Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 61 If the PJ will establish a preference for a HOME TBRA activity for persons with a specific category of disabilities (e.g., persons with HIV/AIDS or chronic mental illness), describe their unmet need for housing and services needed to narrow the gap in benefits and services received by such persons. (See 24 CFR 92.209(c)(2) (ii))
N/A
Discussion:
Several kinds of special needs other than homelessness are present in the County. Some County residents have disabilities, with 7.2% experiencing ambulatory difficulty, 7.1% experiencing independent living difficulty, and 5.3% experiencing cognitive difficulty, among others. This population likely overlaps with the population aged 65 or older, another group that experiences high housing need in the County. In addition, estimates show that there are 924 active cases of HIV/AIDS in the County. The needs of these populations are presently addressed by a mix of government and nonprofit agencies.
Space below intenGonally lef blank.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 62 NA-50 Non-Housing Community Development Needs - 91.415, 91.215 (f) Describe the jurisdiction’s need for Public Facilities:
The need for public facilities has increased through the Stanislaus Urban County and the City of Turlock as they have grown. These needs include, but are not limited to, the following:
• Homeless facilities (i.e. shelters) that include:
o Expanded Permanent Supportive Housing (PSH) and other permanent housing opportunities for people experiencing homelessness
o Expanded access and availability of mental health, substance abuse treatment, and other supportive services, potentially requiring public facilities. • Public safety offices including expanded fire stations, police departments, and emergency management centers.
• Parks/recreational facilities that serve youth/after-school programs and facilities serving seniors.
How were these needs determined?
These needs were identified in the County-wide survey, stakeholder focus group meetings, as well as community/public meetings that focused on both housing and non-housing community issues. A number of other documents support the needs listed above, most notably the CSOC 2021 Regional Strategic Plan to Address Homelessness.
• Finally, local organizations (government and non-government), advocates, residents, and persons with lived experiences are regularly engaged to identify local changing or developing needs.
Describe the jurisdiction’s need for Public Improvements:
Infrastructure such as sewer, water, curb, guwer, sidewalk, and storm drainage are typical development standards in newer neighborhoods, but these improvements may not exist or are in need of repair in older neighborhoods. Public infrastructure improvements of notable concern throughout the community outreach include the following:
• Water improvements
• Curb, guwer, and sidewalk improvements, and street improvements, and • Street lighOng
Projects have been idenOfied in the Stanislaus County and the City of Turlock Annual AcOon Plans that will help to address this.
How were these needs determined?
These needs were identified in the County-wide survey and stakeholder meetings that focused on both housing and non-housing community issues. A number of other documents support the needs listed above, including the following.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 63 • CSOC 2021 Regional Strategic Plan to Address Homelessness • County Final Recommendations on Infrastructure Projects to be Funded in County Islands and County Committees (adopted in 2022)
Finally, local organizations (government and non-government), advocates, residents, and persons with lived experiences are regularly engaged to identify local changing or developing needs.
Describe the jurisdiction’s need for Public Services:
Given the geographic spread of the County, many communiOes do not have adequate access to public and supporOve services. Service needs in the include, but are not limited to, the following:
• Youth services, especially services for at-risk youth • Senior services
• Services for persons with physical or cogniOve disabiliOes • Homeless and homeless prevenOon services
• Workforce development and employment services
• Crime prevenOon
• Child abuse prevenOon
• Drug abuse educaOon
• Fair housing educaOon
How were these needs determined?
Public service needs were identified through outreach to area supportive services agencies and stakeholders, as well as the County-wide community survey.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 64 Housing Market Analysis
MA-05 Overview
Housing Market Analysis Overview:
The Housing Market Analysis evaluates the past and present conditions of the local housing market and forecasts future housing needs in Stanislaus County, including the cities of Turlock, Ceres, Hughson, Newman, Oakdale, Patterson, Riverbank, Waterford and the unincorporated areas over the course of the Consolidated Plan period – 2025- 2029.
Most of the data tables in this secKon are populated with default data from HUD’s IDIS system, which includes all members of the Stanislaus Home Investment Partnerships (HOME Program ConsorKum) which includes the Stanislaus Urban County and the City of Turlock unless marked otherwise.
The other data tables were created and populated directly from the 2016-2020 American Community Survey (ACS) and the Comprehensive Housing Affordability Strategy (CHAS) datasets. CHAS datasets are developed for HUD by the U.S. Census Bureau based on the ACS. AddiKonal tables created outside of IDIS, using these datasets, are described in-text or in the table for their geographic scope.
A brief overview of the report follows.
MA-10 Number of Housing Units – 91.210(a)&(b)(2)
• As of 2020, the Stanislaus Planning Area has 108,221 housing units, 79% of which are single-family homes
• Rental homes range in size; 17% are studios or one-bedrooms, 35% are 2-bedroom homes, and 48% have 3 or more bedrooms
• Owner occupied housing is larger; 86% of these units have 3 or more bedrooms MA-15 Housing Market Analysis: Cost of Housing - 91.210(a) • Home values and rental prices have increased since 2010 • From 2010-2020, home values across the County increased 10% • From 2010-2020, the median rent in the County increased 27% MA-20 Housing Market Analysis: Condition of Housing – 91.210(a) • 45% of all renter-occupied housing units have at least one housing condition (i.e., lack of adequate plumbing, kitchen or heating facilities)
• 32% of owner-occupied housing units have one or two housing conditions • The housing stock for both owner-occupied and rental units is older. 72% of owner-occupied housing was built before 1980, and 82% of renter-occupied housing was built before 1980 MA-25 Public and Assisted Housing – 91.210(b)
• The Stanislaus Regional Housing Authority (SRHA), which serves seven area counties, has 647 public housing units
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throughout Stanislaus County.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 65 • Most of the units are in good condition, although they are aging. The majority of SRHA’s public housing stock was built in the 1950s
• The greatest repair needs in these units are plumbing, electrical, and exterior painting MA-30 Homeless Facilities and Services – 91.210(c)
• The Homeless Facilities and Services are administered through the County’s Continuum of Care:
o Emergency Shelter beds: 1,204
o Transitional Shelter beds: 311
o Permanent Supportive Housing beds: 1,687
o Total: 3,202
• Each of these types of beds has a portion of dedicated units for persons or families who are chronically homeless, veterans, or unaccompanied youth
MA-35 Special Needs Facilities and Services – 91.210(d) • Coordinated target population-specific supportive services are needed for persons with disabilities, persons with addictions, older persons, and persons with HIV/AIDs • Many vulnerable special needs populations struggle with a lack of affordable housing and disproportionate rates of housing precarity
• Universal design accessibility modifications are needed to make homes easier for elderly persons or persons with disabilities to use. Those features may include wider doors with lever handles, grab bars in bathrooms, lower countertops, and zero-step entrances MA-40 Barriers to Affordable Housing – 91.210(e)
• Single family zoning, development and impact fees or required infrastructure improvements, and parking requirements may contribute to the suppressed supply affordable housing across the County
MA-45 Non-Housing Community Development Assets – 91.215 (f) • Expected growth in the local economy is expected to continue in the future. The largest business sectors in Stanislaus County are:
o Manufacturing
o Agriculture, Mining, Oil & Gas
o Education and Health Care Services
o Retail Trade
• The unemployment rate has dramatically fallen since the last Consolidated Plan data from 2015, when it was 16% to now it is 9%. The unemployment rate for age groups differs:
o Ages 16 - 24: 22%
o Ages 25-65: 6%
• Stanislaus County residents with bachelor’s and graduate/professional degrees have higher incomes and lower unemployment rates than residents with less formal education. Expanded higher educational opportunities and technical training could be used to both meet the County’s business needs and expand access to better paying jobs
• Ongoing economic development projects aimed at bringing in additional investment and jobs MA-50 Needs and Market Analysis Discussion
• Stanislaus County has several areas where racial, ethnic minorities, or low-income families are concentrated. HUD calls these “Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs).” DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 66 • As housing costs continue to rise in the region and incomes do not keep pace with cost increases, housing options will be further limited, with impacts on residents of low-income and racially concentrated neighborhoods
• Existing assets include community centers, places of worship, schools, libraries, and parks MA-60 Broadband Needs of Housing occupied by Low- and Moderate-Income Households -
91.210(a)(4), 91.310(a)(2)
• Stanislaus County is served by 12 broadband internet service providers. There is no need to introduce additional broadband providers in the County
• AT&T, Spectrum, and Human-I-T offer low-cost internet plans for qualifying low-income households
• As of 2020, 21% of Stanislaus County residents did not have broadband internet subscriptions MA-65 Hazard Mitigation - 91.210(a)(5), 91.310(a)(3)
• Stanislaus County faces heightened risks from climate change, including severe weather events like drought and water scarcity, extreme heat, flooding, and wildfires • Low- to-moderate income residents may be more impacted by climate change due to housing location and quality, limited resources for adaptation and heat vulnerability Space below intentionally left blank.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 67 MA-10 Housing Market Analysis: Number of Housing Units - 91.410,
91.210(a)&(b)(2)
Introduction
The Housing Market Analysis section utilizes the 2016 to 2020 American Community Survey data. Of the current units, single-unit detached properties make up the large majority of Stanislaus County’s housing stock. Multi-family units of five or more units make up about 8% of the housing market in the County, which is typical in moderately dense jurisdictions. Single-unit attached homes include homes that may share an outside wall, commonly referred to as a “townhouse” or “rowhouse.” Meanwhile, manufactured housing, such as mobile homes and RVs, make up about 6% of total stock; such housing is often found in more economically and environmentally vulnerable areas.
As of 2020, there were an esKmated 182,239 housing units in Stanislaus County, which means 1,853 units were added to the housing stock between the American Community Survey’s esmĀaon Āperiods of 2012- 2016 and 2016-2020. There were marginal increases in the number of units in the County and eight cieĀs that are in the consorĀum. The chart below includes data from each city within the ConsorumĀ as well as countywide data.
Data Source: 2012-2016 ACS, 2016-2020 ACS
All residential properties by number of units
The table below shows the number of housing units in each building type in Stanislaus County. For example, there are 4,628 housing units located in buildings where there are between 2-4 units in a building.
- 50,000 100,000 150,000 200,000
Stanislaus County
Turlock
Ceres
Riverbank
Patterson
Oakdale
Newman
Hughson
Waterford
Housing Units Change from 2016-2020
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# of Housing Units in 2016 # of Housing Units in 2020
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 68 Planning Area Residential Properties by Unit Number
Property Type Number Percentage
1-unit detached structure 85,555 79%
1-unit, attached structure 3,090 3%
2-4 units 4,628 4%
5-19 units 3,937 4%
20 or more units 4,490 4%
Mobile Home, boat, RV, van, etc. 6,521 6%
Total 108,221 100%
Data Source: 2016-2020 ACS
The types of residential properties across the County and jurisdictions reveal that the majority of all owner-occupied housing is single family units. Newman has the highest percentage of owner-occupied single-family homes.
Because there is an insufficient supply of rental housing of different shapes and sizes, the County and consortium should focus on increasing density and rental housing. The size and tenure type of units across the County and consortium cities are shown below.
The column for Stanislaus County in the table below reflects data for the entire county, including each city and the unincorporated areas.
Stanislaus County Residential Properties by Type of Units Stanislaus
County Ceres Hughson Newman Oakdale Patterson Riverbank Turlock Waterford Owneroccupied 59% 60% 64% 73% 64% 68% 66% 54% 68%
1 unit,
detached 54% 55% 60% 72% 59% 65% 63% 50% 66%
1-unit,
attached 1% 0% 1% 1% 2% 0% 1% 1% 0%
2-4 units 0% 0% 0% 0% 0% 0% 0% 0% 0%
5-19 units 0% 0% 0% 0% 0% 0% 0% 0% 0%
20 or more
units 0% 0% 0% 0% 0% 0% 0% 0% 0%
Mobile home,
boat, RV, van,
etc.
3% 4% 3% 0% 3% 3% 2% 2% 2%
Renteroccupied 41% 40% 36% 27% 36% 32% 34% 46% 32%
1-unit,
detached 22% 23% 20% 13% 17% 26% 22% 18% 14%
1-unit,
attached 2% 2% 0% 1% 2% 1% 3% 2% 1%
2-4 units 5% 4% 3% 3% 3% 1% 3% 10% 11%
5-19 units 4% 4% 2% 5% 3% 2% 1% 8% 4%
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 69 20 or more
units 5% 6% 10% 5% 9% 1% 4% 7% 3%
Mobile home,
boat, RV, van,
etc.
1% 1% 2% 0% 2% 0% 1% 1% 0%
Data Source: 2016-2020 ACS
Unit Size by Tenure
The majority of owner-occupied housing units across the Stanislaus HOME Consortium have three or more bedrooms while rental units have a wider spread of unit sizes. This indicates that there may not be enough smaller ‘starter’ homes for first-time homebuyers. The column for Stanislaus County in the table below reflects data for the enKre county, including each city and the unincorporated areas.
Unit Size by Tenure Type
Stanislaus
County Ceres Hughson Newman Oakdale Patterson Riverbank Turlock Waterford Owneroccupied 59% 54% 60% 64% 73% 64% 68% 66% 68%
No
bedroom 0% 0% 0% 0% 1% 0% 0% 0% 0%
1 bedroom 1% 1% 1% 1% 0% 1% 0% 0% 1%
2 bedrooms 7% 6% 5% 5% 6% 8% 4% 5% 7%
3 or more
bedrooms 50% 46% 54% 59% 66% 56% 64% 61% 59%
Renteroccupied 41% 46% 40% 36% 27% 36% 32% 34% 32%
No
bedroom 2% 3% 1% 3% 0% 0% 1% 2% 2%
1 bedroom 6% 8% 5% 7% 4% 9% 7% 4% 0%
2 bedrooms 15% 20% 11% 11% 10% 14% 3% 7% 14%
3 or more
bedrooms 19% 15% 23% 14% 13% 12% 22% 21% 16%
Data Source: 2016-2020 ACS
Describe the number and targeting (income level/type of family served) of units assisted with federal, state, and local programs.
The Stanislaus HOME ConsoruĀm
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uses the following funding streams for affordable housing projects.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 70 HOME Funds: Stanislaus HOME ConsoruĀm is an entĀlement community for HOME Funds, which are used for low -income housing projects.
CDBG Funds: Both the Stanislaus Urban County and the City of Turlock will ulĀize CDBG funds to assist with any potenKal housing projects, especially needed infrastructure. The City of Turlock will also ulĀize their CDBG funds to assist with their housing programs.
Emergency SoluĀons Grants (ESG): Stanislaus Urban County is an enKtlement community for ESG Funds, which are used to provide homeless services, including emergency shelter and homeless prevenon Āand rapid re-housing acvĀieĀs.
The Stanislaus Regional Housing Authority (SRHA) is the largest landlord of multifamily and senior housing for low- and moderate-income populations across the County. The SRHA owns and manages over 1,700 rental units, including public housing, year-round farm labor housing and migrant housing, in Stanislaus County.
Other Funding Sources: The Stanislaus Urban County will pursue addioĀnal funding to address housing needs and will collaborate with the City of Turlock, as HOME funding partners, in funding applicaKons.
PotenKal funding sources include bonds, the State Energy Upgrade California Program, and the exisKng PG&E Rebate Program, which serve low-income households.
Provide an assessment of units expected to be lost from the affordable housing inventory for any reason, such as expiration of Section 8 contracts.
Based on the respective 6th Cycle Housing Elements, the following jurisdictions do not have any affordable housing units at risk of converting to market rate during the planning period:
• Stanislaus County
• Riverbank
• Patterson
• Newman
• Hughson
The following jurisdictions noted that they had deed-restricted affordable housing units at risk of converting to market rate during the 2023-2031 planning period:
• Waterford: 10 units
• Ceres: 67 units
Oakdale and Turlock’s housing elements did not indicate if there were any affordable units in their jurisdiction’s that are at risk of conversion. All of the jurisdiction’s housing elements showed that they will continue to monitor the status of publicly assisted projects that may become at risk of losing affordable housing price restrictions
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in the coming years.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 71 Does the availability of housing units meet the needs of the population? The 2022 1-year American Community Survey (ACS) Public Use Microdata Sample (PUMS) data reveals that 16,239 low-income renter households (defined as those households earning less than 50% of area median income) do not have access to an affordable home. Affordability is defined as housing costs being 30% of a household’s monthly gross income. The California Housing Partnership’s Stanislaus County 2024 Affordable Housing Needs Report demonstrates that a household would need to earn a gross pay of $5,063/ month ($60,756 annual income) to afford the average asking rent for a two-bedroom unit. A family of four persons with an annual income of $60,756, which is in an income bracket considered lowincome (earning less than 80% of AMI), is needed to afford that rent.
The Regional Housing Needs Allocaon Āprocess guides local Housing Element planning. Each locality in the Stanislaus HOME ConsorumĀ plans a housing element that applies to their jurisdicon.Ā In the case of the County, the jurisdicon Āincludes only unincorporated County land. The 6th Cycle Regional Housing Needs Allocations (2023-2031) for the County and each of the consortium cities shows that, to meet the coming housing needs for the jurisdiction, they must produce the following number of units for each tranche of incomes:
Number of Units needed for each income bracket in jurisdicWons (RHNA) Very Low
Income (<
50% AMI)
Low Income
(50-80% AMI)
Moderate
Income (80-
120% AMI)
Above
Moderate
Income (>
120% AMI)
Total
Stanislaus
County
(unincorporated
areas)
574 398 458 1,045 2,475
Turlock 1,305 903 1,960 2,498 5,802
Ceres 706 489 661 1,505 3,361
Hughson 284 196 122 279 881
Newman 197 136 218 497 1,048
Oakdale 414 286 294 671 1,665
Patterson 1,046 724 593 1,353 3,716
Riverbank 181 672 594 1,355 3,591
Waterford
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107 74 115 261 557
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 72 Data Source: Stanislaus County, Turlock, Ceres, Hughson, Newman, Oakdale, Patterson, Waterford and Riverbank’s 6th Housing Elements 2023-2031
Turlock and Patterson have a large share of units for extremely low-income populations that must be built over the 8-year period.
Describe the need for specific types of housing:
The type of housing currently available in the County is incongruent with the need, which indicates a demand for more affordable housing serving households earning 80% AMI or less. Based on each jurisdicKon’s 2023-31 Housing Element, there are a wide array of housing needs that cut across various household compositions and demographics. The following highlights several of the primary housing needs:
• The 2023-31 Regional Housing Needs Assessment for all nine jurisdictions that are part of the Stanislaus HOME ConsorĀum indicates a total of 23,096 housing units are needed to meet projected population growth, 9,481 of which are needed for households earning less than or equal to 80% AMI.
• Over half of the County’s households have an income less than 100% of HUD Area Median Family Income (HAMFI), which suggests a greater need for housing that serves lower-income households. • The County’s population age distribution between 2010-20 shows an increased senior population (48% increase among ages 65-74), indicating a need for more senior housing. • Similarly, an increase in younger family households (37% increase in ages 25-34), indicates a need for more single-family and homeownership units.
Discussion
Data in this section indicates that the market for homeownership opportunities is generally inaccessible to lower-income households due to the disparity between the County’s median home value and the projected home price affordable to low- and moderate-income workers. Those residents that cannot afford to purchase a home, the majority of which are lower-income households, rent. Relative to median household income, the median monthly rent is relatively affordable. However, the current availability of rental units affordable to households earning less than median income cannot meet the commensurate demand, which results in the majority of lower-income households experiencing a disproportionate share of severe housing problems, including housing cost burden DRAFT
.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 73 MA-15 Housing Market Analysis: Cost of Housing - 91.410, 91.210(a) Introduction
The cost of purchasing and renting homes in Stanislaus County has continued to rise since 2010. According to 2016-2020 ACS data, the median home values across the County increased by 10% and the median rent increased by 27% during that period. Hughson and Newman both saw the largest climbs – 29% increases - from 2010-2020 home values. The row for Stanislaus County in the table below reflects data for the enrĀe county, including each city and the unincorporated areas.
Cost of Housing
Median Home Values Base Year: 2010 Most Recent Year: 2020 % Change Stanislaus County $285,200 $314,100 10%
Turlock $294,100 $329,900 12%
Ceres $256,200 $284,300 11%
Hughson $264,100 $340,200 29%
Newman $217,900 $280,500 29%
Oakdale $287,300 $333,100 16%
Paoerson $287,300 $327,600 14%
Riverbank $253,700 $318,800 26%
Waterford $239,100 $271,700 14%
Data Source: 2006-2010 ACS (Base Year), 2016-2020 ACS (Most Recent Year) This continued upward trend is supported by the Zillow Home Value Index which shows that between 2020 and 2024, Stanislaus County home values rose from just under $315,000 to more than $450,000.
Median home values have climbed anywhere from 45%-64% in all jurisdictions over the past four years.
Turlock, Oakdale, Hughson, Patterson and Riverbank’s 2024 median homes values all exceed the average median value Countywide. The row for Stanislaus County in the table below reflects data for the enrĀe county, including each city and the unincorporated areas.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 74 2020 Versus 2025 Home Values Change
Data Source: U.S. Census Bureau, 2016-2020 American Community Survey, B25077. Zillow Home Values Index, December 2024.
This continued upward trend is supported by the Zillow Home Value Index which shows that between 2020 and 2024, Stanislaus County home values rose from just under $315,000 to more than $450,000.
Median home values have climbed anywhere from 45%-64% in all jurisdictions over the past four years.
Turlock, Oakdale, Hughson, Patterson and Riverbank’s 2024 median homes values all exceed the average median value Countywide. The row for Stanislaus County in the table below reflects data for the enrĀe county, including each city and the unincorporated areas.
Home Values 2020 Home
Values
% of
Stanislaus
Median Value
Dec 2024
Zillow Home
Values
% of
Stanislaus
Median Value
% Change in
Median
Value: 2020-
2024
Stanislaus
County $314,100 100% $461,550 100% 47%
Turlock $329,900 105% $477,630 103% 45%
Ceres $284,300 91% $449,051 97% 58%
Home Values 2020 Home
Values
% of
Stanislaus
Median Value
Dec 2024
Zillow Home
Values
% of
Stanislaus
Median Value
% Change in
Median
Value: 2020-
2024
Stanislaus
County $314,100 100% $461,550 100% 47%
Turlock $329,900 105% $477,630 103% 45%
Ceres $284,300 91% $449,051 97% 58%
Hughson $340,200 108% $540,857 117% 59%
Newman $280,500 89% $436,464 95% 56%
Oakdale $333,100 106% $547,832 119% 64%
Patterson $327,600 104% $512,955 111% 57%
Riverbank $318,800 101% $480,582 104% 51%
Waterford $271,700 87% $418,348 91% 54%
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 75 Hughson $340,200 108% $540,857 117% 59%
Newman $280,500 89% $436,464 95% 56%
Oakdale $333,100 106% $547,832 119% 64%
Patterson $327,600 104% $512,955 111% 57%
Riverbank $318,800 101% $480,582 104% 51%
Waterford $271,700 87% $418,348 91% 54%
Data Source: U.S. Census Bureau, 2016-2020 American Community Survey, B25077. Zillow Home Values Index, December 2024.
Rents between 2010-2020 also rose across the County. Hughson saw a 107% jump in rents during that time frame. The row for Stanislaus County in the table below reflects data for the enrĀe county, including each city and the unincorporated areas.
2010-2020 Median Rents
Median Rent Base Year: 2010 Most Recent Year: 2020 % Change Stanislaus
County $796 $1,010 27%
Turlock $785 $981 25%
Ceres $771 $1,078 40%
Hughson $ 792 $1,640 107%
Newman $712 $762 7%
Oakdale $863 $973 13%
Paoerson $913 $1,184 30%
Riverbank $838 $988 18%
Waterford $625 $904 45%
Data Source: U.S. Census Bureau, 2006-2010 American Community Survey, B25058. 2016-2020 American Community Survey, B25058.
Housing affordability among renters has increased even more since 2020. Median rents from 2020-2024 in the County have grown by 106%. With homeownership increasingly out of reach for many households coupled with rising rents, the combination is particularly problematic for many low- and moderate-income households. The row for Stanislaus County in the table below reflects data for the enrĀe county, including each city and the unincorporated areas.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 76 2020 vs. 2024 Median Rents
Median Rent 2020 Rent % of Stanislaus
Median Rent
2024 Rent % of Stanislaus
Median Rent
% Change in
Median Value:
2020-2024
Stanislaus
County $1,010 100% $2,084 100% 106%
Turlock $981 97% $1,860 89% 90%
Ceres $1,078 107% $2,411 116% 124%
Hughson $1,640 162%
Data not
available N/A N/A
Newman $762 75%
Data not
available N/A N/A
Oakdale $973 96% $2,091 100% 115%
Patterson $1,184 117% $2,649 127% 124%
Riverbank $988 98%
Data not
available N/A N/A
Waterford $904 90%
Data not
available N/A N/A
Data Source: U.S. Census Bureau, 2016-2020 American Community Survey, Table B25058., 2024 Zillow Observed Rent Index
Average Rents
The table below represents the average rents paid across the County as of 2020. Most renters are paying between $500-$1,500 per month, however, given annual inflation, we can assume that rents have increased since 2020. After adjusting for the US Consumer Price Index 2.9%/year inflation estimates, from 2020 and 2024, most rent across the County is more than $1,000/month. And as shown below, the 2025 fair market rent in the County is currently $1,566/month for a two-bedroom unit. The table below includes the full populaKon of the County
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, including each city and the unincorporated areas.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 77 Stanislaus County Rent Paid
Rent Paid Number %
Less than $500 6,414 16%
$500-999 16,186 40%
$1,000-1,499 12,444 31%
$1,500-1,999 4,124 10%
$2,000 or more 1,174 3%
Total 40,342 100%
Data Source: 2016-2020 ACS
Zillow data shows that, as of December 2024, the median rents in the enKrety of Stanislaus County, including each city and the unincorporated areas, as well as the specific ciKes within the Stanislaus HOME ConsorumĀ are:
Zillow Average Rents December 2024
Studio 1-bedroom 2-bedroom 3-bedroom 4-bedroom +
Stanislaus
County
$1,100 $1,475 $1,780 $2,395 $2,167
Ceres $1,500 $1,728 $2,500 $2,550
Turlock $900 $1,500 $1,775 $2,400 $3,715
Hughson - - - - -
Newman - $1,100 $1,750 $1,700 $2,500
Oakdale - $1,195 $1,649 $2,300 $2,950
Patterson - $1,200 $1,725 $2,450 $2,825
Riverbank $1,395 $1,600 $2,100 $3,000
Waterford - - $1,375 $2,800 -
Data Source: Zillow Rental Market Values December 2024
On average, Turlock is the most expensive City to rent larger family sized units (3+ bedrooms), while Newman is the most affordable City to rent in. Some communities did not have any reported rents on efficiencies or 4+ bedroom units. The data for Stanislaus County is countywide data, covering all citie and unincorporated areas
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 78 Data Source: Zillow Rental Market Values (December 2024) Housing Affordability
The table below shows the number of units that are affordable for each income bracket based on HUD’s annual calculation for area median incomes (AMI or HAMFI). Affordability means that a household is not paying more than 30% of their monthly gross income towards housing costs, including utilities.
Most rental units in Stanislaus County are available to those who make at least 80% of AMI. Most homes for sale are affordable to moderate income households earning at least 100% of AMI. Those with the lowest incomes have the fewest affordable housing options. 2022 US Census data demonstrates that 16,239 low-income renter households – those earning less than 50% of AMI - in Stanislaus County do not have access to an affordable home (PUMS 2022). The California Housing Partnership’s Stanislaus County 2024 Affordable Housing Needs Report shows that 76% of extremely low-income households earning less than 30% of AMI are paying more than half their income on housing costs compared to 4% of moderateincome households earning 80-120% of AMI paying proportional housing costs (PUMS 2022). The economic mismatch between area wages to housing costs is widening. $0
$500
$1,000
$1,500
$2,000
$2,500
$3,000
$3,500
$4,000
Stanislaus
County
Newman Ceres Patterson Oakdale Riverbank Turlock Waterford Stanislaus County Average Rents
(December 2024)
Efficiency 1-bedroom 2-bedroom 3-bedroom 4-bedroom +
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 79 The table below includes data for the enKre County, including each city and the unincorporated areas.
Stanislaus County Housing Affordability
Number of Units affordable to
Households earning
Renter Owner
30% HAMFI 1,654 No Data
50% HAMFI 6,173 2,397
80% HAMFI 19,619 7,038
100% HAMFI No Data 12,873
Total 27,446 22,308
Data Source: 2016-2020 CHAS
Monthly Rent
The Fair Market Rent (FMR) outlined below are HUD calculaKons that calculate payment standards for the Housing Choice Voucher (HCVs) program for all of the County. With HCVs, HUD pays the difference between the FMR and 30% of the residents’ income. HOME rents are used to calculate unit rents for affordable housing developments that include a HUD funding source. The 2025 FMRs and HOME rents in the County are substantially higher than the 2016-2020 Housing Affordability data and average Zillow rents shown above.
The 2025 Fair Market Rents for two-bedroom units have increased 55% from the 2020 median rent. The 2024 High HOME rents, also shown below, are 30% higher than the 2020 median contract rent.
Stanislaus County Monthly Rent (2025)
Monthly Rent ($) Studio (zero
bedroom)
1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom
Fair Market Rent $1,130 $1,209 $1,566 $2,194 $2,549
High HOME Rent $1,016 $1,091 $1,311 $1,505 $1,660
Low HOME Rent $797 $854 $1,025 $1,184 $1,321
Data Source: HUD FY 2025 FMR and 2024 HOME Rents
Is there sufficient housing for households at all income levels? ACS data indicates that the majority of both rental and homeownership housing is available to households who earn more than 80% of AMI. With home sales prices in the County surging, households earning less than 80% of area median income are priced out of purchasing homes. There is not enough affordable housing for households earning less than 50% of AMI. For renters, only 7,827 out of 27,446 rental units were affordable to those 50% AMI or below and only 2,397 out of 22,308 housing units were affordable to prospective homebuyers earning less than 50% of AMI. Of those earning 30% AMI and below, there was no data reported for affordable for-sale homes, presumably because the number of them is so statistically insignificant
DRAFT . It should also be noted that these figures are from 2020. Given restricted housing
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 80 supply and increasing rent and home sales prices, these figures have likely widened during the last five years.
Additionally, each locality’s 6th Cycle Housing Element includes the forecasted housing needs for all income levels within their jurisdiction from 2023 to 2031. This is known as the Regional Housing Needs Assessment (RHNA).
The RHNA projects that an additional 23,096 housing units are needed from all nine jurisdictions in the Stanislaus HOME ConsorumĀ by 2031. The need for new housing units by income bracket in each jurisdicKon in the Stanislaus HOME ConsorumĀ follows below:
• Extremely Low – 275 units
• Very Low – 299 units
• Low – 398 units
• Moderate – 458 units
• Above Moderate – 1,045 units Total-All Consortium Jurisdictions Stanislaus County (unincorporated) Ceres HughsonNewmanOakdalePattersonRiverbankTurlockWaterford
Very Low 5,603 574 706 284 197 414 1,046 970 1,305 107
Low 3,878 398 489 196 136 286 724 672 903 74
Moderate 4,151 458 661 122 218 294 593 594 1,096 115
Above
Moderate
9,464 1,045 1,505 279 497 671 1,353 1,355 2,498 261
Total 23,096 2,475 3,361 881 1,048 1,665 3,716 3,591 5,802 557 How is affordability of housing likely to change considering changes to home values and/or rents? Given year over year increases in housing costsin the County during the last five years, real estate experts predict that rents and home values will continue to rise in the coming years. If the local wages to area housing costs disparities continue to widen, the affordability gaps will be exacerbated, creating a greater need for more income restricted housing.
How do HOME rents / Fair Market Rent compare to Area Median Rent? How might this impact your strategy to produce or preserve affordable housing?
The HUD Fair Market Rent for one, two, and three bedrooms are lower than area median market-rate rents. Average rents reported by Zillow in all jurisdictions are typically higher than FMRs. Average rents for all unit sizes across the County are higher than the “High HOME Rents.” DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 81 Low-income tenants may find it difficult to secure housing with housing choice vouchers given the incongruency between market rate rents and the FMR-based payment standards, which are used to pay the rent balance remaining after the tenant pays 30% of their household income. With lower FMRs, landlords may be unlikely to accept housing choice vouchers because they are then renting the units at a discount to the market-rate rents.
Discussion
Data in this section indicates the market for homeownership opportunities is generally inaccessible to lower-income households due to the disparity between the jurisdiction’s median home value and the projected home price affordable to median and below income earners. Those residents that cannot afford to purchase a home, the majority of which are lower-income households, are therefore restricted to the rental housing market which is relatively affordable in terms of median monthly rent as compared to median household income. However, the current availability of rental units affordable to households earning less than median income cannot meet the commensurate demand, which results in the majority of lower-income households experiencing a disproportionate share of severe housing problems, including housing cost burdens.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 82 MA-20 Housing Market Analysis: Condition of Housing - 91.410, 91.210(a) Introduction
It is necessary to examine the condition of housing in Stanislaus County to determine the safety and wellbeing of residents. It is also an indicator of how well the County is meeting its population’s housing needs. The quality of housing stock in Stanislaus County is a component of identifying disproportionate housing needs. The data reveals the disparities amongst those living in substandard housing.
Describe the jurisdiction's definition of "standard condition" and "substandard condition but suitable for rehabilitation":
According to HUD, substandard housing conditions include the following:
• Violation of State building and housing codes;
• Lack of adequate plumbing, kitchen, or heating facilities; and • Overcrowding conditions (defined as being occupied by more than one person per room, including living and dining rooms but excluding bathrooms and kitchen).
A housing unit is considered to be in “Standard Condition” if the unit:
• Is structurally sound and provides adequate shelter from the weather elements and a securable interior environment
• Has operable indoor plumbing (a minimum of one of each: wash basin, water closet, bathing facilities, kitchen sink)
• Has an adequate, safe electrical system
• Has a sanitary food preparation facility
• Has no presence of environmental health concerns such as mold and lead • Meets and or exceeds HUD Housing Quality Standards (HQS).
A housing unit is considered to be in “substandard condition but suitable for rehabilitation” if the housing unit:
• Does not meet one or more of the conditions required for a dwelling to be in “standard condition” and the cost to bring the dwelling into compliance does not exceed 75% of the value of the house and property.
• Has been declared unfit or unsafe for occupancy by a government agency and the cost to bring the dwelling into compliance does not exceed 75
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% of the value of the house and property.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 83 Condition of Units
The table below demonstrates the number of rental and owner-occupied units in Stanislaus County with substandard living conditions (marked as “selected conditions”). 31% of owner-occupied units had one type of condition, while nearly half of all rental units in the County had some type of hazardous condition in the home.
If homeowners have equity in their homes, they may be able to take out loans to pay for necessary repairs.
The County’s Housing Element shows that renters are more likely to not report structural problems with their units due to fear of retaliation from landlords and/or that landlords ignore requests from renters for repairs. The County’s Housing Element is focused only on unincorporated County, where the Board of Supervisors has jurisdicKon. The table below refers to data for the jurisdicons Āwithin the Stanislaus HOME ConsorumĀ.
Condition of Units: Stanislaus HOME Consortium
Year Unit Built Owner-Occupied Renter-Occupied
Number % Number %
With one selected Condition 19,442 31% 18,100 45%
With two selected Conditions 829 1% 2159 5%
With three selected Conditions 10 0% 20 0%
With four selected Conditions 0 0% 20 0%
No selected Conditions 42,769 65% 20,197 50%
TOTAL 63,050 100% 40,576 100%
Data Source: 2016-2020 ACS
Across the entire Stanislaus HOME Consortium, owner-occupied units were more likely to not have any substandard living conditions. For example, while more than half of renter-occupied homes in Riverbank have at least one or more substandard conditions, 68% of owner-occupied units were cited to have at least one or more hazardous conditions. The Riverbank 2023-2031 Housing Element mentions that in addition to substandard conditions being concentrated in renter-occupied housing, large families occupy a larger portion of substandard units. Several other Consortium members’ Housing Elements highlight the same data showing a higher percentage of renter-occupied homes with substandard conditions. The table below refers to data for the jurisdicons Āwithin the Stanislaus HOME ConsorumĀ.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 84 Condition of Units: Stanislaus Consorum Members
Stanislaus
County Turlock Ceres Hughson Newman Oakdale Paj erson Riverbank Owner-occupied
housing units
With one selected
condiKon 31% 29% 32% 20% 19% 19% 37% 29%
With two selected
condiKons 1% 1% 1% 0% 0% 0% 4% 2%
With three
selected
condiKons 0% 0% 0% 0% 0% 0% 0% 0%
With four selected
condiKons 0% 0% 0% 0% 0% 0% 0% 0%
No selected
condiKons 68% 70% 67% 80% 81% 81% 59% 68%
Renter-occupied
housing units
With one selected
condiKon 45% 48% 34% 58% 53% 53% 45% 43%
With two selected
condiKons 5% 5% 3% 5% 0% 0% 6% 2%
With three
selected
condiKons 0% 0% 0% 0% 0% 0% 0% 0%
With four selected
condiKons 0% 0% 0% 0% 0% 0% 0% 0%
No selected
condiKons 50% 47% 29% 37% 47% 47% 49% 55%
Data Source: 2016-2020 ACS
Older housing stock is more likely to have structural or mechanical issues due to wear and tear. The age of residential properties can be used to predict how many hazardous conditions may exist across the County’s housing stock, with older units more likely to have unsafe conditions that require rehabilitation or replacement. Renter-occupied homes have more hazardous conditions reported and are more likely to be built before 1979: 51% of rental units were built prior to 1979 whereas 39% of owner-occupied units were built before 1979. Table below reflects data for the enrĀe county, including each city and the unincorporated
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areas.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 85 Stanislaus County’s Housing Stock Year Unit Built by Tenure Type Year Unit Built Owner-Occupied Renter-Occupied
Number % Number %
2000 or later 17,795 28% 7,657 19%
1980-1999 20,823 33% 12,095 30%
1950-1979 18,193 29% 14,916 37%
Before 1950 6,239 10% 5,913 15%
Total 63,050 100% 40,581 100%
Data Source: 2016-2020 CHAS
Across the consortium, Hughson and Patterson have the youngest owner-occupied housing units (built after 2000). This suggests that housing development has been stronger in these communities. Newman has the largest share of owner-occupied housing stock built before 1950. The column for Stanislaus County in the table below reflects data for the enrĀ e county, including each city and the unincorporated areas.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 86 Year Units Built: Owner-Occupied
Data Source: 2016-2020 ACS
Newman and Hughson have the largest shares of newer rental housing stock built after 2000. 50% of Turlock’s and 53% of Oakdale’s rental housing was built before 1980. The column for Stanislaus County in the table below reflects data for the enKre county, including each city and the unincorporated areas.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 87 Year Units Built: Renter-Occupied
Data Source: 2016-2020 ACS
Risk of Lead-Based Paint Hazard
Lead is a highly toxic metal that can lead to serious health issues, particularly in children. When the body absorbs lead, it can cause harm to the brain and other vital organs. Lead-based paint was widely used in homes built before 1979 and was outlawed that year due to the serious health risks. The table below shows that more rental units (52%) than owner-occupied units (39%) were built before 1979. Renters, therefore, are more likely to be exposed to life endangering lead-based paint in their homes. This exacerbates and retrenches class-based environmental injustice and carries serious health concerns for low-income households. The table below refers to data from the jurisdicons Āwithin the Stanislaus HOME ConsorumĀ.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 88 Stanislaus County Risk of Lead-Based Paint
Risk of Lead-Based Paint Hazard Owner-Occupied Renter-Occupied Number % Number %
Total Number of Units Built Before 1980
24,432 39% 20,829 51%
Housing Units built before 1980 that have children
currently living in 12,500 20% 7,503 18%
Data Source: 2016-2020 ACS, 2016-2020 CHAS
Vacant Units
There are approximately 6,402 vacant units within Stanislaus County. And, as detailed in the Stanislaus County Housing Element, the overall vacancy for unincorporated Stanislaus County is 5.2%. However, the vacancy rate for both homes for rent and for sale is much lower. Units for rent have a vacancy rate of 0.4% while units for sale have a vacancy rate of 0.3%. This is much lower than what is considered a balanced supply and demand of housing units. The low vacancy rates suggest that for-sale and rental markets are competitive, thereby increasing sale prices and market-rate rents. The majority of the homes that are vacant are homes that are rented or sold, but are not occupied (i.e., abandoned or otherwise vacant). This high number of “Other Vacant” homes may be a result of abandoned homes that are older or in poor condition based on housing age, and may not afford ideal living conditions, which may in turn require rehabilitation or replacement.
Please note that the subsequent table from IDIS/HUD referring to Vacant Housing Units was blank; the only local information available to provide additional context was the total number of vacant units, included in the table.
Stanislaus County Vacant Units
Suitable for
Rehabilitation
Not Suitable for
Rehabilitation
Total
Vacant Units 6,402
Abandoned Vacant Units
REO Properties
Abandoned REO Properties
Describe the need for owner and rental rehabilitation based on the condition of the jurisdiction's housing.
According to HUD, more than half of all rental housing within Stanislaus County is in some state of disrepair with at least one substandard condition cited. Stakeholders interviewed in the Stanislaus County 6th Cycle Housing Element (which focuses only on unincorporated County) reported that these issues aren’t resolved when tenants inform landlords of the need for repairs. Stanislaus County Regional Housing Authority only provides home repair assistance for owner-occupied housing1 . Most of the rental housing
1 SRHA Home Repair Program
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 89 in the County does not have any public subsidy, so all necessary mechanical repairsfall to landlords, some of whom elect to defer required maintenance. Without public resources, hazardous conditions in rental housing are more likely to persist and remain a serious public health problem for low-income households across the County. Participants who attended public outreach events for the County’s 6th Annual Housing Element reported that landlords are unmotivated to improve substandard housing conditions because of the high demand for rental units, and many tenants avoid reporting hazardous conditions out of fear of retaliation from their landlords. With more rental housing development, additional supply would put pressure on landlords to keep units in better condition to be more competitive. Additional tenant protections and better code enforcement measures could help to mitigate renters’ concerns of evictions.
Data above also shows that there is a need for owner-occupied housing to be rehabilitated. Participants who attended public outreach events for the County’s 6th Annual Housing Element reported that many of the units in the unincorporated county need to be rehabilitated but older long-term homeowners cannot afford repairs. Reaching older residents to inform them about the County’s homeowner repairs grants requires additional in-person outreach efforts.
Estimate the number of housing units within the jurisdiction that are occupied by low or moderate income families that contain lead-based paint hazards. 91.205(e), 91.405 According to the tables above, the American Community Survey (ACS) and the Comprehensive Housing Affordability Strategy (CHAS) data estimate that 24,432 owner-occupied units and 20,829 renter-occupied units were built before 1980. Given that approximately 57% of all households in the County are considered low- and moderate-income, this percentage can be applied to all housing units across the County to estimate the number of low- moderate-income households that are living in units built before 1980, and thus at greater risk of being exposed to lead-based paint.
Assuming 57% of owner-occupied and renter-occupied housing units in the County are low and/or moderate-income households, the following can be extrapolated:
• An estimated 13,926 owner-occupied households in the County are both low and/or moderateincome and also live in a housing unit built before 1980 • An estimated 11,873 renter-occupied households in the County are both low and/or moderateincome and also live in a housing unit built before 1980 Discussion
Defined standards of housing condition – “standard” and “substandard” – are used to determine if housing units need to be rehabilitated or replaced, and observed and reported conditions provide indicators for which segments of the population are living with greater housing needs.
According to the data, 45% of renter households are living with at least one reported housing condition, while 31% of owner-occupied housing units report one or more housing conditions. Housing conditions can also be related to the age of the housing stock. For example, housing built before 1979 is more likely to contain lead-based paint, a primary health risk and indicator of a substandard housing condition. Renter DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 90 households are disproportionately more likely to have lead-based paint present in their homes, as 51% of the total housing units in the County built before 1979 are occupied by renters, compared to 39% of the total housing units occupied by owners.
Housing units in low- and moderate-income neighborhoods are more likely to have a higher number of reported housing conditions.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 91 MA-25 Public And Assisted Housing - 91.410, 91.210(b)
Introduction
Public housing residents in Stanislaus County are served by the Stanislaus Regional Housing Authority (SRHA), a nonprofit dedicated to meeting the housing needs of residents across Alpine, Amador, Calaveras, Inyo, Mariposa, Mono, Stanislaus, and Tuolumne Counties. The SRHA manages public housing units and administers various Voucher programs, including Project-Based, Tenant-Based, and Special Purpose Vouchers. Additionally, the SRHA manages hundreds of public housing units that serve residents who do not participate in voucher programs.
Totals Number of Units
SRHA has 4,096 Housing Choice Vouchers (HCVs) that they allocate, largely to tenants, across the seven counties they serve. The HCV waitlist last closed on 11/22/2019. Approximately 8,400 households are on the HCV waitlist. Data on the number of accessible units was not provided.
All tables in this secKon include the full jurisdicKon of the SRHA, which is larger than the jurisdicĀon of the Stanislaus HOME ConsorĀum.
Total Number of Units by Program Type
Program Type
Certificate ModRehabPublic
Housing
Vouchers
Total Project
-based
Tenant
-based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
# of units
vouchers
available 0 0 647 4,096 6 4,090 0 1,207 0
# of
accessible
units N/A N/A N/A N/A N/A N/A N/A N/A N/A
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition Data Source: PIC (formerly Public and Indian Housing (PIH) Information Center) Describe the supply of public housing developments:
There are 647 units of public housing available across the eight counties that the SRHA serves. There are 16 separate public housing developments in Stanislaus County.
Describe the number and physical condition of public housing units in the jurisdiction, including those that are participating in an approved Public Housing Agency Plan:
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 92 HUD’s Real Estate Assessment Center, known as REAC, is responsible for overseeing and providing critical information about affordable housing properties insured by the department. REAC manages a wide range of responsibilities, including evaluating the financial health of public housing and verifying the accuracy of income data used to determine housing eligibility.
Among its key functions, REAC plays a vital role in assessing and inspecting affordable housing communities nationwide. Each year, the center conducts around 20,000 property inspections, the outcomes of which determine whether these communities remain eligible for continued benefits under their HUD contracts. These inspections are a mandatory requirement set by the department.
The majority of the SRHA’s 647 public housing units were rated in “Good” condition in the REAC inspection scores (ie. scores in the 84-98 range. Most of the public housing units were built in the 1950’s and conditions include normal wear and tear, or only slight defects which are normally corrected during the course of regular maintenance and inspections.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 93 Public Housing Condition
Stanislaus Regional Housing Authority Public Housing Condition Public Housing Development Most Recent Inspection Score Date of Inspection Almond Terrace 92 12/14/2023
Cameron Villa Apartments 97 3/15/2024
Ceres Christian Terrace 98 10/25/2022
Colonial Farms 96 8/14/2024
Denair Manor Apartments 91 10/17/2018
El Casa Verde 86 2/17/2023
Marple Manor 92 12/15/2022
Parkview Christian Estates 86 8/25/2023
Ralston Tower 98 2/22/2022
Valley Manor Apartments 93 6/6/2024
Vinewood Apartments 91 2/2/2022
Casa Grande Village 82 8/25/2023
Turlock Silvercrest 83 8/31/2022
Ashwood Village 84 9/19/2023
Brentwood Apartments 93 11/1/2022
Carmel Woods 73 6/21/2023
Average REAC Score Across all Public
Housing Properties 90
Data Source: hud.gov
Any score above 60 is considered to be passing a REAC inspection. All of SRHA’s properties have passed their most recent REAC inspection, completed between 2018-2024, and a majority of them have, what are classified as “good” housing condition scores (above 90 points). Some properties fall below that category and residents report maintenance needs including plumbing, electrical and painting upgrades.
Mobility improvements for residents with physical needs is also a commonly reported condition across public housing units.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 94 Describe the restoration and revitalization needs of public housing units in the jurisdiction:
According to the SRHA, mobility and accessibility retrofits are one of the most significant needs in public housing units. Commonly requested modifications to units include carpeting, walk-in showers, raised toilet fixtures, and grab bars. Residents of public housing units report the need for plumbing, electrical and painting upgrades.
Describe the public housing agency's strategy for improving the living environment of low- and moderate-income families residing in public housing:
Public housing was established to provide decent and safe rental housing for eligible, low-income families, elderly residents, persons with disabilities, and other populations requiring special assistance including migrant farmworkers. The SRHA maintains a list of subsidized public housing properties throughout all eight counties served by the agency.
The SRHA is currently working on supportive housing programs that include transitional housing to help people prepare for independent living and permanent supportive housing for people with long-term or chronic service needs, in an effort to maintain transitional and supportive housing for people who have been homeless or are at risk of homelessness.
The Family Self-Sufficiency Program is a five-year voluntary program designed to help families achieve self-sufficiency by providing case management and referrals to supportive social services not limited to:
• Child Care/Transportation/Budgeting/Counseling
• Education (H.S. diploma, GED, Community College and Four-Year institutions) • Job Search and Work Skills/Legal Services
• Parenting Skills/Health/Food & Nutrition
• Career Guidance Counseling
• Communication Skills/Stress Management
• Drug & Alcohol Counseling
• Stress Management/Self-Esteem/Motivation
• Homeownership
The Family Self-Sufficiency program works in conjunction with the Program Coordinating Committee to create an effective delivery system of supportive services to provide critical tools to help families on their path to self-sufficiency. This committee has been established to create an established partnership and to link services with the intention of assisting residents by offering up to date possible resources, moving along the housing continuum, available in the county.
Discussion
The SRHA in its role as a public housing authority is tasked with addressing the unmet housing needs of its residents and communities. To that end, it maintains an array of services including rental subsidies in the form of tenant- and project-based Section 8 vouchers, owns and operates “conventional” public DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 95 housing units for low-income residents and populations with special needs, and offers programs meant to improve the living conditions of low- and moderate-income households.
The SRHA currently implements programs to help assist individuals and families experiencing homelessness transition from interim housing to permanent housing and provides a delivery system of supportive services to help households achieve self-sufficiency.
SRHA’s properties all passed HUD inspections, which means that they are kept in good working order with zero to few observed physical problems present.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 96 MA-30 Homeless Facilities and Services - 91.410, 91.210(c) Introduction
According to the Stanislaus County 2024 Affordable Housing Needs Report, in 2023, 16,239 low-income renter households in Stanislaus County did not have access to an affordable home. Additionally, as of 2023, the County only had 1,217 beds available in interim and permanent units for homeless households.
The data show that there is a large need for housing for affordable housing and housing for extremely low-income and homeless households.
The homeless facilities and services are administered through the County’s Continuum of Care, the Stanislaus Community System of Care (CSOC). The direct service agencies that participate in the CoC’s programs provide several types of housing and services including:
• Emergency shelter for families, adult individuals, and youth • Rapid Re-Housing (RRH) for families and individual adults • Transitional housing for families, individual adults and youth • Permanent Supportive Housing (PSH) for individual adults and youth The table below demonstrates the populations that are served by housing programs. Emergency shelter beds for households with adults and children comprise the largest number of units. The greatest number of beds are Permanent Supportive Housing with the majority of the beds dedicated to adults without children. Facilities Targeted to Homeless Persons in Stanislaus County Emergency Shelter Beds Transitional
Housing Beds
Permanent Supportive
Housing Beds
Year-Round
Beds
(Current &
New)
Voucher /
Seasonal /
Overflow
Beds
Current &
New
Current &
New
Under
Development
Households with
Adult(s) and Child(ren)
315 150 123 296 N/A
Households with Only
Adults
672 N/A 146 480 N/A
Chronically Homeless
Households
N/A N/A N/A 611 N/A
Veterans N/A N/A 15 276 N/A
Unaccompanied Youth 67 N/A 27 24 N/A
Data Source: HUD 2023 Continuum of Care Homeless Assistance Programs Housing Inventory Count Report
Describe mainstream services, such as health, mental health, and employment services to the extent those services are used to complement services targeted to homeless persons.
Below is a list of services used to complement services targeted to persons experiencing homelessness.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 97 • AspiraNet provides vocational education and job training through its California Department of Education Workability program
• Behavioral Health and Recovery Services (BHRS) administers Stanislaus County’s behavioral health and recovery services. (Inpatient, PSH Supportive Service, Street Outreach, Telecare, ACCESS Team)
• Central Valley Opportunity Center (CVOC) is a nonprofit employment training and service provider serving the counties of Stanislaus, Merced, and Madera. • Community Services Agency (CSA) - STANWORKS oversees the County’s Welfare-To-Work program which helps CalWORKS customers find and keep a job. CalWORKS is a State welfare program that gives cash aid and services to eligible needy California families. • Community Services Agency (CSA) – Welfare-To-Work program also includes assisting with job training to upgrade persons to higher paying jobs. This agency’s mission is to protect children and adults, who are at risk, preserve families, provide temporary economic assistance, promote personal responsibility in the areas of job readiness and self-sufficiency, and practice program and system integrity through innovative and effective business strategies. • Disability Resource Agency for Independent Living (DRAIL) is a nonprofit corporation that provides support to persons with disabilities.
• Downtown Streets Team: a program that is designed to provide homeless individuals skills and attributes that are necessary to move toward employment, housing, and overall a better quality of living, but which are, through the experience of homelessness, often suppressed. • Employment Development Department (EDD) is a State agency that provides services to Individuals in Californian under Unemployment Insurance, State Disability Insurance, workforce investment, and Labor Market Information programs.
• Family Promise of Greater Modesto provides shelter at church sites and case management support for finding permanent affordable housing.
• Golden Valley Health Center (Corner of Hope Homeless Outreach Program) provides free health services including dental, vision, general medical and mental health services. • Healthy Alternatives to Violent Environments (HAVEN) provides shelter services and outreach to homeless women and children in the South Stanislaus County area. Services include those for victims of domestic violence.
• Health Services Agency (HSA) in partnership with local hospitals and physician groups supplements and promotes a health delivery system that ensures that Stanislaus County residents have access to quality health care.
• Homeless Employment Litter Program This project will result in the employment of homeless individuals to pick up litter around our city streets and state highways around the County. • Interfaith Ministries of Greater Modesto serves hundreds of individuals and families in the County, with emergency food and clothing.
• Job Corps, administered by The U.S. Department of Labor, is a no-cost education and vocational training program for persons between the ages of 16 and 24 who qualify as low income. • Naomi House improves the health and welfare of unhoused single and pregnant women in the City of Patterson.
• National Alliance on Mental Illness (NAMI) provides employment assistance, by providing informational resources, detailing vocational programs available to persons with a mental illness, legal protections, and health coverage options.
• Opportunity Stanislaus provides Workforce Investment Act services to the residents of Stanislaus County.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 98 • The Salvation Army Modesto Corps provides an array of services to the homeless, including Emergency shelter and the new Access Center Low Barrier Shelter. • Sierra House hosts the RESTART program, a residenalĀ training program for the City of Riverbank’s unhoused populaon.Ā
• Stanislaus County Department of Aging & Veterans Services provides assistance and advocacy to the men and women who served in the Armed Services of America, their dependents, and survivors and the general public in obtaining benefits and entitlements from the U.S. Department of Veterans Affairs, Department of Defense, and State and local agencies. • TeleCare Corporation manages one of Stanislaus County's Regional Service Teams, providing outpatient and intensive community support mental health services to an estimated 350 to 400 adults living in the County.
• Modesto Men’s Gospel Mission and Women’s Mission provides a limited stay of seven nights on the floor, and three nights out, and also serves two meals a day. • Turning Point Community Programs (Empowerment Center) offers programs in seven California counties to assist persons with a mental illness, street outreach, and rapid re-housing. • The United Samaritans Foundation operates four mobile food service trucks from their facilities in Turlock, Hughson, and Modesto, delivering nutritious lunches to nine Stanislaus communities five days per week.
• The Valley Mountain Regional Center provides a variety of resources to children and adults with developmental disabilities in Stanislaus, San Joaquin, Amador, Calaveras, and Tuolumne counties. • The U.S. Department of Veterans Affairs provides numerous benefits and services to veterans and their families including health care, vocational rehabilitation, education, and home loans. • We Care Program’s mission is to provide transitional and emergency shelter, day center resources, and in collaboration with other agencies, support services to assist homeless individuals in becoming self-sufficient.
List and describe services and facilities that meet the needs of homeless persons, particularly chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth. If the services and facilities are listed on screen SP-40 Institutional Delivery Structure or screen MA-35 Special Needs Facilities and Services, describe how these facilities and services specifically address the needs of these populations.
Below is a list of services and facilities that meet the need of homeless persons, along with descriptions of how these facilities and services specifically address needs. • Bennett Place contains 19 units that are reserved for persons who have a serious mental illness (SMI) or serious emotional disturbance (SED) and are homeless or at risk for homelessness. • The Berberian Emergency Shelter provides up to 206 cold weather beds to unaccompanied homeless adult men and women and up to 30 year-round beds to homeless persons with special medical needs.
• The Berberian Transitional Living Facility is available all year round on a limited basis during the summer months and at full capacity (80 men and 20 women) during the winter months. • Catholic Charities provides a variety of programs and services with a new office location as of 2019 in Modesto. Catholic Charities provides transportation services, housing and case management services, low-cost healthcare, and childcare as well as immigration and legal services.
• Children’s Crisis Center of Stanislaus County (CCC) provides childcare and shelter services to abused, neglected, and at-risk children in the community.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 99 • Community Housing and Shelter Services (CHSS) provides opportunities to households with and without children to obtain and maintain permanent housing. • Community Impact of Central Valley (CICV) provides services to individuals with HIV/AIDS through the Housing Opportunities for Persons with AIDS Program (HOPWA). • Cricket, Guardian, Marsha’s, Sawyer, and Verda’s Houses provides shelter for children who may be involved in a family crisis or a conflict situation. • Family Promise of Greater Modesto provides shelter at church sites and case management support for finding permanent affordable housing.
• Healthy Alternatives to Violent Environments (HAVEN) provides shelter services and outreach to homeless women and children in Stanislaus County. Services include those for victims of domestic violence.
• Stanislaus Regional Housing Authority administers 222 Shelter Plus Care Certificates and HUDVASH vouchers which help provide permanent supportive housing to homeless veterans. • Hutton House is an emergency shelter for runaway, homeless, and youth in crisis who are ages 13-17.
• Low Barrier Youth Shelter/Youth Access Center operated by Center for Human Services is a one stop service hub providing a continuum of services for young people (13-24 years old) who are experiencing crisis, housing instability, and/or homelessness. • Meadow Glen is a 32-unit permanent rental supportive housing, operated for the SRHA, serving very low-income foster youth aged out of foster care.
• Miller Pointe is a 15-unit permanent rental housing project, operated for the SRHA, serving very low-income households.
• Mission Emergency Shelter provides beds for temporary shelter to house up to 100 unaccompanied adult men and women and up to 90 women and children for a maximum stay of fourteen days.
• The Modesto Men’s Gospel Mission and Women’s Mission provides a limited stay of seven nights on the floor, and three nights out, and also serves two meals a day. • New Life Program Residential is an on-site program, operated by the Modesto Gospel Mission, for up to 41 unaccompanied adult men and women who need specialized help to return to societal living. This program is operated by the Modesto Gospel Mission. • Pathways is a transitional living and support services program that focuses on youth who have “aged out” of the foster care system.
• The Salvation Army Modesto Corps provides an array of services to the homeless. • Salvation Army Veterans Emergency Shelter: provides shelter services to homeless individuals who are U.S. Veterans.
• Stanislaus County Affordable Housing Corporation (STANCO) operates eight properties for permanent affordable housing and conducts outreach to place people in supportive housing.
STANCO also operates 33 transitional beds for homeless families with children and 37 beds for unaccompanied adult homeless males and females.
o STANCO Transitional Housing
§ California – 36 beds and 4 units
§ Garden Gate – 3 beds and 1 unit
§ Ricardo – 3 beds and 1 unit
§ Locust – 3 beds and 1 unit
§ Garvey – 13 beds
DRAFT § REST House - 5 beds
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 100 §
o STANCO Permanent Supportive Housing
§ 24 beds
• Turlock Gospel Mission offers three meals per day, emergency overnight shelter for men, women, and their children, both Men’s & Women’s Restoration Program, and guest services including case management, transportation, clothes closet, shelter from inclement weather, on-site pet kennels, pastoral counseling, and culinary job training.
• Turning Point Community Programs provides integrated, cost-effective mental health services, employment and housing for adults, children and their families that promote recovery, independence and self-sufficiency.
• Turning Point Respite Center at Garden Gate provides a safe home-like environment for up to 12 homeless mentally ill persons nightly.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 101 MA-35 Special Needs Facilities and Services - 91.410, 91.210(d) Introduction
Supportive services for special needs populations are an important part of keeping households stably housed, minimizing risks of homelessness or housing precarity. The services throughout the County are increasingly delivered with efficiency and coordination as the Stanislaus Community System of Care (the local Continuum of Care) improves its systems and communication across service providers. The chart below shows the number of people with special needs, as defined by the County’s 6th Annual Housing Element. The table below reflects data for the enrĀe county, including each city and the unincorporated areas.
Special Populations Within Stanislaus County
Special Needs Group # of People % of Population
Persons with a Disability 70,846 13%
Persons Experiencing
Homelessness
2,052 N/A
Farmworkers 5,868 4%
Persons Age 65+ 109,644 20%
Special Needs Group # of Households % of Households
Large Households 30,575 17%
Female-Headed Households 25,827 20%
Extremely Low-Income
Households
20,435 12%
Data Source: 2016-2020 ACS Data Profiles; 2019 ACS Table B24020; 2016-2020 ACS Table B11016 and B17012; 2015-2019 HUD CHAS Data; 2024 PIT Count
Including the elderly, frail elderly, persons with disabilities (mental, physical, developmental), persons with alcohol or other drug addictions, persons with HIV/AIDS and their families, public housing residents and any other categories the jurisdiction may specify, and describe their supportive housing needs
Persons with a disability
People with disabilities may have diverse housing needs depending on the type and severity of their disability. Housing affordability is a significant challenge for this population, especially for individuals whose disabilities affect their ability to earn income. Additionally, housing for people with disabilities may require modifications such as wider doorways, ramps instead of stairs, and elevators for multi-story units.
Ensuring accessibility both within the home and in traveling to and from the residence is critical for meeting these needs.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 102 IDIS data from the NA-45 section demonstrates that the three most common forms of disabilities in the County are independent living, cognitive, and ambulatory difficulties. The Disability Resources Agency for Independent Living (DRAIL) is the independent living and disability advocacy nonprofit organization for the six area counties – Amador, Calaveras, Mariposa, Tuolumne, San Joaquin and Stanislaus. They work with individuals with disabilities and their families to provide responsive wrap around supportive services.
Persons experiencing homelessness
The County’s 2024 Point-in-Time (PIT) count identified 2,052 homeless individuals in Stanislaus County.
Of this total, nearly half - 980 individuals - were unsheltered, while the remaining 1,072 individuals were in Emergency Shelter or Transitional Housing. In 2023, there were only 1,217 beds available for individuals experiencing homelessness in the County. This data highlights a significant need for additional housing to support those experiencing homelessness in the County.
Stanislaus County offers a range of housing and services to persons experiencing homelessness. The County’s most recent Housing Element indicates that there are 1,632 total beds being offered as emergency or transitional housing within Stanislaus County. In public outreach events for the County’s 6th Annual Housing Element, attendees noted that there is a need for more transitional and supportive housing for unhoused County residents, especially for individuals suffering from severe mental illness.
Household age 65+
Individuals aged 65 and older are defined as elderly by the U.S. Census Bureau. The California Department of Aging reports that 17% of adults over the age of 60 live in poverty and 59% of elderly low-income households are housing cost burdened. This population's housing needs primarily focus on affordability, accessibility, and proximity to essential resources. Affordable housing is crucial, as many elderly individuals may have limited or fixed incomes, restricting their ability to allocate funds for housing.
Housing must also be designed with accessibility in mind, incorporating features like handrails, ramps, and lower countertops to support mobility. Furthermore, location is vital, as elderly residents often need convenient access to medical facilities, grocery stores, community centers, and activities.
Persons with HIV/AIDS and their families
According to a 2017 report by the California HIV/AIDS Policy Research Centers, 12% of the estimated 139,000 people living with HIV in California were homeless or unstably housed in 20142 . This percentage
has likely changed since then, but it gives an indication of the scale of the housing problem for people living with HIV in the state. The Stanislaus County CoC’s 2024 Point-in-Time homeless count found that <1% of adults interviewed had HIV/AIDs. Housing for persons living with HIV/AIDS should be located nearby medical and other important amenities. Those persons with HIV/AIDS are in need of ongoing medical care and thus need access to affordable housing options within reasonable distance to location of care. From this need stems the necessity for rental assistance, security deposit assistance, mortgage assistance, payment for utilizes, and food provisions. In Stanislaus County, the Community Impact of Central Valley (CCIV) provides housing and supportive needs to low-income persons with HIV/AIDS 2 The AMordable Housing Crisis: Impact on People Living with HIV in CA – CHPRC DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 103 through the Housing Opportunities for Persons With HIV/AIDS (HOPWA) program. Services provided by the program include supportive services, case management, food and hygiene assistance, and housing.
Persons with alcohol or other drug addictions
According to the Stanislaus County CoC’s 2024 Homeless Point-In-Time Count, 16% of the unhoused adults interviewed had an active substance use disorder and 23% of the participants had been in a treatment center at some point in their past. The Stanislaus County Behavioral Health and Recovery Services (BHRS) offers over thirty years of experience in the delivery of community mental health and substance abuse services. Services offered at Stanislaus Recovery Center include adult assessments, residential, withdrawal management (social model), intensive outpatient treatment for substance use and co-occurring disorders.
SRC is an intricate part of the continuum of care in Stanislaus County's Behavioral Health & Recovery Services. Attendees of public outreach events voiced a need for expanded behavioral and mental health services, especially in conjunction with homelessness services.
Describe programs for ensuring that persons returning from mental and physical health institutions receive appropriate supportive housing.
The local CoC coordinates with the Stanislaus Urban County and the City of Turlock on programs and services that include prevention efforts with client referrals to mental health services. The County’s 2021 Regional Strategic Plan to Address Homelessness identified that the biggest barriers to addressing homelessness in the unincorporated areas of the County as insufficient mental health support and the high cost of housing.
There are several supportive housing projectsin the County with embedded services for persons returning from mental and physical health institutions. Those developments include Dignity Village, Kestrel Ridge Supportive Housing Project, Miller Pointe Apartments, Bennett Place, and the Center for Human Services Pathway Program.
Specify the activities that the jurisdiction plans to undertake during the next year to address the housing and supportive services needs identified in accordance with 91.215(e) with respect to persons who are not homeless but have other special needs. Link to one-year goals. 91.315(e) The Stanislaus HOME Consortium will collaborate with the County’s Community Services Agency and the Department of Behavioral Health and Recovery Services over the next five years to leverage funding for transitional and housing with supportive services. When feasible a joint Request for Proposals will be released to solicit housing proposals for the various state and federal funding among the County departments and Cities.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 104 MA-40 Barriers to APordable Housing - 91.410, 91.210(e) Describe any negative effects of public policies on affordable housing and residential investment Members of the Stanislaus HOME Consortium regularly analyzes building codes, market constraints, and housing/non-housing development policies through the Consolidated Plan process, the Analysis of Impediments update, and Housing Element updates.
The following are some policies and laws that may contribute to the current lack of affordable housing in Stanislaus County:
Shortage of Affordable Housing Funding:
• The availability of funding for affordable housing has dropped dramatically in the past decade for all jurisdictions in California that do not have local public or private housing funds. Dissolution of redevelopment agencies in the State of California in 2012, , resulted in a significant drop in funding for housing projects.
• Competition for tax credits and other State funding with cities in California and diminished amounts of HUD funding create a shortage of affordable housing.
Climate Change:
• Climate change will continue to impact Northern California with increasing periods of drought, changing seasonal temperature patterns, and faster winds. Water availability is currently a concern within the County when considering housing development. Climate change may exacerbate concerns about water availability.
• Increased winds also lead to increased problems with above-ground power lines; undergrounding these lines is a solution to this problem but adds to the cost of the utility. For housing developers or municipalities, undergrounding power lines is an additional cost added to residential development.
Development Restrictions:
• Not enough land available is adequately zoned for more housing development.
California Environmental Quality Act (CEQA):
• While it was not intended to impact affordable housing development, the California Environmental Quality Act (CEQA), signed into law in 1970, is a statewide law that applies to all discretionary projects proposed to be conducted or approved by a public agency. The primary purpose of CEQA is to disclose significant environmental effects of a proposed project to the public and to limit these impacts when possible. CEQA also requires that public agencies publicly disclose the decision-making process behind project approval for the purpose of public participation in the environmental review process.
• CEQA has been updated several times between 2011 and 2019 to streamline infill development and update exemptions to transit-oriented and mixed-use development, among other updates.
Affordable Housing in urban areas is also exempt under certain circumstanc DRAFT
es (14 CCR § 15194).
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 105 Prevailing Wages:
• Davis-Bacon prevailing wage must be paid to laborers when federal Community Development Block Grant (CDBG) dollars are used to pay for any construconĀ project over $2,000 or on any mulKfamily housing project with more than eight units. Davis-Bacon wages must also be paid on any HOME-funded mulKfamily housing project that directly funds twelve or more units. While compeKKve wages are already high, Davis-Bacon wages may be higher and add addionĀal cost to housing construcon Āand rehabilitaon ĀacvĀiesĀ.
• California’s Prevailing Wage Law requires contractors to pay minimum wage rates on public works projects that support housing construcon Āsuch as roads, water and sewer projects, and other public ulĀieĀs. The rates are set by the California Department of Industrial Relaons.Ā These addionalĀ costs add to local costs for housing development.
Development Processes:
• Processes for review and approval of residential development can affect the pace and timing of construction.
• Objective and clear development standards and approval procedures for a variety of housing types is not standardized.
Single Family Zoning:
• Single family zoning can prevent more affordable multifamily housing from being developed.
Development Fees:
• The cost of permit fees, including city and county facilities fees, for development of single family units can range from $15,327.16 to $51,449.44, as reported in the October 2024 Housing Stanislaus report and costs for multi-family development can be higher. • These costs could potentially stifle the development of low-income multifamily housing. Given a low supply of housing affordable to low- and/or moderate-income households, these costs may inhibit housing choice for those households.
Impact Fees and Site Improvements:
• The costs to integrate necessary infrastructure (streets, sidewalks, storm drains, etc.) are borne by the developer, but are ultimately passed on to future residents. These costs contribute to pricing out low- and/or moderate-income households for affordability reasons. • Policies to provide for fee waivers and/or deferrals for qualified affordable housing projects allow construction to move forward with less up-front costs.
Parking Requirements:
• Parking ordinances can increase the cost of development of housing as ordinances dictate the amount of parking required per unit of housing. The Victoria Transport Policy Institute estimates that the cost per parking space on surface lots is $20,000 and parking garages or structures add $50,000/parking space to development costs.
3 3 Comprehensive Parking Supply, Cost and Price Analysis July 2023 Report DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 106 MA-45 Non-Housing Community Development Assets - 91.410, 91.210(f) Introduction
Stanislaus County has industry centered in manufacturing, retail, education, and healthcare. It also has a longstanding history of agricultural production due to its climate and location. These industries are also expected to grow over the next decade, indicating that many of the businesses in these sectors will continue to expand and bring additional job opportunities to the region. The unemployment rate has fallen steadily since the recovery from the housing crisis in 2010. Although wage growth has not kept pace with housing costs, as unemployment shrinks and businesses expand and compete for labor, the region is hopeful that wages will increase as unemployment decreases.
Turlock’s top industries, by share of jobs, are in education, healthcare, arts and entertainment and retail.
The region also has a longstanding history of agricultural production due to its location and climate. These industries are also expected to grow over the next decade, indicating that many of the businesses in these sectors will continue to expand and bring additional job opportunities to the region. The unemployment rate has fallen steadily since the recovery from the housing crisis in 2010. Although wage growth has not kept pace with housing costs, as unemployment shrinks and businesses expand and compete for labor, the region is hopeful that wages will increase as unemployment decreases.
Economic Development Market Analysis
The three largest business sectors in Stanislaus County by share of jobs are (1) Agriculture, Mining, Oil & Gas Extraction; (2) Manufacturing; and (3) Retail Trade. Put together these sectors represent a little less than half of the jobs in the County. Other large sectors include Education and Healthcare. These sectors contain the bulk of employment opportunities for Stanislaus County residents. There are high numbers of job vacancies in education and healthcare, arts and entertainment and professional service industries.
This indicates that more higher-education for both education and healthcare and professional services is needed. The table below refers to data from the jurisdicons Āwithin the Stanislaus Urban County.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 107 Stanislaus County Business Activity
Business by Sector Number
of
Workers
Number
of Jobs
Share of
Workers
%
Share of
Jobs
%
Jobs less
workers
%
Agriculture, Mining, Oil & Gas Extraction 7,935 11,566 9 17 8 Arts, Entertainment, Accommodations 9,561 5,458 11 8 -3 Construction 7,698 6,318 9 9 0
Education and Health Care Services 12,913 7,638 15 11 -4 Finance, Insurance, and Real Estate 2,955 1,735 3 2 -1
Information 982 353 1 1 -1
Manufacturing 11,934 10,968 14 16 2
Other Services 2,567 1,839 3 3 0
Professional, Scientific, Management
Services 4,949 2,221 6 3 -2
Public Administration 0 0 0 0 0
Retail Trade 11,077 8,131 13 12 -1
Transportation and Warehousing 5,343 6,448 6 9 3
Wholesale Trade 4,343 3,837 5 6 1
Total 82,257 66,512 -- -- --
Data Source: 2016-2020 ACS, 2020 Longitudinal Employer Household Dynamics The three largest jobs sectors in the City of Turlock by share of jobs are (1) Education and Healthcare Services; (2) Arts, Entertainment, and Accommodations; and (3) Retail Trade. Put together these sectors represent 40% of the jobs in the City. Other large sector is Manufacturing. These sectors represent most employment opportunities for Turlock’s residents. Several trades industries have more workers than jobs, including positions in Agriculture, Mining Oil & Gas, Construction, and Retail Trade. High rates of vacancies in low-skill industries like entertainment and hospitality and retail suggest that while more education may not be needed, wages should be raised to fill these vacancies.
More broadly, there are 2,464 more workers in Turlock than there are jobs. Unsurprisingly, Turlock has a
7.6% unemployment rate. Therefore, the City should work to attract and retain employees in skilled industries.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 108 Turlock Business Activity
Business by Sector Number
of
Workers
Number
of Jobs
Share of
Workers
%
Share of
Jobs
%
Jobs less
workers
%
Agriculture, Mining, Oil & Gas Extraction 2,046 675 8 3 -5 Arts, Entertainment, Accommodations 2,918 3,847 11 17 5 Construction 1,932 1,397 8 6 -1
Education and Health Care Services 4,461 4,392 18 19 2
Finance, Insurance, and Real Estate 882 823 3 4 0
Information 249 170 1 1 0
Manufacturing 3,637 3,590 14 16 2
Other Services 804 761 3 3 0
Professional, Scientific, Management
Services 1,477 914 6 4 -2
Public Administration 0 0 0 0 0
Retail Trade 2,916 3,768 11 17 5
Transportation and Warehousing 1,477 691 6 3 -3
Wholesale Trade 1,206 513 5 2 -2
Total 24,005 21,541 -- -- --
Data Source: 2016-2020 ACS (Workers), 2020 Longitudinal Employer-Household Dynamics (Jobs) Labor Force
Unincorporated Stanislaus County has a total civilian labor force of almost 120,000. Of this labor force, 9% are unemployed. The rate of unemployment is higher for ages 16-24, at 22%, than it is for ages 25-65, which has an unemployment rate of 6%. This is not surprising as many people between the ages of 16-24 may be pursuing some form of education (including high school or college) or jobs training programs.
Unincorporated Stanislaus County Labor Force
Total Population in the Civilian Labor Force 119,577
Civilian Employed Population 16 years and
over 108,290
Unemployment Rate 9%
Unemployment Rate for Ages 16-24 22%
Unemployment Rate for Ages 25-65 6%
Data Source: 2016-2020 ACS
As of 2020, Stanislaus Urban County
DRAFT
had a total civilian labor force of 414,000 people with an 8.8%
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 109 unemployment rate. Unemployment was higher in Ceres, Newman, Oakdale and Patterson.
Labor Force and Unemployment All Consortium Jurisdictions (2020) Labor
Force
Employment Unemployment
Number
Unemployment Rate
Stanislaus County 414,340 231,202 36,461 8.8%
Ceres 35,638 19,173 4,134 11.6%
Hughson 5,540 3,402 349 6.3%
Newman 8,522 4,926 989 11.6%
Oakdale 17,202 10,029 1,961 11.4%
Patterson 15,863 9,851 1,428 9%
Riverbank 18,065 10,351 1,156 6.4%
Turlock 56,313 31,478 4,295 7.6%
Waterford 6,667 3,554 500 7.5%
Data Source: 2016-2020 ACS
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 110 Occupations by Sector
The top sectors in the region outlined below include construction, management, business, and office occupations. These occupations track with the regional business activity and share of jobs in the County.
Close to 21,000 people in the County are employed in sales and office positions, with construction and extraction jobs in a close second. Given the large share of jobs in Extraction, Oil & Gas shown above, these corresponding figures are logical. The table below refers to data from the jurisdicons Ā within the Stanislaus Urban County.
Stanislaus Urban County Occupations by Sector
Occupations by Sector Number of People
Management, business and financial 18,246
Farming, fisheries and forestry occupations 5,144
Service 10,102
Sales and office 21,067
Construction, extraction, maintenance and
repair 19,166
Production, transportation and material
moving 9,743
Data Source: 2016-2020 ACS
Turlock has a total civilian labor force of 34,000 people. Of this labor force, 7.6% are unemployed. The rate of unemployment is higher for ages 16-24, at 15%, than it is for ages 25-65, which has an unemployment rate of 5%. This is not surprising as many people between the ages of 16-24 may be pursuing or completing some form of education, including high school or college or jobs training programs.
Turlock Labor Force
Total Population in the Civilian Labor Force 34,045
Civilian Employed Population 16 years and over 31,455
Unemployment Rate 7.6%
Unemployment Rate for Ages 16-24 15%
Unemployment Rate for Ages 25-65 5%
Data Source: 2016-2020 ACS
The top sectors in Turlock outlined below include business and financial management, sales and office, and service jobs. These occupations align with the regional business activity and share of jobs in the City.
Close to 6,500 people work in the business and financial management positions, with sales and office jobs in a close second. Given the large share of jobs in Education & Healthcare industries shown in the DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 111 Longitudinal Employer-Household Dynamics survey above, these occupational figures are overlapped. For example, teaching or nursing jobs are not selectable occupations in the American Community Survey but the Longitudinal Employer-Household Dynamics data has different categories than the ACS, so teachers or nurses may be likely to select the Sales and Office option as office workers. Turlock Occupations by Sector
Occupations by Sector Number of People
Management, business and financial 6,570
Farming, fisheries and forestry occupations 1,130
Service 3,805
Sales and office 5,900
Construction, extraction, maintenance and repair 3,235
Production, transportation and material moving 2,125
Data Source: 2016-2020 ACS
The average commute times for Turlock’s residents is shown below. Most people have a relatively short commute time of fewer than 30 minutes. It’s important to orient this information within regional economic data as there are Turlock residents who work elsewhere in the County and people who commute from other communities to Turlock for work.
Travel Time
The average commute times for Stanislaus County residents is shown below. Most people have a relatively short commute time of fewer than 30 minutes. The table below refers to data from the jurisdicons Āwithin the Stanislaus Urban County.
Stanislaus Urban County Commuters’ Average Travel Time
Travel Time Number Percentage
< 30 Minutes 55,614 57%
30-59 Minutes 26,827 27%
60 or More Minutes 15,924 16%
Total 98,365 100%
Data Source: 2016-2020 ACS
The average commute times for Turlock’s residents is shown below. Most people have a relatively short commute time of fewer than 30 minutes. It’s important to orient this information within regional economic data as there are Turlock residents who work elsewhere in the County and people who commute from other communities to Turlock for work.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 112 Turlock Travel Time
Travel Time Number Percentage
< 30 Minutes 20,066 68%
30-59 Minutes 5,941 20%
60 or More Minutes 3,348 11%
Total 29,355 100%
Data Source: 2016-2020 ACS
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 113 Education:
Educational Attainment by Employment Status (Population 16 and Older) The table below shows the Stanislaus County population by rate of educational attainment for those who are in the labor force. The table shows that the rate of unemployment decreases as education increases.
For example, there is a significant decrease in the number of unemployed persons with a bachelor’s degree or higher compared with people who have less higher education. The unemployment rate is 11% for residents with less than a high school diploma, 9% for those with a high school diploma, 7% for those with some college or an associate's degree, and 4% for those with a bachelor's degree or higher.
Formal education may not always be the solution to decreasing unemployment. On the job training and apprenticeship programs help with matching potential employees to the skills needed to do those jobs.
Additional externalities to consider may include a quality match of training and skills to the available jobs.
Given the higher shares of unemployment among high school graduates and people with some college or associate's degrees, it may indicate that more training and educational alignment with area jobs is needed.
The table below refers to data from the jurisdicons Āwithin the Stanislaus Urban County.
Stanislaus Urban County Educational Attainment by Employment Status Educational Attainment In Labor Force
Civilian Employed Unemployed Not in Labor
Force
Less than high school graduate 16,935 2,068 9,875
High school graduate (includes
equivalency) 28,549 2,818 10,490
Some college or associate's degree 28,363 2,234 9,168
Bachelor's degree or higher 15,058 621 2,407
Data Source: 2016-2020 ACS
The table below shows Turlock’s eligible civilian workforce cross walked with educaonalĀ aoainment. The rate of unemployment marginally decreases as educaKon increases. The unemployment rate is 12.14% for residents with less than a high school diploma, 7.36 % for those with a high school diploma, 6.68% for those with some college or an associate's degree, and 4.47% for those with a bachelor's degree or higher.
Of people in the labor market, regardless of educaoĀn, 7.66% of Turlock’s residents are unemployed.
Formal educaKon may not always be the soluKon to decreasing unemployment rates. On the job training and apprenceĀship programs help with pairing potenalĀ employees to the skills needed to do those jobs.
AddiKonal externaliKes to consider may include increasing the quality match between training to the available jobs. Given the higher shares of unemployment among high school graduates and people with some college or associate's degrees may indicate that more alignment between local vocaonalĀ training and educaon Āwith jobs is needed.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 114 Turlock EducaWonal Aj ainment by Employment Status (PopulaWon 16 and Older) EducaWonal Aj ainment In Labor Force
Civilian Employed Unemployed Not in Labor Force
Less than high school graduate 2,930 405 2,295
High school graduate (includes
equivalency) 6,230 495 2,250
Some college or associate's
degree 8,805 630 2,605
Bachelor's degree or higher 7,910 370 1,520
Data Source: 2016-2020 ACS
Educational Attainment by Age
The table below shows Stanislaus County residents by age and educational attainment. Of those ages 25 to 65, which is the age bracket of most working adults, 78% of the population has a high school diploma or higher, 21% have an associate's degree or higher, and 14% have a bachelor's degree or higher. Given the data shown in the preceding table, the County should actively engage with universities and colleges to foster innovation, workforce development, and entrepreneurship within the region to help residents finish bachelor’s degrees. The table below refers to data from the jurisdicons Āwithin the Stanislaus Urban County.
Stanislaus Urban County Educational Attainment by Age
Age
18–24 yrs 25–34 yrs 35–44 yrs 45–65 yrs 65+ yrs
Less than 9th grade 347 1,673 4,584 10,093 5,761
9th to 12th grade, no diploma 2,800 2,400 3,688 6,417 3,589 High school graduate, GED, or
alternative 10,765 13,039 10,429 18,426 8,942
Some college, no degree 10,129 10,251 8,508 12,582 6,770 Associate's degree 876 2,386 2,238 3,980 1,782
Bachelor's degree 855 4,468 3,693 5,307 2,889
Graduate or professional degree 64 1,126 1,516 2,092 1,816 Data Source: 2016-2020 ACS
The table below shows Turlock’s residents by age and educational attainment. Of those ages 25 to 65, which is the age bracket of most working adults, 25% of the population has a high school diploma, 8% DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 115 have an associate's degree, and 27% have a bachelor's degree or higher.
Turlock Educational Attainment by Age
Age
18–24 yrs 25–34 yrs 35–44 yrs 45–65 yrs 65+ yrs
Less than 9th grade 75 230 425 2,210 2,040
9th to 12th grade, no diploma 410 390 735 1,640 895
High school graduate, GED, or
alternative 2,500 3,195 1,735 4,045 2,480
Some college, no degree 3,275 3,355 2,315 3,470 2,020
Associate's degree 360 700 700 1,540 880
Bachelor's degree 680 2,085 2,225 2,365 1,005
Graduate or professional degree 20 960 720 1,440 740
Data Source: 2016-2020 ACS
Educational Attainment – Median Earnings in the Past 12 Months The median incomes by educational attainment table and data shown below, taken from the IDIS system, are inaccurate given the extraordinarily high incomes tied to each level of educational attainment. The table below refers to data from the jurisdicons Āwithin the Stanislaus Urban County.
Stanislaus Urban County Median Earnings in the Past 12 Months Educational Attainment Median Earnings in the Past 12 Months Less than high school graduate 769,075
High school graduate (includes equivalency) 1,060,264
Some college or associate's degree 1,260,216
Bachelor's degree 1,264,495
Graduate or professional degree 1,635,076
Data Source: 2016-2020 ACS
As such, the County retrieved the following table from the US Census website which shows more plausible income date. As expected, the higher the educational level attained directly correlated with higher overall incomes. There is a 54% increase in wages between employees with an associate’s degree versus bachelor’s degree. Wages climb again by 40% between workers with a bachelor’s degree and workers with a graduate or professional degree. The table below reflects data for the enrĀe county, including each city and the unincorporated areas.
Stanislaus County Median Earnings in the Past 12 Months Educational Attainment Median Earnings in the Past 12 Months Less than high school graduate 27,144
High school graduate (includes equivalency) 33,397
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 116 Educational Attainment Median Earnings in the Past 12 Months Some college or associate's degree 40,448
Bachelor's degree 62,220
Graduate or professional degree 86,920
Data Source: 2016-2020 ACS
By 2023, Waterford had the highest average income, $74,873, and Ceres had the lowest average income, $53,535, across all levels of educational attainment. The data shown in the MA-15 Cost of Housing section shows that the Zillow 2024 home values were highest in Oakdale, $547,832, and lowest in Waterford, $418,348. But Countywide median wage data is the most important to take into account because residents may work in jurisdictions outside of where they live. The column for Stanislaus County in the table below reflects data for the enKre county, including each city and the unincorporated areas.
Median Income (Last 12 Months) All Jurisdictions – 2023 2023 Median Income (Last 12 months)
Level of
Educational
Attainment
Stanislaus
County Ceres Hughson Newman Oakdale Patterson Riverbank Waterford < High
school
graduate $33,938 $40,887 $38,279 - $30,799 $38,316 $31,350 $43,796 High
school
graduate $41,201 $37,409 $53,728 $45,301 $48,645 $44,978 $45,905 $30,135 Some
college /
associate's
degree $50,445 $49,072 $71,230 $62,193 $55,456 $53,725 $57,092 $56,741 Bachelor's
degree $71,050 $58,077 $74,813 $94,350 $86,685 $77,807 $93,359 $100,197 Graduate
or
professional
degree $101,039 $81,516 $86,464 $86,515 $103,477 $114,118 $104,856 $143,494 AVERAGE $59,535 $53,392 $64,903 $72,090 $65,012 $65,789 $66,512 $74,873 Data Source: 2018-2023 ACS
Based on the Business Activity table above, what are the major employment sectors within your jurisdiction?
Within the Stanislaus Urban County, the three largest business sectors in Stanislaus County are (1) Agriculture, Mining, Oil & Gas Extraction; (2) Manufacturing; and (3) Retail Trade.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 117 In the City of Turlock, the top employment sectors are 1) manufacturing, 2) educaĀon and healthcare, and 3) arts and entertainment.
Describe the workforce and infrastructure needs of the business community:
The following Economic Development Focus and Priorities were identified in the Stanislaus County Comprehensive Economic Development Strategy 2022-2027:
Grow and Develop the Workforce to Strengthen Core and Growth Clusters:
• Work with Stanislaus County Office of Education, Stanislaus Foundation, and Education and Training partners to increase workforce readiness and skills • Explore ways to add capacity in technical skills training and entrepreneur support and development with public and private partners
Strengthen Infrastructure for Core and Growth Clusters:
• Explore ways to increase the amount of industrial land available for purchase • Ensure critical infrastructure is in place and that plans anticipate industry growth and demand trends
o Water and wastewater
o Electrical capacity for high-demand industry and consumers o Rail and road transport
o Air transport services
•
Support Economic Recovery, Resilience and Opportunity for All:
• Support manufacturing and export
o Recruit companies in sectors that complement and/or advance the County's core clusters • Improve network and internet availability and reliability with redundant/resilient fiber optic network
• Upgrade County-wide disaster planning considering the impact of COVID-19 including but not limited to
o Healthcare services surge and on-demand capacity
o Resilience in public transportation
o Hardened and redundant emergency operation capabilities • Support Job "lnSourcing" - keep sustainable jobs in USA o Support public and private workforce development initiatives to increase skilled labor supply in specific competencies and roles identified by anchor businesses o Support entrepreneur and venture incubation in partnership with Opportunity Stanislaus Modesto Junior College, California State University Stanislaus, UC Merced, and private training and co-working programs
Describe any major changes that may have an economic impact, such as planned local or regional public or private sector investments or initiatives that have affected or may affect job and business growth opportunities during the planning period. Describe any needs for workforce development, business support or infrastructure these changes may create.
The Stanislaus County Economic Development Action Committee (EDAC) functions to develop and implement the Comprehensive Economic Development Strategy (CEDS) for Stanislaus County and its nine DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 118 incorporated cities. The EDAC serves as a liaison between member jurisdiconsĀ and the programs offered by the United States Economic Development Administration (EDA) that promote permanent employment and economic growth. EDAC has been active since late 2008 with major emphasis being placed on development and maintenance of a countywide CEDS document. Over the years, the CEDS has become an annually updated fluid document for Stanislaus. The Board of Supervisors approved the 2023-2027 CEDS update on May 14, 2024. This updated CEDS highlights the economic development activities and projects that will be undertaken by public and private entities in a mission to create new jobs and provide critical services. Stanislaus County prepares the CEDS for its own use and on behalf of the nine cities and five supervisorial districts. Typically, the projects and initiatives contained within the CEDS have been approved by or received support from each jurisdicon’Ās legislative body. Projects are submioed by each jurisdicKon and are included in the CEDS upon request. The CEDS acts as a compilation document and positions agencies within the county to apply for grants from the United States Economic Development Agency (EDA). The CEDS was developed in alignment with current EDA guidelines requiring Summary Background information, Strengths, Weaknesses, Opportunities, Threats (SWOT) Analysis, Strategic Direction/Action Plan, and an Evaluation Framework. The 2023 EDA investment priorities focus on: equity, recovery and resilience, workforce development, manufacturing, technology-based economic development, environmental sustainability, exports, and foreign direct investments.
In addition, the Stanislaus 2030 is a collaboration among business, government, and civic stakeholders to create and deliver a joint strategy and investment plan for regional economic growth and opportunity in the coming decade. The initiative envisions – and commits to building – a high-performing, diverse economy; the mission is to create pathways for Stanislaus residents to achieve economic mobility by building an economy that is diverse, inclusive, connected, vibrant, and sustainable. The initiative began in the summer of 2021 and includes a Leadership Council of over 100 leaders represenKng the community; an Executive Committee of 31 private, public, and civic leaders represenKng geographic, demographic, and sectors of the community; and an Elected Officials Roundtable of city, county, state, and federal elected representatives. Residents of Stanislaus County provided input through one-to-one interviews, listening sessions, focus groups, digital surveys, and community forums.
There is a need for expanded workforce training and business retention programs to meet the forthcoming jobs demand.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 119 How do the skills and education of the current workforce correspond to employment opportunities in the jurisdiction?
Stanislaus Urban County
More workforce training will be needed to align the County with local and regional models for economic growth, particularly in business, healthcare and education. Stanislaus County has one of the highest unemployment rates in California and 1.5x the national average unemployment rate. The County is facing a skills gap issue that has been increasing since COVID. The Stanislaus County Comprehensive Economic Development Strategy notes that “The communities of Stanislaus will need to continue to diversify and strive to better prepare and develop the workforce with the skills and technology awareness to make our locations attractive to new clusters and expanded, non-agricultural employment sectors.” The Economic Development Strategy’s educational priorities of “Developing specialized education including higher education, career technical education, and workforce development” and “Supporting the development of college level program infrastructure” will help both local economic growth and wage potential in the County.
City of Turlock
Several sectors in Turlock are oversaturated with qualified employees (e.g. Agriculture, transportation and warehousing, professional or management services have more workers than jobs), while the hospitality and retail industries have a high number of vacancies. These types of jobs may be unfilled because they are typically low-skill and relatively low-wage jobs. Concurrent to this problem is that Turlock has a 7% unemployment rate. Given the high rate of unemployment coupled with vacant jobs in low-skill and lowwage, it indicates that the City should focus on attracting and retaining employers in growing higher-wage industries.
Describe any current workforce training initiatives, including those supported by Workforce Investment Boards, community colleges and other organizations. Describe how these efforts will support the jurisdiction's Consolidated Plan.
There are several organizations supporting workforce training initiatives to meet the demand for skilled and educated workforce in Stanislaus County and Turlock. Several local colleges offer programs for degrees or job training in high demand job fields. Some of these include:
• Modesto Junior College (MJC)
The college provides 82 Associate's Degree Programs and 54 Certificate Programs. Their popular academic programs include nursing, business administration, social and behavioral sciences, child development, administration of justice, athletic training/sports medicine, medical assisting, art and natural sciences.
• California State University, Stanislaus (CSUS)
The University provides over 189 majors, minors, concentrations and teaching credentials as well as 23 master’s
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degree programs, 6 graduate certificate programs, and Executive MBA program
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 120 and a doctoral degree program in educational leadership. Popular majors include business administration, nursing, psychology, biological sciences, criminal justice, education, social work, and public administration.
• University of California, Merced (UCM)
Popular areas of study at this University include Science, Technology, Engineering and Mathematics (STEM), with more than twenty undergraduate and graduate degree programs.
Other organizations help both companies with identifying their needs for workforce and employees with getting skills needed to find in-demand jobs. These include:
• Stanislaus County Workforce Development
The Stanislaus County Workforce Development offers sector strategies and resources to help both the workforce and companies to get the skillsets and training needed. • VOLT Institute
The Volt Institute offers training and certifications for high demand manufacturing jobs and leadership. These programs are offered as a joint initiative through Stanislaus County’s Economic Development Agency, Opportunity Stanislaus (OS) and the Stanislaus County Office of Education (SCOE).
Job training and educational opportunities support the County’s consolidated plan efforts by creating new job opportunities potentially with higher pay for residents. With higher wages, residents can afford housing in the region.
Does your jurisdiction participate in a Comprehensive Economic Development Strategy (CEDS)? Yes.
If so, what economic development initiatives are you undertaking that may be coordinated with the Consolidated Plan? If not, describe other local/regional plans or initiatives that impact economic growth.
The 2023-2028 CEDS for Stanislaus County outlines multiple economic development initiatives that may be coordinated with the Consolidated Plan. These initiatives focus on workforce development, infrastructure enhancements, business attraction, and resilience-building efforts. • Enhancing Workforce Readiness: Collaboration with the Stanislaus County Office of Education, Stanislaus Foundation, and training partners to improve workforce skills and readiness. • Tech Skills and Entrepreneurial Development: Expanding training in technology skills and entrepreneurship through public and private partnerships. • Industrial Land Expansion: Exploring ways to increase the availability of industrial land for purchase
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 121 Critical Infrastructure Development: Ensuring sufficient infrastructure to support economic growth, including water and wastewater systems, electrical capacity, transportation, and high-speed internet access.
• Stanislaus 2030 Regional Economic Development Strategy: Supporting initiatives such as:
o Manufacturing Talent-to-Industry Exchange ($250,000 ARPA funding) o Childcare Expansion ($200,000 ARPA funding)
o Small Business Support System ($250,000 ARPA funding). • Entrepreneur and Venture Development: Supporting initiatives such as:
o Supporting small business initiatives, particularly for underserved communities and women-owned businesses.
o Crows Landing Industrial Business Park & Airfield, a new regional employment center at the former Crows Landing Airfield.
• Higher Quality of Life Initiatives: Implementing a downtown master plan focusing on infill development, affordable housing, and transit-oriented projects.
Discussion
Stanislaus Urban County
Stanislaus County's economy is anchored by key industries such as agriculture, education, healthcare, and manufacturing which collectively provide over half of the County's jobs. These sectors are poised for growth over the next decade, with businesses expanding and creating additional employment opportunities. While unemployment has declined since the 2010 housing crisis, wage growth has not kept pace with rising housing costs, highlighting the need for continued workforce development and economic investment.
To address these challenges, local jurisdictions are investing in workforce development and infrastructure improvements to enhance economic resilience and expand job opportunities. Initiatives such as the Stanislaus County Comprehensive Economic Development Strategy (CEDS) prioritize workforce readiness, entrepreneurship support, and industrial land expansion.
Educational institutions like Modesto Junior College and California State University, Stanislaus, along with organizations like the VOLT Institute, are integral to strengthening technical skills and professional training. Additionally, infrastructure enhancements—including high-speed internet, expanded transit options, and industrial land development—will facilitate business growth and improve economic mobility.
These efforts, coordinated with the Consolidated Plan, aim to create a more inclusive and competitive local economy by fostering job creation, increasing wages, and supporting business expansion in Stanislaus County
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 122 City of Turlock
Turlock’s economy is anchored by key industries such education, healthcare, retail and arts and entertainment, which collectively provide over half of the city's jobs. Some sectors, like manufacturing and professional services, have a large share of jobs but there are a surplus of qualified workers in these industries. Several other industries are oversaturated with qualified workers including in agriculture, oil & gas, and transportation & warehousing. It should be noted, however, that not all these types of jobs may be located in Turlock and some residents who are employed in these industries commute elsewhere in the region for work. For example, oil & gas extraction or agriculture jobs may be unlikely to exist inside Turlock’s city limits, but could be stationed elsewhere in the County.
While unemployment has declined since the 2010 housing crisis, Turlock’s 7% unemployment rate is significantly higher than the nation’s 4% unemployment rate. People seeking employment may not be able to find jobs that match their skills or training, or alternatively, available jobs may not pay a livable wage. Wage growth has not kept pace with rising housing costs, highlighting the need for continued workforce development and economic investment.
To address these challenges, the City is investing in workforce development and infrastructure improvements to enhance economic resilience and expand job opportunities. Initiatives such as the Stanislaus County Comprehensive Economic Development Strategy (CEDS) prioritize workforce readiness, entrepreneurship support, and industrial land expansion.
Regional educational institutions like Modesto Junior College and California State University, Stanislaus, along with organizations like the VOLT Institute, are integral to strengthening technical skills and professional training. Additionally, infrastructure enhancements—including high-speed internet, expanded transit options, and industrial land development—will facilitate business growth and improve economic mobility. These efforts, coordinated with the Consolidated Plan, aim to create a more inclusive and competitive local economy by fostering job creation, increasing wages, and supporting business expansion both in Turlock and Countywide.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 123 MA-50 Needs and Market Analysis Discussion
Are there areas where households with multiple housing problems are concentrated? (include a definition of "concentration")
There are several areas in Stanislaus County that have severe housing problems. Severe housing problems include a lack of a complete kitchen, lacks complete plumbing, severely overcrowded or severely housing cost burdened. The map below shows areas that experience one or more severe housing problems that fall within the 20% to 40% range. The few areas within the County where 40% to 60% of households have severe housing problems are in the South Modesto area.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 124 Social Vulnerability Index (2022)
Data Source: Center for Disease Control SVI Interactive Map. 2022.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 125 Are there any areas in the jurisdiction where racial or ethnic minorities or low-income families are concentrated? (include a definition of "concentration") The areas where the racial, ethnic minorities, or low-income families are concentrated are called Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs). The definition involves a racial/ethnic concentration threshold and a poverty test. HUD defines R/ECAPs as areas where the non-White population is over 50% and/or if a census tract has a poverty rate that exceeds 40% or is three or more times the average tract poverty rate for the metropolitan/micropolitan area, whichever threshold is lower.
The map below shows that eight census tracts, largely concentrated between southern Modesto and Ceres, qualify as R/ECAPs. None of these are located within the City of Turlock. These census tracts are CT 16.04, CT 22, CT 17, CT 22, CT 26.04, CT 25.03, CT 24.02, and CT 24.01.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 126 Racial/Ethnic Concentrated Areas Of Poverty (R/ECAP)
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 127 What are the characteristics of the market in these areas/neighborhoods? The California Tax Credit Allocation Committee (TCAC) and California Department of Housing and Community Development (HCD) work together to create Opportunity Area Maps. These maps have economic, education, and environmental metrics that demonstrate ‘high opportunity’ areas. New affordable housing projects that are sited in these areas are granted more points in the scoring system for public funding.
The opportunity map below shows that the high poverty and segregated parts of the County are in the same R/ECAP areas south of downtown Modesto. The high opportunity areas in the County are clustered in northern Modesto, northern Turlock and East Oakdale areas. These areas have some of the highest employment rates, highest high school graduation rates and lowest poverty areas.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 128 California Tax Credit Allocation Committee Opportunity Maps (2024) Data Source: UC Berkeley Othering and Belonging Institute DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 129 Are there any community assets in these areas/neighborhoods? Every city and neighborhood in Stanislaus County has community assets that residents use. These assets are community centers, schools, libraries, and parks. Public assets are dispersed throughout the County and local jurisdictions continue to invest in both development of new community assets as well as the improvement of existing assets.
Are there other strategic opportunities in any of these areas? There are no other strategic opportunities to note at this time.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 130 MA-60 Broadband Needs of Housing occupied by Low- and Moderate-Income Households - 91.210(a)(4), 91.310(a)(2)
Describe the need for broadband wiring and connections for households, including low- and moderate-income households and neighborhoods.
Stable internet connects people with economic and social opportunities. The internet, once viewed as a luxury, is now a central means of accessing healthcare, government services, transportation and education. Fixed broadband connections deliver fast, reliable internet service and is still considered the “gold” standard for internet connectivity. As of 2020, 21% of Stanislaus County’s residents did not have a broadband internet subscription service. Low-income households are less likely to have access to broadband internet services.
As carriers in the region begin to roll out 5G wireless services, they may augment existing broadband services. As 5G continues to expand into new markets and with greater bandwidths, it may become an alternative to wired broadband for households. Low-income households may benefit from 5G services that don’t require wired connections if it can be delivered affordably.
In the Stanislaus Planning Area, AT&T, Spectrum, and Human-I-T offer low-cost internet plans for qualifying low-income households. Under the Biden-Harris Administration, the Affordable Connectivity Program provided discounted broadband internet service for low-income households but the program ended in June 2024.
Describe the need for increased competition by having more than one broadband Internet service provider serve the jurisdiction.
The Stanislaus Planning Area is served by 12 internet service providers including Comcast, AT&T, Spectrum, ViaSat, Unwired Broadband, and several other providers. The open market allows residents to choose the service that works for them. This also creates competition amongst providers to provide services at the best price point and with the best service. Thus, there is no need for increased competition for services in the area.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 131 MA-65 Hazard Mitigation - 91.210(a)(5), 91.310(a)(3)
Describe the jurisdiction’s increased natural hazard risks associated with climate change.
Based on the Stanislaus County 2022 Multi-Jurisdictional Hazard Mitigation Plan, the County faces heightened risks from climate change, particularly in areas such as:
• Drought and Water Scarcity: Increased temperatures and reduced precipitation patterns strain water resources, affecting agriculture and urban water supplies. This can lead to the following impacts:
o Agricultural Losses: Droughts strain water supplies critical for Stanislaus County’s agriculture, which is a central economic driver. Reduced water availability impacts crops and livestock, leading to financial losses.
o Drinking Water Shortages: Prolonged drought reduces groundwater and reservoir levels, challenging the provision of clean drinking water.
o Ecosystem Degradation: Decreased water availability affects local ecosystems, such as the health of river systems, and limits recreational opportunities tied to water bodies like the Tuolumne River.
• Extreme Heat: Prolonged and intense heatwaves can impact public health, particularly vulnerable populations, and increase the risk of wildfires. This can lead to the following impacts:
o Public Health Risks: Increased occurrences of heatwaves disproportionately affect vulnerable populations, such as older adults, children, and those in low-income households. Heat stress, dehydration, and heatstroke incidents are expected to rise. o Energy Demand and Infrastructure Stress: Higher temperatures increase energy demand for cooling, straining electrical grids and raising the risk of blackouts. o Urban Heat Islands: Built environments in cities exacerbate heat conditions, creating localized hot spots.
• Flooding: Changing precipitation patterns and the potential for more severe storms increase flood risks, particularly in low-lying areas near rivers such as the Tuolumne River and Dry Creek, as well as reservoirs. This can lead to the following impacts:
o Property and Infrastructure Damage: Intense storms and overflowing rivers, such as the San Joaquin and Tuolumne, threaten homes, businesses, and roads, particularly in floodplains.
o Displacement: Flooding forces evacuations and temporary relocation of residents, particularly in low-income communities.
o Public Health Threats: Standing floodwaters can spread disease and contaminate water supplies, increasing health risks post-disaster.
• Severe Weather Events: More frequent and intense storms can lead to damaging winds, hail, and lightning, impacting infrastructure and community safety. This can lead to the following impacts:
o Wind and Storm Damage: High winds and thunderstorms can damage roofs, uproot trees, DRAFT
and disrupt power lines.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 132 o Hail and Lightning: Crops and vehicles are at risk from hail, while lightning can spark wildfires and damage electrical infrastructure.
o Transportation and Emergency Services Disruption: Severe weather events can block roads and hinder emergency response, leaving communities temporarily isolated. • Wildfires: Hotter and drier conditions heighten the risk of wildfires particularly in unincorporated rural parts of the County.
o Property Destruction: There is elevated wildfire risk in the unincorporated parts of the County. While wildfire risk is relatively low within cities due to its distance from the wildland-urban interface, surrounding areas with dense vegetation face significant risks.
Homes and businesses in these high-risk zones are particularly vulnerable. o Air Quality Degradation: County-wide residents are impacted by smoke and poor air quality from regional wildfires, affecting respiratory health across the community. o Economic Disruption: Regional wildfires can disrupt agriculture, tourism, and other local industries. Additionally, residents and businesses may face increased insurance premiums due to broader county- and state-level wildfire risks.
Describe the vulnerability to these risks of housing occupied by low- and moderate-income households based on an analysis of data, findings, and methods.
Based on the Stanislaus County 2022 Multi-Jurisdictional Hazard Mitigation Plan, low- and moderateincome households in Stanislaus County are particularly vulnerable to these risks due to several factors:
• Housing Location: Affordable housing is often situated in areas more susceptible to flooding, such as floodplains or near aging stormwater systems, increasing exposure to flood damage. • Building Quality: Lower-income housing may lack the structural resilience or modern features to withstand extreme heat, wildfires, or severe weather events. • Limited Resources for Adaptation: Residents may have less financial capacity to invest in air conditioning, home retrofitting, or insurance to mitigate disaster impacts. • Heat Vulnerability: Populations in older, non-air-conditioned buildings or mobile homes are particularly at risk during extreme heat events, exacerbated by urban heat islands in incorporated areas of the County.
Low- and moderate-income households are shown to be at greater vulnerability to natural disasters, according to the Social Vulnerability Index (SVI). This index shows that census tracts in Stanislaus County rank in the top quartile of social vulnerability statewide, as shown in the map below. A higher SVI score indicates that a community faces greater challenges in responding to and recovering from disasters, health crises, and other socio-economic stressors due to factors like poverty, lack of access to transportation, crowded housing, and limited healthcare. Areas with higher SVI scores should be prioritized for resources and interventions to improve resilience and reduce disparities, consistent with fair housing principles.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 133 Social Vulnerability Index (2022)
Data Source: Center for Disease Control SVI Interactive Map. 2022.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 134 Low- and moderate-income households are particularly vulnerable to the hazards of flooding, extreme heat, and drought and water scarcity.
• Data shows that flood risk is significant in lower-income communities due to housing located in flood-prone areas. The challenges are compounded by inadequate insurance coverage and limited resources to rebuild or relocate after flooding. • Extreme heat can impact outdoor workers (critical in Stanislaus County’s agriculture sector) and individuals in poorly ventilated housing, who tend to be lower-income households. In addition, older adults, children, and those with pre-existing health conditions face greater exposure risks, especially in areas lacking access to cooling centers.
• Low-income households are disproportionately affected by water cost increases during droughts, as well as reduced availability for basic needs.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 135 Strategic Plan
SP-05 Overview
Strategic Plan Overview
In conjunc(on with the Needs Assessment and Market Analysis sec(ons of this Consolidated Plan, the Strategic Plan iden(fies the Stanislaus County’s priority needs and describes strategies that will be undertaken to serve the priority needs over the five-year consolidated planning period. The Strategic Plan includes the following sec(ons:
• Geographic Priori(es
• Priority Needs
• Influence of Market Condi(ons
• An(cipated Resources
• Ins(tu(onal Delivery Structure
• Goals
• Public Housing
• Barriers to Affordable Housing
• Homelessness Strategy
• Lead-Based Paint Hazards
• An(-Poverty Strategy
• Monitoring
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 136 SP-10 Geographic Priorities - 91.415, 91.215(a)(1)
Describe the basis for allocating investments geographically General Allocation Priorities – Stanislaus Urban County Stanislaus Urban County does not have plans to pursue any official HUD designated geographic based priority areas. Funds will be allocated within each jurisdic(on based on program eligibility and in accordance with priority needs and goals outlined in this sec(on.
General Allocation Priorities – City of Turlock
The City of Turlock does not have plans to pursue any official HUD designated geographic based priority areas. Funds will be allocated based on program eligibility and in accordance with priority needs and goals outlined in this sec(on.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 137 SP-25 Priority Needs - 91.415, 91.215(a)(2)
Priority Needs
Stanislaus Urban County
Priority Needs Summary
1 Priority Need Name Public Infrastructure and Facility Improvement Priority Level High
PopulaAon Extremely Low Income
Low Income
Moderate Income
Middle Income
Large Families
Families with Children
Elderly
Frail Elderly
Public Housing Residents
Chronic Homelessness
Individuals
People with Mental Illness
People with Chronic Substance Use Disorders
Veterans
Persons with HIV/AIDS
Survivors of Domes(c Violence
People with Mental Disabili(es
People with Physical Disabili(es
People with Developmental Disabili(es
People with Alcohol or Other Addic(ons
Non-Housing Community Development
Geographic Areas
Affected
Stanislaus Urban County: Ceres, Hughson, Oakdale, PaYerson, Newman, Riverbank, Waterford and the County’s Unincorporated
Associated Goals Improve Public Infrastructure and facili(es Administra(on
DescripAon The Stanislaus Urban County will con(nue addressing infrastructure improvement needs in low-income neighborhoods to create improved suitable living environments.
Basis for RelaAve
Priority
Throughout the Stanislaus Urban County, there are neighborhoods and communi(es with minimal or non-existent public infrastructure. This round of Consolidated Planning has reaffirmed the community’s desire for public infrastructure improvements especially in the low-income communi(es. Projects will include but are not limited to public sewer and DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 138 water system installa(ons as well as public sewer and water system repairs, curb, guYer and sidewalk installa(on and repairs, storm drain improvements, and improvements that provide greater accessibility.
Projects under this goal may include other CDBG eligible non-housing community development infrastructure improvements.
2 Priority Need Name Affordable Housing
Priority Level High
PopulaAon Extremely Low Income
Low Income
Moderate Income
Middle Income
Large Families
Families with Children
Elderly
Frail Elderly
Public Housing Residents
Chronic Homelessness
Individuals
People with Mental Illness
People with Chronic Substance Use Disorders
Veterans
Persons with HIV/AIDS
Survivors of Domes(c Violence
People with Mental Disabili(es
People with Physical Disabili(es
People with Developmental Disabili(es
People with Alcohol or Other Addic(ons
Non-Housing Community Development
Geographic Areas
Affected
Stanislaus Urban County: Ceres, Hughson, Oakdale, PaYerson, Newman, Riverbank, Waterford and the County’s Unincorporated
Associated Goals Provide and Ensure Access to Essen(al Public Services Administra(on
DescripAon The Stanislaus Urban County intends to use all of their HOME alloca(on to fund affordable housing ac(vi(es. These affordable housing ac(vi(es are varied and may include property acquisi(on to ensure affordable housing development, homeownership and rental rehabilita(on, and down payment assistance, among other opportuni(es that may present that will contribute to affordable housing in Stanislaus County.
Basis for RelaAve
Priority
According to data provided in the Needs Assessment and the Market Analysis completed as part of this Consolidated Plan, high housing cost burden, overcrowding, and low vacancy rates create a high need for affordable housing. Those households most impacted by these issues are low- and moderate-income households. Based on this data and the housing market analysis completed as part of this Consolidated Plan, the Stanislaus Urban County will pursue the crea(on of affordable housing DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 139 (new unit produc(on and conversion or preserva(on) as resources are available, which will benefit low-income households, homeless persons, households at-risk of homelessness and those with special needs. Home ownership will be encouraged through the First-(me Homebuyer program and housing rehabilita(on will be provided to income qualified homeowners as a means of maintaining exis(ng affordable housing. 3 Priority Need Name Community and Economic Development Priority Level High
PopulaAon Extremely Low Income
Low Income
Moderate Income
Middle Income
Large Families
Families with Children
Elderly
Frail Elderly
Public Housing Residents
Chronic Homelessness
Individuals
People with Mental Illness
People with Chronic Substance Use Disorders
Veterans
Persons with HIV/AIDS
Survivors of Domes(c Violence
People with Mental Disabili(es
People with Physical Disabili(es
People with Developmental Disabili(es
People with Alcohol or Other Addic(ons
Non-Housing Community Development
Geographic Areas
Affected
Stanislaus Urban County: Ceres, Hughson, Oakdale, PaYerson, Newman, DRAFT
Riverbank, Waterford and the County’s Unincorporated
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 140 Associated Goals Provide And Ensure Access to Essen(al Public Services Administra(on
DescripAon Stanislaus Urban County will include small business technical assistance as an ac(vity in the CDBG public services NOFA process to search for a service provider to provide technical assistance to small businesses and assist with capacity building, including strategic planning, opera(ons, and marke(ng.
Basis for RelaAve
Priority
Small businesses in Stanislaus Urban County have iden(fied a need locally for technical assistance with capacity building. Small start-up businesses who desire to expand but lack the capacity to do so may receive technical assistance through a selected service provider, with financial repor(ng systems, developing a business strategy, designing a company website, and/or enhance marke(ng efforts.
4 Priority Need Name Public Services
Priority Level High
PopulaAon Extremely Low Income
Low Income
Moderate Income
Middle Income
Large Families
Families with Children
Elderly
Frail Elderly
Public Housing Residents
Chronic Homelessness
Individuals
People with Mental Illness
People with Chronic Substance Use Disorders
Veterans
Persons with HIV/AIDS
Survivors of Domes(c Violence
People with Mental Disabili(es
People with Physical Disabili(es
People with Developmental Disabili(es
People with Alcohol or Other Addic(ons
Non-Housing Community Development
Geographic Areas
Affected
Stanislaus Urban County: Ceres, Hughson, Oakdale, PaYerson, Newman, Riverbank, Waterford and the County’s Unincorporated
Associated Goals Provide and Ensure Access to Essen(al Public Services Work to Address, Prevent and Mi(gate Homelessness
Administra(on
DescripAon The Stanislaus Urban County will u(lize up to a maximum of 15% of its annual award for the provision of public services. Public services include services targeted to extremely low, low, and moderate-income families and DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 141 individuals, as well as services targeted to special popula(ons such as atrisk youth, persons over 62 years of age, or persons with disabili(es.
Basis for RelaAve
Priority
The needs assessment and Market Analysis indicate a great need for public services for extremely low- and low-income households, the elderly, persons with disabili(es, and at-risk youth. Public service programs help these vulnerable popula(ons meet their basic needs, such as food and shelter, and provide them with the resources and referrals for any addi(onal needed services. Through suppor(ng the mee(ng of basic needs, these individuals and families may focus their resources on other things that may increase their overall economic and financial stability. 5 Priority Need Name Homeless Services
Priority Level High
PopulaAon Extremely Low Income
Large Families
Elderly
Rural
Chronic Homelessness
Individuals
Families with Children
Mentally Ill
Chronic Substance Abuse
Veterans
Persons with HIV/AIDS
Vic(ms of Domes(c Violence
Unaccompanied Youth
Geographic Areas
Affected
Stanislaus Urban County: Ceres, Hughson, Oakdale, PaYerson, Newman, Riverbank, Waterford and the County’s Unincorporated
Associated Goals Provide and Ensure Access to Essen(al Public Services Work to Address, Prevent and Mi(gate Homelessness
Administra(on
DescripAon The Stanislaus Urban County allocates up to 15% of each annual award for public services grants some of which include programs that provide homeless services. Stanislaus Urban County u(lizes 7.5% of its annual ESG award for Admin, a maximum of 10% for HMIS Ac(vi(es, maximum of 60% for emergency shelter ac(vi(es, and a minimum of 40% for Homeless Preven(on and Rapid Re-Housing Ac(vi(es. HMIS Ac(vity funds will be u(lized to work with the Stanislaus CoC on coordinated assessment, outreach, and data collec(on. Affordable housing ac(vi(es, as described in Priority Need 2 – Affordable Housing, will also be a part of the regional approach to solving homelessness.
Basis for RelaAve
Priority
As discussed in greater detail in the Needs Assessment, homeless individuals were counted as part of Stanislaus County’s 2024 Point-In-Time (PIT) count, including those who were unsheltered. The data indicates a need to support programs that serve individuals and families experiencing DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 142 homelessness. Homelessness was also iden(fied as a High priority in the community input from stakeholders and the public at-large. The Stanislaus Urban County will focus CDBG, HOME, and ESG resources on shelter, rental assistance, and affordable housing, which is crucial to both preven(ng and ending homelessness. The County will also work closely with the CoC to ensure that ESG programs are working collabora(vely with CoC Transi(onal and Permanent Suppor(ve Housing programs.
Narrative (Optional)
Priority needs are those that were iden(fied through data collec(on in the Needs Assessment and Market Analysis, as well as survey results, consulta(ons with stakeholders and the community at-large. All of the needs iden(fied above are iden(fied as “High” priority – this is because the needs iden(fied were found to be true among all sources: ci(zen par(cipa(on, stakeholder consulta(on, and data analysis.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 143 Priority Needs – City of Turlock
Priority Needs Summary
1 Priority Need
Name
Public Infrastructure and Facility Improvement
Priority Level High
Population Extremely Low Income
Low Income
Moderate Income
Middle Income
Large Families
Families with Children
Elderly
Public Housing Residents
Chronic Homelessness
Individuals
Mentally Ill
Chronic Substance Abuse
veterans
Persons with HIV/AIDS
Victims of Domestic Violence
Elderly
Frail Elderly
Persons with Mental Disabilities
Persons with Physical Disabilities
Persons with Developmental Disabilities
Persons with Alcohol or Other Addictions
Persons with HIV/AIDS and their Families
Victims of Domestic Violence
Geographic
Areas
Affected
Turlock
Associated
Goals
Improve Public Infrastructure and Facilities
Administration
Description Turlock will continue addressing infrastructure improvement needs in lowincome neighborhoods to create improved suitable living environments.
Basis for
Relative
Priority
Within the City there are neighborhoods and communities with minimal public infrastructure and there is a community desire for public infrastructure DRAFT
improvements especially in the low-income communities.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 144 2 Priority Need
Name
Affordable Housing
Priority Level High
Population Extremely Low Income
Low Income
Moderate Income
Middle Income
Large Families
Families with Children
Elderly
Public Housing Residents
Chronic Homelessness
Individuals
Mentally Ill
Chronic Substance Abuse
veterans
Persons with HIV/AIDS
Victims of Domestic Violence
Elderly
Persons with Mental Disabilities
Persons with Physical Disabilities
Persons with Developmental Disabilities
Persons with Alcohol or Other Addictions
Victims of Domestic Violence
Geographic
Areas
Affected
Turlock
Associated
Goals
Support Affordable Housing and Promote Accessible Housing Options Administration
Description The City of Turlock intends to use a portion of their CDBG allocation. These affordable housing activities are varied and may include property acquisition to ensure affordable housing development, homeownership and rental rehabilitation, and down payment assistance, among other opportunities that DRAFT
may present that will contribute to affordable housing in Turlock.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 145 Basis for
Relative
Priority
According to data provided in the Needs Assessment and the Market Analysis completed as part of this Consolidated Plan, high housing cost burden, overcrowding, and low vacancy rates create a high need for affordable housing.
Those households most impacted by these issues are low- and moderate-income households. Based on this data and the housing market analysis completed as part of this Consolidated Plan, the City of Turlock will pursue the creation of affordable housing (new unit production and conversion or preservation) as resources are available, which will benefit low-income households, homeless persons, households at-risk of homelessness and those with special needs. Home ownership will be supported and made available for low and moderate households through the First-time Homebuyer program.
3 Priority Need
Name
Public Services
Priority Level High
Population Extremely Low Income
Low Income
Moderate Income
Large Families
Families with Children
Elderly
Chronic Homelessness
Individuals
Mentally Ill
Chronic Substance Abuse
veterans
Persons with HIV/AIDS
Victims of Domestic Violence
Unaccompanied Youth
Elderly
Frail Elderly
Persons with Mental Disabilities
Persons with Physical Disabilities
Persons with Developmental Disabilities
Persons with Alcohol or Other Addictions
Persons with HIV/AIDS and their Families
Victims of Domestic Violence
Non-housing Community Development
Geographic
Areas
Affected
DRAFT
Turlock
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 146 Associated
Goals
Provide and Ensure Access to Essential Public Services
Administration
Description The City of Turlock will utilize up to a maximum of 15% of its annual award for the provision of public services. Public services include services targeted to extremely low, low, and moderate-income families and individuals, as well as services targeted to special populations such as at-risk youth, persons over 62 years of age, or persons with disabilities.
Basis for
Relative
Priority
The needs assessment and market analysis indicate a great need for public services for extremely low- and low-income households, the elderly, persons with disabilities, and at-risk youth. Public service programs help these vulnerable populations meet their basic needs, such as food and shelter, and provide them with the resources and referrals for any additional needed services. Through supporting the meeting of basic needs, these individuals and families may focus their resources on other things that may increase their overall economic and financial stability.
4 Priority Need
Name
Homeless Services
Priority Level High
Population Extremely Low Income
Large Families
Families with Children
Elderly
Rural
Chronic Homelessness
Individuals
Mentally Ill
Chronic Substance Abuse
veterans
Persons with HIV/AIDS
Victims of Domestic Violence
Unaccompanied Youth
Geographic
Areas
Affected
Turlock
Associated
Goals
Work to Address, Prevent and Mitigate Homelessness
DRAFT
Administration
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 147 Description The City of Turlock allocates up to 15% of each annual award for public services grants, which include programs that provide homeless services. HMIS Activity funds will be utilized to work with the Stanislaus CoC on coordinated assessment, outreach, and data collection. Affordable housing activities, as described in Priority Need 2 – Affordable Housing, will also be a part of the regional approach to solving homelessness.
Basis for
Relative
Priority
As discussed in greater detail in the Needs Assessment, homeless individuals were counted as part of Stanislaus County’s 2024 Point-In-Time (PIT) count, including those who were unsheltered. The data indicates a need to support programs that serve individuals and families experiencing homelessness.
Homelessness was also identified as a High priority in the community input from stakeholders and the public at-large. The City of Turlock will focus CDBG and HOME resources on shelter, rental assistance, and affordable housing, which is crucial to both preventing and ending homelessness. Both entities will also work closely with the Stanislaus CoC to ensure that ESG programs are working collaboratively with Stanislaus CoC Transitional and Permanent Supportive Housing programs.
Narrative (Optional)
Priority needs are those that were identified through data collection in the Needs Assessment and Market Analysis, as well as survey results, consultations with stakeholders and the community at large.
All the needs identified above are identified as “High” priority – this is because the needs identified were found to be true among all sources: citizen participation, stakeholder consultation, and data analysis.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 148 SP-30 Influence of Market Conditions - 91.415, 91.215(b) Influence of Market Conditions
Affordable Housing
Type
Market Characteristics that will influence
the use of funds available for housing type
Tenant Based Rental
Assistance (TBRA)
Insufficient number of Housing Choice Vouchers for the target populations who need them. Long waitlists.
TBRA for Non-Homeless
Special Needs
Limited financial resources (e.g. HOME) from HUD
Rates of uptake by owners/landlords of rental housing units Availability of rental units for housing TBRA voucher holders New Unit Production Data in the Needs Assessment and Market Analysis sections indicate a greater need for housing units affordable to low- and moderate-income households
Increases in development costs, including land, construction materials and labor; and availability of public capital subsidies at the city, county, state, and Federal levels will affect the ability to produce new units Rehabilitation Declining vacancy rates suggest a tight housing market which affects the availability and cost of acquiring housing for rehabilitation
Limited availability of public capital subsidies for acquisition, rehabilitation and conversion of market rate rental housing to deed-restricted affordable housing will affect the ability of developers to perform rehabilitation to existing units
Increases in constructions costs, including materials and labor, will affect the ability to rehabilitate units Acquisition, including
preservation
Limited availability of public capital subsidies for acquisition, rehabilitation and conversion of market rate rental housing to deed-restricted affordable housing will affect the ability of developers to perform rehabilitation to existing units
SP-35 Anticipated Resources - 91.420(b), 91.215(a)(4), 91.220(c)(1,2) DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 149 Introduction
Stanislaus Urban County
During the five-year Consolidated Plan period, the Stanislaus Urban County expects to receive approximately:
• $2,305,008 million annually in CDBG funding, for a five-year total of approximately $11,500,000 million • $205,225 annually in ESG funding, for a five-year total of approximately $1,000,000 million The Stanislaus Urban County also has a balance of approximately $459,200.98 in Neighborhood Stabilization (NSP) 1 program income funding and $722,798.26 in NSP 3 program income funding. The NSP funding is anticipated to be utilized during Fiscal Year 2025-2026 for housing development and/or infrastructure activities. The projects and programs’ allocated funding listed in the AAP will be adjusted proportionally according to the final HUD allocations awarded to Stanislaus County.
The Stanislaus Urban County also has a balance of approximately $459,200.98 in Neighborhood Stabilization (NSP) 1 program income funding and $722,798.26 in NSP 3 program income funding. The NSP funding is anticipated to be utilized during Fiscal Year 2025-2026 for housing development and/or infrastructure activities. The projects and programs’ allocated funding listed in the AAP will be adjusted proportionally according to the final HUD allocations awarded to Stanislaus County.
Anticipated Resources – Stanislaus Urban County
Program Source
of Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount Available Reminder of
Consolidated Plan
$
Annual
Allocation: $
Program
Income: $
Prior Year
Resources: $
Total:
$
CDBG public -
federal
• Infrastructure
• Property Acquisition
• Admin and Planning
• Housing
• Public Facility
Improvements
• Public Services
$2,305,008 $0 $5,291,782 $7,596,790 $9,220,032
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 150 •
ESG public -
federal
• Overnight shelter
• Rapid re-housing
• Rental Assistance
Services
• Homeless Prevention
Services
• HMIS Data System
Support
$205,225 $0 $331,622 $536,847 $820,900
Stanislaus HOME Consortium
During the five-year Consolidated Plan period, the Stanislaus HOME County expects to receive approximately:
• $1,262,718 million annually in HOME funding, for a five-year total of approximately $6,300,000 million An1cipated Resources – Stanislaus HOME Consor1um
Program Source
of Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount Available Reminder of
Consolidated Plan
$
HOME Public -
federal
• Acquisition
• Homebuyer assistance
• Homeowner rehab
$1,262,718 $0 $1,262,718 $2,525,436 $5,050,873
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 151 • Multifamily rental new
construction
• Multifamily rental
rehab
• New construction for
ownership
City of Turlock
During the five-year Consolidated Plan period, the City of Turlock expects to receive $621,000 annually in CDBG funding, for a five-year total of approximately $3.1 million in CDBG alloca(ons; the City is also es(ma(ng $100,000 in program income for CDBG. There is no es(mated prior year carryover for CDBG for Fiscal Year 2024-2025. The City is also es(ma(ng to receive HOME program income of $110,000 per year for a total of $550,000 during the five-year Consolidated Plan period. In addi(on, the City has approximately $6,000,000 is carry-over funds related to HOME ac(vi(es approved under the City’s prior 2024-2025 AAP; any changes to the City’s prior 2024-2025 AAP will be done through the City’s 2024-2025 AAP through a substan(al amendment, as appropriate.
DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 152 An1cipated Resources – City of Turlock
Program Source
of Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount Available Reminder
of Consolidated Plan
$
Annual
Allocation: $
Program
Income: $
Prior Year
Resources: $
Total:
$
CDBG Public -
federal
• Infrastructure
• Property Acquisition
• Admin and Planning
• Housing
• Public Facility
Improvements
• Public Services
$ 621,000 $100,000 $0 $721,000 $2,884,000
HOME* Public -
federal
• Administration and
Planning
• Housing
$0 $110,000 $0 $110,000 $440,000
* Prior HOME Program Income resource funding
Explain how federal funds will leverage those additional resources (private, state and local funds), including a description of how matching requirements will be satisfied.
The Stanislaus Urban County members and the City of Turlock will con(nue the use of State of California funds as they become available to fund projects/programs.
If appropriate, describe publicly owned land or property located within the jurisdiction that may be used to address the needs identified in the plan
According to the consortia’s Housing Elements, each respective jurisdiction has the following land available that could accommodate lowerincome housing:
DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 153 • Stanislaus County has identified two publicly owned parcels – one in Keyes and one in Empire - that are vacant and considered developable for housing.
• Ceres has not identified any publicly owned surplus lands available for housing development in its jurisdiction. • Newman has identified one publicly owned parcel that is vacant and considered developable. It is estimated that it could yield 24 units. • Oakdale has not identified any publicly owned surplus lands available for housing development in its jurisdiction. • Patterson has not identified any publicly owned surplus lands available for housing development in its jurisdiction. • Riverbank has not identified any publicly owned surplus lands available for housing development in its jurisdiction. • Turlock Redevelopment Agency owns a parcel with a small office building. The building is currently leased for $1.00 per year to Haven Women’s Center. The intent of the five-year lease has been to bring needed an(-domes(c violence services to City of Turlock and overcome the transporta(on barrier of clients and families traveling the fipeen miles to Modesto to get to needed services The City owns 5 sites with single-family dwellings that are intended to be rehabilitated and sold to income eligible first-(me homebuyers or sold to a nonprofit agency to provide affordable rental housing.
• Waterford has not identified any publicly owned surplus lands available for housing development in its jurisdiction.
Discussion
The Annual Action Plans associated with this Consolidated Plan include contingency provision language to explain how project/program funding amounts will be adjusted once actual funding is made available by the U.S. Department of Housing and Urban Development DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 154 SP-40 Institutional Delivery Structure - 91.415, 91.215(k) Explain the institutional structure through which the jurisdiction will carry out its Consolidated Plan including private industry, non-profit organizations, and public institutions.
Responsible Entity Responsible Entity
Type
Role Geographic Area
Served
Stanislaus County Government -Economic
Development
-Homelessness
-Non-homeless special
needs
-Rental
-Public Infrastructure
-Public services
-Affordable Housing
Homeownership/Rent
al
Region
City of Ceres Government -Economic
Development
-Non-homeless special
needs
-Neighborhood
improvements
Jurisdiction
City of Hughson Government -Economic
Development
-Non-homeless special
needs
Neighborhood
improvements
Jurisdiction
DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 155 City of Newman Government -Economic
Development
-Non-homeless special
needs
-Neighborhood
improvements
Jurisdiction
City of Oakdale Government -Economic
Development
-Non-homeless special
needs
-Neighborhood
improvements
Jurisdiction
City of Patterson Government -Economic
Development
-Non-homeless special
needs
-Neighborhood
improvements
Jurisdiction
City of Riverbank Government -Economic
Development
-Non-homeless special
needs
-Neighborhood
improvements
Jurisdiction
City of Waterford Government -Economic
Development
-Non-homeless special
needs
-Neighborhood
improvements
Jurisdiction
City of Turlock Government --Non-homeless
special needs
-Neighborhood
improvements
-Affordable Housing
Homeownership/Rent
al
DRAFT
Jurisdiction
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 156 Stanislaus Regional
Housing Authority
PHA -Public Housing Region
Stanislaus Community
System of Care
Continuum of Care
(CoC)
-Homelessness Region
Assess of Strengths and Gaps in the Institutional Delivery System The Stanislaus Urban County and the Stanislaus HOME Consor(um have a comprehensive planning and coordina(on system involving service providers and program operators at all levels (government, nonprofit, and private for-profit). The collabora(ve programming between the local government en((es and nonprofits is iden(fied as a key strength and contributes to a regional approach of service delivery.
The Stanislaus System of Community Care, the local Con(nuum of Care (CoC), is a key part of this collabora(ve strength and as the CoC evolves its partnerships and knowledge of resources available throughout the County, all ci(es and unincorporated areas will benefit.
The primary gap is inadequate funding to meet the level of need. Funding gaps are most common for extremely low-income households, chronically homeless, homeless youth, and those living in transi(onal shelters. These funding gaps are either a lack of monetary resources to meet physical needs such as housing and food, or staffing needs for nonprofits to employ the needed number of capable staff to provide case management and other suppor(ve services.
Availability of services targeted to homeless persons and persons with HIV and mainstream services Homelessness Prevention
Services
Available in the
Community
Targeted to
Homeless
Targeted to People
with HIV
Homelessness Prevention Services
Counseling/Advocacy X X X
Legal Assistance X X
Mortgage Assistance X
Rental Assistance X X X
Utilities Assistance X X X
Street Outreach Services
Law Enforcement X
Mobile Clinics X
Other Street Outreach Services
DRAFT
X X
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 157 Supportive Services
Alcohol & Drug Abuse X X X
Child Care X
Educa(on X
Employment and Employment
Training X
Healthcare X X X
HIV/AIDS X
Life Skills X X X
Mental Health Counseling X X
Transporta(on X X
Other
Other
Describe how the service delivery system including, but not limited to, the services listed above meet the needs of homeless persons (particularly chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) The County and the City of Turlock are ac(ve partners in the local CoC. The CoC con(nues to improve its Coordinated Entry System (CES), a key tool in addressing individualized needs of those persons experiencing homelessness. As indicated through consulta(ons, the service delivery system is becoming increasingly effec(ve in addressing the housing needs and those other suppor(ve service needs for those experiencing homelessness, however as those with fewer needs get the support they need quickly, those individuals and families with high or difficult needs are more open slower to receive support.
The CoC and its partners strive to deliver individualized support to each person because it is more efficient, and it minimizes the number of days a person may spend homeless and/or in a more vulnerable state.
Each month the CoC gathers to discuss topics at-hand for two and a half hours, these mee(ngs occur to share resources and knowledge, in an effort to beYer support the County and each City within.
The Coordinated Entry System (CES) Policies and Procedures Manual was approved in November 2021, and can be found at: hYps://csocstan.com/coordinated-entry-system-ces-policies-and-proceduresmanual/.
Describe the strengths and gaps of the service delivery system for special needs population and persons experiencing homelessness, including, but not limited to, the services listed above A strength in the service to special needs popula(ons is similar to what is stated above; there is an increasing amount of communica(on and collabora(on coming from the CoC and its partners. Many services and facili(es provided serve the general popula(on of homeless persons but there are also a number of programs that are targeted to meet the needs of special needs homeless such as persons with HIV/AIDS, veterans, youth, aging-out foster youth, women and children, and the mentally ill.
Although treatment for substance abuse disorders is available in the community, there are limited opportuni(es for persons who are ac(vely using to be housed other than an overnight emergency shelter.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 158 The same holds true for those who live with a severe and chronic mental illness. Although there are services available and there is suppor(ve housing (transi(onal and permanent), those with the most severe mental illnesses open do not have housing that is coupled with the level of care required. Such popula(ons are open housed temporarily through short-term confinement or ins(tu(onaliza(on as the result of arrest by law enforcement but struggle to find suitable permanent housing placements.
Provide a summary of the strategy for overcoming gaps in the institutional structure and service delivery system for carrying out a strategy to address priority needs The Stanislaus Urban County and the City of Turlock will con(nue to work collabora(vely with area service and shelter providers to iden(fy and address gaps in the service delivery system.
The Stanislaus Urban County and the City of Turlock con(nue to invest (me and resources in the CoC. The Stanislaus 2021 Regional Strategic Plan to Address Homelessness was completed in September 20211 . It
outlines the strategies for crea(ng a more complete and efficient system of care.
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1 2021 Stanislaus Regional Homeless Strategic Plan
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 159 SP-45 Goals - 91.415, 91.215(a)(4) Goals Summary Information Goals Summary Information – Stanislaus Urban County
# Goal Name Star
t
Year
End
Year
Category Geographi
c Area
Needs
Addressed
Funding Goal Outcome
Indicator
1 Improve
Public
Infrastructure
and Facilities
202
5 202
9 Non-Housing
Community
Development
Stanislaus
Urban
County
Public
Infrastructur
e
Improvemen
t
CDBG:
$7,595,03
0 Households:2,50
0 2 Provide and
Ensure
Access to
Essential
Public
Services
202
5 202
9 NonHomeless
Special Needs
Stanislaus
Urban
County
Public
Services
CDBG:
$1,625,00
0 Individual
Persons: 6,000
3 Work to
Address,
Prevent and
Mitigate
Homelessnes
s
202
5 202
9 Homeless Stanislaus
Urban
County
Homeless
Services
Public
Services
ESG:
$949,170
Individual
Persons: 1,750
4 Support
Affordable
Housing and
Promote
Accessible
Housing
Options
202
5 202
9 Affordable
Housing
Stanislaus
Urban
County
Affordable
Housing
HOME:
$5,682,23
0 Households: 40
5 Administratio
n
202
5 202
9 Administratio
n
Stanislaus
Urban
County
Public
Infrastructur
e
Improvemen
t
Homeless
Services
Public
Services
Affordable
Housing
CDBG: $
2,305,010
ESG:
$76,955
HOME:
$631,360
Other: 4
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 160 Goal Descriptions – Stanislaus Urban County
1 Goal Name Improve Public Infrastructure and Facilities Goal Description Continue to work on infrastructure and facility projects in income-qualified residential neighborhoods who are lacking sewer, water, or stormwater systems, or where infrastructure exists but needs repair.
2 Goal Name Provide and Ensure Access to Essential Public Services Goal Description Projects and activities under this goal may support organizations that offer services such as educational programs, food boxes, and health care services. 3 Goal Name Work to Address, Prevent and Mitigate Homelessness Goal Description Projects under this goal will support organizations providing shelter and services for those individuals or families experiencing homelessness, including emergency shelters, transitional shelters, permanent supportive housing, and rapid re-housing. 4 Goal Name Support Affordable Housing and Promote Accessible Housing Options Goal Description Housing improvements for those persons with disabilities and projects that may consist of rehabilitation or development of affordable housing units for either renters or homeowners. 5 Goal Name Administration
Goal Description Administration for CDBG and ESG programs.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 161 Goals Summary Information – City of Turlock
Goals Summary
Sort
Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Needs
Addressed
Funding Goal Outcome
Indicator
1 Support
Affordable
Housing and
Promote
Accessible
Housing
Options
2025 2029 Affordable
Housing
Turlock Affordable
Housing
CDBG:
$1,718,250
HOME:
$550,000
5 Household
Housing Units
Homeowner
Housing
Rehabilitated:
50 Household
Housing Unit
Direct
Financial
Assistance to
Homebuyers:
50 Households
Assisted
2 Work to
Address,
Prevent and
Mitigate
Homelessness
2025 2029 Homeless Turlock Homeless
Services
CDBG:
$100,000
Homeless
Person
Overnight
Shelter: 800
Persons
3 Improve
Public
Infrastructure
and Facilities
2025 2029 Non-Housing
Community
Development
Turlock Public
Infrastructure
and Facility
Improvement
CDBG:
$300,000
Public Facility
or
Infrastructure
Activities
other than
Low/Moderate
Income
Housing
Benefit: 400
Persons
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Assisted
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 162 Sort
Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Needs
Addressed
Funding Goal Outcome
Indicator
4 Provide and
Ensure Access
to Essential
Public Services
2025 2029 Homeless
Non-Homeless
Special Needs
Turlock Public
Services
CDBG:
$365,750
Public service
activities other
than
Low/Moderate
Income
Housing
Benefit: 3,500
Persons
Assisted
5 Administration 2025 2029 Administration Turlock Public Infrastructure
and Facility
Improvement
Affordable
Housing
Public
Services
Homeless
Services
Community
Emergency
Responses
CDBG:
$621,000
N/A
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 163 Goal Descriptions – City of Turlock
1 Goal Name Support Affordable Housing and Promote Accessible Housing Options Goal Description To acquire and/or rehabilitate real property and/or units for them to be used as affordable housing units in Turlock. Projects under this goal will support both renter- and owner-occupied units in rehabilitation with the aim to increase the value and bring the housing unit up to code. The City will offer loans and grants to maintain single and multifamily affordable housing stock for low- and moderate-income households. Projects under this goal may also provide first-time homebuyer assistance.
2 Goal Name Work to Address, Prevent and Mitigate Homelessness Goal Description Funding will support organizations providing shelter and services for those experiencing homelessness; this goal may include emergency shelter, transitional, permanent supportive, and rapid re-housing services. 3 Goal Name Improve Public Infrastructure and Facilities Goal Description May provide funding for projects that will improve sidewalks, streets, curbs, gutters, and sewers in the City.
4 Goal Name Provide and Ensure Access to Essential Public Services Goal Description Will address basic needs as well as provide important services to the community. Projects and activities under this goal may provide meals as congregate sites and home delivery to seniors, provide recreational services, 5 Goal Name Administration
Goal Description Administration for CDBG programs.
Estimate the number of extremely low-income, low-income, and moderate-income families to whom the jurisdiction will provide affordable housing as defined by HOME 91.315(b)(2) The esAmated number of extremely low-income, low-income, and moderate-income families that the Stanislaus HOME consorAum will provide affordable for is:
The Stanislaus HOME Consor(um will work to develop and/or assist 10 units of moderate- and belowincome households DRAFT
per year throughout the next 5 years.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 164 SP-50 Public Housing Accessibility and Involvement - 91.415, 91.215(c) Need to Increase the Number of Accessible Units (if Required by a Section 504 Voluntary Compliance Agreement)
The Stanislaus Regional Housing Authority (Housing Authority) is not under a Sec(on 504 Voluntary Compliance Agreement.
Activities to Increase Resident Involvements
The Housing Authority provides homeownership resources to par(cipants in the Housing Choice Voucher Program. The Family Self-Sufficiency (FSS) Program has established partnerships with a variety of community resources to refer par(cipants for services including pre- and post-secondary educa(on, health care, childcare, employment development, supported employment, and small business development including micro-loans. The FSS Program also encourages families to par(cipate in financial wellness programs including financial literacy and credit repair with an emphasis on long-term financial stability for the purposes of homeownership. Suppor(ve services are provided through the Community Services Agency and the County’s Department of Behavioral Health and Recovery Services The Housing Authority previously implemented a services and communica(on “quality control” system that provides the Housing Authority with immediate customer feedback and iden(fies areas that may need improvement.
The Housing Authority has also implemented a resident educa(on program with regularly scheduled mee(ngs and wriYen communica(ons on agency policy, rules, and leases.
Efforts to improve communica(ons with residents and program par(cipants include on site resident training/informa(onal mee(ngs, regular newsleYers and flyers.
The Housing Authority has implemented a “curb-side” appearance program. The focus of the program is the exterior of buildings, parking areas, playgrounds and other areas of the complexes. Rodent and insect problems are addressed when residents report a problem and/or on Annual Inspec(ons. In an effort to beYer educate residents concerning these problems, informa(on is regularly provided through the Housing Authority’s resident newsleYer.
These ac(ons have assisted the Housing Authority in crea(ng an atmosphere which emphasizes customer sa(sfac(on and communica(on.
Is the public housing agency designated as troubled under 24 CFR part 902? No.
Plan to remove the ‘troubled’ designation
N/A
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 165 SP-55 Strategic Plan Barriers to Affordable Housing - 91.415, 91.215(h) Barriers to Affordable Housing
The Stanislaus Urban County and the City of Turlock work to provide affordable housing opportuni(es.
One of the main barriers to affordable housing, both rental and homeownership, has been the supply of affordable housing units. For residents that are ren(ng, the rents in the area have increased and made it difficult for renters to move or new renters to find housing units. For renters, rent prices have climbed by nearly 106% in the last four years. In the area of homeownership, many residents are outpriced and cannot afford to purchase the homes that are available. Some of the barriers that impact the availability of affordable housing are outlined below.
Shortage of Affordable Housing Funding
The availability of funding for affordable housing has dropped drama(cally in the past decade for all jurisdic(ons in California, including Stanislaus Urban County and the City of Turlock, that do not have local public or private housing funds. Dissolu(on of redevelopment agencies in the State of California in 2012, i, resulted in a significant drop in funding for housing projects.
Compe((on for tax credits and other State funding with jurisdic(ons in California and diminished amounts of HUD funding create a shortage of affordable housing.
Planning and Development Fees
Housing development imposes short- and long-term costs upon local government, such as the cost of providing site reviews, permitng and inspec(on, and maintaining General Plan and zoning regula(ons addressing housing development. Jurisdic(ons also charge impact fees to offset the cost of providing the infrastructure and public facili(es that are required to serve new housing development. To help recoup costs and ensure that essen(al services and infrastructure are available when needed, Stanislaus County jurisdic(ons charge various types of development fees. The fee amounts vary based on the needs of each jurisdic(on and the services provided.
The fees can add significant costs to housing construc(on, which can disincen(ve new housing development. In California jurisdic(ons, fees account for between six and eighteen percent of the price of housing2
. At a minimum, developers should be able to access a jurisdic(on’s current fee schedules to es(mate fees as a part of total development project costs in advance.
Un(l 1978, property taxes were the primary revenue source for financing the construc(on of infrastructure and improvements for residen(al development in California. Proposi(on 13, passed in 1978, limited a local jurisdic(on’s ability to raise property taxes, which contributed to an increased reliance on other funding sources to provide infrastructure, public improvements, and public services. An alterna(ve funding source widely used among local governments in California is the development impact fee, which is charged to the project developers/owners for publicly provided infrastructure that supports the development, including water and sewer facili(es, parks, and transporta(on. 2 It All Adds Up: The Cost of Housing Development Fees in Seven California Cities - Terner Center DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 166 For jurisdic(ons to charge an impact fee, the California Mi(ga(on Fee Act requires that the jurisdic(on demonstrate the “nexus” between the type of development in ques(on and the impact being mi(gated by the proposed fee, and that fee amount be propor(onal to the impact caused by the development. Fees not covered by the California Mi(ga(on Fee Act include inclusionary housing ordinance in-lieu fees, permit processing fees, u(lity connec(on fees, and fees included within specific development agreements between a jurisdic(on and a developer.
Despite state law limi(ng direct impact fees, the fees can be a large part of a jurisdic(on’s total fee requirements for housing development. Because developers tend to pass these fees onto the final housing owner, the effects of reducing these fees on housing affordability depend on the amount of the fee reduc(on and current home prices. Because the eventual owner bears the brunt of fees, high fees limit development of lower-cost housing more than higher-cost housing. (Terner Center for Housing Innova(on- UC Berkeley, Current Prac(ces and Policy Considera(ons to Improve Implementa(on of Fees Governed by the Mi(ga(on Fee Act, August 2019)
A reduc(on in development fees for low-income housing may help these projects become financially feasible. A jurisdic(on deferring development fees un(l a certain (me aper project comple(on can also help add flexibility to the project’s upfront costs and assist in the development of low-income housing.
Municipal Processing Time
The processing (me required to obtain full approval of a development project is open cited as a contribu(ng factor to the high cost of housing in the State of California Review and legisla(ve approval, while open necessary steps in the development process, add to the cost of construc(on by increasing land holding costs and interest payments. Governments are not always able to control delays when there are mul(ple levels of government that must communicate, review, and approve plans, delays due to the schedule or (ming of legisla(ve boards of approval, or delays based on the amount of municipal staff capacity to review plans when demand for services is high.
Prevailing Wages
Davis-Bacon prevailing wages must be paid to laborers when federal Community Development Block Grant (CDBG) dollars are used to pay for any construc(on project over $2,000 or on any mul(family housing project over eight units. Davis-Bacon wages must also be paid on any HOME-funded mul(family housing project that directly funds twelve or more units. While compe((ve wages are currently high, Davis-Bacon wages open add addi(onal costs to housing construc(on and rehabilita(on ac(vi(es.
California’s separate Prevailing Wage Law requires contractors to pay minimum wage rates on public works projects that receive any public funding, including publicly subsidized affordable housing projects. The rates are set by the California Department of Industrial Rela(ons. These addi(onal costs may add to local costs for housing development.
ExpiraGon of Affordability Contracts
Affordability contracts that have public funding have a (me limit that runs out aper a contractually set number of years. Unless the affordability contracts are renewed with the property owner, the affordable rental housing units will expire at that (me and can convert to market-rate housing.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 167 Strategy to Remove or Ameliorate the Barriers to Affordable Housing The Stanislaus Urban County and the City of Turlock will con(nue to review local development standards and development review procedures to ensure that such do not have unintended nega(ve consequences, and to improve policies and procedures to increase the feasibility of developing affordable housing.
Layers of different federal and state requirements may limit cost, size, design, return on investment, and subsidies. Such constraints are designed to ensure the proper use of limited public resources. However, they also force developers to be driven by the requirements of the funding sources rather than the needs of the community or the residents who will live in the housing. These requirements open compel assisted housing to serve narrow segments of the popula(on (as opposed to crea(ng mixed-income housing).
The strategy of the Stanislaus Urban County and the City of Turlock will be to con(nue ongoing efforts to review all poten(al barriers to affordable housing that are within their authority to address; to con(nue to pursue and u(lize available funding for mortgage assistance and housing rehabilita(on; and to con(nue to work with and partner with housing nonprofit agencies, and housing developers from the nonprofit and for-profit sectors to promote the development of affordable and special-needs housing across the County.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 168 SP-60 Homelessness Strategy - 91.415, 91.215(d)
Describe how the jurisdiction's strategic plan goals contribute to:
Reaching out to homeless persons (especially unsheltered persons) and assessing their individual needs
In September 2021, the CoC approved the Stanislaus 2021 Regional Strategic Plan to Address Homelessness3 which is a comprehensive report about homelessness in the County. The report takes stock of the services, shelters, and programs already available, then moves to outline gaps and strategies to overcome those gaps. The report is summarized in the following responses, please see the link in the footnote below to see the en(re report.
County and the City of Turlock par(cipate in the CoC and is part of the planning of services from outreach to housing placement and service provision. The Stanislaus 2021 Regional Strategic Plan to Address Homelessness iden(fy the organiza(ons and programs that conduct outreach and engagement throughout the County. Across the CoC there is a par(cular focus on iden(fying and engaging individuals who may not otherwise seek or obtain services.
Stanislaus Housing Assessment Team (HAT)
HAT provides suppor(ve services to people of all ages experiencing homelessness or at risk of homelessness. They also serve as a point of entry for the homeless services delivery system through the CoC.
Central Star Youth with Serious EmoGonal Disorder
This program is a Full-Service Partnership (FSP) that provides behavioral health services, including outreach and engagement, to high-risk children and youth with serious emo(onal disturbances (SED) and their families. This FSP provides 24/7 crisis response, outreach and engagement, and on-site intensive mental health services. Since its ini(al launch in March of 2017, the program has served 23, exceeding its 15-client target, with 83% of discharged individuals mee(ng goals or transi(oning to a lower level of care.
Garden Gate Respite
A residen(al based respite program that targets TAY, adults, and older adults from diverse and/or underserved popula(ons who are either known or suspected to experience mental illness, and are either homeless or at risk of homelessness, incarcera(on vic(miza(on, and/or psychiatric hospitaliza(on. GGR provides crisis interven(on and basic needs such as food, clothing, shelter, individual needs assessment to facilitate targeted crisis interven(on case management and support services and linkage to outreach and engagement services. In FY 2016-2017, 86% of clients surveyed indicated that they deal more effec(vely with daily problems as a result of services. Through stakeholder and client feedback, gaps in services for respite care for families, effec(ve collabora(on with the County’s new Outreach and Engagement Center, and low-barrier shelters that allow pets were iden(fied as challenges that were incorporated into this plan.
3 2021 Stanislaus Regional Homeless Strategic Plan
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 169 Outreach and Engagement Center (OEC)
The Outreach and Engagement Center (OEC) coordinates the provision of mul(ple services throughout the County for those experiencing homelessness. Teams from OEC go out 5 days a week to connect people directly with benefits and services to engage those who may otherwise not seek assistance. The OEC also serves as a physical entry point for support through assessments and referrals and is open for walk-in access Monday through Friday.
ESG funds may be used for costs of providing essen(al services necessary to reach out to unsheltered homeless people; connect them with emergency shelter, housing, or cri(cal services; and provide urgent, non-facility-based care to unsheltered homeless people who are unwilling or unable to access emergency shelter, housing, or an appropriate health facility. Any funding provided for such services through the ESG program would be subject to the compe((ve grant award process.
Addressing the emergency and transitional housing needs of homeless persons The needs of those individuals in emergency and transi(onal shelter situa(ons are met by service providers within the CoC. The CoC con(nues to increase its effec(veness over the past several years and will con(nue to work together to meet the needs of all individuals and families needing services along the spectrum of assistance provided by the CoC and its partners.
The Coordinated Entry System (CES) is an important tool u(lized by the CoC in its effort to customize care and use resources in the most efficient manner. Matching an individual/family with the correct housing op(on, whether it be emergency shelter, transi(onal shelter, or permanent suppor(ve housing, is an important component of addressing the needs a person has. Upon entering an emergency shelter or transi(onal shelter, the CoC partners work to provide the services that will best match the needs of the individual or household.
Short-term strategies for addressing the emergency and transi(onal housing needs of homeless persons include but are not limited to the following:
• Con(nue to support and work with those organiza(ons tasked with outreach and engagement, ensuring the coordinated entry system is fully being u(lized when possible. • Sustaining exis(ng emergency shelter and transi(onal housing inventory and helping those in shelters exit clients to permanent housing through rental assistance combined with wrap-around services that assist clients in developing life skills and reduces barriers to retaining housing.
Long-term strategies include but are not limited to the following:
• Expanding economic stability programming such as job training and voca(onal opportuni(es to help par(cipants achieve long-term stability and reduce recidivism. • Increasing inventory of permanent suppor(ve housing for homeless households through the development of affordable housing.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 170 Helping homeless persons (especially chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) make the transition to permanent housing and independent living, including shortening the period of time that individuals and families experience homelessness, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again.
Key to stabilizing housing for these homeless popula(ons is the provision of suppor(ve services, tailored to fit the needs of the individual. These efforts are coordinated through the CoC, the CES, and services providers throughout the County.
Permanent housing des(na(ons for those who were recently homeless generally include a subsidized or unsubsidized apartment or permanent suppor(ve housing. The CES is a powerful tool used to track individuals across the system and is able to adjust services and engagement strategies as needed on a case-by-case basis. A return to homelessness is indicated by a new entry in a homeless residen(al program (emergency shelter, transi(onal housing, rapid re-housing) in HMIS within 365 days aper exi(ng to permanent housing.
The Stanislaus CoC strategies encourage housing homeless households quickly and with suppor(ve services that are of greatest need to support stable housing; other needs the households may have are addressed through referrals to exis(ng resources available in the community.
Helping low-income individuals and families avoid becoming homeless, especially extremely lowincome individuals and families who are likely to become homeless after being discharged from a publicly funded institution or system of care, or who are receiving assistance from public and private agencies that address housing, health, social services, employment, education or youth needs The CoC system helps low-income individuals and families avoid becoming homeless, especially extremely low-income individuals and families and those who are: 1) being discharged from publicly funded ins(tu(ons and systems of care (such as health care facili(es, mental health facili(es, foster care and other youth facili(es, and correc(ons programs and ins(tu(ons); or, 2) receiving assistance from public or private agencies.
The state has policies in place that require health care facili(es to par(cipate in regional planning mee(ngs and develop a specific document to iden(fy best prac(ces for the post-hospital transi(on of homeless pa(ents. Local health care facili(es have specific protocols in place requiring a safe discharge for all pa(ents. The County’s Health Services Agency is ac(vely involved in the Stanislaus CoC. Representa(ves from Behavioral Health and Recovery Services (BHRS) and the Community Services Agency (CSA) are also ac(ve par(cipants in discharge coordina(on planning. There are discharge planning social workers on staff at the hospitals who work with service providers to locate appropriate housing.
For adults recently released from custody, Stanislaus County addresses housing issues through the Day Repor(ng Center (DRC). The Sheriff’s Department conducts Proba(on Orienta(on Mee(ngs at the DRC.
The Stanislaus County Sherriff’s and Proba(on Departments also began a diversion program, where homeless individuals who would otherwise be jailed for minor crimes are able to stay at the Salva(on Army shelter facility, where they
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are temporarily housed and connected to case management services.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 171 Stanislaus County Community Services Agency has transi(onal living procedures in place for juveniles exi(ng foster care planning for emancipa(on. Stanislaus County develops a 90-day transi(on plan that includes a housing component. A status review is a court hearing to review the minor’s status in placement. The plans are submiYed to the court and all par(es involved, including the minor.
Through contracted services with Behavioral Health and Recovery Services, the Westside Stanislaus Homeless Outreach Program (SHOP), which is Stanislaus County's primary agency for outreach to chronically homeless/mentally ill persons, provides treatment and discharge planning to adults with mental illness and/or chemical addic(on. Discharge planning is mul(-disciplinary and starts upon a client’s admission to a facility. Discharge planning includes suppor(ve or protec(ve housing if the pa(ent is incapable of independent living. Agencies receive diagnosis, medica(on and other per(nent informa(on to assist with follow up services. Appropriate discharge setngs include nursing homes, basic care facili(es, adult foster care, and independent living which are not funded through HUD McKinney-Vento resources. SHOP assists individuals to complete applica(ons for housing and other resources such as Social Security prior to the pa(ent’s discharge.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 172 SP-65 Lead-based Paint Hazards - 91.415, 91.215(i)
Actions to address LBP hazards and increase access to housing without LBP hazards All housing related program funding administered by the Stanislaus Urban County and the City of Turlock, including Rapid Re-Housing, and HOME Consor(a projects, require that all units constructed before 1978 be screened and inspected for lead-based paint hazards. HOME Consor(a projects are generally inspected by the Housing Authority and ESG Rapid Re-Housing units are inspected by Stanislaus County Building Inspectors, unless the Housing Authority has already conducted a Lead Based Paint inspec(on. The leadbased paint regula(on that became effec(ve April 22, 2010 added a requirement that requires contractors bidding on the rehabilita(on of homes built prior to 1978 provide documenta(on of EPA Lead Renova(on and Repair and Pain(ng cer(fica(on. If lead is found in any housing unit, a lead-based paint clearance test is conducted, aper the work has been completed, by a licensed contractor with exper(se in this type of work. Final payment is not released un(l the unit has passed the lead-based paint tes(ng requirements.
These requirements will assist Stanislaus County in its goal to eliminate the lead-based hazards.
How are the actions listed above related to the extent of lead poisoning and hazards? All housing-related programs administered by the Stanislaus Urban County and the City of Turlock, including Rapid Re-Housing and HOME Consor(a project who collaborate with the Housing Authority, have policies in place which require that all units constructed before 1978 be screened for LBP hazards. This reduces and prevents the hazards of lead poisoning in older homes.
How are the actions listed above integrated into housing policies and procedures? All housing-related programs administered by the Stanislaus Urban County and the City of Turlock, including Rapid Re-Housing and HOME Consor(a project who collaborate with the Housing Authority, have policies in place which require that all units constructed before 1978 be screened for LBP hazards.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 173 SP-70 Anti-Poverty Strategy - 91.415, 91.215(j)
Jurisdiction Goals, Programs and Policies for reducing the number of Poverty-Level Families Stanislaus Urban County and the City of Turlock work to reduce poverty through ensuring an adequate, affordable, quality housing supply, improving low-income neighborhoods, strengthening the employment skills of the community and ensuring access to basic needs such as food and shelter. The CoC has developed into a more coordinated organiza(on over the past five years, and the County will con(nue to leverage those partnerships and resources to address the issues of poverty.
How are the Jurisdiction poverty reducing goals, programs, and policies coordinated with this affordable housing plan
The goals and priority needs outlined in this sec(on all work with the Stanislaus Urban County and City of Turlock programs and policies in order to support low-income families so they may direct their own resources in ways that may improve their economic condi(on. Through the projects and ac(vi(es that will be associated with this Consolidated Plan, the Stanislaus HOME Consor(um will work with partners to relieve financial pressures on low-income households, with the long-term goal of liping those households out of poverty. This is true both for those households experiencing homelessness and those households that are low-income homeowners and all types of households between.
By con(nuing to fund the acquisi(on, development, and/or rehabilita(on of affordable housing units when funding resources are available, the Stanislaus Urban County will be providing individuals and families in poverty with a decent, affordable place to live, which will allow them to focus their efforts on other opportuni(es that may offer further stability to the household. Providing financial assistance to first-(me homebuyers can help them become homeowners and build equity in their own home, genera(ng long-term wealth.
While the ability to achieve equity in a home is limited for extended periods of (me under most housing assistance programs, a valuable credit history can be created which increases a family's access to borrowed money. In addi(on, the eventual termina(on of restric(ons permits direct access to accumulated equity at some point in the future.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 174 SP-80 Monitoring - 91.230
Describe the standards and procedures that the jurisdiction will use to monitor activities carried out in furtherance of the plan and will use to ensure long-term compliance with requirements of the programs involved, including minority business outreach and the comprehensive planning requirements
Stanislaus County
Stanislaus County monitors all sub-recipients on a regular basis, a minimum of two on site visits and desk audits. Monitoring is conducted to ensure statutory, regulatory, and programma(c requirements are being met and that informa(on submiYed to Stanislaus County is accurate and complete.
An agreement is executed with every sub-recipient which clearly states all contractual requirements including but not limited to the project scope of work, performance measurement standards, repor(ng requirements, drawdown requirements, and applicable federal requirements. The monitoring process emphasizes on-site field visits, desk audits, technical assistance, and assistance to sub-recipients to ensure a good data collec(on and repor(ng system is in place.
Stanislaus County staff reviews quarterly project progress reports, requests for funds forms and related back up documenta(on which iden(fy the total funds used by all jurisdic(ons during a given month.
Stanislaus County staff verifies and cross-references the informa(on on the quarterly budget ac(vity reports. Monitoring visits are also scheduled throughout the year by Stanislaus County staff for each subrecipient to ensure appropriate expenditure of funds. Finally, Stanislaus County tracks the (meliness of drawdowns within the IDIS system to assure that the program meets or exceeds the threshold requirements established by HUD.
Stanislaus County staff reviews quarterly public services grantee sta(s(cs tables, narra(ves, request for funds forms, and budget printouts which iden(fy the total funds used/requested by each grantee during that repor(ng period. Stanislaus County staff verifies and cross-references the informa(on on the quarterly budget ac(vity reports. Monitoring visits are also scheduled throughout the year by Stanislaus County staff for each grantee to ensure appropriate expenditure of funds and recommenda(ons are provided to the sub-grantee within 30 days of the monitoring visit.
City of Turlock
The City of Turlock monitors all sub-recipients on a regular basis. Monitoring is conducted to ensure statutory, regulatory, and programma(c requirements are being met and that informa(on submiYed to City is accurate and complete.
An agreement is executed with every sub-recipient which clearly states all contractual requirements including but not limited to the project scope of work, performance measurement standards, repor(ng requirements, drawdown requirements, and applicable federal requirements. The monitoring process emphasizes on-site field visits, desk audits, technical assistance, and assistance to sub-recipients to ensure a good data collec(on and repor(ng system is in place.
DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 175 APPENDIX A:
COMMUNITY ENGAGEMENT MEETING SUMMARIES & SURVEY RESULTS
COMMUNITY ENGAGEMENT MEETING SUMMARIES
City of Ceres Community
Meeting
Date:
4/17/2025
at 11:00 a.m.
Meeting Location:
Via Zoom
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan.
Meeting Notes:
• Comments pending for April meetings.
City of Ceres Community
Meeting
Date:
4/17/2025
at 5:30 p.m.
Meeting Location:
City of Ceres-Community
Center Classroom
2 nd floor, City Hall
2701 4th Street, Ceres
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan.
Meeting Notes:
• Comments pending for April meetings.
City of Ceres City Council
Meeting
Date:
4/28/2025
at 6:00 p.m.
Meeting Location:
City of Ceres-City Hall 2701
4th Street, Ceres
Consideration for approval of the draft
Consolidated Plan and Annual Action
Plan
Meeting Notes:
• Comments pending for April meetings.
City of
Hughson
Community
Meeting
Date:
4/14/2025
at 5:15 p.m.
Meeting Location:
City of Hughson- City Hall
7018 Pine Street, Hughson
(and Via Zoom)
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan
Meeting Notes:
• Comments pending for April meetings.
City of
Hughson
City Council
Meeting
Date:
4/28/2025
at 6:00 p.m.
Meeting Location:
City of Hughson- City Hall
7018 Pine Street, Hughson
Consideration for approval of the draft
Consolidated Plan and Annual Action
Plan
Meeting Notes:
• Comments pending for April meetings.
City of
Newman
Community
Meeting
Date:
4/15/2025
at 3:00 p.m.
Meeting Location:
Via Zoom
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan
Meeting Notes:
• Comments pending for April meetings.
DRAFT Page 270 of 363
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 176 City of
Newman
Community
Meeting
Date:
4/15/2025
at 4:00 p.m.
Meeting Location:
City of Newman- City Hall
938 Fresno Street, Newman
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan
Meeting Notes:
• Comments pending for April meetings.
City of
Newman
City Council
Meeting
Date:
4/22/2025
at 7:00 p.m.
Meeting Location:
City of Newman- City Hall
938 Fresno Street, Newman
Consideration for approval of the draft
Consolidated Plan and Annual Action
Plan
Meeting Notes:
• Comments pending for April meetings.
City of Oakdale Community
Meeting
Date:
4/11/2025
at 9:30 a.m.
Meeting Location:
City of Oakdale- Public
Services Conference Room
455 S. 5th Avenue, Oakdale
(and via Zoom)
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan
Meeting Notes:
• Comments pending for April meetings.
City of Oakdale City Council
Meeting
Date:
4/21/2025
at 7:00 p.m.
Meeting Location:
City of Oakdale- City Hall,
277 North Second Avenue,
Oakdale
Consideration for approval of the draft
Consolidated Plan and Annual Action
Plan
Meeting Notes:
• Comments pending for April meetings.
City of
Patterson
Community
Meeting
Date:
4/9/2025
at 5:30 p.m.
Meeting Location:
City of Patterson- City Hall
1 Plaza, Patterson
(and via Zoom)
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan
Meeting Notes:
• Comments pending for April meetings.
City of
Patterson
City Council
Meeting
Date:
4/15/2025
at 7:00 p.m.
Meeting Location:
City of Patterson- City Hall
1 Plaza, Patterson
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan
Meeting Notes:
• Comments pending for April meetings.
City of
Riverbank
Community
Meeting
Date:
4/9/2025
at 5:30 p.m.
Meeting Location:
City of Riverbank- City Hall,
6707 Third Street
Suite B, Riverbank
(and via Zoom)
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan
Meeting Notes:
• Comments pending for April
DRAFT
meetings.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 177 City of
Riverbank
City Council
Meeting
Date:
4/22/2025
at 6:00 p.m.
Meeting Location:
City of Riverbank- City Hall
6707 Third Street
Suite B, Riverbank
Consideration for approval of the draft
Consolidated Plan and Annual Action
Plan
Meeting Notes:
• Comments pending for April meetings.
City of Turlock Community
Meeting
Date:
4/17/2025
at 5:30 p.m.
Meeting Location:
City of Turlock- City Hall
156 S. Broadway, Turlock
(and via Zoom)
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan
Meeting Notes:
• Comments pending for April meetings.
City of Turlock City Council
Meeting
Date:
5/13/2025
at 6:00 p.m.
Meeting Location:
City of Turlock- City Hall,
156 S. Broadway, Turlock
Consideration for approval of the draft
Consolidated Plan and Annual Action
Plan
Meeting Notes:
• Comments pending for April meetings.
City of
Waterford
Community
Meeting
Date:
4/9/2025
at 5:00 p.m.
Meeting Location:
City of Waterford- City Hall
101 E. Street, Waterford
(and via Zoom)
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan
Meeting Notes:
Comments pending for April meetings.
City of
Waterford
Community
Meeting
Date:
4/17/2025
at 6:30 p.m.
Meeting Location:
City of Waterford- City Hall
101 E. Street, Waterford
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan
Meeting Notes:
• Comments pending for April meetings.
Community of
Grayson
Community
Meeting
Date:
4/17/2025
at 6:00 p.m.
Meeting Location:
Grayson United Community
Center
8900 Laird Street, Grayson
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan
Meeting Notes:
• Comments pending for April meetings.
Community of
Salida
Community
Meeting
Date:
4/15/2025
at 6:00 p.m.
Meeting Location:
Salida Public Library
4835 Sisk Road, Salida
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan
Meeting Notes:
• Comments pending for April meetings.
Community of
South Modesto
Community
Meeting
Date:
5/7/2025
at 5:30 p.m.
Meeting Location:
The Salvation Army Red
Shield Center
1649 Las Vegas Street,
Modesto
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan
Meeting Notes:
Comments pending for April meetings.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 178 Stanislaus
Community
System of Care
Community
Meeting
Date:
4/17/2025
at 2:30 p.m.
Meeting Location:
3800 Cornucopia Way,
Modesto
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan
Meeting Notes:
• Comments pending for April meetings.
Stanislaus
County
Community
Meeting
Date:
4/28/2025
at 12:00 p.m.
Meeting Location:
Stanislaus CountyBasement Training Room
1010 10th Street
Basement Level, Modesto
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan
Meeting Notes:
• Comments pending for April meetings.
Stanislaus
County
Community
Meeting
Date:
4/30/2025
at 5:00 p.m.
Meeting Location:
Stanislaus CountyBasement Training Room
1010 10th Street
Basement Level, Modesto
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan
Meeting Notes:
• Comments pending for April meetings.
Stanislaus
County
Community
Meeting
Date:
5/1/2025
at 12:00 p.m.
5/1/2025
at 6:00 p.m.
5/3/2025
at 10:00 a.m.
5/6/2025
at 5:30 p.m.
Meeting Location:
via Zoom
Stakeholder meeting focused on review
of the draft Consolidated Plan and
Annual Action Plan
Meeting Notes:
• Comments pending for April meetings.
Stanislaus
County
Board of
Supervisors
Meeting
Date:
5/13/2025
at 9:00 a.m.
Meeting Location:
Stanislaus County Board of
Supervisors Meeting-Public
Hearing
1010 10th Street
Basement-Board
Chambers, Modesto
Consideration for approval of the draft
Consolidated Plan and Annual Action
Plan
Meeting Notes:
• Comments pending for April meetings.
DRAFT Page 273 of 363
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 179 Newspaper Ad - All public hearings/meetings and notice of the availability of the AAP for public review, are to be published in newspapers covering the Stanislaus Planning Area (Ceres Courier, Hughson/Denair Dispatch, Modesto Bee (English and Spanish), Newman/Gustine Westside Index, Oakdale Leader, Turlock Journal and Patterson Irrigator).
Comments: Comments pending circulation of newspaper ads Intentionally Left Blank
DRAFT Page 274 of 363
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 180
SUMMARY OF SURVEY RESULTS
Survey Methodology
The Stanislaus Urban County and City of Turlock Consolidated Plan Survey was conducted online and made accessible to the public through a shared link. The survey was available in both English and Spanish, with options for respondents to complete it online or via hard copy. Hard copy responses were manually entered into the online system for analysis. The survey remained open from February 25th through March 18th, 2025. In total, 188 residents participated, of those, 185 respondents completed the survey in English and 3 respondents in Spanish.
Survey Key Themes
Stanislaus Urban County Community Survey Findings
• The Stanislaus Urban County Community Survey highlighted several key priorities identified by residents. The highest housing needs included a strong demand for more affordable housing options for seniors, families, and individuals with disabilities as well as Construction of new affordable housing for homeownership. Additionally, residents emphasized the importance of affordable rental housing and homeownership assistance. • Addressing homelessness was another significant concern, with services such as homeless shelters, prevention and outreach programs, and supportive housing receiving high importance ratings.
• Concerns about domestic violence and elder abuse also emerged as key themes. Respondents particularly stressed the need for increased outreach and support services for victims of domestic violence and elder abuse.
• Regarding community facilities, the most highly rated priorities were the development and enhancement of parks and recreational facilities, health care facilities, and youth centers. • Infrastructure improvements were also a notable concern, with water improvements, curb, gutter, and sidewalk improvements, street lighting, and street improvement rating high in priority.
• Among public service needs, crime prevention, child abuse prevention, Medical and dental services, and drug abuse education were considered the most important. Among other community services, trash and debris removal and youth services were rated as high priority. • When it comes to special needs services, respondents identified homeless shelters and related services and accessibility improvements, as the highest priorities. • In terms of economic and community development, respondents voiced strong support for the redevelopment or demolition of abandoned properties to revitalize neighborhoods and stimulate community growth. Additionally, job creation and retention assistance, along with employment training programs, were rated as highly important.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 181 • The survey also revealed gaps in residents' understanding of their fair housing rights.
Approximately a quarter of respondents indicated they did not understand their fair housing rights, and around 52 percent were unaware of how to file a housing discrimination complaint.
Additionally, survey responses indicated that the lack of affordable housing for families, seniors, and individuals and the displacement of residents due to rising housing costs are the most significant barriers to fair housing in the Stanislaus Urban County.
City of Turlock Community Survey Findings
The City of Turlock Community Survey highlighted several key priorities identified by survey responses.
• The highest housing needs included a strong demand for more affordable housing options for seniors, families, and individuals with disabilities. Additionally, residents emphasized the importance of rehabilitating affordable rental housing, particularly through energy efficiency improvements, and providing financial assistance to homeowners for housing repairs and upgrades.
• Addressing homelessness was another significant concern, with services such as homeless shelters, prevention and outreach programs, and supportive housing receiving high importance ratings.
• Concerns about domestic violence and elder abuse was rated as highly important.
Respondents particularly stressed the need for increased outreach and support services for victims of domestic violence and elder abuse.
• Regarding public facilities and infrastructure, the most highly rated needs included the development and enhancement of community and recreational centers, such as childcare centers, senior centers, youth centers, parks, and recreational facilities. Residents also identified health care facilities and public safety offices, including fire stations, police departments, and emergency management centers, as top priorities. • Among public service needs, crime prevention, child abuse prevention, and drug abuse education were considered the most important. When it comes to special needs services, respondents identified services for neglected and abused children, as well as homeless shelters and related services, as the highest priorities. • Regarding community facilities, the most highly rated priorities were the development and enhancement of community centers, health care facilities, and parks and recreational facilities.
• Infrastructure improvements were also a notable concern, with approximately one-third of respondents identifying road repairs as a top priority. • In terms of economic and community development, respondents voiced strong support for the redevelopment or demolition of abandoned properties to revitalize neighborhoods and DRAFT Page 276 of 363
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 182 stimulate community growth. Additionally, job creation and retention assistance, along with employment training programs, were rated as highly important. • The survey also revealed gaps in residents' understanding of their fair housing rights.
Approximately a quarter of respondents indicated they did not understand their fair housing rights, and around 60 percent were unaware of how to file a housing discrimination complaint.
Additionally, survey responses indicated that the lack of affordable housing and the displacement of residents due to rising housing costs are the most significant barriers to fair housing in Turlock.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 183 Survey Responses Per Question
Note: Questions with open ended answers (Questions 2, 27, and 41) are not included below but the key themes from comments are included in the key themes summary above.
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Meeting Date: April 28, 2025
Subject: Ratification of Contract with ERS Industrial Services, Inc. for Filtration Media Replacement at Wells 9 & 10
Enclosures: Contract
Presented By: Carla C. Jauregui, Community Development Director Approved By: _______________________________________
City Manager
Recommendation:
Ratify the Professional Services Agreement with ERS Industrial Services, Inc. for the removal and replacement of filtration media at Wells 9 and 10 and Authorize the City Manager to execute the agreement and any related documents.
Background and Overview:
Wells 9 and 10 are key components of the City’s water supply system and share a centralized treatment facility designed to remove arsenic through ferric chloride injection, filtration, and storage. While the facility was engineered to meet state and federal drinking water standards, ongoing operational and mechanical issues have prevented consistent compliance, most notably, periodic exceedances of the Maximum Contaminant Level (MCL) for arsenic.
A combination of factors appears to have contributed to the current challenges with system performance. Early operational decisions, periods of limited activity, and equipment malfunctions may have all played a role in reduced reliability and treatment effectiveness.
Some issues related to system controls and maintenance processes have since been addressed, but concerns with the filtration components persist. The filtration media is believed to be impacted, and further corrective actions, namely replacement, are needed to restore full functionality and compliance.
Discussion:
To expedite the project and maximize time, the City Manager has authorized the contract with ERS Industrial Services, Inc., allowing necessary materials to be ordered immediately.
This action aligns with the scope and funding already approved in the FY 2024–25 Budget.
CITY COUNCIL AGENDA ITEM NO. 3.4
SECTION 3: CONSENT CALENDAR
The proposal includes the removal and replacement of filter media in both 10’x30’ pressure vessels, inspection of internal components, installation of NSF 61-certified media per AWWA B100-16 standards, adherence to safety and confined space protocols, and postinstallation site cleanup.
Fiscal Impact:
The project cost of $108,110 is fully funded within the approved FY 2024–25 Budget and does not require any additional appropriation of funds.
Class A, C33 CSLB License #724233 Registered DIR Public Works Contractor #1000003275 2120 WARM SPRINGS COURT FREMONT, CALIFORNIA 94539 | P: 510.770.0202 | E: [email protected] 1 February 20, 2025
Cort Abney
Shoreline Environmental Eng.
4122 Cameron Park Drive. Ste. 100
Cameron Park, CA 95682
QUOTE #: 102824R2-1Q
PHONE #: 916-806-3970
EMAIL ADDRESS: [email protected]
Dear Cort:
ERS is pleased to submit its proposal for our TurnKey Service media change out on two (2) 10’ x 30’ single cell pressure vessel filters at the water treatment plant located in Hughson, Ca.
Scope of Supply
Filters: 1-2
• Remove all media and dump onsite.
• Clean and inspect internal piping and parts, concrete, and coatings condition. • Supply and install new filter media.
Clarifications:
• Any extra work/repairs will be tracked on T&M.
Price does not include bonding.
Price does not include any valves, instruments, or controls.
ERS will also repair or replace existing underdrains as needed, on a time and materials basis.
Disposal testing and transport to be executed in compliance with RCRA Subtitles C & D.
Class A, C33 CSLB License #724233 Registered DIR Public Works Contractor #1000003275 2120 WARM SPRINGS COURT FREMONT, CALIFORNIA 94539 | P: 510.770.0202 | E: [email protected] 2 Standard Provisions:
1. Insurance
a. Pollution Liability $3,000,000.00
b. Professional Liability $3,000,000.00
2. Qualified manpower:
a. Onsite Supervisor/Environmental Technician/Hole Watch. b. Certifications in Forklift/Reach Lift, Crane Operator, Confined Space & Rescue, and First Aid/CPR/AED.
3. Equipment and PPE:
a. High-power industrial vacuum system.
b. Ventilation fan for air circulation.
c. Four gas monitors for pre-entry and continuous LEL testing. d. Air-purifying respirators (supplied air respirators available if required).
4. Safety Regulations:
a. Confined Space:
i. Tripod/winch for emergency evacuation.
ii. Fall arrest harnesses with safety lanyards for all men. iii. Permit-required confined space entry permits as applicable. iv. Daily monitoring log.
b. 2-Way radios for communication with in-tank personnel. c. Cellular phone as an emergency response tool.
5. New media as follows per customer supplied notes:
a. Filter Gravel
b. Filter Sand
c. Filter Anthracite
Class A, C33 CSLB License #724233 Registered DIR Public Works Contractor #1000003275 2120 WARM SPRINGS COURT FREMONT, CALIFORNIA 94539 | P: 510.770.0202 | E: [email protected] 3 PRICING: $108,110.00
Quote Valid for 30 days.
Our time and materials work are billed at $246.00 per man-hour, straight time, plus materials with a 25% margin. Price includes all applicable sales tax.
Please feel free to contact me should you need further information or any clarification. My contact information is: phone – cell (510) 552-3285; office (510) 770-0202; email – [email protected] If quote is accepted, please answer questions below, sign and return to [email protected] Sincerely,
Nik Radonich
Sales/Engineering Manager
Is this project subject to PREVAILING WAGE? Yes ☐ No ☐
Is this project deemed PUBLIC WORK and therefore subject to the rules and regulations of the California Department of Industrial Relations (DIR)? Yes ☐ No ☐ If the answers are “NO”, please mark as such and refer to the paragraph at the end of this document PO or Contract #
DIR Project #
Authorized Representative — Name & Signature Title
(hereinafter “Contracting Party") has represented in writing and to ERS and does hereby reaffirm in writing toERS(hereinafter “Contractor") thatneitherthe project which isthe subject matter ofthisAgreement northe requested work tobeperformed on theproject byContractor are “public work”asdefined by federal law, Chapter 1, Part 7 of Division 2 of the California Labor Code (governing “Public Works and Public Agencies"), or any other federal, state or local statute, ordinance, regulation, or administrative and/or judicial decision. Based on the foregoing representation, Contractor has calculated its bid for the subject project based on certain wage rates and benefits. Contracting Party will specifically verify, prior to allowing Contractor to submit a proposal on the project or work to be performed on the project, that project is not deemed to be a public works project and that there are no requirements for prevailing wages or other unique bid requirements. In the event that Contracting Party has made any misrepresentation regarding the foregoing whether intentionally or negligently, Contracting Party specifically agrees to indemnify, reimburse, and hold Contractor harmless from and against any and all claims, penalties, fines or assessments that may arise from Contracting Party’s failure to properly report and describe the project to Contractor. Contracting Party shall reimburse any and all attorney’s fees and all costs associated with defending or enforcing this projection to Contractor
Meeting Date: April 28, 2025
Subject: Adopt an Ordinance Amending Municipal Code Section 10.40.020 Relating to Exceptions to Speed Limits
Enclosure: 2023 Engineering and Traffic Survey & Documents Presented By: Carla C. Jauregui, Community Development Director Approved By: ____________________________
City Manager
Recommendation:
Introduce and Waive the First Reading of Ordinance No. 2025-02, Amending Municipal Code Section 10.40.020 Relating to Exceptions to Speed Limits.
Background and Overview:
A Draft Engineering and Traffic Survey (hereinafter Speed Survey) was started in 2015 and brought before the Hughson City Council in November 2016. The primary purpose of the 2016 Speed Survey was to justify the use of radar for speed limit enforcement as enforcement helps ensure streets are safe for all users. For radar speeding tickets to be valid in traffic court, the California Vehicle Code requires busier, or “non-local” roads as defined by the California Road System undergo a Speed Survey every 5 years (CVC Section 40802(a)(2)).
For Hughson, these non-local roads are Santa Fe and Whitmore Avenues and Hatch, Whitmore, Tully, and Euclid Roads. The 2016 Speed Survey analyzed these streets and justified modifying the speed limits. The remaining streets in Hughson are categorized as local streets under the California Road System and have a default or “prima facie” speed limit of 25 mph per the CVC (Section 22352(b)(1)). Many streets in Hughson, including residential streets, fall into this category. Local streets are not subject to the 5-year speed survey requirement (Section 40802(b)(1)) and so are not studied as a part of the Speed Survey.
Reducing or increasing speed limits on any city street (i.e., local and non-local) can occur if justified by a speed survey and established by ordinance (CVC Section 22357). Once a speed CITY COUNCIL AGENDA ITEM NO. 6.1
SECTION 6: NEW BUSINESS
limit is changed, it must be justified every 5 years through a radar speed survey. The speed limits have not been changed on any Hughson streets since enacting the initial improvements as recommended by the 2016 Speed Survey. These revised speed limits are codified in the Hughson Municipal Code. A caveat in California Code permits the recertification/restamping of an existing approved Speed Survey when the jurisdiction’s law enforcement is up to date on the training required to operate a speed gun and cite drivers for exceeding the posted mph. As such, City staff recommended that the 2016 updated Speed Survey be extended for two additional years since all Hughson Police Services officers had the required training necessary to allow for such an extension.
Discussion:
A new Speed Survey was conducted in 2023 to reassess the speed limits based on updated traffic data and conditions; however, due to unforeseen circumstances, the study wasn’t able to be finalized until 2024. The survey was reviewed and certified by licensed Traffic Engineer Mike Becker of MPB Design.
The table below summarizes the roadway segments for which speed limit changes are recommended based upon the data. These consist of a 5 mph higher speed limit at four locations and posting a segment of Euclid Avenue at 45 mph if the roadway is to be radar enforced.
Roadway From To Posted
Speed Limit
85th Percentile
Critical Speed
Recommended
Speed Limit
Santa Fe
Ave Hatch Rd Los Alamos Dr 45 mph 53 mph 50 mph
Santa Fe
Ave
Los Alamos
Dr
Whitmore
Ave 45 mph 50 mph 50 mph
Tully Rd Whitmore
Ave Fox Rd 30 mph 36 mph 35 mph
Tully Rd Fox Rd Hatch Rd 25 mph 33 mph 30 mph
Euclid Ave Hatch Rd Fox Rd 25 mph 47 mph 45 mph
The results of the 2023 Speed Survey indicate that traffic speeds have remained generally consistent with previous findings, with some areas warranting slight increases to reflect actual driving behavior while maintaining safety and enforcement feasibility.
Although some speed limits are increasing, these adjustments reflect real-world driver behavior. Appropriately setting limits based on the 85th percentile reduces unsafe speed differentials, improves driver compliance, and allows law enforcement to target truly dangerous behavior.
Local streets in Hughson are categorized under the California Road System with a default speed limit of 25 mph (CVC Section 22352(b)(1)) and are not subject to the five-year Speed Survey requirement. These streets were not included in the study.
Adjustments to speed limits are based on the 85th percentile speed, collision rates, and roadway conditions. The California Manual on Uniform Traffic Control Devices (CA MUTCD) and CVC regulations provide justification for these modifications. The recommended changes align with traffic engineering principles that balance safety and enforcement.
The accompanying ordinance, if adopted, will amend Section 10.40.020 of the Hughson Municipal Code to formally implement the updated speed limits.
If adopted, the ordinance will take effect 30 days after the second reading and after the updated regulatory signs are installed.
Adopting the revised speed limits ensures radar enforcement remains legally valid under California law, maintaining the City’s ability to issue enforceable speeding citations that support public safety.
Fiscal Impact:
There is no additional cost associated with this action. Gas Tax funding to replace regulatory signs including speed limit signs will be included in the FY 2024-25 Final Budget.
1861004-3
CITY OF HUGHSON
CITY COUNCIL
ORDINANCE NO 2025-02
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HUGHSON AMENDING MUNICIPAL CODE SECTION 10.40.020 RELATING TO EXCEPTIONS TO SPEED LIMITS WHEREAS, the City Council of the City of Hughson has established and desires to establish maximum speed limits for certain streets located within the City of Hughson; and WHEREAS, pursuant to California Vehicle Code Section 21, the State of California has preempted the field of traffic regulation, and local authorities may establish or alter speed limits only when expressly authorized by statute; and
WHEREAS, California Vehicle Code Section 22357 authorizes a local authority to declare a prima facie speed limit higher than 25 miles per hour on certain streets, other than state highways, if such speed limit is determined to be reasonable and safe based on an engineering and traffic survey; and
WHEREAS, the City of Hughson, through its retained traffic engineering consultant, MPB Design, Inc., conducted a valid Engineering and Traffic Survey dated October 8, 2024, under the supervision of a licensed Traffic Engineer, Mike Becker, and WHEREAS, based on data, the Traffic Survey recommended the speed limit increases as appropriate, reasonable, and safe to facilitate the orderly movement of traffic; and WHEREAS, these speed limit increases will become effective upon erection of signs giving notice thereof in accordance with section 22357; and
NOW, THEREFORE THE CITY COUNCIL OF THE CITY OF HUGHSON DOES ORDAIN AS FOLLOWS:
Section 1. Findings. The Recitals set forth above are hereby incorporated into this Ordinance as findings of the City Council of the City of Hughson and shall be considered an integral part of this Ordinance.
Section 2. Section 10.40.020 of the Hughson Municipal Code is amended to read in full as follows:
10.40.020 Exceptions. It is determined upon the basis of an engineering and traffic survey that a prima facie speed limit greater than twenty-five miles per hour (mph) is necessary to facilitate the orderly, safe and reasonable movement of vehicle traffic upon the streets or parts of streets within the city designated in this section; and it is declared that the prima facie speed limit for each of those streets or parts of streets shall be
1861004-3
as set forth in this section. The prima facie speed limits established by this section shall be effective when appropriate signs giving notice thereof are erected upon the street.
Name of Street or Part Declared Prima Facie
of Street Speed Limit
A. Santa Fe Avenue, northbound and
southbound, between Hatch Rd and Los Alamos Dr 50 mph
B. Sante Fe Avenue, northbound and southbound,
between Los Alamos Dr. and Whitmore Ave 50 mph
C. Santa Fe Avenue, northbound and southbound,
between Whitmore Avenue and 7th Street 50 mph
D. Hatch Road, eastbound and westbound,
between the westerly city limits and the easterly city limits 55 mph E . Whitmore Avenue, eastbound and westbound,
between Euclid Avenue and Tully Road 30 mph; 25 in school zones when children
are present
F. Tully Road, northbound and eastbound,
between south city limits and Whitmore Avenue 40 mph
G. Tully Road, northbound and
eastbound, between Whitmore Ave and Fox Rd. 35 mph
H. Tully Road, southbound and
eastbound, from Fox Rd. to Hatch Rd. 30 mph
I. Euclid Ave, southbound and
westbound, Hatch Rd. to Fox Rd. 45 mph
J. Euclid Avenue, northbound and southbound,
between Fox Road and Whitmore Avenue 30 mph
Section 3. This ordinance is not intended to and shall not be construed or given effect in a manner that imposes upon the city or any officer or employee thereof a mandatory duty of care toward persons and property within or without the city so as to provide a basis of civil liability for damages, except as otherwise imposed by law.
1861004-3
Section 4. If any provision of this ordinance or application thereof to any person or circumstances is held invalid, such invalidity shall not affect other provisions or applications of the ordinance which can be given effect without the invalid provision or application, and to this end the provisions of this ordinance are severable. The city council hereby declares that it would have adopted this ordinance irrespective of the validity of any particular portion thereof.
Section 5. This ordinance shall become effective thirty (30) days after its final passage.
Section 6. Within fifteen (15) days after its final passage, the City Clerk shall cause a summary of this ordinance to be published in accordance with Section 36933 of the Government Code.
The foregoing ordinance was introduced, and the title thereof read at the regular meeting of the City Council of the City of Hughson held on April 28, 2025, and by a vote of the council members present, further reading was waived.
On motion of councilperson , seconded by councilperson
, the foregoing ordinance was duly passed by the City Council of the Hughson City Council at a regular meeting thereof held on , 2025, by the following vote:
AYES:
NOES:
ABSTENTIONS:
ABSENT:
APPROVED:
____________________
GEORGE CARR, Mayor
ATTEST:
____________________
ASHTON GOSE, City Clerk
MPBDESIGN, INC.
October 8, 2024
Mr. Rob Marler
MCR Engineering, Inc
RE: ENGINEERING & TRAFFIC SURVEYS FOR SPEED ZONES, CITY OF HUGHSON, CA Dear Mr. Marler:
MPB Design Inc. has completed updates for Engineering and Traffic Surveys for twelve (12) roadway segments in the City of Hughson. These are attached for your review, as are the speed zone surveys for each location.
The table below summarizes the roadway segments for which speed limit changes are recommended based upon the data. These consist of a 5 mph higher speed limit at 4 locations and posting a segment of Euclid Avenue at 45 mph if the roadway is to be radar enforced.
Roadway From To
Posted
Speed
Limit
85th Percentile
Critical Speed
Recommended
Speed Limit
1. Santa Fe Ave Hatch Rd Los Alamos Dr 45 mph 53 mph 50 mph
2. Santa Fe Ave Los Alamos Dr Whitmore Ave 45 mph 50 mph 50 mph
7. Tully Rd Whitmore Ave Fox Rd 30 mph 36 mph 35 mph
8. Tully Rd Fox Rd Hatch Rd 25 mph 33 mph 30 mph
9. Euclid Ave Hatch Rd Fox Rd 25 mph 47 mph 45 mph
Thank you for the opportunity to provide you with traffic engineering services. Please feel free to contact me if you have any questions or need additional information.
Sincerely,
Mike Becker
MPB Design, Inc.
[email protected]
c 916-316-8111
Spot Speed Study
Prepared by: National Data & Surveying Services
Northbound & Southbound
DATE: Location:
TIME: Posted Speed: 45 MPH Clear/Dry
Speed
mph ALL Vehicles
<=10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
33 1
34 35 1
36 37 2
38 2
39 3
40 3
41 3
42 4
43 7
44 11
45 16
46 18
47 18
48 19
49 17
50 15
51 15
52 11
53 14
54 9
55 4
56 2
57 58 3
59 1
60 1
61 1
62 63
64 65
66 67
68 69
>=70
Class Count Range
50th
Percentile
85th
Percentile
10 MPH
Pace # in Pace
Percent in
Pace % / # Below Pace % / # Above Pace
ALL 201 33 - 61 48 mph 53 mph 44 - 53 154 77% 12% / 26 11% / 21
SPEED PARAMETERS
1686 Santa Fe Ave/CR J7 S/O E Hatch Rd
City of Hughson
Northbound & Southbound Spot Speeds
09:00-09:35
9/19/2023
Project #: 23-090104-001
0 5 10 15 20
70 68
66 64
62 60
58 56
54 52
50 48
46 44
42 40
38 36
34 32
30 28
26 24
22 20
18 16
14 12
10 Speed - MPH
Number of Vehicles
Spot Speed Study
Prepared by: National Data & Surveying Services
Eastbound & Westbound
DATE: Location:
TIME: Posted Speed: 45 MPH Clear/Dry
Speed
mph ALL Vehicles
<=10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 1
32 2
33 2
34 2
35 4
36 4
37 8
38 5
39 9
40 8
41 12
42 10
43 11
44 14
45 15
46 15
47 15
48 14
49 14
50 10
51 8
52 8
53 6
54 4
55 56
57 58
59 60
61 62
63 64
65 66
67 68
69 >=70
Class Count Range
50th
Percentile
85th
Percentile
10 MPH
Pace # in Pace
Percent in
Pace % / # Below Pace % / # Above Pace
ALL 201 31 - 54 45 mph 50 mph 41 - 50 130 65% 22% / 45 13% / 26
SPEED PARAMETERS
2160 Santa Fe Ave/CR J7 W/O Tully Rd
City of Hughson
Eastbound & Westbound Spot Speeds
09:40-10:20
9/19/2023
Project #: 23-090104-002
0 5 10 15 20
70 68
66 64
62 60
58 56
54 52
50 48
46 44
42 40
38 36
34 32
30 28
26 24
22 20
18 16
14 12
10 Speed - MPH
Number of Vehicles
Spot Speed Study
Prepared by: National Data & Surveying Services
Eastbound & Westbound
DATE: Location:
TIME: Posted Speed: 50 MPH Clear/Dry
Speed
mph ALL Vehicles
<=10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
33 34 1
35 1
36 2
37 38 2
39 2
40 5
41 7
42 8
43 10
44 9
45 9
46 14
47 12
48 15
49 15
50 21
51 18
52 14
53 13
54 8
55 2
56 6
57 2
58 1
59 60 3
61 62
63 64
65 66
67 68
69 >=70
Class Count Range
50th
Percentile
85th
Percentile
10 MPH
Pace # in Pace
Percent in
Pace % / # Below Pace % / # Above Pace
ALL 200 34 - 60 49 mph 53 mph 44 - 53 140 70% 19% / 38 11% / 22
SPEED PARAMETERS
2808 Santa Fe Ave/CR J7 W/O 7th St
City of Hughson
Eastbound & Westbound Spot Speeds
10:30-11:10
9/19/2023
Project #: 23-090104-003
0 5 10 15 20 25
70 68
66 64
62 60
58 56
54 52
50 48
46 44
42 40
38 36
34 32
30 28
26 24
22 20
18 16
14 12
10 Speed - MPH
Number of Vehicles
Spot Speed Study
Prepared by: National Data & Surveying Services
Eastbound & Westbound
DATE: Location:
TIME: Posted Speed: 55 MPH Clear/Dry
Speed
mph ALL Vehicles
<=10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
33 34
35 36 1
37 38
39 1
40 2
41 2
42 3
43 3
44 3
45 4
46 6
47 8
48 8
49 9
50 12
51 15
52 17
53 19
54 14
55 13
56 12
57 9
58 7
59 9
60 8
61 7
62 5
63 3
64 2
65 66
67 68
69 >=70
Class Count Range
50th
Percentile
85th
Percentile
10 MPH
Pace # in Pace
Percent in
Pace % / # Below Pace % / # Above Pace
ALL 202 36 - 64 53 mph 59 mph 48 - 57 128 63% 16% / 33 21% / 41
SPEED PARAMETERS
6425 Hatch Rd Bet. Mountain View Rd & Tully Rd
City of Hughson
Eastbound & Westbound Spot Speeds
09:30-10:10
9/19/2023
Project #: 23-090104-004
0 5 10 15 20
70 68
66 64
62 60
58 56
54 52
50 48
46 44
42 40
38 36
34 32
30 28
26 24
22 20
18 16
14 12
10 Speed - MPH
Number of Vehicles
Spot Speed Study
Prepared by: National Data & Surveying Services
Eastbound & Westbound
DATE: Location:
TIME: Posted Speed: 30 MPH Clear/Dry
Speed
mph ALL Vehicles
<=10
11 12
13 14
15 16
17 18 1
19 20 3
21 2
22 5
23 6
24 13
25 17
26 16
27 24
28 18
29 18
30 21
31 17
32 13
33 6
34 6
35 3
36 5
37 1
38 39
40 41
42 2
43 1
44 1
45 1
46 47
48 49
50 51
52 53
54 55
56 57
58 59
60 61
62 63
64 65
66 67
68 69
>=70
Class Count Range
50th
Percentile
85th
Percentile
10 MPH
Pace # in Pace
Percent in
Pace % / # Below Pace % / # Above Pace
ALL 200 18 - 45 28 mph 32 mph 23 - 32 163 82% 5% / 11 13% / 26
SPEED PARAMETERS
6784 E Whitmore Ave W/O Santa Fe Ave/CR J7
City of Hughson
Eastbound & Westbound Spot Speeds
15:05-15:50
9/19/2023
Project #: 23-090104-005
0 5 10 15 20 25 30
70 68
66 64
62 60
58 56
54 52
50 48
46 44
42 40
38 36
34 32
30 28
26 24
22 20
18 16
14 12
10 Speed - MPH
Number of Vehicles
Spot Speed Study
Prepared by: National Data & Surveying Services
Northbound & Southbound
DATE: Location:
TIME: Posted Speed: 40 MPH Clear/Dry
Speed
mph ALL Vehicles
<=10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
33 1
34 1
35 2
36 8
37 8
38 13
39 12
40 11
41 12
42 11
43 12
44 12
45 9
46 9
47 11
48 5
49 4
50 4
51 5
52 1
53 54
55 56
57 58
59 60
61 62
63 64
65 66
67 68
69 >=70
Class Count Range
50th
Percentile
85th
Percentile
10 MPH
Pace # in Pace
Percent in
Pace % / # Below Pace % / # Above Pace
ALL 151 33 - 52 42 mph 47 mph 38 - 47 112 74% 13% / 20 13% / 19
SPEED PARAMETERS
2931 Tully Rd N/O Roeding Rd
City of Hughson
Northbound & Southbound Spot Speeds
13:15-14:15
9/19/2023
Project #: 23-090104-006
0 5 10 15
70 68
66 64
62 60
58 56
54 52
50 48
46 44
42 40
38 36
34 32
30 28
26 24
22 20
18 16
14 12
10 Speed - MPH
Number of Vehicles
Spot Speed Study
Prepared by: National Data & Surveying Services
Northbound & Southbound
DATE: Location:
TIME: Posted Speed: 30 MPH Clear/Dry
Speed
mph ALL Vehicles
<=10
11 12
13 14
15 16
17 18
19 20
21 1
22 1
23 1
24 2
25 6
26 4
27 5
28 13
29 8
30 9
31 13
32 10
33 6
34 8
35 8
36 7
37 7
38 3
39 2
40 1
41 2
42 1
43 44 1
45 46
47 48
49 50
51 52
53 54
55 56
57 58
59 60
61 62
63 64
65 66
67 68
69 >=70
Class Count Range
50th
Percentile
85th
Percentile
10 MPH
Pace # in Pace
Percent in
Pace % / # Below Pace % / # Above Pace
ALL 119 21 - 44 31 mph 36 mph 28 - 37 89 75% 16% / 20 9% / 10
SPEED PARAMETERS
2136 Tully Rd N/O Locust St
City of Hughson
Northbound & Southbound Spot Speeds
12:00-13:00
9/19/2023
Project #: 23-090104-007
0 5 10 15
70 68
66 64
62 60
58 56
54 52
50 48
46 44
42 40
38 36
34 32
30 28
26 24
22 20
18 16
14 12
10 Speed - MPH
Number of Vehicles
Spot Speed Study
Prepared by: National Data & Surveying Services
Northbound & Southbound
DATE: Location:
TIME: Posted Speed: 25 MPH Clear/Dry
Speed
mph ALL Vehicles
<=10
11 12
13 14
15 16
17 18
19 20
21 22 1
23 1
24 5
25 10
26 6
27 12
28 10
29 8
30 12
31 9
32 12
33 9
34 6
35 3
36 2
37 1
38 2
39 40
41 42
43 44
45 46
47 48
49 50
51 52
53 54
55 56
57 58
59 60
61 62
63 64
65 66
67 68
69 >=70
Class Count Range
50th
Percentile
85th
Percentile
10 MPH
Pace # in Pace
Percent in
Pace % / # Below Pace % / # Above Pace
ALL 109 22 - 38 30 mph 33 mph 25 - 34 94 86% 6% / 7 8% / 8
SPEED PARAMETERS
1725 Tully Rd Bet. Verni Way & Graybark Ln
City of Hughson
Northbound & Southbound Spot Speeds
10:25-11:25
9/19/2023
Project #: 23-090104-008
0 5 10 15
70 68
66 64
62 60
58 56
54 52
50 48
46 44
42 40
38 36
34 32
30 28
26 24
22 20
18 16
14 12
10 Speed - MPH
Number of Vehicles
Spot Speed Study
Prepared by: National Data & Surveying Services
Northbound & Southbound
DATE: Location:
TIME: Posted Speed: 25 MPH Clear/Dry
Speed
mph ALL Vehicles
<=10
11 12
13 14
15 16
17 18 1
19 1
20 21
22 23 1
24 1
25 2
26 3
27 28 3
29 3
30 7
31 5
32 1
33 1
34 6
35 4
36 8
37 7
38 9
39 9
40 7
41 5
42 5
43 3
44 9
45 6
46 6
47 4
48 4
49 2
50 3
51 3
52 1
53 2
54 1
55 56
57 58
59 60
61 62
63 64
65 66
67 68
69 >=70
Class Count Range
50th
Percentile
85th
Percentile
10 MPH
Pace # in Pace
Percent in
Pace % / # Below Pace % / # Above Pace
ALL 133 18 - 54 39 mph 47 mph 36 - 45 68 51% 29% / 39 20% / 26
SPEED PARAMETERS
1716 Euclid Ave S/O Gable Ln
City of Hughson
Northbound & Southbound Spot Speeds
14:55-15:55
9/19/2023
Project #: 23-090104-009
0 5 10
70 68
66 64
62 60
58 56
54 52
50 48
46 44
42 40
38 36
34 32
30 28
26 24
22 20
18 16
14 12
10 Speed - MPH
Number of Vehicles
Spot Speed Study
Prepared by: National Data & Surveying Services
Northbound & Southbound
DATE: Location:
TIME: Posted Speed: 30 MPH Clear/Dry
Speed
mph ALL Vehicles
<=10
11 12
13 14
15 16
17 1
18 2
19 2
20 21 2
22 2
23 2
24 6
25 6
26 7
27 6
28 8
29 8
30 7
31 4
32 6
33 13
34 7
35 4
36 4
37 2
38 39 1
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
58 59
60 61
62 63
64 65
66 67
68 69
>=70
Class Count Range
50th
Percentile
85th
Percentile
10 MPH
Pace # in Pace
Percent in
Pace % / # Below Pace % / # Above Pace
ALL 100 17 - 39 29 mph 34 mph 25 - 34 72 72% 17% / 17 11% / 11
SPEED PARAMETERS
2128 Euclid Ave N/O Locust St
City of Hughson
Northbound & Southbound Spot Speeds
11:20-12:40
9/19/2023
Project #: 23-090104-010
0 5 10 15
70 68
66 64
62 60
58 56
54 52
50 48
46 44
42 40
38 36
34 32
30 28
26 24
22 20
18 16
14 12
10 Speed - MPH
Number of Vehicles
Spot Speed Study
Prepared by: National Data & Surveying Services
Eastbound & Westbound
DATE: Location:
TIME: Posted Speed: 25 MPH Clear/Dry
Speed
mph ALL Vehicles
<=10
11 12
13 14
15 16 1
17 4
18 5
19 6
20 10
21 10
22 10
23 10
24 10
25 10
26 6
27 6
28 5
29 3
30 2
31 3
32 33 2
34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
58 59
60 61
62 63
64 65
66 67
68 69
>=70
Class Count Range
50th
Percentile
85th
Percentile
10 MPH
Pace # in Pace
Percent in
Pace % / # Below Pace % / # Above Pace
ALL 103 16 - 33 23 mph 27 mph 18 - 27 83 81% 4% / 5 15% / 15
SPEED PARAMETERS
7509 Fox Rd E/O Fox Glen Dr
City of Hughson
Eastbound & Westbound Spot Speeds
12:45-13:45
9/19/2023
Project #: 23-090104-011
0 5 10 15
70 68
66 64
62 60
58 56
54 52
50 48
46 44
42 40
38 36
34 32
30 28
26 24
22 20
18 16
14 12
10 Speed - MPH
Number of Vehicles
Spot Speed Study
Prepared by: National Data & Surveying Services
Eastbound & Westbound
DATE: Location:
TIME: Posted Speed: 25 MPH Clear/Dry
Speed
mph ALL Vehicles
<=10
11 12
13 14
15 16
17 1
18 4
19 5
20 9
21 10
22 13
23 9
24 14
25 11
26 11
27 11
28 6
29 8
30 6
31 5
32 1
33 2
34 35 1
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
58 59
60 61
62 63
64 65
66 67
68 69
>=70
Class Count Range
50th
Percentile
85th
Percentile
10 MPH
Pace # in Pace
Percent in
Pace % / # Below Pace % / # Above Pace
ALL 127 17 - 35 24 mph 29 mph 20 - 29 102 80% 7% / 10 12% / 15
SPEED PARAMETERS
6800 Fox Rd E/O 2nd St
City of Hughson
Eastbound & Westbound Spot Speeds
13:50-14:50
9/19/2023
Project #: 23-090104-012
0 5 10 15
70 68
66 64
62 60
58 56
54 52
50 48
46 44
42 40
38 36
34 32
30 28
26 24
22 20
18 16
14 12
10 Speed - MPH
Number of Vehicles
STREET: SANTA FE AVENUE CERTIFICATION DATE
FROM: HATCH ROAD TO: LOS ALAMOS DRIVE
SPEED FACTORS
Date of Speed Survey 9/19/2023 Posted Speed Limit 45 mph Time of Speed Survey 9:00am Speed Justification:
50th Percentile Speed (mean speed) 48 mph CA MUTCD Option 2 85th Percentile Speed 53 mph
10 mph Pace Speed 44-53
Percentage of Vehicles in Pace 77 Recommended Speed Limit 50 mph Number of Survey Samples 201
COLLISION HISTORY
Number of Years Studied 3
Total Collisions 5
Annual Collision Rate 1.7
Collisions per Million Vehicle Miles 1.0
TRAFFIC FACTORS
Average Daily Traffic 8,593 Date Counted: 11/17/2015
Number of Lanes 2
Type of Traffic Control STOP@HATCH RD
Crosswalks NONE
Pedestrian Traffic NONE
Truck Traffic MODERATE
On-Street Parking NONE
Sidewalks NONE
Driveways NO
ROADWAY FACTORS
Length of Segment 0.53 miles
Width 28 feet
Vertical Curve NONE
Horizontal Curve NONE
Visibility GOOD
Roadway Conditions GOOD
Lighting NONE
Adjacent Land Use INDUSTRIAL & RAILROAD TRACKS
Field Study By: MPB Checked By: MPB
CERTIFICATION:
I, Michael P. Becker, do hereby certify that this Engineering and Traffic Survey within the City of Hughson was performed under my supervision and is accurate and complete. I am duly registered in the State of California as a Professional Engineer (Traffic). 10/8/2024 TR 1618
Michael P. Becker, TE Date State of California Registration
CITY OF HUGHSON
ENGINEERING AND TRAFFIC SURVEY
STREET: SANTA FE AVENUE CERTIFICATION DATE
FROM: LOS ALAMOS DRIVE TO: WHITMORE AVENUE
SPEED FACTORS
Date of Speed Survey 9/19/2023 Posted Speed Limit 45 mph Time of Speed Survey 9:30am Speed Justification:
50th Percentile Speed (mean speed) 45 mph 85th Percentile 85th Percentile Speed 50 mph
10 mph Pace Speed 41-50
Percentage of Vehicles in Pace 65 Recommended Speed Limit 50 mph Number of Survey Samples 201
COLLISION HISTORY
Number of Years Studied 3
Total Collisions 8
Annual Collision Rate 2.6
Collisions per Million Vehicle Miles 1.1
TRAFFIC FACTORS
Average Daily Traffic 7,901 Date Counted: 11/17/2015
Number of Lanes 2
Type of Traffic Control STOP@TULLY RD & WHITMORE AVE
Crosswalks NONE
Pedestrian Traffic LIGHT AT WHITMORE AVE
Truck Traffic MODERATE
On-Street Parking NORTHEAST SIDE
Sidewalks NONE
Driveways YES
ROADWAY FACTORS
Length of Segment 0.87 miles
Width 28 feet
Vertical Curve NONE
Horizontal Curve YES
Visibility FAIR
Roadway Conditions FAIR
Lighting NORTHEAST SIDE
Adjacent Land Use INDUSTRIAL, COMMERCIAL & RAILROAD
Field Study By: MPB Checked By: MPB
CERTIFICATION:
I, Michael P. Becker, do hereby certify that this Engineering and Traffic Survey within the City of Hughson was performed under my supervision and is accurate and complete. I am duly registered in the State of California as a Professional Engineer (Traffic). 10/8/2024 TR 1618
Michael P. Becker, TE Date State of California Registration
CITY OF HUGHSON
ENGINEERING AND TRAFFIC SURVEY
STREET: SANTA FE AVENUE CERTIFICATION DATE
FROM: WHITMORE AVENUE TO: 7TH STREET
SPEED FACTORS
Date of Speed Survey 9/19/2023 Posted Speed Limit 50 mph Time of Speed Survey 10:30am Speed Justification:
50th Percentile Speed (mean speed) 49 mph CA MUTCD Option 2 85th Percentile Speed 53 mph
10 mph Pace Speed 44-53
Percentage of Vehicles in Pace 70 Recommended Speed Limit 50 mph Number of Survey Samples 200
COLLISION HISTORY
Number of Years Studied 3
Total Collisions 5
Annual Collision Rate 1.7
Collisions per Million Vehicle Miles 1.2
TRAFFIC FACTORS
Average Daily Traffic 7,483 Date Counted: 11/17/2015
Number of Lanes 2
Type of Traffic Control STOP@WHITMORE AVE
Crosswalks NONE
Pedestrian Traffic LIGHT AT WHITMORE AVE
Truck Traffic MODERATE
On-Street Parking NONE
Sidewalks NONE
Driveways YES
ROADWAY FACTORS
Length of Segment 0.50 miles
Width 28 feet
Vertical Curve NONE
Horizontal Curve NONE
Visibility GOOD
Roadway Conditions GOOD
Lighting NONE
Adjacent Land Use INDUSTRIAL, COMMERCIAL & RAILROAD
Field Study By: MPB Checked By: MPB
CERTIFICATION:
I, Michael P. Becker, do hereby certify that this Engineering and Traffic Survey within the City of Hughson was performed under my supervision and is accurate and complete. I am duly registered in the State of California as a Professional Engineer (Traffic). 10/8/2024 TR 1618
Michael P. Becker, TE Date State of California Registration
CITY OF HUGHSON
ENGINEERING AND TRAFFIC SURVEY
STREET: HATCH ROAD CERTIFICATION DATE
FROM: WEST CITY LIMIT TO: EAST CITY LIMIT
SPEED FACTORS
Date of Speed Survey 9/19/2023 Posted Speed Limit 55 mph Time of Speed Survey 9:30am Speed Justification:
50th Percentile Speed (mean speed) 53 mph CA MUTCD Option 2 85th Percentile Speed 59 mph
10 mph Pace Speed 48-57
Percentage of Vehicles in Pace 63 Recommended Speed Limit 55 mph Number of Survey Samples 202
COLLISION HISTORY
Number of Years Studied 3
Total Collisions 7
Annual Collision Rate 2.3
Collisions per Million Vehicle Miles 0.47
TRAFFIC FACTORS
Average Daily Traffic 7,529 Date Counted: 11/17/2015
Number of Lanes 2
Type of Traffic Control STOP@SANTA FE AVE
Crosswalks NONE
Pedestrian Traffic NONE
Truck Traffic MODERATE
On-Street Parking NONE
Sidewalks NONE
Driveways YES
ROADWAY FACTORS
Length of Segment 1.80 miles
Width 31 feet
Vertical Curve NONE
Horizontal Curve NONE
Visibility GOOD
Roadway Conditions GOOD
Lighting NONE
Adjacent Land Use AGRICULTURAL
Field Study By: MPB Checked By: MPB
CERTIFICATION:
I, Michael P. Becker, do hereby certify that this Engineering and Traffic Survey within the City of Hughson was performed under my supervision and is accurate and complete. I am duly registered in the State of California as a Professional Engineer (Traffic). 10/8/2024 TR 1618
Michael P. Becker, TE Date State of California Registration
CITY OF HUGHSON
ENGINEERING AND TRAFFIC SURVEY
STREET: WHITMORE AVENUE CERTIFICATION DATE
FROM: TULLY ROAD TO: EUCLID AVENUE
SPEED FACTORS
Date of Speed Survey 9/19/2023 Posted Speed Limit 30 mph Time of Speed Survey 3:00pm Speed Justification:
50th Percentile Speed (mean speed) 28 mph 85th Percentile 85th Percentile Speed 32 mph
10 mph Pace Speed 23-32
Percentage of Vehicles in Pace 82 Recommended Speed Limit 30 mph Number of Survey Samples 200
COLLISION HISTORY
Number of Years Studied 3
Total Collisions 6
Annual Collision Rate 2
Collisions per Million Vehicle Miles 1.1
TRAFFIC FACTORS
Average Daily Traffic 5,000 Date Counted: 11/17/2015
Number of Lanes 2
Type of Traffic Control STOP@5TH AVE, 7 7TH ST
Crosswalks @4TH ST, 5TH ST, 6TH ST & 7TH ST
Pedestrian Traffic MODERATE
Truck Traffic LIGHT
On-Street Parking NORTH SIDE
Sidewalks BOTH SIDES
Driveways YES
ROADWAY FACTORS
Length of Segment 1.00 miles
Width 22 feet
Vertical Curve NONE
Horizontal Curve NONE
Visibility GOOD
Roadway Conditions GOOD
Lighting NORTH SIDE
Adjacent Land Use RESIDENTIAL, SCHOOL, RETAIL & AGRICULTURAL Field Study By: MPB Checked By: MPB
CERTIFICATION:
I, Michael P. Becker, do hereby certify that this Engineering and Traffic Survey within the City of Hughson was performed under my supervision and is accurate and complete. I am duly registered in the State of California as a Professional Engineer (Traffic). 10/8/2024 TR 1618
Michael P. Becker, TE Date State of California Registration
CITY OF HUGHSON
ENGINEERING AND TRAFFIC SURVEY
STREET: TULLY ROAD CERTIFICATION DATE
FROM: SOUTH CITY LIMIT TO: WHITMORE AVENUE
SPEED FACTORS
Date of Speed Survey 9/19/2023 Posted Speed Limit 40 mph Time of Speed Survey 1:00pm Speed Justification:
50th Percentile Speed (mean speed) 42 mph 5 mph reduction below 85th percentile 85th Percentile Speed 47 mph
10 mph Pace Speed 38-47
Percentage of Vehicles in Pace 74 Recommended Speed Limit 40 mph Number of Survey Samples 151
COLLISION HISTORY
Number of Years Studied 3
Total Collisions 2
Annual Collision Rate 0.67
Collisions per Million Vehicle Miles 1.6
TRAFFIC FACTORS
Average Daily Traffic 2,307 Date Counted: 11/17/2015
Number of Lanes 2
Type of Traffic Control STOP@ROEDING RD & WHITMORE AVE
Crosswalks NONE
Pedestrian Traffic NONE
Truck Traffic NONE
On-Street Parking WEST SIDE BETWEEN WHITMORE & JOE RUDDY CT Sidewalks EAST SIDE BETWEEN WHITMORE & JOE RUDDY CT
Driveways YES
ROADWAY FACTORS
Length of Segment 0.50 miles
Width 24 feet
Vertical Curve NONE
Horizontal Curve NONE
Visibility GOOD
Roadway Conditions GOOD
Lighting EAST SIDE
Adjacent Land Use AGRICULTURAL & LIGHT INDUSTRIAL
Field Study By: MPB Checked By: MPB
CERTIFICATION:
I, Michael P. Becker, do hereby certify that this Engineering and Traffic Survey within the City of Hughson was performed under my supervision and is accurate and complete. I am duly registered in the State of California as a Professional Engineer (Traffic). 10/8/2024 TR 1618
Michael P. Becker, TE Date State of California Registration
CITY OF HUGHSON
ENGINEERING AND TRAFFIC SURVEY
STREET: TULLY ROAD CERTIFICATION DATE
FROM: WHITMORE AVENUE TO: FOX ROAD
SPEED FACTORS
Date of Speed Survey 9/19/2023 Posted Speed Limit 30 mph Time of Speed Survey 1:00pm Speed Justification:
50th Percentile Speed (mean speed) 31 mph 85th Percentile 85th Percentile Speed 36 mph
10 mph Pace Speed 28-37
Percentage of Vehicles in Pace 75 Recommended Speed Limit 35 mph Number of Survey Samples 119
COLLISION HISTORY
Number of Years Studied 3
Total Collisions 2
Annual Collision Rate 0.67
Collisions per Million Vehicle Miles 1.3
TRAFFIC FACTORS
Average Daily Traffic 2,849 Date Counted: 11/17/2015
Number of Lanes 2
Type of Traffic Control STOP@WHITMORE AVE, SANTA FE AVE & FOX RD Crosswalks NONE
Pedestrian Traffic NONE
Truck Traffic NONE
On-Street Parking NONE
Sidewalks NONE
Driveways YES
ROADWAY FACTORS
Length of Segment 0.50 miles
Width 24 feet
Vertical Curve RAILROAD TRACKS
Horizontal Curve NONE
Visibility GOOD
Roadway Conditions FAIR
Lighting NONE
Adjacent Land Use AGRICULTURAL & RESIDENTIAL
Field Study By: MPB Checked By: MPB
CERTIFICATION:
I, Michael P. Becker, do hereby certify that this Engineering and Traffic Survey within the City of Hughson was performed under my supervision and is accurate and complete. I am duly registered in the State of California as a Professional Engineer (Traffic). 10/8/2024 TR 1618
Michael P. Becker, TE Date State of California Registration
CITY OF HUGHSON
ENGINEERING AND TRAFFIC SURVEY
STREET: TULLY ROAD CERTIFICATION DATE
FROM: FOX ROAD TO: HATCH ROAD
SPEED FACTORS
Date of Speed Survey 9/19/2023 Posted Speed Limit 25 mph Time of Speed Survey 10:30am Speed Justification:
50th Percentile Speed (mean speed) 30 mph CA MUTCD Option 2 85th Percentile Speed 33 mph
10 mph Pace Speed 25-34
Percentage of Vehicles in Pace 86 Recommended Speed Limit 30 mph Number of Survey Samples 109
COLLISION HISTORY
Number of Years Studied 3
Total Collisions 2
Annual Collision Rate 0.67
Collisions per Million Vehicle Miles 1.7
TRAFFIC FACTORS
Average Daily Traffic 2,199 Date Counted: 11/17/2015
Number of Lanes 2
Type of Traffic Control STOP@FOX RD, KENWORTHY CT/NARCISCO WAY & HATCH Crosswalks NONE
Pedestrian Traffic LIGHT
Truck Traffic NONE
On-Street Parking BOTH SIDES
Sidewalks BOTH SIDES
Driveways YES
ROADWAY FACTORS
Length of Segment 0.50 miles
Width 38 feet
Vertical Curve NONE
Horizontal Curve NONE
Visibility GOOD
Roadway Conditions GOOD
Lighting WEST SIDE
Adjacent Land Use RESIDENTIAL
Field Study By: MPB Checked By: MPB
CERTIFICATION:
I, Michael P. Becker, do hereby certify that this Engineering and Traffic Survey within the City of Hughson was performed under my supervision and is accurate and complete. I am duly registered in the State of California as a Professional Engineer (Traffic). 10/8/2024 TR 1618
Michael P. Becker, TE Date State of California Registration
CITY OF HUGHSON
ENGINEERING AND TRAFFIC SURVEY
STREET: EUCLID AVENUE CERTIFICATION DATE
FROM: HATCH ROAD TO: FOX ROAD
SPEED FACTORS
Date of Speed Survey 9/19/2023 Posted Speed Limit 25 mph Time of Speed Survey 3:00pm Speed Justification:
50th Percentile Speed (mean speed) 39 mph 85th Percentile 85th Percentile Speed 47 mph
10 mph Pace Speed 36-45
Percentage of Vehicles in Pace 51 Recommended Speed Limit 45 mph Number of Survey Samples 133
COLLISION HISTORY
Number of Years Studied 3
Total Collisions 1
Annual Collision Rate 0.37
Collisions per Million Vehicle Miles 2.8
TRAFFIC FACTORS
Average Daily Traffic 645 Date Counted: 11/17/2015
Number of Lanes 2
Type of Traffic Control STOP@HATCH RD & FOX RD
Crosswalks @HATCH RD
Pedestrian Traffic NONE
Truck Traffic NONE
On-Street Parking NONE
Sidewalks NONE
Driveways YES
ROADWAY FACTORS
Length of Segment 0.50 miles
Width 20 feet
Vertical Curve NONE
Horizontal Curve NONE
Visibility GOOD
Roadway Conditions FAIR
Lighting NONE
Adjacent Land Use AGRICULTURAL & RESIDENTIAL
Field Study By: MPB Checked By: MPB
CERTIFICATION:
I, Michael P. Becker, do hereby certify that this Engineering and Traffic Survey within the City of Hughson was performed under my supervision and is accurate and complete. I am duly registered in the State of California as a Professional Engineer (Traffic). 10/8/2024 TR 1618
Michael P. Becker, TE Date State of California Registration
CITY OF HUGHSON
ENGINEERING AND TRAFFIC SURVEY
STREET: EUCLID AVENUE CERTIFICATION DATE
FROM: FOX ROAD TO: WHITMORE AVENUE
SPEED FACTORS
Date of Speed Survey 9/19/2023 Posted Speed Limit 30 mph Time of Speed Survey 11:00am Speed Justification:
50th Percentile Speed (mean speed) 29 mph CA MUTCD Option 2 85th Percentile Speed 34 mph
10 mph Pace Speed 25-34
Percentage of Vehicles in Pace 72 Recommended Speed Limit 30 mph Number of Survey Samples 100
COLLISION HISTORY
Number of Years Studied 3
Total Collisions 1
Annual Collision Rate 0.33
Collisions per Million Vehicle Miles 1.5
TRAFFIC FACTORS
Average Daily Traffic 1,182 Date Counted: 11/17/2015
Number of Lanes 2
Type of Traffic Control STOP@FOX RD & WHITMORE AVE
Crosswalks NONE
Pedestrian Traffic NONE
Truck Traffic NONE
On-Street Parking NONE
Sidewalks NONE
Driveways YES
ROADWAY FACTORS
Length of Segment 0.50 miles
Width 32 feet
Vertical Curve NONE
Horizontal Curve NONE
Visibility GOOD
Roadway Conditions WEST SIDE
Lighting NONE
Adjacent Land Use AGRICULTURAL
Field Study By: MPB Checked By: MPB
CERTIFICATION:
I, Michael P. Becker, do hereby certify that this Engineering and Traffic Survey within the City of Hughson was performed under my supervision and is accurate and complete. I am duly registered in the State of California as a Professional Engineer (Traffic). 10/8/2024 TR 1618
Michael P. Becker, TE Date State of California Registration
CITY OF HUGHSON
ENGINEERING AND TRAFFIC SURVEY
STREET: FOX ROAD CERTIFICATION DATE
FROM: EUCLID AVENUE TO: 7TH STREET
SPEED FACTORS
Date of Speed Survey 9/19/2023 Posted Speed Limit 25 mph Time of Speed Survey 1:00pm Speed Justification:
50th Percentile Speed (mean speed) 23 mph 85th Percentile 85th Percentile Speed 27 mph
10 mph Pace Speed 18-27
Percentage of Vehicles in Pace 81 Recommended Speed Limit 25 mph Number of Survey Samples 103
COLLISION HISTORY
Number of Years Studied 3
Total Collisions 2
Annual Collision Rate 0.67
Collisions per Million Vehicle Miles 1.8
TRAFFIC FACTORS
Average Daily Traffic 2,013 Date Counted: 11/17/2015
Number of Lanes 2
Type of Traffic Control STOP@7TH ST
Crosswalks @THOMAS TAYLOR DR, FOX GLEN DR & 7TH ST
Pedestrian Traffic LIGHT
Truck Traffic NONE
On-Street Parking NORTH SIDE
Sidewalks BOTH SIDES
Driveways YES
ROADWAY FACTORS
Length of Segment 0.50 miles
Width 28 feet
Vertical Curve NONE
Horizontal Curve NONE
Visibility GOOD
Roadway Conditions GOOD
Lighting NORTH SIDE
Adjacent Land Use RESIDENTIAL & SCHOOL ZONE
Field Study By: MPB Checked By: MPB
CERTIFICATION:
I, Michael P. Becker, do hereby certify that this Engineering and Traffic Survey within the City of Hughson was performed under my supervision and is accurate and complete. I am duly registered in the State of California as a Professional Engineer (Traffic). 10/8/2024 TR 1618
Michael P. Becker, TE Date State of California Registration
CITY OF HUGHSON
ENGINEERING AND TRAFFIC SURVEY
STREET: FOX ROAD CERTIFICATION DATE
FROM: 7TH STREET TO: TULLY ROAD
SPEED FACTORS
Date of Speed Survey 9/19/2023 Posted Speed Limit 25 mph Time of Speed Survey 2:00pm Speed Justification:
50th Percentile Speed (mean speed) 24 mph CA MUTCD Option 2, Residential Density 85th Percentile Speed 29 mph
10 mph Pace Speed 20-29
Percentage of Vehicles in Pace 80 Recommended Speed Limit 25 mph Number of Survey Samples 127
COLLISION HISTORY
Number of Years Studied 3
Total Collisions 2
Annual Collision Rate 0.67
Collisions per Million Vehicle Miles 1.5
TRAFFIC FACTORS
Average Daily Traffic 2,506 Date Counted: 11/17/2015
Number of Lanes 2
Type of Traffic Control STOP@7TH ST & TULLY RD
Crosswalks @7TH ST, 6TH ST & CHARLES ST
Pedestrian Traffic MODERATE
Truck Traffic NONE
On-Street Parking BOTH SIDES
Sidewalks BOTH SIDES
Driveways YES
ROADWAY FACTORS
Length of Segment 0.50 miles
Width 34 feet
Vertical Curve NONE
Horizontal Curve NONE
Visibility GOOD
Roadway Conditions GOOD
Lighting NORTH SIDE
Adjacent Land Use RESIDENTIAL & SCHOOL ZONE
Field Study By: MPB Checked By: MPB
CERTIFICATION:
I, Michael P. Becker, do hereby certify that this Engineering and Traffic Survey within the City of Hughson was performed under my supervision and is accurate and complete. I am duly registered in the State of California as a Professional Engineer (Traffic). 10/8/2024 TR 1618
Michael P. Becker, TE Date State of California Registration
CITY OF HUGHSON
ENGINEERING AND TRAFFIC SURVEY