 0.4% 28 570 0.5% -2 60
Total Manufacturing Targets 158 9,070 8.0% 153 9,630 8.2% -5 560
Wholesale Trade
Professional and NAICS 4234 Commercial 11 210 0.2% 19 320 0.3% 8 110 Equipment Electronic NAICS 4236 7 80 0.1% 14 160 0.1% 7 80 Components NAICS 4242 Drug Wholesalers 6 100 0.1% 4 110 0.1% -2 10 NAICS 4247 Petroleum Products 8 150 0.1% 10 220 0.2% 2 70
Transportation
NAICS 484 Trucking 200 1,680 1.5% 192 2,080 1.8% -34 400 Warehouse and NAICS 493 26 1,360 1.2% 30 2,330 2.0% 4 970 Storage Data Source: IMPLAN ES202 Files Analysis: Wahlstrom & Associates
Food Product Manufacturing (NAICS 311) The manufacturing of food products is a large, mature and important component of Tulare County’s economy that pays a good average wage of $49,700. Strong business location factors will ensure that manufacturing food products will remain an important component of Tulare County’s economy. However, this industry’s growth was stagnant in Tulare County, the region and the state between 2009 and 2013, and the recently completed “Agricultural Value Chain” report identified opportunities to expand more local processing and packaging.
Food product manufacturers transform livestock and agricultural products into food products for intermediate or final consumption. The industry invests
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heavily in automation technology that improves productivity and reduces labor costs and the demand for workers. The profitability of individual companies depends on efficient operations, because products are commodities subject to intense price competition. Large companies have economies of scale in purchasing and distribution and small companies can compete effectively in local or regional markets and by developing popular products.
Major U.S. companies with a global presence include U.S.-based Archer- Daniels-Midland, ConAgra Foods, Frito-Lay, Kellogg and Kraft Foods, which operate food-processing facilities in Tulare County.
Large establishments dominate Tulare County’s food product manufacturing sector. Sixteen establishments employ more than 100 workers and the large establishments account for 85 percent of the Tulare County’s food manufacturing jobs. One firm alone employs more than 1,000 workers.20
Paper Product Manufacturing (NAICS 322) Manufacturing paper products is a business expansion target because of the strong locational factors, strong growth rates, and the industry pays a good average wage of $46,700.
Paper manufacturing establishments convert paper products into paperboard, corrugated and paperboard containers, coated papers and paper bags. Corrugated and paperboard containers account for about 30 percent of industry revenue. Other major products include paperboard (15 percent), bags and coated and treated paper (10 percent), and sanitary paper products (5 percent). Tens of thousands of different paper products are produced, but most manufacturers concentrate on a limited product line.
Demand is driven by general commercial activity and population growth. The profitability of individual companies depends on efficient operations, as products are sold mainly based on price. Big companies have advantages in distribution and can supply large customers, as there are few economies of scale in manufacturing; large and small producers operate the same kinds of plants -- large producers just have more of them. Small companies can compete successfully by making specialty products or serving a small geographical market. Major U.S. companies include Georgia-Pacific, International Paper, Kimberly-Clark, MeadWestvaco and Neenah Paper.
Tulare County’s paper manufacturing establishments are primarily include four establishments that employ between 100 and 250 workers and one establishment that employs between 250 and 500 workers. The industry consolidated since the end of the recession as two fewer establishments added 150 new jobs in Tulare County.
20 Data source: U.S. County Business Patterns by Zip Code
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Chemical Products Manufacturing (NAICS 325) The manufacturing of chemical products is a very small industry in Tulare County with only eleven establishments that employ 190 workers. While the locational factors are not strong within the region and the state, chemical manufacturing is a business expansion and attraction target because even as a small industry, it has experienced strong growth trends in the region and state, and the industry pays great wages that average $89,000 per year.
Chemical manufacturing establishments transform organic and inorganic raw materials into gases, dyes, pigments, chlorine, sulfuric and nitric acids, and organic chemicals used to make a wide variety of consumer goods, and as inputs into other industrial sectors including agriculture and establishments that manufacture rubber and plastic products, textiles, apparel, petroleum refining, pulp and paper, and primary metals. Polymers and plastics comprise about 80 percent of the industry’s output worldwide. These materials are often converted into tubing products that are used to transport highly corrosive materials.
The demand for chemical products depends on the overall strength of the economy, because most products are commodities sold to other businesses engaged in the manufacturing of more-complicated products like fibers, plastics, paints and paper. Large producers have greater economies of scale in production, which is why some chemicals are made by just a handful of companies. Small companies can compete effectively by making specialized or highly purified products. Dow and DuPont are the two major companies based in the U.S. Well- known international companies include BASF, Formosa, Royal Dutch Shell, Mitsubishi Chemicals, SABIC, Sinopec and TOTAL.
Plastic and Rubber Products Manufacturing (NAICS 326) Manufacturing plastics and rubber products is a business expansion target because of strong locational factors and very strong growth rates compared to the region and the state. In addition, the industry pays a reasonably good average wage of $42,700.
Plastic and rubber product manufacturers make their products by converting plastic and rubber materials into plastic bags and bottles, plastic film and sheets, plastic pipe and foams, rubber hoses and tires. These products are used for aerospace, construction, electronics, packaging and transportation industries.
Large companies have economies of scale in buying raw materials and in manufacturing commodity products such as bottles and plastic film. Small companies can compete effectively by manufacturing specialized products. Major U.S. companies include Berry Plastics, Cooper Tire & Rubber, Goodyear and Newell Rubbermaid.
Nine plastics and rubber products manufacturers cover a broad spectrum of firm sizes that range from less than four employees to more than 250 employees. The
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130 new industry jobs created in Tulare County between 2009 and 2013 account for more than half the industry jobs created in the four-county region.
Fabricated Metal Products Manufacturing (NAICS 332) Metal manufacturing is a business expansion target because the firms pay a good average wage of $43,300, and the industry has good regional location factors and growth rates that are nearly six times as fast as the regional growth rates, and nearly twice California’s growth rates.
Fabricated metal product manufacturers transform metal into intermediate or end-use products such as structural frames for buildings and heavy equipment, and hand railings and stairs for buildings as well as the production of boilers, tanks, containers, industrial valves, metal stamping and other similar products. Companies in this industry transform purchased metals into intermediate or end- use products by forging, stamping, bending, forming, welding, machining and assembly.
Demand is driven largely by business-to-business sales with profitability depending on technical expertise and efficient manufacturing. Large companies have economies of scale in purchasing raw materials. The specialized nature and use of many products allows for a small company market niche. Major U.S. companies include Ball Corporation, Flowserve, Mueller Industries, Snap-On and The Timken Company.
Even though Tulare County’s metal manufacturing establishments declined from 38 to 37, 140 new jobs were created between 2009 and 2013. The firm sizes range from fewer than four employees to more than 100 employees. However, 70 percent of Tulare County’s metal manufacturers employ fewer than 20 workers.
Machinery Manufacturing (NAICS 333) The manufacturing of both machines and machine parts is a business expansion opportunity as it proves strong growth rates compared to the state, and because industry employers pay an average wage of $48,500 per year. The locational factors that attract the industry to Tulare County are only average, but the “Agricultural Value Chain” report indicated that there are additional opportunities to expand the manufacturing of machines that supply farms and agricultural processors and distributors.
Machine manufacturing firms produce products used for farming, construction, metalworking, HVAC, commercial refrigeration and general use machinery such as engines and pumps. While some products, such as tractors or heaters, are finished products, others, like motors, are components used in further production, and some, like textile looms, are custom-designed for a particular manufacturing process. Sales of many types of machinery typically are
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accompanied by a variety of high-value services, including specialized architecture, engineering and logistics.
The demand for machinery equipment is dependent on sales to other businesses engaged in agriculture, construction, manufacturing, oil and gas exploration, and power generation. Profitability of individual companies depends on engineering expertise and efficient production. Large companies have economies of scale in purchasing while small companies can compete effectively by specializing. Major U.S. companies include Applied Materials, Baker Hughes, Caterpillar, Deere, divisions of General Electric, and Kennametal.
Machine manufacturing establishments created 60 new jobs in Tulare County between 2009 and 2013 despite the loss of two establishments, from 30 to 28. Tulare County has a diverse range of machine manufacturing establishments with 72 percent employing fewer than 20 workers, and the firm size ranges from fewer than four employees to more than 100 employees.
Professional & Commercial Equipment Wholesaler (NAICS 4234) The commercial equipment wholesale industry is a business expansion target because of strong growth trends compared to the region and the state, and because industry employers pay good wages that average to be $48,500 per year. Tulare County has captured 43 percent of the region’s commercial equipment wholesale employment, but the industry has a below average presence within the State of California.
Industry establishments are primarily engaged in the wholesale distribution of medical and surgical instruments and equipment (about 55 percent of revenue); supplies (about 25 percent); and orthopedic and prosthetic appliances (10 percent). Industry products also include the distribution of dental and veterinary equipment and supplies.
Large companies have economies of scale in purchasing. Smaller companies like those established in Tulare County specialize in niche markets and may carry only a few different items to serve a local market’s specific needs.
The 19 commercial equipment wholesale establishments located in Tulare County employ 320 workers with eight new companies and 110 new workers added since 2009. Small firms that employ fewer than 20 workers dominate Tulare County’s commercial equipment wholesale industry.
Electronic Component Wholesaler (NAICS 4236) The wholesale and distribution of electronic components is a business expansion target because of strong growth trends, but the industry pays mediocre wages that average $32,900 per year. Tulare County has captured 22 percent of electronic component wholesale employment within the region.
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The industry is comprised of establishments that distribute semiconductors, connectors, computer subsystems, microwave and fiber optic components, transistors, diodes, power supplies and switches. Large companies have advantages through buying in high volume at discounted prices, more efficient inventory management, and the ability to fulfill large customer orders. Small wholesalers compete by offering specialized products or services. Tulare County’s electronic component wholesale establishments are comprised of small firms that employ fewer than 20 workers.
The number of electronic component wholesale establishments and jobs doubled from 7 to 14 between 2010 and 2013, and the number of jobs more than doubled from 70 to 150 workers. The strong growth trends allowed Tulare County to capture 62 percent of the region’s growth and 2.7 percent of the state’s growth.
Drug Wholesalers (NAICS 4242) The drug distribution industry is a business expansion target because of the attractive high wages paid ($64,900), good regional location quotients, and good growth rates compared to the state. Only 10 new drug companies were added to Tulare County’s economy between 2009 and 2013, and the number of establishments actually declined from six to four.
Seventy-five percent of the industry’s revenue is generated by the distribution of branded and generic prescription drugs. Other products include over-the-counter medications, personal care products, vitamins, veterinary medicines, and surgical and medical supplies and equipment.
Large companies compete intensely on price, product volume and variety, and the quality of value-added support services such as supply chain management. Small companies compete by focusing on rural areas, independent community pharmacies, or the distribution of drugs that have special handling requirements. The drug distribution establishments located in Tulare County are comprised of different firm sizes as one establishment employs more than 50 workers.
Petroleum Product Wholesaler (NAICS 4247) The wholesale and distribution of petroleum products is a business expansion target because of strong growth trends, strong regional location factors and outstandingly high average wages paid of $89,300. Two new establishments and 110 new jobs have been added to Tulare County’s economy since 2010. Twenty-five percent of the region and 3 percent of California’s petroleum product wholesale jobs are located in Tulare County.
Petroleum distribution establishments are engaged in the business of transporting and distributing gasoline, diesel fuel, heating oil, propane, jet fuel, kerosene and lubricants. Some wholesalers also operate bulk storage facilities. Most companies are local and operate a single "bulk station" (tank farm), although the large companies may operate a dozen facilities and serve several
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states. Large wholesale purchasers generally negotiate bigger price discounts from suppliers and spread the cost of bulk holding facilities over a larger number of gallons. Eight establishments located in Tulare County cover a mix of firm sizes. Half of the local establishments employ four or fewer workers, while one establishment employs 50 to 100 workers.
Trucking (NAICS 484) Trucking is a business expansion target because of strong growth trends, strong regional location factors, and the Highway 99 corridor is obviously a desirable location for trucking establishments seeking a place to locate or expand. The “Agricultural Value Chain” report suggests that Tulare County can support additional trucking associated with the distribution of agricultural products.
Tulare County trucking establishments pay an average wage of $42,200, which is an improvement on the salaries paid by most area employers. More than 190 trucking companies that employ nearly 2,100 workers have located in Tulare County. Approximately 19 percent of the region’s trucking jobs and 5 percent of California’s trucking jobs are located in Tulare County.
Tulare County lost eight trucking establishments between 2009 and 2013. However, 400 new trucking jobs were added to the local economy, which means that the industry has consolidated with fewer firms and more employees per establishment.
Large companies have some competitive advantages in the ability to purchase large amounts of fuel, managing large fleets of vehicles and have better access to drivers. Only two Tulare County trucking firms that employ more than 100 workers could be considered large establishments. Small operations can compete effectively by providing quick turnaround, serving a local market, or transporting unusually sized goods. Nearly 70 percent of Tulare County’s trucking firms employ fewer than four workers.
Warehousing and Storage (NAICS 493) Warehouse and storage is a business expansion target because of strong growth trends, strong regional location factors, and the Highway 99 corridor is obviously a desirable location to store agricultural commodities for distribution to market. The average wages paid of $36,900 is a small improvement on the salaries paid by most Tulare County employers.
Thirty warehouse and storage companies that employ more than 2,300 workers are located in Tulare County, which captures 46 percent of the industry’s employment within the region and 3 percent of California’s warehouse employment. Moreover, Tulare County’s warehouse and storage employment is booming with 970 new jobs created during the past three years. In fact, Tulare
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County has absorbed all of the regional employment growth and more than 10 percent of California’s warehouse and storage employment growth since 2009.
General warehousing generates about 70 percent of industry revenue, and refrigerated warehousing (cold storage) generates 15 percent of industry revenue. Cold storage facilities are located all along the Highway 99 corridor, but many have aged and rely on inefficient refrigeration technologies. Many warehouse facility operators do business on contract; some dedicate their facility to a single major customer, and others share their space among customers that do not need an entire facility.
Large companies can win business from major customers by operating in multiple locations and by offering wider ranges of services. Four Tulare County facilities employ that more than 100 workers and one facility that employs more than 500 workers can be considered large storage companies. Small companies can compete effectively by specializing in particular industries or local markets. Approximately 50 percent of Tulare County’s storage facilities employ fewer than 20 workers.
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5. COMMUNITY CHARACTERISTICS
Efforts to expand the number of jobs within the urban development boundaries of Traver, Goshen, Tipton, Pixley and Earlimart will require matching available sites with the location of needs of business prospects. In addition, established businesses as well as new business prospects must be convinced that the unincorporated communities are good locations to both work and do business, and that their business activities are a fit with the local environment and civic activities. The information below describes each community’s demographic trends, economic characteristics and the adequacy of water and sewer systems to accommodate new growth.
5.1 CORRIDOR DEMOGRAPHICS
A few general observations about the Highway 99 corridor demographic trends are described below.
§ The unincorporated communities along the Highway 99 have rapidly expanded with annual growth rates that ranged between 2.2 and 3.9 percent during the first decade of the millennium. Since 2010, population growth rates have slowed down but they remain stronger than the County’s population growth rate. Tipton and Pixley have the highest growth rates. Population growth in Earlimart is stagnant, and Traver has lost population since 2010;21
§ The Highway 99 corridor communities are all younger than Tulare County, which is an already young population. Earlimart, Pixley and Tipton have a very young median age below 26 years old;22
§ With the exception of Goshen, the Highway 99 corridor communities have a high percentage of all adults that did not complete high school, and fewer than 5 percent of adults that have completed college. More than half of all adults that live in Earlimart, Pixley and Tipton did not complete high school;23
§ The Highway 99 corridor communities experience higher unemployment rates than Tulare County, with the exception of Tipton, and lower labor force participation rates, with the exception of Earlimart. Pixley suffers from nearly 30 percent unemployment rates. Goshen has a very low 54
21 See Appendix Table A-13 22 See Appendix Table A-14 23 See Appendix Table A-15
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percent labor force participation rate, which indicates a possible pocket of discouraged workers;24
§ Between 55 and 89 percent of households along the Highway 99 corridor speak Spanish as their primary language. More than 70 percent of households in Earlimart, Traver, Tipton and Pixley speak Spanish as their primary language;25
§ Household incomes within the Highway 99 corridor communities are a mixed bag. Residents of Goshen and Traver earn incomes that are higher than the County average, while Earlimart and Pixley households earn less than $40,000 per year. More than 40 percent of Earlimart and Pixley households earn incomes that fall below the federal poverty thresholds. The lowest poverty rates are in Tipton, which is close to the State average of 14 percent.26
5.2 CORRIDOR EMPLOYMENT
The economy of the small communities along the Highway 99 corridor is coming back strongly since the end of the recession in late 2009. Manufacturing, wholesale trade, retail trade, transportation and warehouse, accommodations, food services and construction account for nearly all the new jobs created along the corridor. The trends are summarized in Figure 7 along with additional observations below.
§ Manufacturing activities that support or add value to the agricultural industry comprises nearly 50 percent of the jobs along the Highway 99 corridor;
§ Transportation, storage, retail trade and wholesale trade comprise 30 percent of employment along the corridor;
§ Nearly 2,100 jobs are located within the five unincorporated communities along the Highway 99 corridor;
§ More than 40 percent of the Highway 99 corridor jobs are located in Tipton, but Tipton is the only corridor community along that lost jobs since the end of the recession. Since the 2013 closing of the Mozzarella Fresca Cheese Plant, Tipton’s job losses have accelerated. The remaining jobs are spread evenly among Traver, Goshen, Pixley/Teviston and Earlimart;
24 See Appendix Table A-16 25 See Appendix Table A-17 26 See Appendix Table A-18
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§ Twenty-one new business establishments and 275 new jobs were added to the corridor between 2010 and 2012, which amounts to a 15 percent growth of employment in just three years, and;
§ Every community gained new establishments and jobs except for Tipton, which has yet to recover from the recession.
Figure 7
Summary of New Establishments and Jobs Created along the Highway 99 Corridor: 2010 to 2012
Establishment Establishments Jobs % Total Jobs New Jobs Highway 99 Corridor Communities Growth 2012 2012 2012 2010 - 2012 2010 - 2012 Traver 14 5 355 17% 75 Goshen 25 4 270 13% 70 Tipton 33 -3 865 41% 0 Pixley and Teviston 39 5 305 15% 75 Earlimart 40 10 300 14% 55 Corridor Total 151 21 2095 275
Establishment Establishments Jobs % Total Jobs New Jobs Growth Sectors Growth 2012 2012 2012 2010 - 2012 2010 - 2012 Construction 5 2 110 5% 30 Manufacturing 20 1 1015 48% 70 Wholesale Trade 13 2 140 7% 60 Retail Trade 43 14 190 9% 55 Transportation & Warehouse 25 -2 300 14% -15 Finance & Insurance 2 0 20 1% 0 Real Estate & Rental Leasing 7 3 40 2% 15 Management of Companies & Enterprises 3 0 35 2% 0 Professional & Business Services 0 0 0 0% -10 Educational Services 1 1 10 0% 10 Health Care & Social Assistance 6 -1 40 2% -10 Arts & Entertainment 1 1 10 0% 10 Accommodations & Food Services 16 1 140 7% 50 Other Services 9 1 45 2% 10 Corridor Total 151 21 2095 275
Data Sources: U.S. County Business Patterns Analysis: Wahlstrom & Associates
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5.3 COMMUNITY PROFILES
The information below describes the socioeconomic characteristics of the Highway 99 corridor unincorporated communities along with the adequacy of established water delivery and sewage treatment systems to support new business growth.
FIGURE 8 Highway 99 Corridor Community Characteristics
Community Demographic Characteristics Economic Characteristics Water & Sewer Capacity
660 residents; the community has experienced a 355 jobs created by 14 business New development will require new groundwater wells, population decline since 2010; low rates of establishments. 55 new jobs and 4 business pumps and a storage tank. Access to sewage Traver educational attainment; large percentage of establishments were added between 2010 and treatment will also require the construction of a larger Spanish only speaking population 2012 sewer trunk line or force main along with an expansion of the treatment plant Two wells adequately serve Goshen’s needs, and 3,200 residents; 200 new residents were added additional water is available from Visalia. Future since 2010; community is very young; a high 270 jobs created by 28 business growth may require the construction of additional percentage of adults earned a college degree; establishments. 70 new jobs and 4 new wells, a new storage reservoir and another connection Goshen high rates of unemployment and discouraged business establishments added between 2010 to the Visalia Water system. The wastewater workers; relatively high incomes earned by and 2012. treatment system can support some new growth, but it Goshen residents will eventually require improvements to the pump station and the force main.
2,750 residents; 200 new residents were added Three manufacturing establishments generate Two wells adequately serve Tipton’s needs, and a since 2010; community is very young; low 60 percent of Tipton’s 865 jobs. No third well is under construction; The wastewater Tipton percentage of completed formal education; large employment growth between 2010 and 2012; treatment system is operating at 30 percent capacity, percentage of Spanish only speaking people; 144 workers lost their jobs when the Fresca and it can support some new growth’ low income households Mozzarella Cheese plant closed in 2013
4,700 residents; 200 new residents were added The existing water delivery system lacks the capacity since 2010; community is very young; low rates 375 jobs generated by 39 business to support new connections. 3 Deep groundwater of formal education completed; high establishments. 75 new jobs and 5 new Pixley & Teviston wells have tested for arsenic and will need to be unemployment rates; large percentage of business establishments added between 2010 replaced. The wastewater treatment plant cannot Spanish only speaking people; low income and 2012 support new growth households and high poverty rates 8,500 residents; population growth is stagnant with only 100 new residents added since 2010; 300 jobs generated by 40 business The existing water delivery system can support an community is very young; low rates of formal establishments. 55 new jobs and 10 new expansion of 200 new residential connections. The Earlimart education completed; high unemployment rates; business establishments added between 2010 wastewater treatment system can support the large percentage of Spanish only speaking and 2012 expansion of 600 new residential connections people; low income households and high poverty rates
Source: Wahlstrom & Associates
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Traver Profile Traver, located only six miles south of Kingsburg is the northern-most unincorporated community along the Highway 99 corridor. The community lies in the middle of a productive agricultural area surrounded by crops, orchards and vineyards. The Union Pacific Railroad maintains a line parallel to Highway 99 through the western edge of Traver. Bravo Farms is a significant roadside destination that offers highway travelers a place to shop for food, dine and engaged in family entertainment that includes kids play in a tree house, and animal feeding area, miniature golf and other entertainment activities.
Community services conveniently available to Traver residents include two small markets, three restaurants, and two gas stations with attached convenience stores. Public services include a post office, a child-care center, an elementary school and a church.
Fifty fewer people live in Traver than resided in the community during 2010. The remaining 660 residents include 47 percent of adults that have not completed high school and only 7 percent of adults that have earned a college degree. Nearly 80 percent of Traver residents speak Spanish as their primary language, which far exceeds the 45 percent of Tulare County’s Spanish speakers.
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Fourteen business establishments located within the Traver Zip code include a Foster Farms poultry hatchery operation, a dairy, and other establishments listed below that produce products and services for the agricultural sector.27 Traver’s established businesses include:
§ A landscaping and irrigation establishment;
§ A fruit and vegetable packaging machinery manufacturer and a food processing manufacturer;
§ Six wholesalers of fruit and vegetable products, dairies, livestock, and other farm supplies;
§ A long distance trucking company;
§ An auto body repair shop.
In addition, Traver expanded its economy from 10 establishments that employed 290 workers in 2010, to 14 establishments that employed 355 workers by 2012. Three new wholesale establishments attracted to Traver created 55 new jobs.28
Traver’s Capacity to Deliver Water and Wastewater Treatment Services It is anticipated that new wells, pumps and a storage tank will be required to support new development as the existing water supply wells lack the capacity to support new growth. Access to groundwater is required because of the lack of access to surface water rights.
Traver has a sanitary sewer collection system and a wastewater treatment facility that serves 178 homes along with a few churches, schools and commercial facilities. The sewer collection system that serves the primary part of the community bounded between Burke and Road 44 is limited by the 8-inch diameter main line that connects to the treatment plant. Development outside the existing service area cannot take place unless a larger sewer trunk line or force main is constructed, and the treatment plant is expanded.29
Goshen Profile Goshen is an agriculturally-oriented service community that is bisected by State Highway 99 and the Southern Pacific Railroad. The community is surrounded on the north, west and south by lands in agricultural production and on the east by scattered residential light industrial agricultural and vacant land adjacent to the Visalia Industrial Park.
27 See Appendix Table A-19 28 See Appendix Table A-20 29 Information extracted from the Traver Community Plan, 2014 Update
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Goshen will soon experience a significant transformation when the Highway 99 Interchange is reconstructed to connect Betty Drive with Avenue 312 on the east side, and Avenue 308 on the west side. The interchange reconstruction project will impact Goshen’s physical appearance, the available land to be developed and the ongoing circulation patterns. More specifically:
§ The existing Goshen overcrossing structure will be replaced with a new structure;
§ The existing interchange ramps at Betty Drive interchange will be realigned with new traffic signals installed;
§ New local roads will be constructed on the west side of Route 99. The ramps at Avenue 304 will be closed, and the existing pump station on Route 99 will be reconstructed along with a new drainage basin.
Approximately 3,200 people live in Goshen. With more than 200 people added since 2010 the community’s growth rates have consistently exceeded Tulare County’s growth rates. (0.7 percent compared to 0.4 percent AGR30). Other important demographic characteristics are summarized below:
§ The community’s median age of 27.4 is more than three years younger than Tulare County’s median age, and more than 5 years younger than Visalia’s median age;
30 AGR stands for Annual Growth Rates
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§ Approximately 18 percent of Goshen’s adult residents have earned a college degree, which exceeds 13 percent of Tulare County’s adult residents that have earned a college degree;
§ Nearly one-fourth of Goshen’s labor force is unemployed, far exceeding Tulare County’s 16 percent unemployment rate;
§ Goshen has only a 54 percent labor force participation rate, which indicates there may be a cluster of discouraged workers living in the community;
§ Approximately 55 percent of Goshen’s residents speak Spanish as their primary language, which exceeds the 45 percent of Tulare County’s Spanish speakers, and;
§ Goshen’s average household income of $65,700 is among the highest in Tulare County, and significantly higher than household incomes in the four- county South San Joaquin County region.
§ Community services conveniently available to Goshen area residents include four grocery and convenience stores, a gas station and travel plaza, and two fast food restaurants. A post office, a vocational rehabilitation service center and a church provide public services to area residents.
Twenty-eight business establishments located within the Goshen Zip code include a nursery and tree production business, six construction firms, three manufacturers of wood containers and pallets, a metal products manufacturer, six wholesalers of electrical equipment, industrial supplies, chemicals, and other farm supplies, a tire dealer, a manufactured homes dealer, an equipment rental company, a locksmith, three long distance trucking companies, a building cleaning service, a package and labeling firm, and a recycling center.31 The local economy expanded between 2010 and 2012 by adding four new firms and 70 additional jobs.32
Goshen’s business establishments are small with no firm employing 50 or more workers, and only three firms employing between 20 and 50 workers. Twenty- five business establishments generate 270 jobs. Construction, manufacturing, and transportation establishments generate 160 jobs. The remaining jobs are spread across five other business sectors.
Goshen’s Capacity to Deliver Water and Wastewater Treatment Services Goshen’s water supply system is owned, operated and maintained by Cal Water, a private company that also manages water systems for the City of Visalia and other Tulare County communities. The water supply from two wells adequately serves Goshen’s needs, and additional supply is available when needed from a
31 See Appendix Table A-21 32 See Appendix Table A-22
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12-inch main connection to Visalia’s water system. However, if there were a break in the Visalia water system’s 12-inch main connection for long periods of time, Goshen would not have enough capacity to meet the peak hour demands for water.33 The addition of a new storage reservoir, three new wells and another 12-inch connection to the Visalia water system would expand the system’s capacity to deliver water.
The Goshen Community Services District (GCSD) manages the main sewer collection system, which connects to the City of Visalia’s wastewater treatment system through a pump station and an 8-inch force main. The existing wastewater treatment system can support some growth that is the equivalent of 220 new homes. However, additional capacity will require making improvements to the pump station and the force main that connects Goshen to Visalia’s wastewater treatment system.
Tipton Profile Tipton is an unincorporated community located on Highway 99 about 10 miles south of City of Tulare and 18 miles west of Porterville. The Porterville Wal- Mart distribution center places Tipton on the map as an important distribution nexus and the community can capitalize on regional trade and transportation opportunities by its strategic location at the Highway 99 and State Highway 190 interchange. Tipton is also bifurcated by Highway 99 and the Union Pacific Railroad, which runs parallel to Highway 99. Union Pacific has an active rail line that transports freight through the San Joaquin Valley.
Most of the people who live in the community are engaged in agricultural labor pursuits, which are characterized by low incomes, unstable market conditions and seasonal employment. The lack of economic opportunities contributes to the deterioration of the commercial areas and the depressed housing conditions. Community services conveniently available to Tipton area residents include two bars, two fast-food restaurants, a barber shop, a beauty salon, and a bank, three churches, an elementary school, a medical clinic, a child-care center, a library and a fire station.
33 Information obtained from the Goshen Community Plan, 2014 Update
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Tipton is also as a residential community of more than 2,700 people that includes many farm worker residents. With more than 200 people added since 2010, the community’s growth rates exceed Tulare County’s growth rates. (0.8 percent compared to 0.4 percent AGR). Other demographic characteristics are summarized below:
§ Tipton is among the youngest Highway 99 corridor community with a median age of 25.4, which is five years younger than Tulare County’s median age;
§ Fifty-five percent of Tipton’s adult residents never completed high school, and only 4 percent have earned a college degree;
§ Tipton’s unemployment rate is slightly lower than Tulare County’s (13.8 percent compared to 16 percent);
§ A very large percentage of Tipton’s residents speak Spanish as their primary language (77 percent compared to 51 percent);
§ Tipton’s average household income of $47,800 is approximately $10,000 lower than Tulare County’s average household incomes;
The local economy is based primarily on the agricultural sector that includes 12 farms and 11 dairies located within the Zip code.34 Tipton’s job base is dominated by three manufacturing establishments that each employ between 100 and 250 workers as of 2012. Transportation and warehouse is the other significant sector employing 120 workers.35A number of established packing houses and cold storage facilities take advantage of the community’s strategic
34 See appendix table A-23 for a list of farms 35 See Table A-25
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location and the nearby farming and dairy production activities. Thirty-four establishments doing business in Tipton that employ 865 workers include:
§ Two construction contractors;
§ Two manufacturing establishments;
§ Six wholesalers of agricultural commodities and farm equipment;
§ Six retailers of trucks, farm equipment, and auto parts;
§ Four freight trucking companies and a motor vehicle towing company;
§ Five companies engaged in real estate leasing and management, management consulting, or auctioneering of real estate;
§ Three repair shops of heavy industrial equipment most likely related to farming and agriculture.36
Lastly, Tipton’s job growth has been stagnant since 2010 and the number of business establishments declined between 2010 and 2012. The number of transportation firms declined from 13 to eight, and there were also firm losses in the business sectors of wholesale trade, business services, and administrative support. Establishment gains were made in construction, and real estate management and services. Manufacturing employment was reduced when the Fresca Mozzarella cheese factory closed in 2013 and 144 workers lost their jobs.
Tipton’s Capacity to Deliver Water and Wastewater Treatment Services The Tipton Community Services District (TCSD) manages the delivery of water to their service area hookups. Two active wells were drilled to supply the service area with drinking water. Although a third well is being drilled, the water system’s ability to accommodate new growth is unclear and the future capacity to deliver water to support business expansion is unknown.
The TCSD also manages the sewage collection system and the wastewater treatment plant, which is located on the northwest edge of the community. The plant is currently operating at 30 percent of capacity, which means that the system can support additional growth.
36 See Table A-24 for a list of Tipton business establishments
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Pixley and Teviston Profile
Pixley is an unincorporated community located on Highway 99 approximately 25 miles south of Visalia, seven miles south of Tipton and 14 miles north of Delano in Kern County. The community is a productive agricultural area with 12 farms and 11 dairies located within the Zip code where many of the area's farm workers reside along with other agriculturally oriented businesses.37
Pixley and Teviston have a combined population of 4,700 people. With more than 200 people added since 2010 the community’s growth rates exceed Tulare County’s growth rates. (0.8 percent compared to 0.4 percent AGR). The demographic mix is very similar to Tipton. More detailed information about the demographic characteristics of the two communities are summarized below:
§ Pixley’s median age of 25.5 is among the youngest along the Highway 99 corridor;
§ Nearly 60 percent of Pixley’s adult residents never completed high school, and only 3 percent have earned a college degree;
§ Pixley’s 28.1 percent unemployment rate is among the highest along the Highway 99 corridor, and it greatly exceeds Tulare County’s 16 percent unemployment rate;
§ Nearly three-fourths of Pixley’s residents speak Spanish as their primary language;
37 See Table A-26 for a list of farms
Sustainable Highway 99 Corridor Plan Market Study 38 Administrative Draft Report March 27, 2015
§ Pixley’s average household income of $39,300 is $18,000 lower than Tulare County’s average household incomes;
§ Forty-two percent of Pixley households earn very low incomes that fall below the federal poverty rates.
Community services conveniently available to area residents include three convenience stores and a meat market, two small general merchandise stores, five restaurants and fast food establishments, a florist, a pet supply store, a sporting goods store that specializes in sport fishing, and a barber shop. Other public services include a library, a post office, an outpatient health care facility, an adult school, two child-care facilities, nine churches and two fraternal membership organizations. Other business establishments that do not rely on solely providing local services include:
§ Two construction contractors;
§ Six manufacturing establishments including a dairy, a winery and an aircraft parts manufacturer;
§ Five farm equipment wholesalers and one petroleum products wholesaler;
§ Five motor vehicle dealers and three tire shops;
§ Two trucking companies, an automobile tow shop, and one grain storage company;
§ A motel and RV park;
§ Five companies engaged in insurance, real estate leasing and the delivery of business services;
§ Six auto and industrial repair shops.38
Thirty-nine non-farm business establishments employ 305 workers within the Pixley and Teviston Zip code. Although the job base is small the local economy performed well between 2010 and 2012 by attracting five new retail trade establishments and one new construction establishments, and adding 75 new jobs.39
Pixley’s Capacity to Deliver Water and Wastewater Treatment Services The Pixley PUD delivers water to more than 800 customers including 25 commercial connections. The water supply is derived from four deep underground wells, but three of the four wells require water treatment for Arsenic removal, and future wells to be developed within the service area will
38 See Table A-27 39 See Table A-28
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also require arsenic treatment. The wells must eventually be replaced to meet current water quality standards. In addition, the existing wells and water delivery system lacks sufficient capacity to meet existing domestic demands and the fire protection requirements, no additional connections until capacity is expanded.
The Pixley PUD is also responsible for providing sanitary sewer collection, treatment and disposal services to approximately 800 connections that include 25 commercial connections. Raw sewage is transported to a wastewater treatment facility (WWTF) located southwest of the community, just west of the Pixley airport. However, the system cannot support new growth because the WWTF is operating under a Cease and Desist Order at or near its capacity. Essentially, the adequacy of the existing sewer system to accept additional flows is unknown, and the district has yet to prepare a sewer master plan that addresses current and future needs.
Earlimart Profile
Earlimart is the largest unincorporated community along the Highway 99 corridor located six miles south of Pixley and eight miles north of Delano in Kern County. With 8,600 people, Earlimart is more than twice the size of neighboring Pixley and Teviston. The community is well known as a Friday night swap meet destination. More detailed information about Earlimart’s demographic characteristics are described below:
§ Earlimart’s growth has been stagnant since 2010 with only 110 new people added to the population base;
§ The median age of 25.4 is among the youngest along the Highway 99 corridor;
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§ The 67 percent of adult residents that never completed high school combined with only 3 percent that have earned a college degree places Earlimart at the bottom of all Highway 99 corridor communities in terms of educational attainment;
§ The 21 percent unemployment rate is five points higher than the Tulare County average;
§ Nearly 90 percent of residents speak Spanish as their primary language, which makes Earlimart the largest Spanish speaking population along the Highway 99 corridor;
§ Average household income of $32,900 places Earlimart as the lowest income community along the Highway 99 corridor;
§ Earlimart also has a large cluster of very low-income households with 44 percent of all households falling below the federal poverty rates.
Earlimart residents have a large selection of community services that include a hardware store, four grocery stores, two specialty food stores, a music store, a Subway Restaurant and a barber shop. Public services include a local post office, a branch library, a senior center, a fire station, K-12 public schools, a health care center and four churches. Services and facilities that are also available to residents, businesses and travelers include two gas stations, two vehicle repair shops, a tire dealer, a towing company, a motel and two nonprofits that are established to provide family, social and advocacy services.
Five farming businesses that are established within the Earlimart Zip code include one orchard, three producers of commodity crops, and one dairy. A hay bailing and a crop dusting establishment are also located in Earlimart. Four additional basic industry establishments located in Earlimart that employ a regional labor force include:
§ One specialty trade contractor;
§ A wholesaler of non-durable goods;
§ Two trucking companies and a cold storage facility.40
Although Earlimart’s population growth is stagnant, job growth since 2010 has been decent. Forty business establishments employ 300 workers within the Earlimart Zip code. The distribution of jobs is spread across various business sectors with manufacturing activities accounting for 80 jobs, retail
40 See Table A-29
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establishments with 60 jobs, and transportation and warehouse establishments with 40 jobs. Four other business sectors generate ten to 20 jobs each.41
Ten new business establishments were attracted to Earlimart between 2010 and 2012, and 55 jobs were added to the local economy. Five new retail businesses started in Earlimart, and the new jobs were spread across numerous business sectors.
Earlimart’s Capacity to Deliver Water and Wastewater Treatment Services The Earlimart PUD utilizes three underground wells to deliver water to residential and commercial customers. The distribution system is in good condition with the capacity to transfer significant amounts of water from one part of the community to another. The quality of water is generally excellent but a chlorination device was installed to mitigate undesirable bacterial counts. It is estimated that the water system has the capacity to add the equivalent of 200 new residential connections.42
The PUD is also responsible for providing sewer services to residential and commercial customers. The collection system utilizes a gravity flow system that constrains future growth because the original system was designed using flat grades, which required the construction of two lift stations associated with higher maintenance costs. The treatment plant is located west of Earlimart on 240 acres of land, and the capacity of the system to accommodate the equivalent of 600 new residential connections.
41 See Table A-23 42 Data source: Tulare County Housing Element, 2013
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6. ECONOMIC DEVELOPMENT OPPORTUNITY SITES
The economic development opportunity sites were identified through interviews with County staff, local realtors and the Tulare County EDC. A visual survey was also completed in order to better understand the adjacent land uses, the transportation networks and other business expansion and attraction constraints.
In general, sites located north of Visalia are in higher demand than sites located south of the City of Tulare because the area between the Cities of Fresno and Tulare is a more dynamic corridor than the area between the Cities of Fresno and Bakersfield. This means that market forces generate stronger support to develop sites located near Kingsburg, Traver and Goshen. Market demand to develop the economic development opportunity sites in Tipton, Pixley and Earlimart are weaker, which means that the sites may take many years to develop.
It is important to note that a significant amount of information is unknown about the economic development opportunity sites described below. The actual size of the site is often unknown along with the number of parcels and the property owner’s interest in either selling or developing the site. Access to electrical power, natural gas and storm drainage are unknown as are the detailed costs associated with hooking up to each community’s water distribution and sewage collection systems. The requirements and costs associated with financing off- site roadway improvements are also unknown, and will need to be investigated by follow up real estate due diligence efforts.
Sixteen opportunity sites summarized in Figure 9 are described in more detail below
FIGURE 9 Characteristics of Site Development and Redevelopment Opportunities Tulare County Highway 99 Corridor Access to Infrastructure Location Site Description Current Uses & Zoning Policies Owner Plans Services
The Selma, Kingsburg, 6.5-acre site includes a Fowler Sanitation District railroad spur and 88,600 provides wastewater square feet of buildings County will support the site to be Site #1 Person Reality is marketing treatment services. PG&E formerly used for reused for most any type of Former Cold the site, which has been for provides power and AT&T packing and storing tree business activity that creates jobs. Storage Facility sale for more than two years provides communication fruit and table grapes. Tear down and reconstruction of Near Kingsburg with an asking price of $1.7 services. Groundwater Excellent location but a the buildings may also be million. access is available through new buyer may want to supported pressure pumps and wells redevelop the site and with 500 gallon and 1,800 tear down the existing gallon tanks structures
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Traver Development Areas Interchange location is No access to Traver’s water Site #2 well suited for future distribution or sewer The owner lacks the Undeveloped highway commercial Area is located within the Urban collection lines. Access to capacity to develop the site Land West of services. Caltrans is Development Boundary and zoned ground water is unknown. but the property could be Highway 99 currently using the site for commercial uses Former gas station that put up for sale to store construction should have access to power equipment and natural gas Site is best suited for industrial manufacturing, distribution or Site #3 transportation uses. The The intentions and capacity Undeveloped property has good No access to Traver’s water of the current owners to Land at the access to Highway 99 Community Plan allows for mixed distribution or sewer develop the site is unknown. Northeast Corner but no visibility from use development collection lines. Former The owner’s willingness to of 6th and Merritt Highway 99 traffic. The agricultural sites should have sell the site is also size of the site and groundwater access unknown. number of parcels are unknown.
Proximity to Bravo Farms makes the site Site #4 attractive for more Jackson Farms owns and Farmland Land at highway commercial No access to Traver’s water intends to develop the site the Southeast uses. But its location Community Plan allows for mixed distribution or sewer for highway commercial Corner of 6th and across the street from use development collection lines. Agriculturally uses. Merritt MAF Industries could productive site has make the site attractive groundwater access
to other industrial manufacturing users. Goshen Development Areas The site is located within a 90-acre industrial area The wastewater treatment anchored by Western collection line extends north Site #5 Milling, a major grain- along Road 68 to Avenue Undeveloped milling establishment The number of parcels, The Goshen Community Plan 312, a short distance away Land Northeast of that produces animal owners and plans to allows the site to be converted to from the site. New Effie feed. The location, develop the area are industrial uses. development would have to Drive/Nutmeg which is visible to unknown rely on groundwater, of which Road Highway 99 and the UP the available quantity and Railroad tracks makes quality is unknown the site well suited for new industrial uses. Area is littered with old vacant structures that Wastewater treatment Site #6 should be cleaned up in collection lines are available Undeveloped land The Goshen Community Plan advance of attracting The number of parcels, to businesses that locate on between Betty allows the site to be converted to new investment. Land owners and plans to this site except for property Drive, Effie industrial uses. east of Nutmeg Road is develop the area are located between the railroad Drive/Nutmeg subdivided into smaller unknown tracks. Business prospects Road and Road parcels by the UP Rail will also have access to 67 tracks that terminate at Goshen’s water supply the Western Milling. This large site is located Site #7 between a residential Area is productive farmland that The number of parcels, Wastewater treatment Farmland Along area and sports field has been designated for mixed use owners and plans to collection lines extend to the Betty Drive West along the Betty Drive development develop the area are edge of the site. Water of Road 72 corridor entryway into unknown delivery lines run along
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the Visalia Industrial Avenue 310. System should Park. Future have the capacity to support development will need new development to buffer the housing located east of Road 72
Site is adjacent to Perfection Pet Foods Site #8 located within the Farmland South Visalia Industrial Park. Wastewater treatment of Avenue 304, Productive farmland area is The planned removal of Owner’s plans to develop collection lines and water Between Camp designated for light industrial uses the Goshen Avenue on- this site are unknown delivery lines extend to the Drive and ramp is removed will edge of the site. Highway 99 reduce the site’s value as a new business location Proposed Regional Shopping Center Site lacks access to a sewer 126-acre site is Unincorporated site currently used main. New development strategically located at Landowner has proposed to for productive farmland is located would require Cal Water to an important and develop the 126-acre within Visalia’s Sphere of extend services to the area; Site #9 undeveloped Sequoia Gateway Influence. The City’s General Plan Electrical and natural gas Caldwell Avenue interchange that could Commerce and Business designates the site as an services would also need to Interchange be developed to attract Park, which would be built agricultural reserve area that can be extended. Significant shoppers from the out in 15 years over 3 be transitioned to urban uses improvements to the surrounding four county phases pending conditional use approval interchange will be required region. to support regional shopping. Tipton Development Areas Water delivery and sewer Small undeveloped site County will support new collection lines will have to be Site #10 adjacent to the commercial services on this site, Parcel owned by the utility extended to the site. Unclear Avenue 152 substation could be which is located within the Tipton has been for sale for the if Tipton has sufficient Interchange attractive for highway Urban Development Boundary past 3 years capacity to deliver water to commercial uses (UDB) the site Productive farmland strategically located on County will support new the SE corner of the 99 development on this site, which is Site #11 and highway 190 Site development will require located within the Tipton UDB. The area is being farmed Northeast Corner interchange that could constructing a groundwater However, Caltrans plans to and the owner’s interest in of State Route be available for well and an on-site improve the interchange and widen attracting new development 190 Interchange industrial uses. Area wastewater treatment Highway 190, which adds is unknown has good access to system. complexity to potential site north-south and east- development west transportation corridors
Pixley Development Areas
Farmland with good New development will require access to the Highway The number of parcels, on-site wastewater treatment Site #12 99 interchange could be owners and plans to and a new groundwater well County encourages the site to be Avenue 120 converted into industrial develop the area are that must be tested for developed for industrial uses.. Interchange uses. Close proximity to unknown possible arsenic a large grain mill contamination. Pixley’s operation and a infrastructure systems are not
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potential rail spur makes sufficient to support new this site attractive to growth. new industrial, cold storage or distribution establishments. Farmland suitable for industrial uses located New development will require within close proximity to The number of parcels, on-site wastewater treatment Site #13 a large grain mill owners and plans to and a new groundwater well NE Corner of operation. Site could be County encourages and the site to develop the area are that must be tested for Road 120 and attractive to new be developed for industrial uses. unknown possible arsenic Avenue 112 industrial, cold storage contamination. or distribution
establishments.
104-acre former crop 167 parcels under public No infrastructure services dusting airfield owned ownership. Tulare County available to the site. New by Tulare County. Public does not yet have a land development will require on- ownership allows the disposition strategy, but site wastewater treatment Site #14 County to offer land at County encourages and the site to parcels could be leased out and a new groundwater well Harmon Field below market sale and be developed for industrial uses. of sold at below market that must be tested for lease prices in order to value in order to stimulate possible arsenic incentivize and attract job creation. contamination. new business to the
area. Earlimart Development Areas Partially developed Site #15 commercial site The County encourages more Water and sewer are in place NW Corner of anchored by an Auto Site is on the market and commercial growth in this area. A to connect to this site without Sierra Ave. and Zone includes additional available for purchase or McDonalds was recently approved any unusual costs associated Earlimart Ave. vacant land that can lease with construction starting in 2015. with new development. absorb more commercial uses Closed and underutilized cold storage facilities located The number of facilities that Presumably the closed and along the N. Front Area #16 are closed, along with the underutilized former cold Street corridor that County would support the ruse of Former cold size, conditions and owners storage facilities have access could be adaptively existing buildings storage facilities to water, sewer, electricity reused for other intentions are unknown and natural gas services business uses, residential or artist colonies.
Site #1: Former Cold Storage Facility near Kingsburg The former cold storage facility adjacent to the City of Kingsburg is a high priority site with a willing owner who has the property on the market for sale with an asking price of $1.7 million. The site that includes an available railroad spur has full access to infrastructure services with few on-site or off-site improvements required.
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Site reuse has been constrained by a relatively high asking price, and its isolated location down a back road at the end of an industrial cul-de-sac may limit the list of potential business prospects. A chemical manufacturing or distribution business was interested in the facility but found an alternative site in Fresno County at a lower price.
Traver Sites Three economic development opportunity sites identified in the map below present the Traver property owners with good opportunities to capitalize on the potential market demand. Fortunately, Traver’s wastewater treatment plant has the capacity to support growth on these sites, but new development will require the property owner to fund the extension of the sewer collection system, and a new groundwater well must be constructed.
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Site #2: Undeveloped Commercial Land West of Highway 99 This undeveloped site located west of Highway 99 is currently used as a Caltrans storage yard. The former gas station is ideally sited for highway commercial services adjacent to the freeway interchange. New development will require the owner to drill a groundwater well and address sewage treatment on site, and its former gas station indicated that power and natural gas could easily be hooked up to any new development. Although not capable of developing the site, the owner may be willing to place the property on the market for sale after Caltrans removes its equipment sometime in 2015.
Site #3: Undeveloped Land at the Northeast Corner of 6th and Merritt This undeveloped site with excellent Highway 99 access is best suited for future industrial, distribution or transportation uses. However, new development will require the property owner to construct a groundwater well and treat wastewater on-site until a new collection line connects the site with the Traver Wastewater Treatment Plant.43
Site #4: Agriculturally Productive Land at the Southeast Corner of 6th and Merritt A large agribusiness corporation intends to develop this active orchard for highway commercial uses.44 The site, which is located along Merritt Avenue contiguous to Bravo Farms, has an existing groundwater well, but a new sewer collection line that connects to the wastewater treatment plant will need to be financed.
Goshen Sites Goshen’s strategic location near the Visalia Industrial Park and the Highway 198 interchange generates a relatively strong demand for new business space that differentiates the community from other Highway 99 corridor sites. Four economic development sites in Goshen that are identified in the map below present Tulare County with good opportunities to capitalize on the potential market demand. In addition to a good strategic location, Goshen has access to water and sewer infrastructure services through its connections with the Visalia water system and the wastewater treatment plant. It is likely that even more economic development opportunity sites will become available west of Highway 99 after the Betty Drive interchange project is completed.
43 The 2014 Community Plan indicates that a wastewater collection line will be extended to the site during phase 3 of the expansion plan, which is a number of years away. 44 This information was learned from interviews with local realtors and neighboring business establishments
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Site #5: Undeveloped Land Northeast of Effie Drive/Nutmeg Road This large area located near Western Milling is best suited for industrial uses, but a significant amount of real estate due diligence analysis will be required before the site can be promoted to potential business prospects. The number, size and parcel ownership are unknown; the interest and willingness of the owners to develop the property are also unknown. New development will require a new groundwater well, of which the available quantity and quality is unknown. Fortunately, extending the wastewater treatment collection line to the site should be affordable.
Site #6: Undeveloped Land Within the Triangle Bounded by Betty Drive, Effie Drive/Nutmeg Road and Road 67 This large area, which is located near Betty Drive with good access to Highway 99, is littered with old vacant structures that should be cleaned up in advance of attracting new investment. New development can easily access the wastewater treatment collection line, but a new groundwater well will need to be constructed. The site will require a significant amount of real estate due diligence in order to better understand the details constraints and costs of access to infrastructure, and the area between the railroad tracks may not be developable. In addition, the number, size and parcel ownership are unknown as are the interest and willingness of the owners to develop the property.
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Site #7: Undeveloped Land Within the Triangle Bounded by Betty Drive, Effie Drive/Nutmeg Road and Road 67 This large area of active farmland that is designated for mixed-use development enjoys an excellent location along the Betty Drive entryway into the Visalia Industrial Park. The area has good access to water delivery and wastewater treatment lines that extend to the edge of the site. The number, size and parcel ownership are unknown as are the interest and willingness of the owners to develop the property.
Site #8: Active Farmland South of Avenue 304, Between Camp Drive and Highway 99 This area of active farmland is located next to Perfection Pet Foods in the Visalia Industrial Park. Wastewater treatment collection lines and water delivery lines extend to the edge of the site. However, the Goshen Avenue on-ramp will be removed as part of the Betty Drive interchange replacement project, which will reduce transportation access and the site’s value as a new business location.
Caldwell Avenue Interchange A regional shopping center has been proposed for the Caldwell Avenue interchange, which is located on Highway 99, approximately three miles south of the Highway 198 interchange. The proposed site is located in unincorporated Tulare County, but within the City of Visalia’s Sphere of Influence. This means that Visalia will have significant input on the eventual project approval, but Tulare County would benefit from the sales tax revenues generated by a new regional shopping center.
Site #9: Caldwell Avenue Interchange A landowner has proposed to develop the 126-acre Sequoia Gateway Commerce and Business Park, which would take 15 years to build out. Phase 1 would develop a hotel and restaurant; Phase 2 would add offices and an agricultural visitors center to the site; Phase 3 would develop a shopping center. At this time no specific land use plan has been submitted in terms of project size, anchor tenants or any other details.
Site development would require significant improvements to the interchange in order to support the traffic associated with a new regional shopping center. In
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addition, the site lacks access to water, sewer, electrical power or natural gas. Presumably, the infrastructure and interchange improvements can be privately financed by the new development. However, significant land use approval hurdles will need to be overcome because the proposed project is likely to be opposed by the Cities of Visalia and Tulare due to concerns about the economic and fiscal impacts on existing retail shopping.
Tipton Sites Tipton’s location along the Highway 99 corridor comes with lower traffic counts and less demand for business space than in Traver and Goshen. New development on the two economic development opportunity sites described below may require the construction of a new groundwater well because the capacity of the existing water delivery system to accommodate new growth is unknown. Fortunately, the wastewater treatment system can support some new growth because it is operating below capacity.
Site #10: Avenue 152 Interchange This small vacant land site adjacent to the substation could be attractive for highway commercial uses. It is believed that the utility owns and has attempted to sell the site, but a potential buyer has yet to emerge. Site development is constrained by Tipton’s lack of capacity to add new hook ups as well as the need to extend the extension of a sewer line north of Avenue 152. It is likely that a groundwater well will be required to support new development on this site.
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Site #11: Northeast Corner of State Route 190 Interchange This large productive farmland area that is strategically located on the northeast corner of the Highway 99 and Highway 190 interchange is best suited for industrial uses. The site’s location at a key transportation nexus could make it an attractive area for manufacturing, distribution or transportation uses. However, site development is constrained by the need to construct a groundwater well and an on-site wastewater treatment system to support new development due to the lack of infrastructure services.
Pixley Sites Pixley’s economic development opportunity sites are displayed on the map below. Good industrial sites are available with Highway 99 access. However, Pixley’s water delivery and wastewater treatment systems cannot support new development, which will require new business prospects to fund on-site wastewater treatment and new groundwater wells that must be tested and treated for potential arsenic contamination.
Site #12: Avenue 120 Interchange This large productive farmland area that is strategically located on the southwest corner of the Highway 99 and Avenue 120 interchange is designated for industrial uses. However, new development is constrained by the high costs associated with constructing an on-site wastewater treatment system and a new groundwater well must be tested for possible arsenic contamination.
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Site #13: NE Corner of Road 120 and Avenue 112 This farmland area located within close proximity to a large grain mill operation could be attractive to new industrial, cold storage or distribution establishments. However, site development is constrained by high costs associated with constructing an on-site wastewater treatment system plus a new groundwater well that must be tested for possible arsenic contamination.
Site #14: Harmon Field The 104-acre former crop dusting airport site was used for 42 years until its closure in 1994.45 The crop dusting activity contaminated the soils, and the site is currently undergoing environmental remediation, which is scheduled for completion sometime in 2015. Tulare County acquired the site and could possible lease land or sell parcels are below market value in order to attract business and create jobs. However, new development on this site will continue to be constrained by Pixley’s inadequate infrastructure and the high costs associated with constructing on-site wastewater treatment, and drilling for groundwater that may be contaminated with arsenic.
Earlimart Sites Two economic development opportunity sites identified in Earlimart are displayed on the map below. Fortunately, Earlimart’s water and sewer infrastructure systems have some capacity to absorb new growth.
45 See Harmon Field Preliminary Industrial Development Plan. 2013
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Site #15: NW Corner of Sierra Ave. and Earlimart Ave. This partially developed commercial site that is anchored by an Auto Zone includes vacant land available to be developed for additional commercial uses. A McDonalds was recently attracted to the area with construction scheduled in 2015. The site is ready and available for more development as it is on the market for lease or sale with full access to water and sewer services.
Site #16: Former Cold Storage Facilities Along the N. Front Corridor A significant inventory of closed and underutilized cold storage facilities are located along the N. Front Street corridor between Sutter and Franklin Avenue. These facilities could be adaptively reused for other business uses, residential or artist colonies depending on the building conditions and owner’s intentions. Adaptive reuse of these facilities should have full access to infrastructure services.
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7. IMPLEMENTATION ACTIONS TO SUPPORT SUSTAINABLE DEVELOPMENT
Tulare County has experienced robust job growth within the manufacturing, distribution and transportation sector since emerging from the recession in 2010. However, virtually no new firms were attracted to the area and the job growth has been exclusively fueled by the business expansion among established firms. In some cases, firms that expanded did not even add new building space, they simply used their existing space more efficiently to increase their employment densities. Essentially, business expansion is driving Tulare County’s economy and the implementation actions that Tulare County should consider are described below.
Design and Implement a Business Retention and Expansion Survey Approximately 400 target industry establishments are engaged in business throughout unincorporated Tulare County and the Cities. A well designed survey will identify specific firms that may have plans to expand, but may be constrained by their current site, and may be interested in expanding or relocation to one of the economic development opportunity sites identified in this report.
Economic Development Opportunity Site Real Estate Due Diligence Initiatives The 16 economic development opportunity sites identified in this report require a significant amount of real estate due diligence follow up work. The individual parcels that comprise each site should be identified and the owners should be contacted to determine their interest in developing or selling their land. In addition, detailed maps should be prepared that identifies the individual parcels that comprise each opportunity site. The maps should include the following:
§ Access to and the location of available water distribution and sewage collection lines;
§ Information about groundwater access since many sites will require owners to construct a well;
§ Access and providers of power and natural gas, and;
§ Topographic, geologic and storm drainage considerations.
Available Business Expansion and Attraction Incentives Site development incentives could include information about current zoning and restrictions to developing the sites, and the availability of potential federal, state and county incentives including tax credits, loans, workforce development, California Competes and others.
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Marketing Initiatives Tulare County should consider a number of tasks and approaches to marketing the economic development opportunity sites so that business prospects are attracted, investment in commercial and industrial buildings is encouraged, jobs are created along with tax revenues accrued to the County. Some initiatives and tasks that should be considered are listed below:
§ Create site brochures or web site that would describe the characteristics of each site, the socioeconomic setting, surrounding land uses, the available infrastructure, the asking price or appraised value, the available incentives and other important real estate transaction information;
§ Organize site development marketing events that could be attended by brokers, developers and business prospects;
§ Organize familiarization tours of the economic development opportunity sites;
§ Organize a county-wide development symposium in collaboration with the Cities, the EDCs and the real estate development community, and;
§ Improve the professional expertise of commercial real estate transactions by matching competent commercial real estate brokers with the economic development opportunity site property owners.
Table A-1 Population Growth Rates in Tulare County and the Surrounding Region: 2000 - 2013
Population Population Population Population 2000 2007 2010 2013 Growth Rates Growth Rates Growth Rates 2000 - 2007 2007 - 2010 2010 - 2013
Tulare County 368,800 423,600 443,600 456,300 2.0% 1.5% 0.9%
Kings County 129,800 150,400 153,000 150,500 2.1% 0.6% -0.5%
Fresno County 802,200 899,800 933,100 958,900 1.7% 1.2% 0.9%
Kern County 664,400 805,800 841,700 867,000 2.8% 1.5% 1.0%
California 34,000,800 36,552,500 37,318,500 38,204,600 1.0% 0.7% 0.8%
Data Sources: California Department of Finance Analysis: Wahlstrom & Associates
Table A-2 Population Growth Components
Tulare Tulare Tulare
2000-2007 2007-2010 2010-2013
Total Population Growth 54,800 20,000 12,700
Annual Population Growth 7,800 6,700 4,200
Annual Births minus Deaths 5,100 5,700 5,100
Annual International Migration 1,200 1,400 700
Annual Immigration from Other U.S. Locations 1,500 n/a n/a
Annual Outmigration to Other U.S. Locations n/a -500 -1,500
% Population Growth (Births minus Deaths) 65% 85% 121%
% Population Growth (International Migration) 15% 21% 17%
% Population Growth (Immigration from Other U.S. 19% n/a n/a Locations)
% Population Growth (Outmigration to Other U.S. Locations) n/a -7% -36%
Data Sources: California Department of Finance Analysis: Wahlstrom & Associates
Table A-3
In-Migration and Out-Migration Growth Rates in Tulare County and the Surrounding Region: 2000-2013
Population Population Population Population 2000 2007 2010 2013 Growth Rates Growth Rates Growth Rates 2000-2007 2007-2010 2010-2013 Tulare County 368,800 423,600 443,600 456,300 2.0% 1.5% 0.9% South San Joaquin Valley Region [a] 1,965,200 2,279,600 2,371,400 2,432,700 2.1% 1.3% 0.9% California 34,000,800 36,552,500 37,318,500 38,204,600 1.0% 0.7% 0.8%
Natural Growth Natural Growth Natural Growth Births minus Births minus Births minus as a % of as a % of as a % of Natural Growth deaths deaths deaths Population Population Population 2000-2007 2008-2010 2010-2013 Growth Growth Growth 2000-2007 2007-2010 2010-2013 Tulare County 35,600 17,200 15,800 65.0% 86.0% 124.4%
South San Joaquin Valley Region [a] 164,700 84,400 78,300 52.4% 91.9% 127.7%
California 2,155,600 926,700 801,500 84.5% 121.0% 90.5%
International International International International International International Migration as a Migration as a Migration as a International Immigration Factors Migration Migration Migration % of Population % of Population % of Population 2000-2007 2008-2010 2010-2013 Growth Growth Growth 2000-2007 2007-2010 2010-2013
Tulare County 8,500 4,300 11,800 15.5% 21.5% 92.9%
South San Joaquin Valley Region [a] 45,300 22,700 59,600 14.4% 24.7% 97.2%
California 1,190,200 479,200 763,700 46.6% 62.6% 86.2%
Domestic Domestic Domestic Domestic Domestic Domestic Migration as a Migration as a Migration as a Domestic Out-migration Factors Migration Migration Migration % of Population % of Population % of Population 2000-2007 2008-2010 2010-2013 Growth Growth Growth 2000-2007 2007-2010 2010-2013
Tulare County 10,700 -1,500 -4,500 20% N/A N/A
South San Joaquin Valley Region [a] 100,400 -15,100 -26,400 32% N/A N/A
California -794,200 -639,900 -254,100 N/A N/A N/A
Data Sources: California Department of Finance Analysis: Wahlstrom & Associates Notes: [a] South San Joaquin Valley Region combines the Counties of Tulare, Fresno, Kern and Kings
Table A-4 Primary Language Spoken at Home Among Residents of Tulare County and the Surrounding Region, 2014
English Spanish Asian Other Total
Tulare County 213,200 189,700 11,200 6,100 420,200
South San Joaquin Valley 1,253,700 832,8600 92,500 62,100 2,241,100 Region [a]
California 20,261,000 10,375,000 3,447,000 1,924,000 36,008,000
Percent Total
Tulare County 51% 45% 3% 1%
South San Joaquin Valley 56% 37% 4% 3% Region [a]
California 56% 29% 10% 5%
Data Source: Claritas and the U.S. Census American Community Survey Analysis: Wahlstrom & Associates Notes: [a] South San Joaquin Valley Region combines the Counties of Tulare, Fresno, Kern and Kings CDP = Census Designated Places Data measures languages spoken at home for people age 5 years and older
Table A-5 Population By Age in Tulare County and the Surrounding Region, 2014
Age Age Age Age Age Population Estimates Total Median Age Average Age < 18 18-34 35-54 55-64 65 +
Tulare County 143,800 114,800 110,000 44,100 47,200 459,900 30.6 33.5
South San Joaquin Valley 716,800 631,500 600,000 243,700 250,800 2,442,800 N/A 34.1 Region [a]
California 9,312,900 9,456,000 10,459,500 4,510,600 4,811,000 38,550,000 36.0 37.3
% of State % of State Percent Distribution by Age Group Median Age Average Age
Tulare County 31% 25% 24% 10% 10% 85.0% 89.8%
South San Joaquin Valley 29% 26% 25% 10% 10% N/A 91.4% Region [b]
California 24% 25% 27% 12% 12%
Data Sources: Claritas, U.S. Census and the American Community Survey Estimates Analysis: Wahlstrom & Associates Notes: [a] South San Joaquin Valley Region combines the Counties of Tulare, Fresno, Kern and Kings Numbers are rounded
Table A-6 Educational Attainment among Adults in Tulare County and the Surrounding Region (Age 25 and older), 2014
HS Graduate, Professional or Not HS Some College Bachelor's Advanced Total Graduate or Associates degree Degree Degree
Tulare County 83,100 149,100 23,100 10,900 266,200
South San Joaquin Valley Region [a] 411,600 807,700 157,800 88,100 1,465,200
California 4,815,000 16,201,500 4,855,300 2,784,800 28,656,600
HS Graduate, Professional or Not HS Some College Bachelor's Percent Total Advanced Graduate or Associates degree Degree Degree
Tulare County 31% 56% 9% 4%
South San Joaquin Valley Region [a] 28% 55% 11% 6%
California 17% 57% 17% 10%
Data Source: Claritas and the U.S. Census American Community Service Analysis: Wahlstrom & Associates Notes: [a] South San Joaquin Valley Region combines the Counties of Tulare, Fresno, Kern and Kings Numbers are rounded
Table A-7 Labor Force Characteristics in Tulare County and the Surrounding Region, 2000 and 2014
Labor force Unemployment Not in Labor 2014 Labor Force Employed Unemployed participation Rate Force rate
Tulare County 208,400 175,000 33,400 16.0% 124,000 63%
South San Joaquin Valley 1,090,900 923,900 167,000 15.3% 717,500 60% Region [a]
California 19,334,700 16,972,100 2,362,600 12.2% 11,014,800 64%
Labor force Unemployment Not in Labor 2000 Labor Force Employed Unemployed participation Rate Force rate
Tulare County 153,900 134,100 33,400 12.9% 103,900 60%
South San Joaquin Valley 805,500 707,300 98,200 12.2% 592,400 58% Region [a]
California 15,829,200 14,718,900 1,110,300 7.0% 10,049,000 61%
Data Source: Claritas and the U.S. Census American Community Survey Analysis: Wahlstrom & Associates Notes: [a] South San Joaquin Valley Region combines the Counties of Tulare, Fresno, Kern and Kings Numbers are rounded
Table A-8 Average Household Income and Income Distribution in Tulare County and the Surrounding Region, 2014
# of Households in each $35 to $50 to $100 to Total Average % State < $35k > $150k income bracket $50K $100K $150K Households HH Income Total
Tulare County 57,900 21,040 36,700 12,200 7,000 134,840 $57,100 70%
South San Joaquin Valley 299,300 107,040 208,800 76,900 45,500 737,540 $60,700 74% Region [a]
California 4,083,800 1,661,900 3,793,000 1,833,300 1,631,500 13,003,500 $81,700
Percent Total
Tulare County 43% 16% 27% 9% 5%
South San Joaquin Valley 41% 15% 28% 10% 6% Region [a]
California 31% 13% 29% 14% 13%
Data Sources: Claritas, U.S. Census and the American Community Survey Estimates Analysis: Wahlstrom & Associates Notes: [a] South San Joaquin Valley Region combines the Counties of Tulare, Fresno, Kern and Kings Numbers are rounded
Table A-9 Poverty Rates Trends in Tulare County and the Surrounding Region, 2000 - 2014
Households % Households Households % Households Households Households Below Poverty Below Poverty Below Poverty Below Poverty 2000 2014 2000 2000 2014 2014
Tulare County 87,000 16,700 19% 171,400 40,600 24%
South San Joaquin Valley 457,100 81,400 18% 890,600 204,500 23% Region [a]
California 7,920,100 854,800 11% 13,681,600 1,921,400 14%
Data Sources: Claritas, U.S. Census and the American Community Survey Estimates Analysis: Wahlstrom & Associates Notes: [a] South San Joaquin Valley Region combines the Counties of Tulare, Fresno, Kern and Kings Federal Poverty Rates are determined by income and family size. Families of 4 persons with annual incomes less than $23,050 are considered impoverished Numbers are rounded
Table A-10
State Employment by Industry Trends: 2001 – 2013
Annual Annual Annual Growth Growth Growth Industry Sector 2001 2007 2010 2013 Rate Rate Rate 2001-2007 2007-2010 2010-2013
Total Employment 15,096,100 15,794,400 14,593,100 15,558,800 0.8% -2.6% 2.2% Private Sector Employment 12,714,000 13,299,800 12,144,700 13,188,600 0.8% -3.0% 2.8% Total Farm 379,500 383,700 382,800 411,400 0.2% -0.1% 2.4% Mining, Logging, and Construction 806,000 919,300 586,600 666,800 2.2% -13.9% 4.4% Manufacturing 1,780,800 1,464,400 1,241,900 1,250,900 -3.2% -5.3% 0.2% Wholesale Trade 656,700 715,300 644,000 697,400 1.4% -3.4% 2.7% Retail Trade 1,575,900 1,689,900 1,517,700 1,601,400 1.2% -3.5% 1.8% Transportation, Warehousing & -0.2% -2.8% 2.6% 514,100 507,700 466,200 503,700 Utilities Information 551,900 471,100 429,000 450,400 -2.6% -3.1% 1.6% Finance, Insurance & Real Estate 829,700 896,600 760,200 782,300 1.3% -5.4% 1.0% Professional & Business Services 2,187,300 2,266,200 2,073,800 2,330,900 0.6% -2.9% 4.0% Educational & Health Services 1,567,800 1,913,200 2,056,000 2,307,100 3.4% 2.4% 3.9% Leisure & Hospitality 1,365,100 1,560,400 1,501,500 1,671,300 2.3% -1.3% 3.6% Other Services 499,200 512,200 484,900 515,200 0.4% -1.8% 2.0% Government
Federal Government 254,300 247,000 268,400 245,500 -0.5% 2.8% -2.9% State Government (not education) 260,100 268,200 265,100 253,600 0.5% -0.4% -1.5% Local Government & Special 1.8% -0.9% -1.2% 719,300 800,800 778,500 750,100 Districts (not education) Public Education 1,148,400 1,178,600 1,136,400 1,121,000 0.4% -1.2% -0.5%
Data Sources: California Employment Development Department
Analysis: Wahlstrom & Associates
Table A-11 Regional Employment by Industry Trends: 2001 to 2013
Annual Annual Annual Growth Growth Growth Industry Sector 2001 2007 2010 2013 Rate Rate Rate 2001-2007 2007-2010 2010-2013
Total Employment 748,700 845,000 795,600 854,700 2.0% -2.0% 2.4% Private Sector Employment 605,200 690,600 641,200 702,400 2.2% -2.4% 3.1% Total Farm 131,000 138,000 134,900 149,400 0.9% -0.8% 3.5% Mining, Logging, and Construction 44,500 58,300 39,900 48,600 4.6% -11.9% 6.8% Manufacturing 53,300 57,700 52,300 53,000 1.3% -3.2% 0.4% Wholesale Trade 22,200 26,100 23,800 27,200 2.7% -3.0% 4.6% Retail Trade 74,000 85,300 77,300 85,000 2.4% -3.2% 3.2% Transportation, Warehousing & Utilities 20,400 21,800 20,700 24,100 1.1% -1.7% 5.2% Information 10,000 11,700 11,100 11,700 2.7% -1.7% 1.8% Finance, Insurance & Real Estate 33,300 37,500 32,200 33,500 2.0% -5.0% 1.3% Professional & Business Services 41,800 47,800 45,000 50,300 2.3% -2.0% 3.8% Educational & Health Services 39,200 47,700 49,400 53,800 3.3% 1.2% 2.9% Leisure & Hospitality 43,900 52,800 50,500 53,100 3.1% -1.5% 1.7% Other Services 36,000 40,800 41,300 45,100 2.1% 0.4% 3.0% Government
Federal Government 36,200 40,100 40,400 41,100 1.7% 0.2% 0.6% State Government (not education) 24,700 27,300 26,700 25,600 1.7% -0.7% -1.4% Local Government & Special Districts (not 33,300 38,500 37,200 37,100 2.4% -1.1% -0.1% education) Public Education 49,300 48,500 50,100 48,500 -0.3% 1.1% -1.1% Data Sources: California Employment Development Department Analysis: Wahlstrom & Associates
Note: Southern San Joaquin County Region includes the Counties of Tulare, Fresno, Kern and Kings
Table A-12 Tulare County Employment by Industry Trends: 2001 to 2013
Annual Annual Annual Growth Growth Growth Industry Sector 2001 2007 2010 2013 Rate Rate Rate 2001-2007 2007-2010 2010-2013
Total Employment 134,800 149,800 144,800 147,600 1.8% -1.1% 0.6% Private Sector Employment 105,700 118,900 113,700 117,600 2.0% -1.5% 1.1% Total Farm 33,500 35,000 37,700 34,200 0.7% 2.5% -3.2% Mining, Logging, and Construction 5,500 7,600 3,900 4,200 5.5% -19.9% 2.5% Manufacturing 11,500 12,000 11,100 11,600 0.7% -2.6% 1.5% Wholesale Trade 3,600 4,000 3,800 3,800 1.8% -1.7% 0.0% Retail Trade 13,700 15,700 14,600 16,600 2.3% -2.4% 4.4% Transportation, Warehousing & 5,100 5,400 5,100 6,500 1.0% -1.9% 8.4% Utilities Information 1,000 1,100 1,100 900 1.6% 0.0% -6.5% Finance, Insurance & Real Estate 4,200 4,500 3,800 3,800 1.2% -5.5% 0.0% Professional & Business Services 8,400 9,900 8,700 10,500 2.8% -4.2% 6.5% Educational & Health Services 8,900 11,600 12,000 12,600 4.5% 1.1% 1.6% Leisure & Hospitality 7,400 9,000 8,900 10,000 3.3% -0.4% 4.0% Other Services 2,900 3,000 3,000 3,100 0.6% 0.0% 1.1% Government
Federal Government 1,400 1,200 1,500 1,100 -2.5% 7.7% -9.8% State Government (not education) 2,600 2,300 2,100 1,700 -2.0% -3.0% -6.8% Local Government & Special 16,400 19,100 19,200 19,700 2.6% 0.2% 0.9% Districts (not education) Public Education 8,700 8,300 8,300 7,500 -0.8% 0.0% -3.3% Data Sources: California Employment Development Department Analysis: Wahlstrom & Associates
Table A-13 Population and Housing Growth Trends in Tulare County and the Highway 99 Corridor Communities: 2000 - 2014
Annual Growth Annual Growth Population Trends 2000 2010 2014 Rate Rate 2000-2010 2010-2014
Tulare County 368,000 442,200 459,900 1.9% 0.4% Traver CDP 480 710 660 4.0% -0.7% Goshen CDP 2,270 3,010 3,220 2.9% 0.7% Tulare (City) 47,800 59,300 62,000 2.2% 0.4% Tipton CDP 1,790 2,540 2,750 3.6% 0.8% Pixley CDP 2,250 3,310 3,540 3.9% 0.7% Teviston CDP 940 1,210 1,160 2.6% -0.4% Earlimart CDP 7,420 8,540 8,650 1.4% 0.1% Visalia 96,200 124,400 130,300 2.6% 0.5%
Annual Growth Annual Growth Housing Units 2000 2010 2014 Rate Rate 2000-2010 2010-2014 Tulare County 119,600 141,700 146,300 1.7% 0.3% Traver CDP 130 180 170 3.3% -0.6% Goshen CDP 600 810 870 3.0% 0.7% Tulare (City) 15,480 18,860 19,550 2.0% 0.4% Tipton CDP 490 650 690 2.9% 0.6% Pixley CDP 640 890 950 3.4% 0.7% Teviston CDP 270 340 320 2.3% -0.6% Earlimart CDP 1,810 2,060 2,110 1.3% 0.2% Visalia 34,340 44,280 45,710 2.6% 0.3% Data Sources: Claritas, U.S. Census and the American Community Survey Estimates Analysis: Wahlstrom & Associates Notes: [a] South San Joaquin Valley Region combines the Counties of Tulare, Fresno, Kern and Kings Numbers are rounded CDP = means Census Designated Places
Table A-14 Population By Age in Tulare County and the Surrounding Region, 2014
Age Age Age Age Age Population Estimates Total Median Age Average Age < 18 18-34 35-54 55-64 65 +
Tulare County 143,800 114,800 110,000 44,100 47,200 459,900 30.6 33.5 Traver CDP 210 170 160 60 70 670 30.1 33.3 Goshen CDP 1,100 900 700 250 240 3,190 27.4 30.5 Tulare (City) 19,800 15,400 15,100 5,500 6,200 62,000 30.2 33.1 Tipton CDP 1,000 800 600 180 150 2,730 25.4 28.5 Pixley CDP 1,300 1,000 800 240 210 3,550 25.5 29.1 Teviston CDP 440 310 300 70 60 1,180 25.3 28.4 Earlimart CDP 3,200 2,300 1,900 600 600 8,600 25.4 29.4 Visalia 37,600 31,900 32,300 13,600 14,800 130,200 32.6 35.0
% of State % of State Percent Distribution by Age Group Median Age Average Age Tulare County 31% 25% 24% 10% 10% 85.0% 89.8%
Traver CDP 31% 25% 24% 9% 10% 83.6% 89.3%
Goshen CDP 34% 28% 22% 8% 8% 76.1% 81.8%
Tulare (City) 32% 25% 24% 9% 10% 83.9% 88.7%
Tipton CDP 37% 29% 22% 7% 5% 70.6% 76.4%
Pixley CDP 37% 28% 23% 7% 6% 70.8% 78.0%
Teviston CDP 37% 26% 25% 6% 5% 70.3% 76.1%
Earlimart CDP 37% 27% 22% 7% 7% 70.6% 78.8%
Visalia 29% 25% 25% 10% 11% 90.6% 93.8%
Data Sources: Claritas, U.S. Census and the American Community Survey Estimates Analysis: Wahlstrom & Associates Notes: [a] South San Joaquin Valley Region combines the Counties of Tulare, Fresno, Kern and Kings Numbers are rounded CDP = Census Designated Places
Table A-15 Educational Attainment among Adults in Tulare County and the Surrounding Region (Age 25 and older), 2014
HS Graduate, Professional or Not HS Some College Bachelor's Advanced Total Graduate or Associates degree Degree Degree Tulare County 83,100 149,100 23,100 10,900 266,200 Traver CDP 200 200 20 10 430 Goshen CDP 500 900 210 110 1,720 Tulare (City) 9,600 22,200 2,460 1,180 35,440 Tipton CDP 800 600 40 20 1,460 Pixley CDP 1,100 700 40 10 1,850 Teviston CDP 400 200 20 0 620 Earlimart CDP 2,900 1,300 90 50 4,340 Visalia 15,000 48,700 10,210 5,460 79,370
HS Graduate, Professional or Not HS Some College Bachelor's Percent Total Advanced Graduate or Associates degree Degree Degree Tulare County 31% 56% 9% 4% Traver CDP 47% 47% 5% 2% Goshen CDP 29% 52% 12% 6% Tulare (City) 27% 63% 7% 3% Tipton CDP 55% 41% 3% 1% Pixley CDP 59% 38% 2% 1% Teviston CDP 65% 32% 3% 0% Earlimart CDP 67% 30% 2% 1% Visalia 19% 61% 13% 7% Data Source: Claritas and the U.S. Census American Community Service Analysis: Wahlstrom & Associates Notes: [a] South San Joaquin Valley Region combines the Counties of Tulare, Fresno, Kern and Kings Numbers are rounded CDP = Census Designated Places
Table A-16 Labor Force Characteristics in Tulare County and the Surrounding Region, 2000 and 2014
Labor force Unemployment Not in Labor 2000 Labor Force Employed Unemployed participation Rate Force rate
Tulare County 153,900 134,100 19,800 12.9% 103,900 60% Traver CDP 190 150 40 21.1% 100 66% Goshen CDP 860 700 160 18.6% 600 59% Tulare (City) 19,400 17,300 2,100 10.8% 13,800 58% Tipton CDP 650 600 50 7.7% 500 57% Pixley CDP 720 600 120 16.7% 700 51% Teviston CDP 330 250 80 24.2% 300 52% Earlimart CDP 2,700 1,800 900 33.3% 1,900 59% Visalia 44,100 40,400 3,700 8.4% 25,500 63%
Labor force Unemployment Not in Labor 2014 Labor Force Employed Unemployed participation Rate Force rate
Tulare County 208,400 175,000 33,400 16.0% 124,000 63% Traver CDP 320 260 60 18.8% 200 62% Goshen CDP 1,180 900 280 23.7% 1,000 54% Tulare City 26,900 23,500 3,400 12.6% 17,400 61% Tipton CDP 1,160 1,000 160 13.8% 700 62% Pixley CDP 1,530 1,100 430 28.1% 900 63% Teviston CDP 490 350 140 28.6% 300 62% Earlimart CDP 3,800 3,000 800 21.1% 2,000 66% Visalia 61,700 54,600 7,100 11.5% 35,200 64% Data Source: Claritas and the U.S. Census American Community Survey Analysis: Wahlstrom & Associates Notes: [a] South San Joaquin Valley Region combines the Counties of Tulare, Fresno, Kern and Kings Numbers are rounded CDP = means Census Designated Places
Table A-17 Primary Language Spoken at Home Among Residents of Tulare County and the Surrounding Region, 2014
English Spanish Asian Other Total Tulare County 213,200 189,700 11,200 6,100 420,200 Traver CDP 120 500 10 0 630 Goshen CDP 1,200 1,600 50 60 2,910 Tulare City 30,800 22,900 1,100 1,800 56,600 Tipton CDP 500 1,900 0 80 2,480 Pixley CDP 800 2,300 40 10 3,150 Teviston CDP 240 800 20 10 1,070 Earlimart CDP 700 7,000 120 10 7,830 Visalia 84,100 28,900 4,900 1,900 119,800
Percent Total
Tulare County 51% 45% 3% 1%
Traver CDP 19% 79% 2% 0%
Goshen CDP 41% 55% 2% 2%
Tulare City 54% 40% 2% 3%
Tipton CDP 20% 77% 0% 3%
Pixley CDP 25% 73% 1% 0%
Teviston CDP 22% 75% 2% 1%
Earlimart CDP 9% 89% 2% 0%
Visalia 70% 24% 4% 2%
Data Source: Claritas and the U.S. Census American Community Survey Analysis: Wahlstrom & Associates Notes: [a] South San Joaquin Valley Region combines the Counties of Tulare, Fresno, Kern and Kings CDP = Census Designated Places Data measures languages spoken at home for people age 5 years and older
Table A-18 Average Household Income and Income Distribution in Tulare County and the Surrounding Region, 2014
# of Households in each $35 to $50 to $100 to Total Average % State < $35k > $150k income bracket $50K $100K $150K Households HH Income Total Tulare County 57,900 21,040 36,700 12,200 7,000 134,840 $57,100 70% Traver CDP 70 30 40 20 10 170 $57,900 71% Goshen CDP 310 100 240 100 60 810 $65,700 80% Tulare (City) 7,800 2,900 5,300 1,600 710 18,310 $55,600 68% Tipton CDP 280 110 240 30 10 670 $47,800 59% Pixley CDP 550 120 160 20 20 870 $39,300 48% Teviston CDP 190 40 40 10 0 280 $35,100 43% Earlimart CDP 1,300 380 260 20 30 1,990 $32,900 40% Visalia 15,000 6,200 12,800 5,580 3,170 42,750 $66,900 82%
Percent Total
Tulare County 43% 16% 27% 9% 5%
Traver CDP 41% 18% 24% 12% 6%
Goshen CDP 38% 12% 30% 12% 7%
Tulare (City) 43% 16% 29% 9% 4%
Tipton CDP 42% 16% 36% 4% 1%
Pixley CDP 63% 14% 18% 2% 2%
Teviston CDP 68% 14% 14% 4% 0%
Earlimart CDP 65% 19% 13% 1% 2%
Visalia 35% 15% 30% 13% 7%
Data Sources: Claritas, U.S. Census and the American Community Survey Estimates Analysis: Wahlstrom & Associates Notes: [a] South San Joaquin Valley Region combines the Counties of Tulare, Fresno, Kern and Kings Numbers are rounded CDP = Census Designated Places
Table A-19 Traver Business Establishments: 2014
NAICS Industry Sector Company Name Address Community Business Type Code Agriculture Production Butterfield Dairy LLC Traver 1121 Dairy Cattle and Milk Production
Foster Poultry Farms 4107 Avenue 360 Traver 1123 Poultry Hatcheries
Utilities Streamline Irrigation 36648 Highway 99 Traver 2213 Water Supply and Irrigation Systems Frozen Fruit, Juice, and Vegetable Manufacturing J R Simplot 36148 S. Burke Drive Traver 3114 Manufacturing MAF Industries Inc. 36470 Highway 99 Traver 3339 Packaging Machinery Manufacturing Fresh Fruit & Vegetable Merchant Wholesalers - Wholesale Trade New Leaf 3170 Avenue 360 Traver 4244 Cold Storage Scattaglia Growers and 3170 Avenue 360 Traver 4244 Fresh Fruit & Vegetable Merchant Wholesalers Shippers (SGS) Dairy Product Merchant Wholesalers (Excluding Bravo Farms 36005 Highway 99 Traver 4244 Dried Or Canned) Bamford Dairy Caddle LLC 3212 Avenue 352 Traver 4245 Livestock Merchant Wholesalers
Farmers Fertilizer & Supply 36071 Burke Drive Traver 4249 Farm Supplies Merchant Wholesalers
Best Agri-Marketing Inc. 36648 Highway 99 Traver 4251 Wholesale Trade Agents & Brokers.
Supermarkets/Other Grocery Stores (Excluding Retail Trade Traver Market 3892 Merritt Drive Traver 4451 Convenience) Supermarkets/Other Grocery Stores (Excluding Tri-M's Market 3920 Merritt Drive Traver 4451 Convenience) Traver Valley Farms Shell 36005 Highway 99 Traver 4471 Other Gasoline Stations
R J Travel Center PO Box 115 Traver 4471 Other Gasoline Stations
Transportation & Specialized Freight Trucking Long-Distance Bruin Express 3170 Avenue 360 Traver 4842 Warehouse (Excluding Used Goods) U.S. Post Office 36501 Burke Drive Traver 4911 Postal Service
Traver Joint Elementary Education Services 36736 Canal Drive Traver 6111 Elementary & Secondary Schools School Health Care & Social Traver Child Care Center 3957 Kitchner Drive Traver 6244 Child Day Care Services Services Accommodations & Food Cafe 99 Inc. 36005 Highway 99 Traver 7225 Full-Service Restaurants Services R J Travel Center/Subway 36218 B Highway 99 Traver 7225 Full-Service Restaurants
El Dorado Mexican 36218 Highway 99 Traver 7225 Full-Service Restaurants Restaurant Automotive Body, Paint & Interior Other Services Navarro's Truck Tires 36220 Highway 99 Traver 8111 Repair/Maintenance Traver Church Of God 4045 Merritt Drive Traver 8131 Religious Organizations
Data Sources: InfoUSA and Manta Analysis: Wahlstrom & Associates Notes: Data includes farms, public sector and non-profit establishments that are located within Zip code 93673
Table A-20
Growth of Non-Farm Establishments and Employment in Traver: 2010 to 2012
Traver Traver Change of Traver Jobs Traver Jobs Job Growth Industry Code Description Establishments Establishments Establishments 2010 2012 2010-2012 2010 2012 2010-2012
Manufacturing 4 4 0 260 250 -10 Wholesale Trade 0 3 3 0 55 55 Transportation & Warehouse 1 1 0 15 15 0 Retail Trade 3 5 2 10 20 10 Accommodations & Food Services 1 1 0 5 15 10
Total Establishments and Employment 9 14 5 290 355 75 Data Sources: U.S. County Business Patterns and California Employment Development Department Analysis: Wahlstrom & Associates Notes: Data counts establishments and jobs within Zip code 93673
Table A-21: List of Goshen Business Establishments
NAICS Industry Sector Company Name Address Business Type Code Family Tree Farms Research Agricultural Production 32447 Highway 99 1114 Nursery and Tree Production
And Development Construction Asphalt Dike Construction Inc. PO Box 790 2373 Highway Street & Bridge Construction Safety Striping Services 6868 Avenue 305 2373 Highway Street & Bridge Construction
Gutierrez Cabinets 30518 Route 69 2381 Framing Contractors
Poured Concrete Foundation & Structure
Mother Lode Concrete CO 30468 Effie Drive 2381 Contractors Cabinets Unlimited 6920 Avenue 305 2383 Finish Carpentry Contractors
Cal Custom Tile 6835 Avenue 305 2383 Tile and Terrazzo Contractors
Manufacturing Francisco Pallets 6929 Avenue 304 3219 Wood Container & Pallet Manufacturing
Valdivia Pallet Service 30855 Featherstone Rd. 3219 Wood Container & Pallet Manufacturing
G & E Pallets P.O. Box 602 3219 Wood Container and Pallet Manufacturing
Cal Name Plate Inc. 30564 Robinson Road 3328 Coating, Engraving, and Allied Services, NEC
Electrical Apparatus/Wiring Supplies/Related Wholesale Trade Breck's Electric Motors 30510 Road 68 4236 Equip Wholesalers Motion Industries Inc. 30460 Drive 69 4238 Industrial Supplies Merchant Wholesalers
Modular Rubber Drains 6614 Avenue 304 4246 Chemical and Allied Products Merchant
Western Milling LLC 31120 W Street 4249 Farm Supplies Merchant Wholesalers
Goshen Farrier & Feed Supplies 30468 Camp Drive 4249 Farm Supplies Merchant Wholesalers
M B Industries 30564 Robinson Road 4251 Wholesale Trade Agents & Brokers
Retail Trade Gensco Aircraft Tires 30498 Drive 69 4413 Tire Dealers Supermarkets/Other Grocery Stores (Excluding Goshen Amigo Market 30980 S. Camp Drive 4451 Convenience)
Friendly Market 6736 Elder Avenue 4451 Convenience Stores
Goshen Supermarket 30900 Camp Drive 4451 Grocery Stores
A & L Orientals 6500 Betty Drive 4451 Grocery Stores
Goshen Arco Travel Plaza 30821 Highway 99 4471 Other Gasoline Stations
Kerman Mobile Homes Inc. 6610 Betty Drive 4539 Manufactured (Mobile) Home Dealers
Transportation & Specialized Freight Trucking Long-Distance
Central California Cartage CO 6835 Avenue 305 4842 Warehouse (Excluding Used Goods) Specialized Freight Trucking Long-Distance Western Express Inc. 30486 Road 64 4842 (Excluding Used Goods) Specialized Freight (except Used Goods) Billy's Mobile Transport 30656 Commercial Road 4842 Trucking, Long-Distance U.S. Post Office 6901 Avenue 305 4911 Postal Service
Real Estate, Rental & A-1 Equipment Rentals 30595 Road 68 5323 Equipment Rental and Leasing Leasing
Administrative Support Nick's Locksmith Service PO Box 451 5616 Locksmiths
California Vita Clean 6533 Harvest Avenue 5617 Other Services to Buildings and Dwellings
Allied Packaging 7580 Rasmussen 5619 Packaging and Labeling Services
Goshen Community Recycling 30498 Drive 69 5629 Materials Recovery Facilities
Center Health Care & Social Community Services And 30498 Road 69 6243 Vocational Rehabilitation Services Assistance Employment Training Inc. Accommodations & Buzz's Drive Inn 6707 Elder Avenue 7225 Full-Service Restaurants Food Services
Tacos Jalisco 30588 Featherstone 7225 Full-Service Restaurants
Other Services St. Thomas Catholic Church 6735 Avenue 308 8131 Religious Organizations Data Sources: InfoUSA, Manta and Tulare County Analysis: Wahlstrom & Associates Notes: List of 37 establishments is current as of 2014
Table A-22 Growth of Non-Farm Business Establishments and Employment in Goshen: 2010 to 2012
Goshen Goshen Change in Goshen Jobs Goshen Jobs Job Growth Industry Code Description Establishments Establishments Establishments 2010 2012 2010-2012 2010 2012 2010-2012
Construction 2 2 0 20 50 30 Manufacturing 5 6 1 60 60 0 Wholesale Trade 4 3 - 1 10 20 10 Transportation & Warehouse 2 3 1 40 50 10 Retail Trade 3 4 1 20 30 10 Finance & Insurance 1 1 0 10 10 0 Real Estate & Leasing 1 1 0 10 10 0 Management of Companies & 1 1 0 5 5 0 Enterprises Health Care & Social Assistance 1 0 - 1 10 0 -10 Accommodations & Food Services 1 3 2 15 25 10 Arts & Entertainment 0 1 1 0 10 10 Total Establishments and 21 25 4 200 270 70 Employment
Data Sources: U.S. County Business Patterns Analysis: Wahlstrom & Associates Notes: Data counts of establishments and jobs within Zip code 93227
Table A-23 List of Tipton Agricultural Establishments: 2014
Industry Sector Company Name Address NAICS Code Business Type
Crop & Animal Production Valley Creek Farms 13850 Road 152 1111 Oil Seed and Grain Farming Crop Production Services 12817 Road 120 1119 Miscellaneous Crop Farming
Belezzuoli & Cardoza Farms PO Box 94 1119 Miscellaneous Crop Farming
Bosma Dairy N 13805 Avenue 160 1119 Miscellaneous Crop Farming
Circle G Farms 12897 Road 104 1119 Miscellaneous Crop Farming
Cotta & Cotta Farms 13149 Road 144 1119 Miscellaneous Crop Farming
Double R Nuts 10375 Avenue 128 1119 Miscellaneous Crop Farming
Faria Farms 13199 Avenue 144 1119 Miscellaneous Crop Farming
Faria Farms Inc. 13927 Road 136 1119 Miscellaneous Crop Farming
Joe Schott Farming 7961 Avenue 144 1119 Miscellaneous Crop Farming
Quillen Farms 12667 Road 96 1119 Miscellaneous Crop Farming
Hofstee Farms 16029 Avenue 136 1119 Miscellaneous Crop Farming
D & V Dairy 15625 Avenue 144 1121 Dairy Cattle & Milk Production
Elmonte Dairy 10410 Avenue 160 1121 Dairy Cattle & Milk Production
J R Dairy Shop 13202 Road 104 1121 Dairy Cattle & Milk Production
Joseph Simoes Family Dairy 13585 Road 136 1121 Dairy Cattle & Milk Production
Pires Dairy 13464 Avenue 152 1121 Dairy Cattle & Milk Production
Ponderosa Dairy 7480 Avenue 160 1121 Dairy Cattle & Milk Production
Lou Mar Dairy 14870 Avenue 152 1121 Dairy Cattle & Milk Production Popular Lane Dairy 6780 Avenue 144 1121 Dairy Cattle & Milk Production Silver Oak Dairy 8083 Avenue 160 1121 Dairy Cattle & Milk Production Horizon Dairy 8798 Avenue 160 1121 Dairy Cattle & Milk Production Van Beek Brothers Dairy 14808 Road 152 1121 Dairy Cattle & Milk Production G J Tevelde Ranch 5850 Avenue 160 1129 Other Animal Production
Mendes Calf Ranch 13356 Avenue 168 1129 Other Animal Production Sunkist Growers 531 West Poplar Avenue 1151 Postharvest Crop Activities
Data Sources: InfoUSA Analysis: Wahlstrom & Associates Note: Data includes farms located within Zip code 93272
Table A-24 List of Tipton Non-Farm Establishments: 2014
Industry Sector Company Name Address NAICS Code Business Type Utilities Lower Tule River Irrigation District 357 E. Olive Ave 2213 Water Supply & Irrigation Systems Tipton Community Svc District 263 S Graham Road 2213 Water Supply & Irrigation Systems
Construction De Crosswy Construction 577 W. Woods Avenue 2361 Housing Construction Alvarez Electrical & Dairy Services 161 N. Graham Road 2382 Electrical Contractors
Manufacturing Ventura Coastal 531 W. Poplar Ave 3119 Spice & Extract Manufacturing Lawrence Tractor 380 N. Burnett Road 3331 Agriculture and Construction Machinery Manufacturing Wholesale Trade Five Star II 14552 Avenue 152 4238 Wholesale Dairy Products Cardoza Farms PO Box 686 4244 Grocery Merchant Wholesalers
Four J Farms 1296 E. Olive Ave 4244 Grocery Merchant Wholesalers
Double M Jerseys 11595 Avenue 164 4244 Dairy Product Wholesalers
Calftech Corp. 13939 Road 152 4245 Livestock Merchant Wholesalers Mas Feed Lab 112 N. Burnett Road 4249 Wholesale Feed Dealers
Retail Trade A & D Truck Sales 828 N. Burnett Road 4411 Used Car Dealers MAS Enterprises 148 N. Burnett Road 4411 Motor Vehicle Dealers NAPA Auto Parts 236 S. Burnett Road # C 4413 Automotive Parts & Accessories Stores
Tipton Auto Parts & Farm Supplies 152 W. Klindera 4413 Automotive Parts & Accessories Stores TF Tire & Service 391 S. Graham Road 4413 Tire Dealers
Tom’s Mobile Service 15401 Avenue 144 4442 Farm Equipment and Supplies Tipton Food Center 321 E. Klindera Ave 4451 Supermarkets/Other Grocery Stores
Town & Country Market 412 S. Burnett Road 4451 Convenience Stores
Chevron Gas & Goodies 591 N. Thompson Road 4471 Other Gasoline Stations
Transportation & Warehouse Dark Horse Express Corp 14613 Road 160 4841 General Freight Trucking Ruan Transportation Management Systems 391 S. Graham Road 4841 General Freight Trucking
E & R Martin 14861 Avenue 144 4842 Specialized Freight Trucking V & S Commodity Bagging 16579 Road 128 4842 Local Trucking Double D Towing 475 Lipscomb Ave 4884 Motor Vehicle Towing
U.S. Post Office 221 N. Graham Road 4911 Postal Service
Information Tipton Branch Library 301 E. Woods Ave 5191 Libraries & Archives Finance & Insurance Valley Business Bank 174 S. Burnett Road 5221 Commercial Banking 584 N. Thompson Road # Real Estate & Leasing Tipton Terrace Apartments 5311 Lessors Of Residential Buildings & Dwellings 35 Cotta Family Real Estate P 13085 Road 144 5312 Offices Of Real Estate Agents & Brokers
Professional & Business Services Beaver Built Homes 15863 Road 80 5416 Management Consulting Martella Livestock Market 16140 Highway 99 5416 Management Consulting Ritchie Bros Auctioneers 16140 Highway 99 5419 Auction, Appraisal and Exchange Services
Educational Services Tipton Elementary School 370 N. Evans Road 6111 Elementary & Secondary Schools Offices of Physicians (Excluding Mental Health Health Care & Social Services Tipton Medical Clinic 575 N. Thompson Road 6211 Specialists) Tulare County Child Care 370 N. Evans Road # 104 6241 Child & Youth Services
Accommodations & Food Services Dustbowl Saloon 195 W. Jayne 7224 Drinking Places Alcoholic Beverages Lucky’s Sports Bar 195 W. Jayne 7224 Drinking Places Alcoholic Beverages
Farmers Burger 408 S. Burnett Road 7225 Full-Service Restaurants
SUBWAY 683 N. Thompson Road 7225 Full-Service Restaurants
Other Services Swanson’s Hydraulic Machine 16590 Road 112 8113 Commercial/Industrial Machinery/Equipment Repair Agnaldo’s Welding Inc. 828 S. Burnett Road 8114 Welding Repair
Rayco Custom Welding 433 N. Wesling Road 8114 Welding Repair
Ayon’s Barber Shop 398 S. Burnett Road 8121 Barber Shops
Lily’s Beauty Salon 283 N. Graham Road 8121 Beauty Salons
Tipton & Pixley Cemetery District 10395 Avenue 144 8122 Cemeteries & Crematories
First Southern Baptist Church 235 N. Newman Road 8131 Religious Organizations
St. Johns Catholic Church 232 S. Adams Road 8131 Religious Organizations
Tipton United Methodist Church 290 Cooper Avenue E 8131 Religious Organizations
Public Administration Tulare County Fire Department 241 S. Graham Road 9221 Fire Protection Data Sources: InfoUSA and Manta Analysis: Wahlstrom & Associates Notes: Data lists establishments located within Zip code 93272
Table A-25 Growth of Non-Farm Establishments and Employment in Tipton: 2010 to 2012
Tipton Tipton Change in Tipton Tipton Job Industry Code Description Establishments Establishments Establishments Jobs Jobs Growth 2010 2012 2010-2012 2010 2012 2010-2012
Construction 0 1 1 50 50 0 Manufacturing 3 3 0 520 520 30 Wholesale Trade 4 3 - 1 50 40 -10 Retail Trade 5 5 0 30 40 10 Transportation & Warehouse 13 8 -5 150 120 -30 Finance & Insurance 1 1 0 10 10 0 Real Estate & Leasing 0 1 1 0 5 5 Professional & Business Services 1 0 -1 5 0 -5 Management of Companies & 2 1 -1 10 20 10 Enterprises Health Care & Social Assistance 1 1 0 10 10 0 Accommodations & Food Services 3 5 2 10 20 10 Other Private Services 3 4 1 20 30 10 Total Establishments and 36 33 -3 865 865 0 Employment Data Sources: U.S. County Business Patterns Analysis: Wahlstrom & Associates Notes: Data counts establishments and jobs within Zip code 93272
Table A-26
List of Pixley & Teviston Agricultural Establishments: 2014
NAICS Industry Sector Company Name Address Business Type Code Agricultural Production Degroot Dairy 15081 Avenue 104 1119 Miscellaneous Crop Farming Hettinga Farms 13400 Avenue 120 1119 Miscellaneous Crop Farming Jackson Farming 14475 Avenue 84 1119 Miscellaneous Crop Farming Mike Schott Inc. 14796 Avenue 104 1119 Miscellaneous Crop Farming Kar-Kee Farms 2537 N. School 1119 Harvesting Contract Russ Schott Farms 14565 Avenue 120 1119 All Other Miscellaneous Crop Farming Dairyland Farms 9441 Avenue 104 1121 Dairy Farms Golden State Dairy 9995 Avenue 120 1121 Dairy Farms Vander Eyk Dairy 9993 Road 80 1121 Dairy Farms Deer Creek Dairy 7957 Avenue 84 1121 Dairy Farms Mayflower Dairy 15081 Avenue 104 1121 Dairy Farms Northstar Dairy 12608 Road 144 1121 Dairy Farms Airoso Dairy 11275 Road 96 1121 Dairy Farms De Graaf Farms 11001 Avenue 112 1121 Livestock Producers Pitigliano Farms 11586 Avenue 120 1151 Farm Management Services Support Activities For Animal Bar VP Dairy 8001 Road 104 1152 Production Data Sources: InfoUSA and Tulare County Analysis: Wahlstrom & Associates Notes: Data provides a list of farms and dairies located within Zip code 93256
Table A-27
List of Pixley & Teviston Non-Farm Business Establishments: 2014 Industry Sector Company Name Address NAICS Code Business Type Utilities Pixley Irrigation District 357 E. Olive Tipton 2213 Water Supply & Irrigation Systems Pixley Public Utility District 232 E. Davis 2213 Water Supply & Irrigation Systems Construction Fees Trucking & Construction 11559 Road 120 2373 Highway, Street, and Bridge Construction Cofradia Contracting 743 W Bradbury Avenue 2389 All Other Specialty Trade Contractors
Manufacturing J D Heiskell 11518 Road 120 3111 Animal Food Manufacturing Cacciatore Fine Wines & Olive 1875 S. Elm Street 3121 Wineries California Dairies Inc. 11894 Avenue 120 3115 Fluid Milk Manufacturing Correa Pallet Inc 13036 Avenue 76 3219 Wood Container & Pallet Manufacturing Artesia Ready Mix Concrete 217 W. Terra Bella Avenue 3273 Ready-Mix Concrete Manufacturing. A and E Accessories Overhall 6400 Road 64 3364 Aircraft Parts and Auxiliary Equipment Manufacturing Wholesale Trade Ayers Field Services 11735 Road 122 4238 Farm & Garden Equipment Wholesalers Basic Industries 11851 Road 122 4238 Farm & Garden Equipment Wholesalers M & M Sales 12167 Avenue 116 4238 Farm & Garden Equipment Wholesalers Pixley Auto Parts & Farm Supply 418 S. Main 4238 Farm and Garden Equipment Wholesalers Woolsey Oil Inc. 444 E. Court 4247 Petroleum Merchant Wholesale Trading Post 280 S. Main Street 4249 Farm Supplies Merchant Wholesalers Retail Trade Casillas Auto Sales 1147 N. Park Drive 4411 Used Car Dealers C & R Used Cars 163 S. Main Street 4411 Used Car Dealers Mc's Used Cars 380 S. Main Street 4411 Used Car Dealers Moore's Used Cars 670 S. Main Street 4411 Used Car Dealers R & S Motors 420 N. Main Street 4411 Used Vehicles and Parts Dealers Gutierrez Tire 1071 N. Park Drive 4413 Tire Dealers Pixley Tire Svc 174 E. Court Avenue 4413 Tire Dealers D & S Tire Services 654 E. Terra Bella Avenue 4413 Tire & Oil Change AMPM 11901 Road 122 4451 Convenience Stores Pixley Food Center 930 S. Main 4451 Convenience Stores 99 Mini Mart 560 E. Terra Bella Avenue 4451 Convenience Stores El Torito Market 772 S. Market 4452 Meat Markets Best Truck Stop 451 N. Park Street 4471 Other Gasoline Stations Bob's Auto & Truck Stop 444 E. Court Avenue 4471 Other Gasoline Stations Pixley Shell 250 E. Terra Bella Avenue 4471 Other Gasoline Stations Big Daddy Upholstery 2716 N. Olive Street 4511 Sewing, Needlework & Piece Goods Stores Water Pro-Bass Plus 351 W. Bradbury 4511 Sporting Goods (Specialized) Leo's 98 Cent Store 1091 N. Park 4521 Discount Department Store Pixley Discount Center 846 S. Main Street 4521 Discount Department Stores Just For You 10104 Avenue 104 4531 Florists Pacific Feed 2039 N Cedar St 4539 Pet & Pet Supplies Stores Transportation & Warehousing Campos & Sons Trucking 7260 Road 134 Earlimart 4841 General Freight Trucking, Cliff Terrel Trucking 217 W. Terra Bella Avenue 4842 Specialized Freight Trucking U.S. Post Office 570 S. Main Street 4911 Postal Service Cal-Bean & Grain Co-Op 464 W. Oak Street 4931 Warehouse & Storage Information Pixley Library 300 N. School St 5191 Libraries & Archives Insurance & Real Estate CNA Holsteins 7957 Avenue 84 5242 Insurance Agents & Brokers Craig Smith & Associates 211 E. Court 5313 Real Estate Consultant
Professional & Business Services Artax Income Tax Service 165 E. Compton 5412 Tax Return Preparation Juan Velasquez 2916 N. Olive Street 5412 Business Consultants L P S Photography & Video 878 S. Elm Street 5419 Photography Studios, Portrait Administrative Services Tule Trash Co 11850 Highway 99 5621 Other Waste Collection Educational Services Pixley Union School District 300 N. School Street 6111 Elementary & Secondary Schools Pixley Adult School 1690 E. Court Avenue 6111 Elementary & Secondary School Health Care & Social Services Pixley Medical Clinic 205. E Davis Avenue 6214 Outpatient Care Center Community Services Employment 12934 Avenue 80 6244 Child Day Care Services Tulare County Child Care Education 194 S. Main Street 6244 Child Day Care Services Accommodations & Food Services American Motel 255 W. Terra Bella Avenue 7211 Traveler Accommodation Pixley RV Resort 782 N. Park 7211 Traveler Accommodation Burger Planet 655 E. Terra Bella Avenue 7225 Full-Service Restaurants El Sarape Mexican Restaurant 423 E. Court Avenue 7225 Full-Service Restaurants Three Brothers Drive-In 1187 N. Park Drive 7225 Full-Service Restaurants Billar Y Restaurant Santa Fe 500 S. Main Street 7225 Full-Service Restaurants El Rinconcito 109 Main Street 7225 Full-Service Restaurants Other Services Gateway Auto Body & Welding 266 W. Terra Bella Avenue 8111 Automotive Repair and Maintenance McPhetridge & Sons Towing 2289 N. Cedar Street 8111 Automotive Repair and Maintenance San Joaquin Custom Chopping 8230 Road 120 8111 Automotive Repair and Maintenance Robles Auto Repair 1187 N. Park 8111 Automotive Repair and Maintenance Sealand Road Service 651 E. Terra Bella Avenue 8111 Automotive Repair and Maintenance J & A Manufacturing 1503 W. Orrland Avenue 8113 Industrial Equipment and Repair Rosendo's Barber Shop 187 S. Pine Street 8121 Barber Shops Aposento Alto 13291 Avenue 84 8131 Religious Organizations First Baptist Church 315 W. Compton Avenue 8131 Religious Organizations Friendship Baptist Church 13065 Avenue 80 8131 Religious Organizations Full Gospel Tabernacle 360 S. Elm Street 8131 Religious Organizations Pixley Assembly Of God 703 S. Elm S.t 8131 Religious Organizations Pixley Church Of The Nazarene 1138 E. Court Avenue 8131 Religious Organizations Pixley Missionary Baptist Church 367 S. Maple Street 8131 Religious Organizations Shiloh Church Of God In Christ 655 S. Ash Street 8131 Religious Organizations United Brethren Church 455 S. Pine Street 8131 Religious Organizations Teviston Community Services 12934 Avenue 80 8133 Social Advocacy Organization Pixley Lions Club 450 S. Market Street 8134 Civil & Social Organizations Data Sources: InfoUSA and Tulare County Analysis: Wahlstrom & Associates Notes: Data provides a list of non-farm establishments located within Zip code 93256
Table A-28
Growth of Non-Farm Establishments and Employment in Pixley/Teviston: 2010 to 2012
Pixley Pixley Change of Pixley Jobs Pixley Jobs Job Growth Industry Sector Establishments Establishments Establishments 2010 2012 2010-2012 2010 2012 2010-2012
Construction 1 2 1 10 10 0 Manufacturing 6 5 -1 55 105 50 Wholesale Trade 2 2 0 10 5 -5 Retail Trade 8 13 5 35 45 10 Transportation & Warehouse 9 9 0 70 70 0 Real Estate & Leasing 1 1 0 5 5 0 Management of Companies & Enterprises 1 1 0 10 10 0 Health Care & Social Assistance 2 2 0 10 10 0 Accommodations & Food Services 3 3 0 20 40 20 Other Private Services 1 1 0 5 5 0
Total Establishments and Employment 34 39 5 230 305 75 Data Sources: U.S. County Business Patterns Analysis: Wahlstrom & Associates Notes: Data counts establishments and jobs within Zip code 93256
Table A-29
List of Earlimart Establishments: 2014 NAICS Industry Sector Company Name Address Community Business Type Code Agricultural Production Ayala Orchards Inc. 17802 Avenue 56 Earlimart 1113 Fruit & Tree Nut Farming Kelley Hampton Farms 2431 Howard Rd. Earlimart 1119 Miscellaneous Crop Farming Twiford Farms 504 W. Sierra Rd. Earlimart 1119 Miscellaneous Crop Farming V V Zaninovich Sons 2480 E. Washington St. Earlimart 1119 Miscellaneous Crop Farming South Creek Dairy 11450 Avenue 64 Earlimart 1121 Cattle Ranching & Farming Miller Hay 2253 Deer Creek Rd. 1151 Crop Production Support Activities Earlimart Dusters Inc 6589 Road 144 Earlimart 1151 Crop Production Support Activities Utilities Allensworth Community Services 3336 Road 84 Earlimart 2213 Water Supply & Irrigation Systems Earlimart Public Utility District 396 N. Church Rd. # 6 Earlimart 2213 Water Supply & Irrigation Systems Construction Magbar Contracting 7356 Road 132 Earlimart 2389 Specialty Trade Contractor Wholesale Trade Triple M Hay Company 14733 Avenue 56 Earlimart 4249 Non-durable Goods Wholesalers Retail Trade Don Coyote T ire 707 E. Kern Ave. Earlimart 4413 Tire Dealers Country True Value Hardware 396 N. Church St. Earlimart 4441 Hardware Stores Nagis Market 592 E. Clay Ave. Earlimart 4451 Grocery Stores S A Market 855 S. State St. Earlimart 4451 Grocery Stores Sam's Market 115 W. Washington Ave. Earlimart 4451 Grocery Stores State Mini Mart 643 E. Wilson Ave. Earlimart 4451 Grocery Stores Carniceria Jalisco 2 847 S. State St. Earlimart 4452 Specialty Food Stores Sandoval Fish Market 182 S. State Rd. Earlimart 4452 Specialty Food Stores Big B's Travel Center 1164 N. Front St. Earlimart 4471 Gasoline Stations Earlimart Chevron 971 S. State St. Earlimart 4471 Gasoline Stations Discoteca Pris 134 S. Front Rd. Earlimart 4512 Book and Music Stores Transportation & Custom Almonds 7014 Road 160 Earlimart 4841 General Freight Trucking Warehouse Alexander Trucking 14657 Avenue 56 Earlimart 4842 Specialized Freight Trucking Support Activities for Road Silva's Towing 1036 Dove Rd. Earlimart 4884 Transportation US Post Office 300 N. Church Rd. Earlimart 4911 Postal Service Delmart Cold Storage 571 N. Front Rd. Earlimart 4931 Warehouse and Storage Information Earlimart Branch Library 780 E. Washington Ave. Earlimart 5191 Libraries & Archives Real Estate and Leasing Earlimart Senior Apartments 1094 Washington St. Earlimart 5311 Lessors Of Real Estate Westwood Manor 211 S. Ash St. Earlimart 5311 Lessors Of Real Estate Professional & Business Rural Foundation For Community 712 E. Washington Ave. Earlimart 5416 Management Consulting Services Services Administrative Services Joel Picar Farm Labor Contracting 1100 S. Front St. Earlimart 5613 Employment Services G & F Carpet Cleaning 5217 Road 176 Earlimart 5617 Services to Buildings Educational Services Alila School 850 W. Washington Ave. Earlimart 6111 Elementary & Secondary Schools Earlimart Elementary School 192 S. Church Rd. Earlimart 6111 Elementary & Secondary Schools Earlimart Middle School 599 E. Sutter Ave. Earlimart 6111 Elementary & Secondary Schools Earlimart Schools District Office 785 E. Center Ave. Earlimart 6111 Elementary & Secondary Schools Earlimart Ygnacio Valencia HS 786 E. Center Ave. Earlimart 6111 Elementary & Secondary Schools Health Care & Social United Health Center-San Joaquin 476 E. Washington Ave. Earlimart 6214 Outpatient Care Centers Assistance Earlimart Senior Center PO Box 10622 Earlimart 6241 Individual & Family Services CSET 114 N. Front Rd. Earlimart 6241 Individual & Family Services Colonel Allensworth State Historic Arts & Entertainment 4099 Avenue 39 Earlimart 7121 Museums Park Accommodation & Food Earlimart Motel 1142 N. Front St. Earlimart 7211 Traveler Accommodations Services SUBWAY 1164 N. Front St. # B Earlimart 7225 Full-Service Restaurants Other Services Acanay Auto Care 935 S. State St. Earlimart 8111 Auto Repair and Maintenance Earlimart Auto Dismantler 314 N. Front St. Earlimart 8111 Auto Repair and Maintenance Cardona's Barber Shop 192 N. Front Rd. Earlimart 8121 Barber Shops Apostolic Community Life Center 1120 S. Front Rd. Earlimart 8131 Religious Organizations Earlimart First Assembly 1071 S. Olive St. Earlimart 8131 Religious Organizations House-Prayer Chr-God In Christ 12879 Avenue 80 Earlimart 8131 Religious Organizations St Jude’s Thaddeus Parish 1270 Washington St. Earlimart 8131 Religious Organizations Public Administration Tulare County Fire Dept. PO Box 11951 Earlimart 9221 Public Order and Safety Data Source: InfoUSA and Manta Analysis: Wahlstrom & Associates
Table A-30
Growth of Non-Farm Establishments and Employment in Earlimart: 2010 to 2012
Earlimart Earlimart Change in Earlimart Earlimart Job Growth Industry Sector Establishments Establishments Establishments Jobs Jobs 2010-2012 2010 2012 2010-2012 2010 2012
Manufacturing 1 2 1 80 80 0 Wholesale Trade 1 2 1 10 20 10 Retail Trade 11 16 5 40 55 15 Transportation & Warehouse 2 4 2 40 45 5 Real Estate & Leasing 3 4 1 10 20 10 Professional & Business Services 1 0 -1 5 0 -5 Educational Services 0 1 1 0 10 10 Health Care and Social Assistance 3 3 0 20 20 0 Accommodations & Food Services 4 4 0 30 40 10 Other Private Services 4 4 0 10 10 0 Total Establishments and 30 40 10 245 300 55 Employment Data Sources: U.S. County Business Patterns Analysis: Wahlstrom & Associates Notes: Data counts of establishments and jobs within Zip code 93219