Agenda, closed session, second session — City Council / Local Redevelopment Authority / Public Financing Authority, April 22, 2025 (part 1 of 2)

Any documents that are not privileged or part of a Closed Session provided to a majority of the City Council/LRA Board after distribution of the agenda packet, regarding any item on this agenda, will be made available for public inspection at the City Clerk’s Office 6707 Third St., Suite A, Riverbank. Page 1 of 6
AGEND
TUESDAY, APRIL 22, 2025 – 6:00 P.M.
(THE AGENDA PACKET IS ONLINE AT HTTP://WWW.RIVERBANK.ORG/AGENDACENTER)

1. CALL TO ORDER

2. FLAG SALUTE

3. INVOCATION

4. ROLL CALL

5. AGENDA CHANGES

6. CONFLICT OF INTEREST
Any Council/Authority Member or Staff who has a direct Conflict of Interest on any scheduled agenda item to be considered is to declare their conflict at this time.

7. PRESENTATIONS (Informational only)
Item 7.1 National Arbor Day- It is recommended that the City Council read the Proclamation for National Arbor Day 2025.

Item 7.2 Professional Municipal Clerks Week – May 4, 2025 -May 10, 2025- It is recommended that the City Council read and present the Proclamation for Professional Municipal Clerks Week to Gabriela Hernandez, City Clerk.

Item 7.3 Workshop on Preparation of a Short-Term Rental Ordinance- It is recommended that the City Council receive a staff presentation on the preparation of a Short-Term Rental Ordinance. The presentation will serve to provide an overview of the purpose of a Short-Term Rental Ordinance and for City Council and the community to provide input on proposed standards/regulations for the Ordinance. No recommendation or formal action is necessary at this point.

CITY OF RIVERBANK
Regular City Council and
Local Redevelopment Authority
Board Meetings
Council Chambers
6707 Third Street, Suite B
Riverbank, CA 95367

CITY COUNCIL / LRA BOARD
Mayor/Chair
Rachel Hernandez
Council/Authority Members
District 1 - Luis Uribe
Vice Mayor District 2 – Cindy Fosi
District 3 – John Pimentel
District 4 – Stacy Call
City Council and LRA Board Meetings Agenda April 22, 2025 Next City Council Resolution: 2025-024 Next Ordinance: 2025-001 Next Local Redevelopment Authority Board Resolution 2025-001 Any documents that are not privileged or part of a Closed Session provided to a majority of the City Council/LRA Board after distribution of the agenda packet, regarding any item on this agenda, will be made available for public inspection at the City Clerk’s Office 6707 Third St., Suite A, Riverbank. Page 2 of 6

8. PUBLIC COMMENTS (No action can be taken)
At this time, members of the public may comment on any item not appearing on the agenda, and within the subject matter jurisdiction of the City Council/LRA Board. Individual comments will be limited to a maximum of 3 minutes (or as stated by the presiding Officer) and time cannot be yielded to another person. Under State Law, matters presented during the public comment period cannot be discussed or acted upon.

Refer to the last page of this agenda for the Public Comment Procedures via ZOOM.

IN PERSON COMMENTS

PLEASE FILL OUT A COMMENT CARD AND RETURN TO THE CITY CLERK

9. CONSENT CALENDAR
All items listed on the Consent Calendar are to be acted upon by a single action of the City Council/LRA Board unless requested by an individual Council/Authority Member or member of the public for special consideration. Otherwise, the recommendation of staff will be accepted and acted upon by motion of the City Council/LRA Board.

Item 9.1 Waive Readings. All Readings of ordinances and resolutions, except by title, are waived.

Item 9.2 Approval of the City Council and Local Redevelopment Authority Board Minutes for April 8, 2025.

Item 9.3 Resolution Accepting the Public Improvements from D.R. Horton CA3, Inc. for Bruin Heights Subdivision
Item 9.4 Resolution Authorizing the City Manager to enter into an Agreement Consenting to Common Use between the City of Riverbank and Modesto Irrigation District (MID)
Item 9.5 Resolution Authorizing the Submittal of an Application to the San Joaquin Valley Air Pollution Control District for the Clean Alternatives to Fireworks Pilot Incentive Program and Authorizing the Parks and Recreation Director to Implement the Program

10. PUBLIC HEARING- No Items Scheduled.

11. UNFINISHED BUSINESS
Item 11.1 Consideration of a Fee Waiver Request and Permanent Local Housing Allocation Plan Amendment Request by Central Valley Community Resources, Inc. for the Riverbank Residential Home Village ProjectIt is recommended that the City Council consider the Fee Waiver Request and Permanent Local Housing Allocation Plan Amendment Request submitted by Central Valley Community Resources, Inc. for the Riverbank Residential Home Village Project. Should Council be open to the request, Council can adopt the proposed Resolution.

City Council and LRA Board Meetings Agenda April 22, 2025 Next City Council Resolution: 2025-024 Next Ordinance: 2025-001 Next Local Redevelopment Authority Board Resolution 2025-001 Any documents that are not privileged or part of a Closed Session provided to a majority of the City Council/LRA Board after distribution of the agenda packet, regarding any item on this agenda, will be made available for public inspection at the City Clerk’s Office 6707 Third St., Suite A, Riverbank. Page 3 of 6

12. NEW BUSINESS
Item 12.1 A Resolution of Concurrence and Support for the Approval of adopting in Concurrence with the Stanislaus Urban County and Stanislaus HOME Consortium Fiscal Year (FY) 2025-2026 Annual Action Plan and the Consolidated Plan for Fiscal Years 2025-2029 and Support of Submission to the U.S. Department of Housing and Urban Development (HUD)- It is recommended that the City Council open the Community Meeting, accept Public Comment, and consider adopting a Resolution of Concurrence with Stanislaus Urban County and the Stanislaus HOME Consortium Fiscal Year (FY) 2025-2026 Annual Action Plan and Consolidated Plan for Fiscal Years 2025-2029 and support of submission to the HUD.

Item 12.2 Resolution to Consider a Proposed Alternative Financing District to the City’s CFD 2016-1 for the Mixed Use (MU-1) Portion of the Crossroads West Specific Plan and, if Approved, Authorizing the City Manager and City Attorney to Finalize the Proposed Operating Memorandum #2-City Council to consider a Resolution on the proposed alternative financing district for the MU-1 Portion of the Crossroads West Specific Plan and authorize the City Manager and City Attorney to finalize the draft Operating Memorandum #2.

13. COMMENTS/REPORTS
A brief report on notable attendance of a meeting or conference or other notable topics of City business shall be made.

The Brown Act does not allow for discussion or action of items by the City Council/LRA Board during this time.

Item 13.1 Staff
Item 13.2 Council/Authority Member
Item 13.3 Mayor/Chair

14. CLOSED SESSION
The public will have a limit of 3 minutes to comment on Closed Session item(s) as set forth on the agenda prior to the City Council/LRA Board recessing to Closed Session
Item 14.1 LIABILITY CLAIMS
Pursuant to Government Code § 54961)
Claimant: Nathan Wilson
Agency Claimed Against: City of Riverbank
Item 14.2 CONFERENCE WITH REAL PROPERTY NEGOTIATIORS
Pursuant to Government Code § 54956.8
Property: Morrill Rd. (APN 074-006-023)
Agency Negotiator: Marisela H. Garcia, City Manager
Property Negotiator: MorrillRd, LLC
Under Negotiation: Price, terms of payment, or both
City Council and LRA Board Meetings Agenda April 22, 2025 Next City Council Resolution: 2025-024 Next Ordinance: 2025-001 Next Local Redevelopment Authority Board Resolution 2025-001 Any documents that are not privileged or part of a Closed Session provided to a majority of the City Council/LRA Board after distribution of the agenda packet, regarding any item on this agenda, will be made available for public inspection at the City Clerk’s Office 6707 Third St., Suite A, Riverbank. Page 4 of 6

15. REPORT FROM CLOSED SESSION
Item 15.1 Report from Closed Session Item 14.1

LIABILITY CLAIMS
Pursuant to Government Code § 54961)
Claimant: Nathan Wilson
Agency Claimed Against: City of Riverbank
Item 15.2 Report from Closed Session Item 14.2

CONFERENCE WITH REAL PROPERTY NEGOTIATIORS
Pursuant to Government Code § 54956.8
Property: Morrill Rd. (APN 074-006-023)
Agency Negotiator: Marisela H. Garcia, City Manager
Property Negotiator: MorrillRd, LLC
Under Negotiation: Price, terms of payment, or both

16. ADJOURNMENT
The Next Regular City Council Meeting will be on: Tuesday, May 13,2025

ADA COMPLIANCE STATEMENT
In compliance with the Americans with Disabilities Act, and the Governor’s Executive Order N-29-20, the City will make every effort to make reasonable modifications or accommodations from individuals with disabilities. Contact the Administration Dept. at (209) 863-7122 or the City Clerk at [email protected] at least (48) hours prior to the meeting to enable the City to make reasonable arrangements for accessibility.

NOTICE REGARDING NON-ENGLISH SPEAKERS
Pursuant to California Constitution Article III, Section IV, establishing English as the official language for the State of California, and in accordance with California Code of Civil Procedures Section 185, which requires proceedings before any State Court to be in English, notice is hereby given that all proceedings before the City of Riverbank City Council/LRA Board shall be in English and anyone wishing to address the Council is required to have a translator present who will take an oath to make an accurate translation from any language not English into the English language.

AFFIDAVIT OF POSTING
I hereby certify under penalty of perjury, under the laws of the State of California that the foregoing agenda was posted at the meeting location, on the North City Hall public exterior bulletin board, South City Hall public exterior Bulletin, Riverbank Community Center exterior bulletin, and the City’s website 72 hours prior to the meeting in accordance to the California Ralph M. Brown Act.

Posted this 17th Day of April, 2025 /s/Gabriela Hernandez, CMC, City Clerk City Council and LRA Board Meetings Agenda April 22, 2025 Next City Council Resolution: 2025-024 Next Ordinance: 2025-001 Next Local Redevelopment Authority Board Resolution 2025-001 Any documents that are not privileged or part of a Closed Session provided to a majority of the City Council/LRA Board after distribution of the agenda packet, regarding any item on this agenda, will be made available for public inspection at the City Clerk’s Office 6707 Third St., Suite A, Riverbank. Page 5 of 6
How to Use Live Spanish Translation/ Como Usar Traducción en Español En Vivo STEP 1/PASO 1 STEP 2/ PASO 2 STEP 3/ PASO 3

Scan QR Code Choose Spanish language Read Captions on Device Escanea el código Escoja el idioma Español Use headset for Audio Lea subtítulos en su aparato
Use auriculares para audio
https://attend.wordly.ai/join/LHDA-5715

Page 6 of 6 ends

PUBLIC “LIVE” VIEWING
• Government Channels: Charter– 2 and AT&T U-VERSE – 99 • YouTube Live – City of Riverbank
• Via ZOOM Platform (See instructions below)

SUBMITTING PUBLIC COMMENTS FOR THE RECORD

Written comments must be received before 5:00 p.m. on the date of the meeting in order for them to be distributed to the Council prior to consideration of the matter. Written comments will not be read aloud at the meeting, but will be reported as received for the record. If you do not receive an acknowledgement of receipt within an hour of submission or by 5:00 pm, please call the City Clerk’s Office at (209) 863-7198 or the Administration Dept. at (209) 863-7122.

ACCEPTABLE METHODS OF SUBMITTING COMMENTS BEFORE THE 5:00 PM DEADLINE ● Via Mail Service: Mail comments to City of Riverbank, Attn. City Clerk, 6707 Third Street, Suite A, Riverbank, CA 95367. (Call 209-863-7198 / 209-863-7122 to ensure they were received.)
● Via Email: Mail to [email protected] (Note: This technology is not a guaranteed method.)
• Indicate Agenda Item # in the subject line. (Call 209-863-7198 /209-863-7122 to ensure receipt)
● Oral Comments In-Person: The Mayor will ask the public if anyone wishes to comment, at that time you may approach the podium.
● Oral Comments Via Zoom: The Mayor will announce when public comments may be made for a limit of 3 minutes on the agenda item being considered, at which time you will:
(please make sure the volume on your video device or any nearby device is turned down.) o Using a computer – click on the “raise hand” feature in the webinar controls. This will alert staff that you wish to speak, and you will be unmuted.
o Using a Phone – press *9 to “raise the hand”. This will alert staff that you wish to speak, and you will be unmuted.

Teleconference Phone Number (This system is a backup for ZOOM technical difficulties only when providing oral comments.) If there are technical difficulties or disconnection with ZOOM while making oral comments, please immediately call the teleconference phone number (209) 863-7151 so that Council may receive your comments. Council will be waiting for your call. Thank you

JOIN THE MEETING VIA ZOOM PLATFORM
Join by this link: https://us02web.zoom.us/j/89443415826 Join by accessing website: https://zoom.us/join , enter Webinar ID: 894 4341 5826 Join by telephone:1 669 444 9171 OR 1 669 900 9128, plus Webinar ID: 894 4341 5826 Learn about using ZOOM - Visit https://zoom.us/j/94943925973?status=success for a free account or to download the app.

TELECONFERENCE/VIRUAL PLATFORM PUBLIC PARTICIPATION

COMMENT PROCEDURES FOR CITY COUNCIL MEETING HELD IN

CONFORMANCE WITH THE BROWN ACT

Page 1 of 1 ends

Item 7.1– CC/LRA – 04/22/2025

RIVERBANK CITY COUNCIL / LOCAL REDEVELOPMENT AUTHORITY
AGENDA ITEM NO. 7.1
SECTION 7: PRESENTATIONS
Meeting Date: April 22, 2025
Subject: Proclamation - National Arbor Day 2025
From: Marisela H. Garcia, City Manager
Submitted by: Claudia Edwards, Administrative Intern

RECOMMENDATION
It is recommended that the City Council read the Proclamation for National Arbor Day 2025.

SUMMARY
National Arbor Day is essential because it raises awareness about the environmental, social, and economic benefits of trees. It promotes environmental sustainability by improving air quality, combating climate change, and providing wildlife habitats. Arbor Day also fosters community involvement, encourages education about nature, and inspires global efforts to protect and plant trees for a healthier future.

BACKGROUND
Arbor Day was established in 1872 by J. Sterling Morton in Nebraska City, Nebraska. By the 1920s, every state in the U.S. had enacted laws designating a specific day for observing Arbor Day.

National Arbor Day is celebrated annually on the last Friday in April and is a civic holiday in Nebraska. In 1885, Arbor Day was named a legal state holiday in Nebraska, and April 22 was selected as the date for its permanent annual observance. The traditional way to observe the day is by planting a tree. On the inaugural Arbor Day, April 10, 1872, approximately one million trees were planted.

ATTACHMENTS

1. Proclamation
WHEREAS; in 1872, the Nebraska Board of Agriculture
established a special day to be set aside for the planting of trees, and WHEREAS; this holiday, called Arbor Day, was first observed with the planting of more than a million trees in Nebraska, and WHEREAS; Arbor Day is now observed throughout the nation and the world, and
WHEREAS; trees can be a solution to combating climate change by reducing the erosion of our precious topsoil by wind and water, cutting heating and cooling costs, moderating the temperature, cleaning the air, producing life-giving oxygen, and providing habitat for wildlife, and
WHEREAS; trees are a renewable resource giving us paper, wood for our homes, fuel for our fires, and countless other wood products, and
WHEREAS; trees in our city increase property values, enhance the economic vitality of business areas, and beautify our community, and
WHEREAS; trees — wherever they are planted — are a source of joy and spiritual renewal.

NOW, THEREFORE the City Council of the City of Riverbank hereby proclaims April 22, 2025 as Arbor Day in the City of Riverbank, and I urge all citizens to celebrate Arbor Day and to support efforts to protect our trees and woodlands. Further, I urge all citizens to plant trees to gladden the heart and promote the well-being of this and future generations.

April 22, 2025
________________________
Rachel Hernandez, Mayor
City of Riverbank
Proclamation
National Arbor Day 2025
Riverbank City Council
District 1 – Luis Uribe, District 3 – John Pimentel, District 4 – Stacy Call, Vice Mayor – Cindy Fosi, Mayor Rachel Hernandez
ATTACHMENT 1

Page 1 of 1 ends

Item 7.2– CC/LRA – 04/22/2025

RIVERBANK CITY COUNCIL / LOCAL REDEVELOPMENT AUTHORITY
AGENDA ITEM NO. 7.2
SECTION 7: PRESENTATIONS
Meeting Date: April 22, 2025
Subject: Professional Municipal Clerks Week – May 4, 2025 -May 10, 2025 From: Marisela H. Garcia, City Manager
Submitted by: Claudia Edwards, Administrative Intern

RECOMMENDATION
It is recommended that the City Council read and present the Proclamation for Professional Municipal Clerks Week to Gabriela Hernandez, City Clerk.

SUMMARY
Clerks are among the most underappreciated professionals, who are too focused on keeping everything running smoothly to pause and explain just how much they do. When asked the classic question, “What does a Clerk do?” they often give modest answers like “prepare agendas,” “take minutes,” or “assist Council Members.” But those responses only scratch the surface. Behind the scenes, clerks handle a wide range of critical responsibilities that keep the organization functioning efficiently. Recognizing the depth of their work is the first step in truly valuing the role they play in keeping everything running smoothly.

BACKGROUND
May 4 through May 10, 2025 will be the 56th Annual Professional Municipal Clerks Week.

Initiated in 1969 by IIMC and endorsed by all of its members throughout the United States, Canada and 15 other countries, the week is a time of celebration and reflection on the importance of the Clerk’s office. In 1984, President Ronald Reagan signed a proclamation that officially declared Municipal Clerks Week the first full week of May. In 1994 and 1996, President Bill Clinton also signed proclamations confirming Municipal Clerks Week.

ATTACHMENTS

1. Proclamation
Whereas, The Office of the Professional Municipal Clerk, a time honored and vital part of local government exists throughout the world, and Whereas, The Office of the Professional Municipal Clerk is the oldest among public servants, and
Whereas, The Office of the Professional Municipal Clerk provides the professional link between the citizens, the local governing bodies and agencies of government at other levels, and
Whereas, Professional Municipal Clerks have pledged to be ever mindful of their neutrality and impartiality, rendering equal service to all.

Whereas, The Professional Municipal Clerk serves as the information center on functions of local government and community.

Whereas, Professional Municipal Clerks continually strive to improve the administration of the affairs of the Office of the Professional Municipal Clerk through participation in education programs, seminars, workshops and the annual meetings of their state, provincial, county and international professional organizations.

Whereas, it is most appropriate that we recognize the accomplishments of the Office of the Professional Municipal Clerk.

Now, Therefore, I, Rachel Hernandez, Mayor of the City of Riverbank, do recognize the week of May 4 through May 10, 2025, as Professional Municipal Clerks Week, and further extend appreciation to our Professional Municipal Clerk, Gabriela Hernandez for the essential services she provides and for her outstanding dedication to the community she serves.

April 22, 2025

CITY OF RIVERBANK
Proclamation

PROFESSIONAL MUNICIPAL CLERKS WEEK
_________________________
Rachel Hernandez, Mayor
Riverbank City Council
District 1 – Luis Uribe, District 3 – John Pimentel, District 4 – Stacy Call District 2 Vice Mayor – Cindy Fosi, Mayor -Rachel Hernandez ATTACHMENT 1

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Item 7.2 – CC/LRA – 04/22/2025

RIVERBANK CITY COUNCIL / LOCAL REDEVELOPMENT AUTHORITY
AGENDA ITEM NO.7.3
SECTION 7: PRESENTATIONS
Meeting Date: April 22, 2025
Subject: Workshop on Preparation of a Short-Term Rental Ordinance From: Marisela H. Garcia, City Manager
Submitted by: Joshua Mann, Community Development Director

RECOMMENDATION
It is recommended that the City Council receive a staff presentation on the preparation of a Short-Term Rental Ordinance. The presentation will serve to provide an overview of the purpose of a Short-Term Rental Ordinance and for City Council and the community to provide input on proposed standards/regulations for the Ordinance. No recommendation or formal action is necessary at this point.

SUMMARY
Short-Term Rentals are defined as “the use of any dwelling or portions thereof for dwelling, sleeping or lodging purposes for 30 consecutive days or less. Excludes bed and breakfasts, tourist hotels and residential hotels.” A Short-Term Rental typically refers to:
• A furnished dwelling unit or a furnished bedroom in a dwelling unit • Rented for a short duration such as one night or one week (almost always for 30 days or less)
In most cases, short-term rental hosts rent rooms within a dwelling unit or an entire house or secondary dwelling unit to guests. Common names for these rentals include vacation home rental, short-term vacation rental, short-term rental (STR), and executive suites.

They are most commonly advertised through online vacation property rental applications such as Airbnb, Vacation Rentals by Owners (VRBO) and Booking.com. These types of short-term rentals generally accommodate visitors or temporary residents as opposed to permanent residents. They are different from hotels in that they usually occur in buildings designed and approved for residential purposes.

In Riverbank, the number of active short-term rental listings has ranged from 1 to 10 (seven (7) listed as of April 1, 2025 on Airbnb and VRBO).

Page 2 of 4 ends

Item 7.2 – CC/LRA – 04/22/2025
While there is no State law that provides provisions for the operation of short-term rentals, many jurisdictions have adopted ordinances to regulate the operation of short-term rentals in their Cities.

The purpose of this Workshop is to solicit input from the City Council and the public on the preparation of a Short-Term Rental Ordinance for the City of Riverbank.

ANALYSIS
Current City Regulations for Short-Term Rentals
The City currently does not regulate Short-Term Rentals in the Riverbank Municipal Code (RMC).

Survey of Surrounding Jurisdictions
The following table summarizes Short-Term Rental regulations of jurisdictions in Stanislaus County and San Joaquin County.

Jurisdiction Regulations Occupancy Limits Permitted
Zoning
Districts
Stanislaus County
Ceres No Regulations - -
Hughson No Regulations - -
Modesto Yes, permitted through a
Transient Occupancy
Registration Permit.

No Occupancy Limits Not specified
Oakdale No Regulations - -
Patterson No Regulations - -
Turlock No Regulations - -
Waterford No Regulations - -
Newman No Regulations - -
San Joaquin County
Escalon No Regulations - -
Lathrop No Regulations - -
Lodi Yes, through a Home
Occupation Permit
No Occupancy Limits Residential
Zoning
Districts
Manteca Yes, through a Short-Term
Rental and Lodging Permit
and a Business License
Yes
Booker must be 25
years or older.

No booking for anyone
under 25.

Room occupancy is
limited to 2 adults and
1 child per room.

Up to 1 pet permitted.

Residential
Zoning
Districts (R1,
R2, and R3)

Page 3 of 4 ends

Item 7.2 – CC/LRA – 04/22/2025
Workshop Discussion Topics
The following are topics to be discussed during the City Council Workshop regarding Short-Term Rentals and input on preparation of a Short-Term Rental Ordinance. • Permitted Zoning Districts. Which Residential Zoning Districts should permit Short-Term Rentals?
• Maximum Number of Short-Term Rentals in the City. Should there be a maximum number of Short-Term Rentals permitted in the City? If so, how many should be permitted in the City?
• Occupancy Limit. Should there be an occupancy limit (maximum number of persons allowed by bedroom or on the property)?
• Permit Requirements. Should a Conditional Use Permit (CUP) be required to establish a Short-Term Rental? This would require a CUP application submitted to the City and a decision by the City’s Planning Commission. • Application Submittal Requirements and Procedure. Application requirements would include address, type of dwelling, number of bedrooms, parking spaces available, driver’s license or State identification card, proof of homeowners’ insurance, name and contact information of host, photos of smoke detector(s), carbon monoxide detector(s), statement of advertising platform to be used, hold harmless agreement, etc.

The Short-Term Rental Application would be referred to the other City Departments, including the Building Official, Fire Marshal, and Police Chief for review and comment.
• Renewal Timing and Process. Staff suggest that the Short-Term Rental application be renewed each year by the property owner. • Transient Occupancy Tax (TOT). Per Chapter 34, Taxation, the City imposes a Transient Occupancy Tax of four (4) percent of the rent charged by the operator.

Short-Term Rentals would be subject to the TOT.
• Violations. Short-Term Rentals may be subject to violations for the following reasons:
o Creates a substantial disturbance;
o Exceed occupancy limits;
o Exceed Noise Standards (e.g., noise exceeding standards between the hours of 10:00 PM and 7:00 AM);
o Use of the Short-Term Rental for any nonresidential purposes, including large commercial or noncommercial gatherings, parties, commercial filming, and/or non-owner wedding receptions;

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Item 7.2 – CC/LRA – 04/22/2025
Are there any additional violations that should be included in the Short-Term Rental Ordinance? Should there a be a monetary fine for violating the provisions of the Short-Term Rental Ordinance?
• Regulating Department. The Community Development Department would manage the Short-Term Rental Program.

ENVIRONMENTAL
The Short-Term Rental Ordinance Workshop is not considered a Project and as such, not subject to the California Environmental Quality Act (CEQA).

STRATEGIC PLAN
The City’s Strategic Plan identifies goals that the City will work towards for the next three years. This project works towards the goals of “promoting sustainable development”, “promoting economic development that supports a job-housing balance”, and “maintain a high quality of life.”

FINANCIAL IMPACT
Applications for the Short-Term Rental Application would be paid for by the Applicant. If a Conditional Use Permit is required, then the Applicant will pay the associated established application fee.

NEXT STEPS
The next steps for the Short-Term Rental Ordinance are as follows:
• Prepare the Draft Short-Term Rental Ordinance per input from City Council and the public.
• Present the Draft Ordinance in a 2nd Workshop with City Council to solicit input/review.
• Finalize Ordinance and present to Planning Commission and City Council for adoption.
• Prepare the Short-Term Rental Application and Renewal Form.

ATTACHMENT

1. PowerPoint Presentation
Short-Term Rental Ordinance
Workshop
City of Riverbank
City Council
City Council Meeting – April 22, 2025
ATTACHMENT 1
Outline
➢ Purpose and Short-Term Rental
Definition
➢ Survey of Surrounding Jurisdictions
➢ Workshop Discussion Items
➢ Next Steps
Purpose and Definition
Purpose of Short-Term Rental Ordinance Workshop
Tonight’s Workshop is to solicit input from City Council and the public on the preparation of a Short-Term Rental
Ordinance.

Short-Term Rentals are defined as “the use of any
dwelling or portions thereof for dwelling, sleeping, or lodging purposes for 30 consecutive days or less”
A Short-Term Rental typically refers to the following:
➢ A furnished dwelling unit or a furnished bedroom in a dwelling unit
➢ Rented for a short duration
➢ Commonly advertised on AirBnB, VRBO, Booking.com
Survey of Jurisdictions
Jurisdiction Regulations Occupancy Limits Permitted
Zoning
Districts
Stanislaus County
Ceres No Regulations - -
Hughson No Regulations - -
Modesto Yes, permitted through a Transient
Occupancy Registration Permit.

No Occupancy Limits Not specified
Oakdale No Regulations - -
Patterson No Regulations - -
Turlock No Regulations - -
Waterford No Regulations - -
Newman No Regulations - -
San Joaquin County
Escalon No Regulations - -
Lathrop No Regulations - -
Lodi Yes, through a Home Occupation
Permit
No Occupancy Limits Residential
Zoning Districts
Manteca Yes, through a Short-Term Rental and
Lodging Permit and a Business
License
Yes
Booker must be 25 years or
older.

No booking for anyone
under 25.

Room occupancy is limited
to 2 adults and 1 child per
room.

Up to 1 pet permitted.

Residential
Zoning Districts
(R1, R2, and R3)
Workshop Topics
➢ Permitted Zoning Districts
Which Residential Zoning Districts should
permit Short-Term Rentals?
R-1, Single-Family Residential
R-2, Duplex Residential
R-3, Multiple Family Residential
P-D, Planned Development
Workshop Topics
➢ Maximum Number of Short-Term
Rentals
Should there be a maximum number of
Short-Term Rentals in the City?
As of March 12, 2025, there is one (1)
listed Short-Term Rental on AirBnB and
VRBO. No Short-Term Rentals on
Booking.com.

Workshop Topics
➢ Occupancy Limit
Should there be an occupancy limit?
Limit could be number of persons per
bedroom or on the property and/or age
restriction.

Workshop Topics
➢ Permit Requirements
Should a Conditional Use Permit (CUP)
be required to establish a Short-Term
Rental? Alternatively, the Application
could be processed at the Staff level.

CUPs are reviewed and approved by
the City’s Planning Commission.

Requires a Public Hearing and Noticing
to property owners within 300-feet of
Property.

Workshop Topics
➢ Application Submittal Requirements
In addition to the CUP, a Short-Term
Rental Application would be required.

Submittal requirements could potentially
include address, type of dwelling,
number of bedrooms, parking, proof of
insurance, etc.

Should there be any specific submittal
requirements?
Workshop Topics
➢ Renewal
Should the City require the Short-Term
Rental Application be renewed each
year?
Workshop Topics
➢ Violations
Should the Ordinance include a list of
potential Violations?
Examples include substantial
disturbance, exceed noise standards,
use of Short-Term Rental for
nonresidential uses (e.g., commercial
gatherings, parties, commercial filming,
etc.).

Next Steps
Next Steps for the Short-Term Rental Ordinance
include:
➢ Prepare the Draft Short-Term Rental
Ordinance per input from City Council and
the public.
➢ Present the Draft Ordinance in a 2nd
Workshop with City Council.
➢ Finalize Ordinance and Present to Planning
Commission and City Council for adoption.
➢ Prepare Short-Term Rental Application and
Renewal Form.

QUESTIONS?
Thank you.

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Item 9.1 – CC/LRA 04/22/2025

RIVERBANK CITY COUNCIL / LOCAL REDEVELOPMENT AUTHORITY
AGENDA ITEM NO. 9.1
SECTION 9: CONSENT CALENDAR
Meeting Date: April 22, 2025
Subject: Waiver of Readings
From: Marisela H. Garcia, City Manager
Submitted by: Gabriela Hernandez, City Clerk/LRA Secretary

RECOMMENDATION
It is recommended that the City Council / LRA Board approve the waiver of readings of any proposed ordinances and resolutions for consideration, except by title.

SUMMARY
In lieu of reading the entire text of a proposed ordinance or resolution that is introduced for consideration for adoption and approval, by majority vote, the City Council/LRA Board may waive the reading of the text and introduce the ordinance or resolution by title only for the record.

The full text of the proposed ordinances and resolutions, and any related documents that are part of the agenda packet, are available for review by the public on the City’s website and in the City Clerk’s office at City Hall (North) upon distribution to a majority of the City Council/LRA Board; typically 72 hours prior to the scheduled date and time of the meeting.

FINANCIAL IMPACT
There is no financial impact to this item.

ATTACHMENTS
There are no attachments to this report.

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Item 9.2 – CC/LRA 04/08/2025

RIVERBANK CITY COUNCIL / LOCAL REDEVELPOMENT AUTHORITY
AGENDA ITEM NO. 9.2
SECTION 9: CONSENT CALENDAR
Meeting Date: April 22, 2025
Subject: Approval of the City Council and Local Redevelopment Authority Board Minutes for April 8, 2025.

From: Marisela H. Garcia, City Manager
Submitted by: Gabriela Hernandez, City Clerk/LRA Secretary

RECOMMENDATION
It is recommended that the City Council/ Local Redevelopment Authority Board approve the City Council/LRA Meeting Minutes of April 8, 2025.

SUMMARY
The Draft Minutes of the City Council and the Local Redevelopment Authority Board meeting have been prepared for review and approval.

FINANCIAL IMPACT
There is no financial impact to this item.

ATTACHMENTS

1. City Council/LRA Meeting Minutes for April 8, 2025.

Exhibit A: Written Public Comment – Garry Pearson
Exhibit B: Written Public Comment – Diego Galvan
Exhibit C: Written Public Comment – Sal Galvan
Exhibit D: Written Public Comment - Aileen Tsan
Exhibit E: Written Public Comment - Karianne Young
Exhibit F: Written Public Comment - Katrina Kocheri
Exhibit G: Written Public Comment - Sue Barnes
Exhibit H: Written Public Comment - Jennifer Blakely
Exhibit I: Written Public Comment - Sue Barnes
Exhibit J: Written Public Comment - Sahir Markos

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Item 9.2 – CC/LRA 04/08/2025
Exhibit K: Written Public Comment - Ramsina Johny
Exhibit L: Written Public Comment - Youna Kocheri
Exhibit M: Written Public Comment - Preet Samra
Exhibit N: Written Public Comment - Jagpal Sandhu

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MINUTES
TUESDAY, APRIL 8, 2025 – 6:00 P.M.
(THE AGENDA PACKET IS ONLINE AT HTTP://WWW.RIVERBANK.ORG/AGENDACENTER)

1. CALL TO ORDER -Mayor / Chair Hernandez called the meeting to order at 6:00pm

2. FLAG SALUTE – Vice Mayor Fosi led the pledge of allegiance.

3. INVOCATION – Reverend Randy Richardson provided the invocation.

4. ROLL CALL – City Clerk Hernandez conducted Roll Call.

Members of the City Council / Local Redevelopment Authority Board present:

Council Member / Authority Member District 1 Luis Uribe Council Member/ Authority Member District 3 John Pimentel Council Member / Authority Member District 4 Stacy Call Vice Mayor / Vice Chair District 2 Cindy Fosi
Mayor / Chair Rachel Hernandez

5. AGENDA CHANGES
Item 7.6 will be continued to a future meeting.

For the public comment portion of our meeting, we will have 20 minutes allocated for public comment on the topic of Tiny Homes Project on the corner of Morrill & Oakdale Road. We encourage all members of the public to share their thoughts and concerns regarding this topic. To ensure we can accommodate as many people as possible, we will be implementing a Time Limit per Speaker, of 2-minutes.

CITY COUNCIL / LRA BOARD
Mayor/Chair
Rachel Hernandez
Council/Authority Members:

District 1-Luis Uribe
Vice Mayor -District 2-Cindy Fosi
District 3-John Pimentel
District 4-Stacy Call

CITY OF RIVERBANK
Regular City Council and
Local Redevelopment Authority
Board Meetings
Council Chambers
6707 Third Street, Suite B
Riverbank, CA 95367
ATTACHMENT 1

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6. CONFLICT OF INTEREST
Any Council/Authority Member or Staff who has a direct Conflict of Interest on any scheduled agenda item to be considered is to declare their conflict at this time.

Councilmember Call stated a conflict of interest with Item 14.1 due to a personal relationship with the Claimant.

7. PRESENTATIONS (Informational only)
Item 7.1 Certificate of Recognition- Edward ‘Fast Eddy’ Jones- It is recommended that the City Council read and present a Certificate of Recognition to Edward ‘Fast Eddy’ Jones.

Mayor Hernandez read and presented the Certificate of Recognition to Edward “Fast Eddy” Jones in celebration of his 95th Birthday.

Item 7.2 Certificate of Recognition - Naomi Campbell- It is recommended that the City Council read and present a Certificate of Recognition to Naomi Campbell.

Mayor Hernandez read an presented the Certificate of Recognition to Naomi Campbell for being the regional nominee and recipient of a scholarship from the Association of California School Administrators (ACSA), Stanislaus Charter.

Item 7.3 National Library Week April 6, 2025 – April 12, 2025- It is recommended that the City Council read and present the Proclamation for National Library Week to Vicky Holt, Library Assistant.

Mayor Hernandez read and presented the proclamation for National Library Week to Vicky Holt, Library Assistant for the Riverbank Library.

Item 7.4 Proclamation - Stanislaus Consolidated Fire Protection District 30th Anniversary- It is recommended that the City Council read and present the Proclamation to Stanislaus Consolidated Fire Protection District.

Mayor Hernandez read and presented the proclamation in celebration of Stanislaus Consolidated Fire Protection District’s 30th Anniversary to the Riverbank Station 26 Team.

Item 7.5 Presentation – Caltrans District 10- It is recommended that the City Council receive a presentation from Daniel Ha, Project Manager with Caltrans District 10.

Daniel Ha, Project Manager with Caltrans District 10 gave a PowerPoint presentation on the key projects that Caltrans is working on in the City of Riverbank.

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Item 7.6 Workshop on Preparation of a Short-Term Rental Ordinance- It is recommended that the City Council to receive a staff presentation on the preparation of a Short-Term Rental Ordinance. The presentation will serve to provide an overview of the purpose of a Short-Term Rental Ordinance and for City Council and the community to provide input on proposed standards/regulations for the Ordinance. No recommendation or formal action is necessary at this point.

Item 7.6 was continued to a future meeting.

Mayor Hernandez opened Public Comment Period at 6:34 P.M.

Sammi Martinez, Love Riverbank non-profit organization to extend an invitation to join Love Riverbank event on April 26th.

Karen Conrotto, Stanislaus County resident to express her opposition to River Walk project.

Olivia Arambula, Riverbank Chamber of Commerce to extend an invitation for upcoming community events.

Garry Pearson, Riverbank resident submitted written comment (Attached Exhibit A).

Residents who spoke in opposition of the Proposed Housing Project on the corner of Oakdale Road & Morrill Road.

Roseline Chandra
Utpal Inamdar
Kathleen Heinzinger
Maricris Garaza
Lisa Potter
Manuel Rivera
Submitted Written Comments
Diego Galvan -Attached Exhibit B
Sal Galvan -Attached Exhibit C
Aileen Tsan -Attached Exhibit D
Karianne Young -Attached Exhibit E
Katrina Kocheri -Attached Exhibit F
Sue Barnes -Attached Exhibit G
Jennifer & Carl Blakely- Attached Exhibit H

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Sue Barnes- Attached Exhibit I
Sahir Markos- Attached Exhibit J
Ramsina Johny- Attached Exhibit K
Youna Kocheri-attached Exhibit L
Preet Samra- Attached Exhibit M
Jagpal & Kiran Sandhu- Attached Exhibit N
Mayor Hernandez closed the Public Comment Period at 7:05 P.M.

Item 9.1 Waive Readings. All Readings of ordinances and resolutions, except by title, are waived.

Item 9.2 Approval of the City Council and Local Redevelopment Authority Board Minutes for March 25, 2025.

Item 9.3 Resolution 2025-020 to Approve a Final Map for the Countryside III - Subdivision – APN: 062-022-020
Item 9.4 Resolution 2025-021 to Approve the Memorandum of Understanding with Stanislaus County to Host Library Operations at the Teen Center during Renovation of the Riverbank Public Library.

There being no public comments, Mayor Hernandez brought the item back to City Council.

ACTION: By motion moved and seconded (Uribe / Call 5/0) to approve Consent Calendar as presented.

Motion carried by unanimous City Council and LRA Board roll call vote:

AYES: Uribe, Fosi, Pimentel, Call, and Mayor Hernandez
NAYS: None / ABSENT: None / ABSTAINED: None

10. PUBLIC HEARING- No Items Scheduled.

11. UNFINISHED BUSINESS- No Items Scheduled.

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12. NEW BUSINESS
Item 12.1 Approval of the Public Works Construction Standards:

1.) Resolution to Add New Standard Vertical Curb to Roll-Over Curb Driveway Approach Drawing No. 333 to CITY OF RIVERBANK
STANDARD SPECIFICATIONS – Design Standards and Standard Plans for Section 3 – Streets

2.) Resolution to Update 2” Water Service Standard Drawing No. 505 and Add Two New Standards Drawing No. 534 and 535 to CITY OF RIVERBANK STANDARD SPECIFICATIONS – Design Standards and Standard Plans for Section 5 – Water

3.) Resolution to Update Catch Basin Drawing No. 702, Open Area Drain Drawing No. 706, Horizontal Drain Drawing No. 721 and add two New Standards to CITY OF RIVERBANK STANDARD SPECIFICATIONS – Design Standards and Standard Plans for Section 7 – Storm

4.) Resolution to Add New Standards for Micro-Trenching, Excavation and Trench Paving Drawing No. 1008 through 1016 to CITY OF RIVERBANK STANDARD SPECIFICATIONS – Design Standards and Standard Plans for Section 10 – Utilities

5.) Resolution to Replace in its Entirety CITY OF RIVERBANK STANDARD SPECIFCATIONS – Design Standards and Standard Plans for Section 11 – Trash Enclosure- It is recommended that the City Council adopt resolutions to add, update and replace CITY OF RIVERBANK STANDARD SPECIFICATIONS – Design Standards and Standard Plans for Section 3 – STREETS, Section 5 – WATER, Section 7 – STORM, Section10 – UTILITIES and Section 11– TRASH ENCLOSURE
Director of Public Works Cody Bridgewater gave a comprehensive report and PowerPoint presentation on the proposed updates to the City of Riverbank Design Standards and Standard Plans.

City Council discussed item with staff.

Michael ‘Syd’ Halterman, Riverbank resident spoke on the importance of Design Standards.

There being no public comments, Mayor Hernandez brought the item back to City Council.

ACTION: By motion moved and seconded (Uribe / Fosi 5/0) to approve Resolution 2025-022 to update the CITY OF RIVERBANK STANDARD
SPECIFICATIONS – Design Standards and Standard Plans
Motion carried by unanimous City Council and LRA Board roll call vote:

AYES: Uribe, Fosi, Pimentel, Call, and Mayor Hernandez
NAYS: None / ABSENT: None / ABSTAINED: None

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Item 12.2 A Resolution Accepting the 2024 Annual Progress Report on the Implementation of the City of Riverbank’s Housing Element, One of the Elements of the City of Riverbank’s 2005-2025 General Plan.- Staff recommends adopting Resolution 2025-XXX, accepting the 2024 Housing Element Annual Progress Report and authorizing Staff to transmit the Annual Progress Report to the Governor’s Office of Land Use and Climate Innovation (LCI) and the California Department of Housing and Community Development (HCD).

Michael Arroyo Contract Planner with the City of Riverbank, Associate Planner with JB Anderson gave a comprehensive staff report and PowerPoint Presentation on the 2024 Annual Progress Report on the Implementation of the City of Riverbank’s Housing Element.

City Council discussed item with staff.

There being no public comments, Mayor Hernandez brought the item back to City Council.

ACTION: By motion moved and seconded (Fosi / Uribe 5/0) approving Resolution 2025-023 accepting the 2024 Housing Element Annual Progress Report and authorizing Staff to Report to the LCI and HCD.

Motion carried by unanimous City Council and LRA Board roll call vote:

AYES: Uribe, Fosi, Pimentel, Call, and Mayor Hernandez
NAYS: None / ABSENT: None / ABSTAINED: None

13. COMMENTS/REPORTS
A brief report on notable attendance of a meeting or conference or other notable topics of City business shall be made.

The Brown Act does not allow for discussion or action of items by the City Council/LRA Board during this time.

Item 13.1 Staff
City Manager Garcia:
• No Comments.

Item 13.2 Council/Authority Member
Councilmember Uribe
• Yesterday, I had an opportunity to attend the RESTART classes over at Sierra House. I got to sit there with David, John and Sebastian who are going to be graduating. And if you're not aware, we have three graduates from Sierra House and we're going to be recognizing them on April 22nd at 3344 Sierra Street at 2:00 P.M. They are calling it Achievement we are calling it Graduation. It is going to be something to celebrate. Got to see firsthand Seth kind of handling his role

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there and the professionalism that he's kind of showing. We got to dive into perception, perspective, conflict. So, it's a very informative class. I was very impressed with that.
• Looking forward to Opportunity Stanislaus recognizing the City of Riverbank at the Celebrate the Central Valley event at Dustbowl. Looking forward to that.

That's going to be on the, I believe, the 17th of this month. • And then for residents, if you are looking for volunteer opportunities, as Sammi said earlier, Love Riverbank, reach out to Sammi. Reach out to Randy. They're leading this whole thing they are doing amazing. The river cleanup does need a lot of volunteers. Please join me out there. You are not going to actually get in the in the river. You are going to be on the embankment. Just kind of cleaning up there. And the cool thing about it this time around, we are teaming up with the Army Corps of Engineers. They are going to have a boat out there. Sounds kind of weird, but we're going to actually load all of the stuff next to the river onto this boat. We're going to float it down to Jacob Myers Park, and then we're going to offload it there into the bins that Gilton has provided for us. So Gilton thank you for that.
• Another opportunity for volunteers, Sister Cities is going to be meeting this Friday. We are just heavily engaged. We are trying to impact our youth. We are trying to send them out to either Leadership Summits, send them to the Capital.

We're trying to do scholarships. So, if you guys are interested in volunteering, just being active, helping the youth hit us up, reach out to me, reach out to John meetings this Friday at 6:00 P.M.

Councilmember Pimentel:
• I attended the Chamber of Commerce dinner on March 28th. Thank you, Olivia. It was really nice and along with myself and the CPT youth, we were going to be helping with the Easter egg hunt. I believe it's April 19th. • And on Monday I met with Vice Mayor Fosi, Darlene Barber-Martinez and some of the others that had questions about what was coming up with public concern.

So, we were able to meet and we are educating ourselves on that, we're not taking anything lightly. I received several calls and we are answering to the best of our ability, but we're not rushing. We are taking our time. So, thank you for your concerns.
• Love Riverbank is coming up. So, if you need help with signing up, a lot of the older people are not able to go on the computer. So, I'm able to help them reach out to me on Facebook at John C. Pimentel and I will do my best to help you.

Councilmember Call:
• April 1st was Assyrian New Year, so I just wanted to take a moment to recognize the Centuries of Cultural influence in the Central Valley. I found it appropriate to remind everyone of their presence and success in our community. • Sate of the City, my key takeaways were to get involved, ask questions and take part in the community business and city leader intersections. It was stated that Crossroads West is a project of patience and quality which is a preface to the

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meetings that I've been having with different departments, law enforcement and CVCR to discuss the tiny home project in depth within the Crossroads West Specific Plan is where that falls. So, it's becoming more and more apparent that this project is not of patience and quality.
• Project Resolve orientation workshop with the Mayor, continued our conversations on how to reach messengers in the communities with a distrust in law enforcement and bringing them into the space of Project Resolve so that they can hear it, see it, and feel the work that we're doing to bridge that gap. • Yesterday I had the opportunity to speak at the Republican Central Committee. It was a space to introduce myself to my constituents and colleagues in depth, and hear about Bills coming through in California, and I was able to meet Jeremy Young.
• Today I was with Councilmember Uribe, we met with Sheriff Dirkse to go over the proposed dispatch system as well as ways we can partner as a contract city to keep public safety at the forefront and as a priority.

Vice Mayor Fosi:
• The Riverbank Historical Society is having their next meeting on April 14th at 5:00 P.M. at the museum behind us.
• April 15th is the Riverbank Federated Women's Group meeting which will be held at Scout Hall at 6:30 P.M.
• May 18th from 9:00 A.M. to 1:00 P.M. both of us, the Historical Society and the women's group are having our after-Mother’s Day pancake breakfast. It'll be at the community center from 9:00 A.M. to 1:00 P.M.

Item 13.3 Mayor/Chair
Mayor Hernandez:
• I just want to reiterate the State of City. It was amazing to see folks there to support the City. We don't have an exact count, but I think we set out chairs for about 200, and it was a filled room.
• I'm just going to reiterate it was really a testament to how accessible this whole Council is online, in person, at events all the things, phone calls, text, email. So, we are completely accessible to any resident that has a concern or praise for the City.

14. CLOSED SESSION
The public will have a limit of 3 minutes to comment on Closed Session item(s) as set forth on the agenda prior to the City Council/LRA Board recessing to Closed Session.

Item 14.1 LIABILITY CLAIMS
Pursuant to Government Code § 54961)
Claimant: Nathan Wilson
Agency Claimed Against: City of Riverbank

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Item 14.2 CONFERENCE WITH LABOR NEGOTIATORS
(Pursuant to Government Code §54957.6)
Agency representative: City Manager Marisela H. Garcia
Employee Organizations: Riverbank Miscellaneous Employees There being no public Comments, Mayor Hernandez moved to Closed Session at 7:36 P.M.

Councilmember Call joined closed session at 7:51 P.M.

Reconvened from Closed Session at 9:03 P.M.

15. REPORT FROM CLOSED SESSION
Item 15.1 Report from Closed Session Item 14.1

LIABILITY CLAIMS
Pursuant to Government Code § 54961)
Claimant: Nathan Wilson
Agency Claimed Against: City of Riverbank
Direction has been provided to staff.

Item 15.2 Report from Closed Session Item 14.2

CONFERENCE WITH LABOR NEGOTIATORS
(Pursuant to Government Code §54957.6)
Agency representative: City Manager Marisela H. Garcia
Employee Organizations: Riverbank Miscellaneous Employee Direction has been provided to staff.

16. ADJOURNMENT OF THE REGULAR MEETING
There being no further business, Mayor / Chair Hernandez adjourned the regular meeting at 9:04 P.M.to the next regular scheduled City Council / LRA Meeting of April 22,2025 at 6:00P.M.

ATTEST: (Adopted 04/22/2025) APPROVED:

Gabriela Hernandez, CMC Rachel Hernandez
City Clerk / LRA Recorder Mayor/ Chair
City council comments for 4-8-2025

1. Waste Water treatment project.
a. The significant cost projection of 120 million is a very high cost for a tertiary treatment facility. This project will greatly increase fees to the Riverbank residents b. With the pending FEIR for River Walk project and the proposed sewer hook up, I caution the city council to look at the impact of additional fees. If riverwalk were to proceed it is the residents of Riverwalk that should bear that cost and not the entire city of Riverbank.
c. With the uncertainty of funding for the Waste Water Treatment project, securing grants from both federal and State is in this climate, frankly is ‘uncertain’. d. The waste water project still has to cross over the Stanislaus river.. History proves that the cross over pipe has failed on several occasions. Question: What are the contingency plans if failure occurs….Engineers can design all kinds of things but failure does occur…Hydraulic water pressure is a difficult thing to measure and test under varying conditions.
e. City council and planning commission should see a breakout of the cost of the Waste water project including ‘value added engineering’ options for the project.

2. Riverwalk project
Its funny how us farmers spend countless hours getting the land ready, from disking all the way to planting and then the harvest. We spend tens, hundreds and millions of dollars to fuel, equip and fix all kinds of stuff on the farm. We have to be ever present on markets, business plans, human resource issues, immigration laws, rules and regulations like no other industry in California. We spend many hours praying for rain or sunshine instead of sleeping. We, sweat like no other job will make you do! We work like no other job category in the US economy… We get yelled at, cussed out by people when we move our equipment traveling down the road and we spend many hours, weeks and months, and years wondering if it’s worth it. The deer, coyotes, hogs, coons, gophers, bugs, diseases, along with the general public are just a few of the ‘Pests’ to contend with! Now, members of this city council ask yourself, Why would we want to farm? The answers are all around you! California produces over 300 commodties(www.cdfa.ca.gov/statistics/). That plate of food, flowers, milk, sitting in front of you, the clothes on your back, the shoes on your feet, and the last answer is the one that puzzles most people…
It’s the love of agriculture and the satisfaction of knowing we had done our part at the end of the day…
This City council needs to weigh and check that Farm land both now and in the future will be available to meet the needs of all the Californians! ‘Riverwalk’ is not a viable project for lots of reasons…

EXHIBIT A
Stay tuned, I am listening for the next response of the FEIR for Riverwalk project Thank you for listening!
Garry Pearson, resident of Riverbank
From: Diego Galvan
To: City Clerk
Subject: City Council Public comment 4/18
Date: Monday, April 7, 2025 1:06:20 PM
“Please read this out loud at council meeting April 8th 6pm” Dear Mayor and City Council Members,
I am sorry I couldn’t be here today in person, but I respectfully ask that my speech be read on my behalf. I am here to express my opposition to the proposed location of the tiny home project at the corner of Morrill and Oakdale Road. This project goes directly against the Crossroads West Specific Plan, of upscale shops and homes, and I believe the city must be held accountable for the commitments made in that plan.

My other main concern is safety. I grew up in a neighborhood that was once a nice, new development, but over time, it became a much different place. The increase in homelessness, largely due to the nearby shelter and mental health clinic, caused the neighborhood to deteriorate rapidly. What was once a safe environment became unsafe, with rising crime and widespread littering. I personally found drugs and used needles at the playground next to my former home. I also witnessed drug deals happening openly in the area.

Additionally, I have serious concerns about the impact this project will have on the nearby sports complex, where children play and families gather. The presence of the tiny home project in such close proximity could create safety hazards for those using the complex.

Children and families should not have to worry about their safety while enjoying recreational activities, and I fear this project will compromise that sense of security.

My best friend, who came from an at-risk home, lived with us on and off when we were kids.

Despite our best efforts to help him and guide him in a better direction, he ultimately fell into a bad situation. This experience has shown me the real dangers that can arise when certain developments are placed in the wrong areas, and I worry that the same could happen in this case.

I urge the council to reconsider the proposed location of this tiny home project, especially given its proximity to a place where children and families should feel safe.

Thank you for your time and thoughtful consideration.

Diego Galvan

EXHIBIT BE
From: Sal Galvan
To: City Clerk
Subject: public comment 4/8 city council meeting
Date: Monday, April 7, 2025 1:05:55 PM
Please read this public comment at the 4/8 council meeting.

Hello Mayor and council members,
My name is Sal, I am present in the audience again today. However, I request that this time my statement be read on my behalf.

I am writing to express my deep concern and opposition to the proposed tiny home project that is being considered for individuals with substance abuse and mental health concerns. While I understand the intention behind this project—to provide support for those who need a second chance—I feel that it does not adequately consider the impact on the surrounding community, particularly those of us who live nearby, and those who frequent the sport complex next door to the proposed location. This type of project does not suite the area and would stick out like a sore thumb.

I speak from personal experience. I have lived in close proximity to similar projects and individuals with troubled pasts, and I can say with certainty that the results were not positive for the residents or the surrounding community. I myself had to flee my home for safety after a shooting occurred right on my street. The trauma and fear that came with that experience have stayed with me, and I do not want my family to be exposed to such danger again.

I have two young granddaughters who are the light of my life, and I cannot, in good conscience, risk their safety and well-being. I ask that you consider the long-term effects of this project on the neighborhood and the residents who have already faced too much instability and fear.

I understand the need for compassion and support for individuals with difficult pasts, but I firmly believe that the placement of such a project should be thoroughly evaluated, ensuring that it is done in a way that does not put vulnerable families like mine at risk.

There are other solutions and locations that have been approved for such housing that should be explored further, but for the safety of my family, I cannot support this project in its current form.

Thank you for considering my concerns, and I trust that you will take them into account when making your decision.

Sincerely,
Sal

EXHIBIT C
From: Aileen Tsan
To: City Clerk
Subject: Tiny Home Project on Oakdale and Morrill
Date: Monday, April 7, 2025 12:49:05 PM
Please read at city council 4/8 meeting during public comment Dear council,
My name is Aileen and I am against the tiny home project on Oakdale and Morrill as currently presented. As a healthcare worker with experience supporting individuals with mental health and substance abuse issues, I have serious concerns about the population to be served with this project and the potential impact on our community's safety and well-being.

As healthcare professionals, we care deeply about the individuals in need, but we must also consider the broader implications for the families and residents of the neighborhood. While compassion and support are essential, it's equally important to ensure that the safety and mental health of the entire community are not compromised in the process. Everyone deserves to feel secure and protected in their environment.

Furthermore, we believe that simply providing immediate relief—such as food, healthcare, or housing—without addressing the root causes of poverty and mental health issues is not a sustainable solution. Long-term success comes from empowering individuals by offering opportunities for self-sufficiency. Providing job opportunities, skills training, and ongoing support systems that help people contribute meaningfully to society is far more empowering and lasting than temporary relief.

Also, what measures will be put in place to react to relapses? How will the mayor and council guarantee safety of the surrounding residents when such relapses occur? Does our law enforcement even know what’s being presented and expected to be put on their plates?? We don’t even have the right infrastructure for this as we rely on MPD.

So many questions must be asked, the main one being: can the Mayor or those approving these projects TRULY guarantee the safety of our families and communities? We, as taxpayers, are working multiple jobs, juggling long hours, and contributing to society. Does our mental health and well-being not matter? Don’t we deserve to have our concerns and priorities heard too, especially when our tax dollars are being used to fund such initiatives? When do tax payers get to actually have a say on where the money goes? Please do more research around this gigantic project being presented at such a tiny town. We are not ready for such a mess to enter our beautiful and quaint town.

Thank you for your time and consideration.

Regards,
Aileen

EXHIBIT D
From: Karianne Young
To: City Clerk
Subject: City council public comment 4/8
Date: Sunday, April 6, 2025 6:53:57 PM
Please read this email out loud at the 4/8 city council meeting Dear City Council,
I hope this message finds you well. My family recently moved to the new developments in Riverbank, with the primary concern being the safety of our children. We have a 2-year-old and a 5-year-old, and this was the driving factor in choosing our new home.

Previously, we lived in the Johansen area, where we encountered numerous safety issues, including homelessness, shootings, and an unsafe local park. Our old neighborhood, once peaceful and secure, became increasingly dangerous after the construction of a nearby homeless shelter and mental health institution. This made the area uninhabitable and unsafe for families.

We chose to purchase a home in Riverbank, investing a significant amount of money, believing that we would be moving into a safe and thriving community for our children. The proposed new tiny home developments, however, raise serious concerns. Not only will these homes likely devalue the properties we’ve invested in, but over time, we fear that we may experience similar safety issues—such as increased crime, shootings, and robberies—that we faced in our previous neighborhood.

I urge you to consider the long-term consequences of these developments for all of us here in Riverbank. The impact of this decision could significantly affect the safety and quality of life for the families who have invested hundreds of thousands in this community.

Thank you for taking the time to consider my concerns. I look forward to you considering not only mine, but the whole communities concerns.

Sincerely,
Karianne

EXHIBIT E
From:

To: City Clerk
Subject: 4/8 city council meeting - public comment
Date: Monday, April 7, 2025 4:29:27 PM
Hello, please read this speech at tomorrow, April 8th, city council meeting during public comment. Thank you.

Good evening, members of the City Council,
I write to you tonight not only as a concerned resident but also as a parent, a neighbor, and someone deeply invested in the future of our community. I want to begin by expressing my support for helping those struggling with behavioral health challenges, substance abuse, and other difficult circumstances but they must be organized, and thought out solutions.

I have serious concerns about the location of the proposed tiny home project, near our sports complex—one of the most family-centered spaces in our city. This is especially troubling given the city’s plans to invest millions of dollars into its expansion to attract more young families and children where families will gather and make lifelong memories. Placing a behavioral health, and substance abuse housing project next to this facility feels like a mistake and could have unintended consequences for both the community and the individuals in the proposed housing.

Many of the individuals who would be placed in this housing are working through significant challenges. While some may be on the path to recovery, others may still be struggling, and relapses are a reality. This could create potential risks. Parents should not have to question whether it’s safe for their children to play near the parking lot. Coaches should not have to worry about what might be happening just beyond the fences. Families should not feel uneasy about bringing their children to a place that should be a sanctuary for sports, growth, and fun.

The nonprofit behind the proposed 67 tiny home project has already requested a $2.1 million fee waiver from the City of Riverbank before even breaking ground. As someone with a background in government accounting and budgeting, I know that construction costs tend to rise, and change orders are extremely common. Is this just the beginning of more waiver

EXHIBIT F
requests?? We must ask ourselves: When will the City of Riverbank say enough is enough? Are we willing to deplete our reserves for a project so poorly thought out?
Additionally, there are no active projects that demonstrate the nonprofit's ability to effectively manage such a large initiative. This is a nonprofit that ran a deficient spending 4 out of the last 5 years on a $400k average budget. The proposed site is also the most expensive of the location options to purchase and maintain, instead of asking for a waiver; why not locate to a more affordable location within budget??? Additionally, the project does not align with the Crossroads Specific Plan, which envisions upscale homes and shopping. This raises concerns about the project's compatibility with the city’s long-term development goals and promises it made to the sellers of the land.

This is not about vilifying anyone; it’s about common sense. We know that those suffering from behavioral health issues need support, but placing this project next to a facility designed for children and families is simply the wrong decision. There are already approved locations for high-density housing that would be far more suitable—locations where residents can receive the care they need without creating ongoing conflicts. One such location is near the police station, which would offer an added layer of security and help deter potential disruptive behaviors.

I urge you, the City Council, to reconsider this project in its current location. Let’s work together to find a better, safer alternative that respects both the needs of individuals seeking housing and the rights of our tax paying families to feel secure in spaces designed for them.

Thank you.

Katrina Kocheri
April 7, 2025
Council Members,
The origination of the Home-Key project when first turned down at the location on Jackson Road is being given a second attempt which is being met with the same concerns by the Crossroads families. With the second attempt to relocate the Home-Key to Crossroads the project has completely changed. In order to secure enough funding, the builder has sought funding from Proposition 1- Mental Health Services. It is no longer a city of Riverbank Community project; it is now a COUNTY wide project. Infiltration from any city is now a possibility. We are concerned for the Safety for our children, providing a healthy family environment to raise our children, home values, and keeping our city drug free and a quaint and clean place to live.

It is my understanding that homeowners with children in the Crossroads & Parkwoods homes want the Sports Complex completed to provide a safe location for children’s sports to expand its current use. It is my understanding a school will be built to accommodate the family growth within the Crossroads same general location.

The definition of homeless or chronic homelessness is anybody who has been living on the streets for over one year. By introducing this type of project into a high-end family oriented residential area, council is being irresponsible to existing property owners. Statistics show 10-42% of residents in these projects end up back on the streets, BUT NOW THEY ARE ON OUR STREETS. This project is potentially bringing homelessness and mental health issues to our streets near the sports park and proposed school.

The city has to check a box and meet a quota. We are just asking for this project to be located in a more suitable area. I understand there are 2-3 possible other sites that could suit a better placement for this project.

When council approved the 10 tiny homes project at the church on the corner of Oakdale and Morrill Road East Al be it private, our neighborhood has met a quota. Now you are asking us to absorb a SECOND project with the added element of mental health services attached to the criteria.

Statistically speaking projects like Home-Key and other existing operational projects put an added strain on the police and emergency services. May I remind you this is a fee the builder is asking to be waived.

Why does the city of Riverbank think that we need a second tiny home project in one area, when we don’t know the impact of the first project on surrounding homeowners.

Sue Barnes, Crossroads Homeowner

EXHIBIT G
Saturation is what we are facing of tiny homes in Oakdale road, Morrill road Patterson rd.

There is a big picture council has approved 10 tiny homes at the bridge church. The proposed tiny home project lucky seven of 40 tiny homes on Patterson Road have to be considered.

Subject: Concerns Regarding Proposed Tiny Home Project Please Read Out loud at the meeting.

Dear Honorable City Council Members,
My name is Jennifer Blakely, and my husband is Carl Blakely, and we are considered longtime residents of Riverbank. We are both Army Veterans, and I am a Mental Health Nurse. From someone who’s dedicated their lives to public service and the well-being of others. I am writing today to respectfully urge you to reconsider the proposed development of 67 two-bedroom tiny homes near the Riverbank Sports Complex and the Crossroads West community.

While I appreciate and support efforts to assist unhoused families, I am deeply concerned that this project is not appropriate for this particular location—and I am disappointed that no voices of concern were heard during the recent council meetings, despite similar community pushback just last year when the same plan was proposed for a city-owned lot at Stanislaus Street and Jackson Avenue. At that time, the council rightly voted to prioritize a community park instead.

Our concerns remain the same.

Community Safety and Suitability of Location
The proposed site borders the Riverbank Sports Complex—a place where children and families gather daily for outdoor recreation, sports, and community events. Just to the south lies the emerging Crossroads West development, an area intended for stable, market-rate housing and long-term community growth.

Adding high-density, transitional housing to this location introduces serious concerns about public safety, especially given the close proximity to children and families. Even with onsite management and rules prohibiting drugs and alcohol, the reality is that housing for vulnerable populations often brings unintentional but real risks—such as increased emergency response needs, potential disturbances, and an overall change in the sense of security in the neighborhood.

Impact on Home Values and Community Investment
Families have invested in this area with the expectation of living in a safe, quiet, and growing residential environment. Placing a transitional housing complex for a high-need population— however well-intentioned—risks destabilizing those investments. It may depress home values, deter new buyers, and discourage future development.

While the tiny homes are described as 650-square-foot units with community features like a playground, garden, and dog park, this is not the same as a traditional, permanent neighborhood development. These are transitional units intended to serve those in crisis, not long-term family housing. That distinction matters when considering compatibility with surrounding neighborhoods.

EXHIBIT H
Strain on Law Enforcement and City Services
The proposed site will require more from our already overburdened police and emergency services. Even with the promise of onsite rules and support, experience in other cities shows that these types of developments can generate higher rates of service calls and neighborhood complaints. Has a realistic analysis been done on how this will impact our public safety infrastructure?
Proposition 1 and City Obligations
We also ask for greater clarity on how this project aligns with Proposition 1 requirements. What safeguards and public engagement processes must be met before the city commits to this project? Are there stipulations related to location suitability, school proximity, traffic impact, or public transparency?
Support Better Alternatives
Riverbank has successful partners like Central Valley Community Resources (CVCR), who are already making an impact. We do not oppose helping the at risk for homelessness, including veterans, young families, and foster youth entering adulthood—we simply believe the help should be delivered in a location better suited for this type of transitional housing, with stronger infrastructure, lower population density, and less risk of community disruption.

Conclusion
We do not question the compassion behind this proposal. We question the placement.

Let us learn from the past. Last year, residents rightly objected to this development being placed in a family-oriented space, and the council responded by choosing a park instead. Today, we ask for that same level of thoughtful leadership. Consider the long-term impact this development will have—not just for those it seeks to help, but for the families and children who live, play, and grow up nearby.

Riverbank deserves solutions that serve everyone—including those who are already here.

Thank you for your time, your service, and your careful consideration.

Sincerely,
Jennifer & Carl Blakely
Crossroads West Resident
PUBLIC COMMENT:

April 7, 2025
Mayor and Council Members,
I would like to address the obvious as it applies to the Home-Key project. When the Council approved the existing 10 tiny home project at The Bridge Covenant Church at 2001 Morrill Road, Crossroads now has an established project in place. This project as you know will house, women and children escaping abusive relationships. This pre-requisites at this project will put added stress on the police and emergencies services as statistics show the abuser returns to abuse repeatedly.

The council is asking Crossroads to absorb a second 67 unit tiny house project with a 550sq. ft. office complex on Morrill Road within a few blocks from the established church project. I feel the council must also take into consideration, the future council approved project of the Lucky House 38 small shelters.

When you consider the big picture the Oakdale Road, Morrill Road and Patterson Road will be saturated with tiny home projects, which will directly affect the Crossroads and surrounding subdivisions.

Secondly, the Home-Key project will be adjacent to the Sports Complex. It will be within one mile of the existing Kadiant Center Mental Health Services on Crawford Road and Antique Rose Way. It will be within one mile of the future home of an elementary school at the north corner of Machado Parkway and Westgate.

Statistics show that 10-42% of tenants in these projects return to the streets. Unfortunately, the reality and background of prospective tenants is a history of domestic violence, drug use, drug dealing and mental health disorders. This reality must not be taken lightly.

In speaking with the Stanislaus County Building and Planning Department, I discovered they have reservations as to this plan. The pre-application was vague and gave little detail concerning the project. The County is concerned with the design of the proposed structures and are addressing this issue currently.

The council has seen that this project is not sufficiently funded. Still pending is the request for 2.1 million in building related fees be forgiven. This project has too many unknowns. They have requested funding from Proposition 1-Mental Health Services which I believe will now open the possibility for applicants to be generated throughout the county. With this project the Council is bringing potential homelessness and mental health to are town that doesn’t currently exist.

Protect our children, our streets, businesses, schools and find a more suitable location. We elected you to represent our community voices.

Sue Barnes,

EXHIBIT I
From:

To: City Clerk
Subject: Council 4/8 meeting - public comment
Date: Tuesday, April 8, 2025 8:48:44 AM
Please read at today’s city council meeting, thank you.

Good evening, Council Members,
Thank you for allowing me the opportunity to voice my concerns today.

My name is Sahir Markos, and I am here on behalf of concerned members of our community who oppose the proposed tiny home project on Morrill and Oakdale.

While the intention behind this project may be well-meaning, we believe that it is critically flawed, and we have serious concerns that should not be ignored. The nonprofit organization behind this initiative has a troubling track record. They have run deficit spending for four out of the last five years. In other words, this organization has consistently lost money while managing its operations. If they have been unable to balance their own finances and have struggled to remain sustainable, how can we trust that they will successfully manage a project of this size and complexity? Moreover, this organization lacks experience with a project of this scale.

They do not have the necessary expertise to ensure success, especially considering the challenges that come with providing housing for vulnerable populations. Where is the data or evidence that demonstrates their capacity to run a project like this? Furthermore, their website is currently under construction—how can we trust an organization that cannot even maintain a basic online presence, especially when the lack of transparency raises more questions than answers?
We also have to ask, where does all the money raised through fundraising go? What assurance do we have that funds are being allocated appropriately and that they will not be mismanaged or diverted from their intended purpose? The community is entitled to know exactly how these funds are being used, and we are left with no clear answers.

In addition, we must ask how the nonprofit plans to provide the necessary support for individuals who will live in these tiny homes. Who will they partner with to ensure that the residents receive the appropriate services, healthcare, and social support? Without clear partnerships and established

EXHIBIT J
service providers, we are left wondering how the nonprofit plans to support these individuals in a meaningful way.

Equally important is the safety of our community. How will this project guarantee the safety of those who live in the surrounding area? What measures will be in place to address potential crime or disruptive activity that could affect our neighborhoods? Does law enforcement even know about this project and what could potential be added to their plates? We have seen no concrete plans or answers to these critical questions.

Finally, the issue of management: who will be responsible for running these programs? What organization will oversee the daily operations, and what are their credentials? Without the proper experience and qualifications, the success of this project remains highly uncertain.

These are just a few of the many questions we have. As we continue to research and look into this proposal, we see more and more red flags. The lack of transparency, the deficit spending, and the disorganized approach to this project all point to the fact that this initiative is simply not ready for implementation.

We ask the council to reconsider moving forward with this project until these critical issues are addressed and a more viable, well-planned approach can be developed. The well-being of our community—both the individuals who may be housed in these tiny homes and the residents in the surrounding areas—must come first.

Thank you for your time and consideration.

Sincerely,
Sahir Markos
From: ramsina johnny
To: City Clerk
Subject: Speech Against Residential Housing Next to a Sports Complex Date: Tuesday, April 8, 2025 8:59:16 AM
Please read the following speech out loud at the next city council meeting this April 8th at 6pm
Ladies and gentlemen, members of the city council, and fellow community members, I write to you today not just as a resident, but as someone who has seen firsthand what it means to live in fear for your safety. I come from a country where danger was not just a possibility but a daily reality. I left everything behind—my home, my history, my sense of security—to seek a better life here, in a place where I believed I could finally feel safe. But now, I find myself facing a new kind of threat—one that I did not expect when I chose this town as my new home.

The proposed housing development next to the sports complex is not just another construction project. It is a decision that will fundamentally impact the safety and wellbeing of those of us who already live here. This sports complex is a place for families, for children, for young athletes striving to better themselves. It is a space where people should feel encouraged, motivated, and most importantly, safe. But with this proposed housing project, we are being asked to accept a new reality—one where safety becomes an afterthought.

This is not about denying anyone a place to live. It is about recognizing the consequences of poor planning. We know that developments like these often attract individuals struggling with substance abuse and other challenges. I understand that people deserve help and support, but placing residential housing right next to a space meant for families and children creates unnecessary risk. It introduces unpredictable elements into an environment that should be protected.

For someone like me, who has already fled from danger once, it is heartbreaking to think that I may have to do it again. I did not come all this way to find myself in another situation where I am forced to live in fear—fear of crime, fear of unsafe encounters, fear of my family being exposed to things they should never have to see.

We must think about the long-term effects of this decision. The sports complex has plans to expand, meaning more families will be drawn to the area. Are we really willing to jeopardize that growth? Are we prepared to take the risk that comes with placing vulnerable individuals right next to young athletes and children? I urge you all to consider not just the short-term benefits of this project, but the lasting consequences it will have on our community. Let’s not create problems where they don’t

EXHIBIT K
need to exist. Let’s protect the integrity of our neighborhood, the safety of our children, and the future of this sports complex.

I ask you to stand with me in opposing this housing development. Not because we lack compassion, but because we value safety, foresight, and the well-being of all who call this community home.

Thank you.

Sent from Yahoo Mail for iPhone
From: Youna Kocheri
To: City Clerk
Subject: City Council Public comment
Date: Tuesday, April 8, 2025 8:59:21 AM
Please read this out loud at council meeting April 8th 6pm Good evening members of the city council.

I write to you today as a longtime resident and business professional who has spent over 35 years working in downtown Modesto.

Throughout those years, I’ve seen firsthand the challenges posed by individuals struggling with severe mental illness and substance abuse.

I have witnessed the dangerous behaviors that can accompany these struggles—behaviors that have at times put my own safety at risk.

On more than one occasion, individuals under the influence of drugs have entered my office, harassing me and my colleagues. I have felt fear for my personal safety and the safety of those around me.

After decades of working in such an environment, I am finally looking forward to retiring this year, hoping to escape the daily stress and fear that comes with it. But now, I am being informed of a proposed tiny home project near my home, at the corner of Morrill and Oakdale Road—just a stone’s throw from where I plan to spend my retirement years. The thought of such a project in my own backyard feels disheartening and unsettling.

I want to enjoy my retirement. I want to be able to take my grandchildren to Centennial Park, a place where they should be able to play and explore without concern for their safety. Their parents also look forward to registering them in sports at the newly expanding Sports Complex next door, which is supposed to be a safe, family-friendly space. But now, knowing this housing project for individuals struggling with substance abuse and mental health issues is proposed so close to that space, I can’t help but feel uneasy. The idea of bringing my grandchildren to a sports complex that could be next door to a project with little to no security raises significant concerns for me.

I understand the need to support individuals facing these challenges, but I ask you to consider the placement of this project more carefully.

My fear is not based on a lack of compassion for those in need, but on the very real risks that come with this type of housing so near a family-oriented area.

I urge you to think about the long-term implications of this project—not just for the individuals who would reside there, but for the families, children, and retirees who call this community home. I want to live out my retirement years without fear, and I want to enjoy watching my grandchildren play sports in a safe, secure environment at Centennial Park and the expanding Sports Complex.

Thank you for your time and consideration.

Youna Kocheri
Thank you,
Youna B. Kocheri
Thank you,
Youna B. Kocheri

EXHIBIT L
From: Preet Samra
To: City Clerk
Subject: CITY COUNCIL 4/8 PUBLIC COMMENT
Date: Tuesday, April 8, 2025 9:18:34 AM
Good Morning,
Please read this out loud during todays 4/8 city council meeting and please confirm receipt of this email.

Good evening, Mayor and Members of the City Council,
I stand before you today not to argue against the need for housing solutions for the homeless— because we all recognize that providing shelter and support is a necessity for our city. However, I am here to express strong opposition to the proposed tiny home project near the on the corner of Morrill and Oakdale.

When this part of town was developed, it was envisioned—and agreed upon—as a high-end district, meant to foster economic growth, attract new businesses, and provide a safe and thriving community for families. A project of this nature does not align with that vision and could have significant consequences for property values, public safety, and overall community well-being.

While we support finding sustainable and effective solutions to homelessness, we must also consider the most appropriate locations for these projects. The pre approved areas at 3rd and Patterson, as well as 6th and 8th Street along Patterson, are far better alternatives. Specifically, the site near the police station would provide an added level of oversight and security, ensuring a more structured and successful integration of services.

Our city has a responsibility to make decisions that benefit all residents—both those in need of assistance and those who have invested in their communities. We urge you to reconsider the placement of this project and explore more suitable alternatives that achieve the goal of helping the homeless while preserving the integrity of the Crossroads area.

Thank you for your time.

Preet Samra
Personal Information (Confidential)
***** PLEASE NOTE ***** This E-Mail/telefax message and any documents accompanying this transmission may contain privileged and/or confidential information and is intended solely for the addressee(s) named above. If you are not the intended addressee/recipient, you are hereby notified that any use of, disclosure, copying, distribution, or reliance on the contents of

EXHIBIT M
this E-Mail/telefax information is strictly prohibited and may result in legal action against you.

Please reply to the sender advising of the error in transmission and immediately delete/destroy the message and any accompanying documents. Thank you.***** From: Jagpal Sandhu
To: City Clerk
Subject: Public Comment 4/8/25
Date: Tuesday, April 8, 2025 2:13:47 PM
Please read out loud during public comment section in begging.

Dear Council Members,
I am writing to express my opposition to the proposed lowincome, transitional/permanent housing development near Oakdale Road and Morrill Road. While I understand the need for affordable housing and helping those in need, I am concerned about the potential impact this project may have on our neighborhood.

Specifically, I worry about the strain on local infrastructure, financial sustainability, long-term oversight by CVCR, and the potential negative effect on property values. I believe it is essential to consider alternative locations or more balanced approaches that better align with the character and capacity of our community.

It is my understanding that Sierra House will be or already has exhausted their funds. It was mentioned at the last council meeting that this program has had success and recent graduates. I firmly believe for this reason that funding should go to the Sierra House, instead of the proposed project by CVCR at Oakdale Rd & Morrill Rd.

It was also greatly concerning to the residents of our community discovering the lack of planning and transparency from CVCR at the last council meeting. CVCR have already requested fee waivers prior to submitting their application for grant funding, and have not even gone through the pre-planning process with the

EXHIBIT N
city. CVCR has also changed the proposal to the type of housing they will build.

I have not been able to find any data from CVCR about past projects in this scope that they have completed or their success and sustainability.

At a previous council meeting there was a great amount of concern from City Council regarding the Verizon tower, its proposed location, and impact to community members nearby. I am greatly disappointed that this level of concern and impact has not been considered when city council approved the location of this proposed project.

I encourage you to prioritize thoughtful planning and community input as you consider this proposal and a relocation or reallocation of funds. Please consider the safety for our community, our families, our children, and our investments.

Thank you for your time and dedication to our city.

Sincerely,
Jag & Kiran Sandhu
Sent from my iPhone

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Item 9.3– CC/LRA 04/22/2025

RIVERBANK CITY COUNCIL / LOCAL REDEVELOPMENT AUTHORITY
AGENDA ITEM NO. 9.3
SECTION 9: CONSENT CALENDAR
Meeting Date: April 22, 2025
Subject: Resolution Accepting the Public Improvements from D.R. Horton CA3, Inc. for Bruin Heights Subdivision
From: Marisela H. Garcia, City Manager
Submitted by: Kathleen Cleek, Capital Projects/Regulatory Compliance Manager

RECOMMENDATION
Council to adopt Resolution accepting the public improvements required by the Planning Commission and City Council constructed by D.R. Horton CA3, Inc. for Bruin Heights Subdivision.

SUMMARY
D.R. Horton CA3, Inc. has completed the construction of public improvements for the Bruin Heights Subdivision as required by the Planning Commission and City Council of the City of Riverbank.

The public improvements completed by D.R. Horton CA3, Inc. for the Bruin Heights Subdivision have been inspected by the Sr. Construction Inspector and are acceptable.

These public improvements consist of pavement, curb, gutter, sidewalk, storm drain collection system, water distribution system, sewer collection system, street lighting system, and landscaping. D.R. Horton CA3, Inc. will provide a one (1) year maintenance bond for the public improvements as required by City Ordinance.

It is recommended that the Council adopt a resolution accepting the public improvements as required by the Planning Commission and City Council.

FINANCIAL IMPACT
A Community Facilities District was formed to cover the maintenance of this development. There is no financial impact to the City.

ATTACHMENT

1. Resolution 2025-

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CC/LRA – 04/22/2025
CC Resolution 2025-

CITY OF RIVERBANK
RESOLUTION 2025 -

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERBANK, ACCEPTING THE PUBLIC IMPROVEMENTS CONSTRUCTED BY D.R. HORTON CA3, INC. FOR BRUIN HEIGHTS SUBDIVISION

THE CITY OF RIVERBANK CITY COUNCIL (HEREAFTER REFERRED TO AS THE “CITY COUNCIL”) DOES HEREBY RESOLVE THAT:

WHEREAS, D.R. Horton CA3, Inc. is the property owner and applicant for the Bruin Heights Final Map 02-2021; and
WHEREAS, The Council adopted Resolution 2021-029 on May 25, 2021, authorizing the City Engineer to record the final map for D. R. Horton CA3, Inc., for Bruin Heights Subdivision, upon determination that all conditions, fees and bonding required with the map have been provided; and
WHEREAS, D.R. Horton CA3, Inc. for Bruin Heights Subdivision has completed the construction of the public improvements; and
WHEREAS, Sr. Construction Inspector has inspected the public improvements and determined they were constructed in accordance with the approved improvement plans and City of Riverbank Standards; and
WHEREAS, D.R. Horton CA3, Inc. for Bruin Heights Subdivision will provide a one (1) year maintenance bond for the public improvements as required by City Ordinance.

NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL OF THE CITY OF RIVERBANK DOES HEREBY accept the public improvements constructed by D.R. Horton CA3, Inc. for the Bruin Heights Subdivision consisting of pavement, curb, gutter, sidewalk, storm drain collection system, water distribution system, sewer collection system, street lighting system, and landscaping.

PASSED AND ADOPTED by the City Council of the City of the City of Riverbank at a regular meeting held on the 22nd day of April 2025; motioned by Councilmember ___________, seconded by Councilmember ________________, and upon roll call was carried by the following vote of ____:

AYES:

NAYS:

ABSENT:

ATTACHMENT 1

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CC/LRA – 04/22/2025
CC Resolution 2025-
ABSTAIN:

ATTEST: APPROVED:
_____________________ _____________________
Gabriela Hernandez, CMC Rachel Hernandez
City Clerk Mayor

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Item 9.4– CC/LRA 04/22/2025

RIVERBANK CITY COUNCIL/LOCAL REDEVELOPMENT AUTHORITY
AGENDA ITEM NO. 9.4
SECTION 9: CONSENT CALENDAR
Meeting Date: April 22, 2025
Subject: Resolution Authorizing the City Manager to enter into an Agreement Consenting to Common Use between the City of
Riverbank and Modesto Irrigation District (MID)
From: Marisela H. Garcia, City Manager
Submitted by: Kathleen Cleek, Capital Projects/Regulatory Compliance Manager

RECOMMENDATION
It is recommended that the City Council authorize the City Manager to enter into an Agreement Consenting to Common Use between the City of Riverbank and Modesto Irrigation District (MID).

SUMMARY
The Modesto Irrigation District has property interest in certain real property consisting of a strip of land, with certain improvements, ditches/canals, drainage facility or equipment thereon, which facility is commonly known and referred to as the Modesto Irrigation District Lower Main Canal.

The City desires, at the City’s expense, to construct, maintain and use curbs, gutters, sidewalks, handrails, bicycle lanes, asphalt improvements and access driveway ramps along the MID Facility for the purpose of a pedestrian access crossing, and to make such improvements within the area of the MID Facility, hereinafter called the “Project Improvements”.

The new Project Improvements will occupy a portion of the MID Facility, which portion is hereinafter referred to as the “Area of Common Use”, as described in Exhibit “A” and shown in Exhibit “B” of the Resolution.

The project will construct pedestrian facilities on Roselle Avenue across the Modesto Irrigation District canal. The project will include asphalt paving, concrete curb and gutter, concrete sidewalk and concrete driveways. The purpose of the project is to address the current lack of safe and accessible pedestrian facilities on Roselle Avenue.

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Item 9.4– CC/LRA 04/22/2025

FISCAL IMPACT
There is no fiscal impact to the City in executing the Agreement Consenting to Common Use. The Project Improvements are being funded by Congestion Mitigation & Air Quality Funds (CMAQ).

ATTACHMENTS

1. Resolution – 2025-XXXX

2. Agreement Consenting to Common Use

3. Project Design & Vicinity Maps

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CC/LRA- 04/22/2025
CC Resolution 2025-

CITY OF RIVERBANK
RESOLUTION 2025-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERBANK

AUTHORIZING THE CITY MANAGER TO ENTER INTO AN AGREEMENT

CONSENTING TO COMMON USE BETWEEN THE CITY OF RIVERBANK AND

MIDESTO IRRIGATION DISTRICT

THE CITY OF RIVERBANK CITY COUNCIL (HEREAFTER REFERRED TO AS THE “CITY COUNCIL”) DOES HEREBY RESOLVE THAT:

WHEREAS, the Modesto Irrigation District has property interest in certain real property consisting of a strip of land, with certain improvements, ditches/canals, drainage facility or equipment thereon, which facility is commonly known and referred to as the Modesto Irrigation District Lower Main Canal; and WHEREAS, the City desires, at the City’s expense, to construct, maintain and use curbs, gutters, sidewalks, handrails, bicycle lanes, asphalt improvements and access driveway ramps along the MID Facility for the purpose of a pedestrian access crossing, and to make such improvements within the area of the MID Facility located on Roselle Avenue and hereinafter called the “Project Improvements”; and WHEREAS, the new Project Improvements will occupy a portion of the MID Facility, which portion is hereinafter referred to as the “Area of Common Use”, as described in Exhibit “A” and shown in Exhibit “B” of the Resolution.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Riverbank hereby declares the following:

1. The City Council authorizes the City Manager to enter into an Agreement Consenting to Common Use between the City of Riverbank and Modesto Irrigation District.

PASSED AND ADOPTED by the City Council of the City of Riverbank at a regular meeting held on the 22nd day of April, 2025; motioned by Councilmember ______, seconded by Councilmember ______, and upon roll call was carried by the following vote of ___:

AYES:

NAYS:

ABSENT:

ATTACHMENT 1

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CC/LRA- 04/22/2025
CC Resolution 2025-
ABSTAIN:

ATTEST: APPROVED:
________________________ ________________________
Gabriella Hernandez, CMC Rachel Hernandez
City Clerk Mayor
ATTACHMENT 2

ATTACHMENT 3

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Item 9.5 – CC/LRA – 04/22/2025

RIVERBANK CITY COUNCIL / LOCAL REDEVELOPMENT AUTHORITY
AGENDA ITEM NO. 9.5
SECTION 9: CONSENT CALENDAR
Meeting Date: April 22, 2025
Subject: Resolution Authorizing the Submittal of an Application to the San Joaquin Valley Air Pollution Control District for the Clean Alternatives to Fireworks Pilot Incentive Program and
Authorizing the Parks and Recreation Director to Implement the Program
From: Marisela H. Garcia, City Manager
Submitted by: Michael Patton, Parks and Recreation Director

RECOMMENDATION
It is recommended that the City Council consider approval of a resolution authorizing the submittal of an application to the San Joaquin Valley Air Pollution Control District for the Clean Alternatives to Fireworks Pilot Incentive Program and authorizing the Parks and Recreation Director to implement the Program.

SUMMARY
The San Joaquin Valley Air Pollution Control District is offering a grant opportunity through the Clean Alternatives to Fireworks Pilot Incentive Program that would cover 50% of eligible costs for alternatives to firework shows in the area. The Parks and Recreation Department is interested in applying for the program to receive funding to provide a drone show for the upcoming Cheese and Wine Festival. The resolution is a requirement needed for the application to demonstrate that the City approves participation in the program and designating a point of contact for the program if funded. The approval of the resolution does not guarantee the City’s acceptance into the program.

BACKGROUND
The San Joaquin Valley Air Pollution Control District is piloting a program in an attempt to eliminate aerial firework shows in the region in order to promote better air quality. The program is called the Clean Alternatives to Fireworks Pilot Incentive Program and the purpose of the program is to eliminate the option of firework shows at public events and

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Item 9.5 – CC/LRA – 04/22/2025
replace them with healthier alternatives, specifically drone and light shows. The program would cover 50% of eligible expenses to host these shows.

The City of Riverbank currently does not have a community event that uses fireworks.

However, the purpose of this program is to not create new firework shows at community events. The City’s largest event is the annual Cheese and Wine Festival. The Parks and Recreation Department, who is overseeing the Cheese and Wine Festival, believes that adding a drone or light show would enhance the festival experience and create an excellent ending to the event. Department staff have procured quotes for a drone show and they range anywhere from $12,000.00 to more than $40,000.00. With the assistance of this program, staff can realistically consider the option of having a show at the festival in 2025.

The application to join the program is early May. If accepted, funding would be available to utilize at the upcoming Cheese and Wine Festival.

FINANCIAL IMPACT
If accepted, the City would receive financial assistance to host a drone show at the upcoming Cheese and Wine Festival. The program can fund up to 50% of the costs of the show not to exceed $20,000.00. City staff have received quotes for a drone show ranging from $12,000.00 to $40,000.00. The city would need to cover the other 50% of the costs. Staff are creating a budget for the Cheese and Wine Festival and are projecting to have revenues received from the festival to offset the costs.

STRATEGIC PLAN
The City’s Strategic Plan has a goal to ‘continue to seek local, regional, and federal grant opportunities to support City projects, programs, and initiatives …’ Being accepted into this program and receiving financial assistance for the Cheese and Wine Festival would fulfill this goal.

ATTACHMENTS

1. Resolution 2025-

2. Application- Clean Alternatives to Fireworks Pilot Incentive Program

Page 1 of 2 ends

CC/LRA – 04/22/2025
CC Resolution 2025-

CITY OF RIVERBANK
RESOLUTION 2025-

A RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF RIVERBANK, CALIFORNIA

AUTHORIZING THE SUBMITTAL OF AN APPLICATION TO THE SAN JOAQUIN

VALLEY AIR POLLUTION CONTROL DISTRICT FOR THE CLEAN ALTERNATIVES

TO FIREWORKS PILOT INCENTIVE PROGRAM AND AUTHORIZING THE PARKS

AND RECREATION DIRECTOR TO IMPLEMENT THE PROGRAM

THE CITY OF RIVERBANK CITY COUNCIL (HEREAFTER REFERRED TO AS THE “CITY COUNCIL”) DOES HEREBY RESOLVE THAT:

WHEREAS, the San Joaquin Valley Air Pollution Control District (SJVAPCD) has established the Clean Alternatives to Fireworks Pilot Incentive Program to encourage cities and local agencies to pursue environmentally friendly alternatives to traditional fireworks displays; and
WHEREAS, the program aims to reduce air pollution, protect public health, and support innovative and clean forms of celebration during public events, particularly around Independence Day and other major holidays; and
WHEREAS, the City of Riverbank desires to participate in the program by developing and implementing a clean alternative to traditional fireworks displays as part of its public celebrations; and
WHEREAS, the City recognizes the benefits of promoting sustainable and safe community events that minimize environmental impacts while maintaining festive community traditions; and
WHEREAS, the City of Riverbank wishes to authorize the submittal of an application to the San Joaquin Valley Air Pollution Control District and designate the Parks and Recreation Director as the authorized representative to carry out all actions necessary to participate in and implement the program.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Riverbank hereby:

1. The City Council hereby authorizes the submission of an application to the San Joaquin Valley Air Pollution Control District’s Clean Alternatives to Fireworks Pilot Incentive Program.

ATTACHMENT 1

Page 2 of 2 ends

CC/LRA – 04/22/2025
CC Resolution 2025-

2. The City Council designates the Parks and Recreation Director as the authorized representative to prepare and submit the application, execute all related documents, and take any actions necessary for the implementation and administration of the Clean Alternatives to Fireworks program on behalf of the City.

3. This Resolution shall take effect immediately upon its adoption.

PASSED AND ADOPTED by the City Council of the City of Riverbank at a regular meeting held on the 22nd day of April, 2025; motioned by Councilmember __________, seconded by Councilmember __________, and upon roll call was carried by the following City Council vote of ______:

AYES:

NAYS:

ABSENT:

ABSTAINED:

ATTEST: APPROVED:
________________________________ __________________________ Gabriela Hernandez, CMC Rachel Hernandez
City Clerk Mayor
Clean Alternatives to Fireworks Pilot Incentive Program Page 1 of 3 March 2025

COMMUNITY INCENTIVES
Clean Alternatives to Fireworks
Pilot Incentive Program Application
Applicant Information
Entity Name of Sponsoring Organization (as it appears on Form W-9):

Mailing Address: City: State: ZIP Code:

Physical Address: City: State: ZIP Code:

County:
 Fresno  Kern (Valley Portion)  Kings  Madera  Merced  San Joaquin  Stanislaus  Tulare  Other (please identify):

Primary Contact Information
Name: Title:

Phone Number: Fax Number: E-Mail:

Event Information
Event Name:

Address of Event: Date of Event:

Estimated Attendance: Public Display License, if displaying fireworks (if available):

Estimated total cost of celebratory display (include cost of fireworks, if it is part of the show):
$
Estimated total cost of the clean alternative to fireworks portion of the celebratory display:
$
Funding requested from SJVAPCD for the clean alternative to fireworks portion of the celebratory display:
$
ATTACHMENT 2
Clean Alternatives to Fireworks Pilot Incentive Program Page 2 of 3 March 2025
If a contractor for the clean alternative to fireworks has already been selected for your project, please provide their information below. Please indicate “N/A” if a contractor has not been selected.

Company Name: Website:

Main Contact: Phone Number: Email:

Please provide as much information as possible for the following questions. While this information is required for funding, your application will not be deemed ineligible if information is not immediately available. District staff will work with you to assist in completing the application.

Please describe the clean alternative to fireworks that you are proposing to use for the event in this application (i.e., drones, laser lights, etc.), including the contractor(s) that you will be working with.

What is the estimated duration of the clean alternative to fireworks portion of the show? Will the clean alternative to fireworks be used simultaneously with fireworks or have its own dedicated time? Describe the amount of fireworks that will be reduced by using the clean alternative to fireworks. For example, explain the number and/or types of fireworks that would be replaced by using the clean alternative to fireworks, etc.

Clean Alternatives to Fireworks Pilot Incentive Program Page 3 of 3 March 2025
The following Certifications section must be signed by an authorized individual in the organization/business/agency that, if approved for funding, can enter into a legal binding agreement with the San Joaquin Valley Air Pollution Control District for their project, and make financial decisions and/or guarantees on behalf of the organization/business/agency identified on this application.

Certifications
By signing this document, I certify that I have read the Community Incentives Clean Alternative to Fireworks Pilot Incentive Program Eligibility Criteria and Application Guidelines (Program Guidelines) and agree to ALL of its terms and conditions.

Submitting an application to the San Joaquin Valley Air Pollution Control District (SJVAPCD) does not guarantee funding.

Funding is awarded on a first-come, first-served basis for complete and eligible applications, until program funds are exhausted. If selected for funding, I agree to meet all of the requirements in the Program Guidelines.

I hereby certify that all information provided in this application and any attachments are true and correct to the best of my knowledge.

Application Checklist
When submitting an application for consideration, please include all of the following documents. An incomplete application packet will lengthen the application processing time and delay incentive funding. A complete application packet includes the following items:
 Completed Application (Pages 1 - 3), no fields blank. Please type N/A for those fields not applicable.  Itemized Quote for the Event. The quote must include contract costs for drone shows, laser lights shows, or other alternatives deemed eligible on a case-by-case basis, and local permitting costs.  First page of IRS Form W-9. The name listed on the W-9 must match the name listed on the application. The form can be accessed on the IRS’s website: https://www.irs.gov/pub/irs-pdf/fw9.pdf  For public agencies only: Resolution from the Applicant’s governing body (i.e. City Council or County Board of Supervisors), authorizing the submittal of the application and identifying the individual and/or title of the individual authorized to implement the clean alternative to fireworks program. Other documentation signed by a duly authorized official with authority to make financial decisions can be submitted in lieu of a resolution.  For businesses: A copy of your current business license.

Complete applications can be submitted via one of the following methods:

EMAIL: [email protected], Subject Line: CAF Pilot Program MAIL or HAND-DELIVERY: San Joaquin Valley Air Pollution Control District Attention: Grants & Incentives Department
1990 East Gettysburg Avenue
Fresno, California 93726
Signing Authority’s Printed Name Title Email
Signing Authority’s Signature Date

Page 1 of 4 ends

Item 11.1 – CC/LRA 04/22/2025

RIVERBANK CITY COUNCIL / LOCAL REDEVELOPMENT AUTHORITY
AGENDA ITEM NO. 11.1
SECTION 11: UNFINISHED BUSINESS
Meeting Date: April 22, 2025
Subject: Consideration of a Fee Waiver Request and Permanent Local Housing Allocation Plan Amendment Request by Central Valley Community Resources, Inc. for the Riverbank Residential Home Village Project
From: Marisela H. Garcia, City Manager

RECOMMENDATION
It is recommended that the City Council consider the Fee Waiver Request and Permanent Local Housing Allocation Plan Amendment Request submitted by Central Valley Community Resources, Inc. for the Riverbank Residential Home Village Project. Should Council be open to the request, Council can adopt the proposed Resolution.

SUMMARY
At the January 28, 2025 meeting the City Council authorized the re-allocation of approximately $1.5 million in funds received from a direct allocation via the State of California budget requested by Senator Eggman to support a project by Central Valley Community Resources, Inc. (CVCR). On February 25, 2025 the City Council adopted a Resolution authorizing the submittal of a joint application between the City and CVCR for funding via the Homekey+ Program for $20,000,000. This item was initially heard at the March 11, 2025 meeting where Council requested this return for consideration after a predevelopment meeting was held with the Planning Department.

BACKGROUND
Central Valley Community Resources, Inc. (CVCR) is a local nonprofit organization in the City of Riverbank. Recently, the City and CVCR had been working together to develop a transitional/permanent supportive housing project on city-owned property. Unfortunately, the project was not able to move forward due to the decision to develop a park site on the property instead.

Page 2 of 4 ends

Item 11.1 – CC/LRA 04/22/2025
As such, CVCR continued to find ways to assist the community and is proposing the development of a permanent supportive housing project on a piece of land that is currently on the market at the Northwest corner of Morrill & Oakdale Road, including a vacant lot next door. CVCR and the property owner are currently working on a Letter of Intent to purchase the land should CVCR be successful in obtaining the grant funding. At the January 28, 2025 meeting the City Council authorized the re-allocation of approximately $1.5 million in funds received from a direct allocation via the State of California budget requested by Senator Eggman to support a project by CVCR, and on February 25th Council approved the submittal of a joint application to the Homekey+ Program.

CVCR proposes the development of a 67-unit permanent supportive housing project that will incorporate wrap around services for its residents. Their target population will focus on those who are at risk of being homeless, such as young adults ages 18 and over, seniors, behavioral health, veterans, and families with children, including Farmworkers and Native Americans. The funding must be used to be able to provide easy access to behavioral health services for their target population. These services will include counseling, vocational training, substance abuse support, and health care coordination In order to help them achieve their required capital and operating match CVCR has asked that the City Council consider a waiver of local (city) fees that would be associated with the building permits necessary for the construction of the site and an allocation of the final three years of the Permanent Local Housing Allocation funding that the City is entitled to.

FEE WAIVER REQUEST
In an effort to reduce the cost to construct the project and to reflect a local match for the grant application, CVCR has submitted a request (Exhibit A) to have fees waived that are associated with the issuance of a city building permit. These fees would be waived on all 67 units being proposed and include the following:

1. Building Permit Fees: These fees are based on the projected valuation of the project and include fees that offset city inspection services.

2. Building File Fee Maintenance: Fees cover the cost to update our Laserfiche files to ensure that a permanent record of the development is kept within City files.

3. System Administration Fee: This fee is charged to all new development to provide a funding source to offset the cost of administrating our system development fee capital improvement program.

4. System Fee Report Preparation: This fee is charged to all new development to offset costs associated with updating city GIS files and Planning Commission and City Council records.

5. Sewer & Water Connection Fees: This fee is charged to all development that ties into our sewer and water system. This fee is considered a “buy-in” fee to assist in upgrading existing infrastructure.

Page 3 of 4 ends

Item 11.1 – CC/LRA 04/22/2025

6. Utility Deposit: This deposit is charged to all new utility accounts and provides a source of payment in the event utility bills are not paid.

7. Plan Check Fees: All new building construction undergoes a plan check process to ensure that the building complies with the current building codes. The City has a third-party consultant who performs this review and these fees offset the cost of that contract.

8. Impact Fees: Also known as System Development Fees, are charged to all new development in order to mitigate the cost of the impact of the development on city infrastructure. This fee also funds new infrastructure necessary to serve the development.

Exhibit A details CVCR’s rationale for waiving of these fees. The total approximate cost of this fee waiver request is $2,164,628.45. The developer also requested the waiver of State & County fees of which the City does not have the jurisdiction to waive, therefore those are not part of the request to Council.

PERMANENT LOCAL HOUSING ALLOCATION PLAN AMENDMENT
At the Special July 16, 2020 City Council meeting, the Council adopted a Resolution approving the Five-Year Permanent Local Housing Formula Allocation Plan as part of our submittal of an application to the State Department of Housing and Community Development for the Permanent Local Housing Allocation (PLHA) Grant Program. The Plan was subsequently amended to allocate funding for the River Terrace (Ward Villas) Project, and in August 2024 the City Council once again amended the Plan in order to incorporate funding for Stanislaus Equity Partners for the Bridge Covenant Village Development. The Plan Amendment re-assigned the 2019 and 2020 Allocations to this project while leaving the 2021, 2022, and 2023 Allocations as follows:

Funding Year Activity % Allocation
2019 Activity 1 - Affordable Rental 100%
2020 Activity 1 - Affordable Rental 100%
2021 Activity 6 - Assisting Persons at Risk of
Homelessness – Transitional Housing
New Construction
20%
Activity 7 - Housing Rehab Program 20%
Activity 8 - Housing Acquisition & Rehab 20%
Activity 9 - First Time Homebuyers 40%
2022 Activity 6 - Assisting Persons at Risk of
Homelessness – Transitional Housing
New Construction
20%
Activity 7 - Housing Rehab Program 20%

Page 4 of 4 ends

Item 11.1 – CC/LRA 04/22/2025
Activity 8 - Housing Acquisition & Rehab 60%
2023 Activity 6 - Assisting Persons at Risk of
Homelessness – Transitional Housing
New Construction
20%
Activity 7 - Housing Rehab Program 20%
Activity 8 - Housing Acquisition & Rehab 60%
The Developer has requested that 100% of the funding for the 2021, 2022, and 2023 year be re-allocated to Activity 1 – Affordable Rental in order to assist with the construction of their project (Exhibit B). This would allocate approximately $417,298 in funding that the City is eligible for over the next three years. Other potential uses for the funds include operational funds for Sierra House.

UPDATE
As requested by the City Council at the March 11, 2025 meeting the CVCR Development team submitted a draft Site Plan for review by City Staff as part of the Pre-Application/PreDevelopment process. This review allows for staff to provide preliminary feedback on the applicable land use regulations, infrastructure requirements, and design considerations that must be taken into account as part of the formal submittal of a development application. In this case, the review also took into account the developments compliance with the Crossroads West Specific Plan as the two properties in question are located within this plan area. A copy of the initial feedback provided is attached here as Exhibit C.

STRATEGIC PLAN
This item directly addresses the City Council’s Strategic Plan Goal to “Enhance Quality of Life” which has an Objective to “Engage the community and non-profit partners in the development of programs, facilities, transitional housing and/or solutions for homeless services.”

FINANCIAL IMPACT
If approved, the total fees waived will be $2,164,628.45 and the amount of funds allocated from the PLHA program will be $417,298.

ATTACHMENTS

1. Resolution
a. Attachment A – Homekey+ Fee Waiver

2. Exhibit A – Fee Waiver Request

3. Exhibit B – PLHA Funding Allocation Request

4. Exhibit C – Pre-Application/Pre-Development Review

5. Project Frequently Asked Questions

Page 1 of 2 ends

CC/LRA – 04/22/2025
CC Resolution 2025-

CITY OF RIVERBANK
RESOLUTION 2025-

A RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF RIVERBANK, CALIFORNIA

APPROVING A FEE WAIVER REQUEST AND A PERMANENT LOCAL HOUSING

ALLOCATION PLAN AMENDMENT REQUEST SUBMITTED BY CENTRAL VALLEY COMMUNITY RESOURCES, INC. FOR THE RIVERBANK RESIDENTIAL HOME

VILLAGE PROJECT

THE CITY OF RIVERBANK CITY COUNCIL (HEREAFTER REFERRED TO AS THE “CITY COUNCIL”) DOES HEREBY RESOLVE THAT:

WHEREAS, at the January 28, 2025 meeting the City Council authorized the allocation of $1.5 million in funds to support The Riverbank Residential Home Village Project (“the Project”); and
WHEREAS, at the February 25, 2025 meeting the City Council adopted Resolution 2025-013 authorizing the submittal of a joint application between the City and Central Valley Community Resources, Inc. (“CVCR”) to the Homekey+ Program for $20,000,000 in grant funding for the construction and operation of the Project; and WHEREAS, Homekey+ offers a 1:1 match for any locally committed funds which means that every dollar allocated by the City would be doubled by the State; and WHEREAS, CVCR has submitted a request for the City Council to consider a waiver of approximately $2,164,628.45 in City Fees, including Building Permit Fees, Building File Maintenance Fee, System Administration Fee, System Fee Report Preparation, Sewer Connection Fee, Water Connection Fee, Utility Deposit, Plan Check Fee, and Impact Fee; and
WHEREAS, CVCR has also submitted a request that the City approved a Plan Amendment for the Permanent Local Housing Allocation Program to allocate 100% of the grant funds for the 2021, 2022, 2023 to Activity 1 - Affordable Rental Housing Construction for an approximate amount of $417,298; and WHEREAS, the approval of these requests will ensure the affordability of the project by decreasing construction costs.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Riverbank hereby authorizes the waiver of City Fees as reflected in Attachment 1 and approves the PLHA Plan Amendment for the 2021, 2022, and 2023 funding years.

ATTACHMENT 1

Page 2 of 2 ends

CC/LRA – 04/22/2025
CC Resolution 2025-
PASSED AND ADOPTED by the City Council of the City of Riverbank at a regular meeting held on the 22nd day of April, 2025; motioned by Councilmember __________, seconded by Councilmember __________, and upon roll call was carried by the following City Council vote of ______:

AYES:

NAYS:

ABSENT:

ABSTAINED:

ATTEST: APPROVED:
________________________________ __________________________ Gabriela Hernandez, CMC Rachel Hernandez
City Clerk Mayor
Attachment: Central Valley Community Resources, Inc. Fee Waiver ATTACHMENT; A
City of Riverbank
Attn: City Council
Marisela Garcia
City of Riverbank
6707 Third Street
Riverbank, CA 95367
Riverbank Residential Home Village Development Fee Waiver Request Dear City Council,
Riverbank Residential Home Village Development Fee Waiver Request CVCR, a local 501(c)(3) nonprofit organization, in partnership with Rebuilding Green, is working to develop a 67-unit tiny home community as permanent supportive housing for families, transitional-age youth, and veterans who are at risk of or experiencing homelessness. This development will also include a supportive services center, designed to offer critical resources to the residents.

The total estimated cost for the development of the 67 units is $23,140,198, which equates to approximately $345,376 per unit. This is a relatively low cost compared to current market rates for similar developments, and it reflects an efficient use of funds. We are able to achieve these cost savings through the use of manufactured homes, which streamline the construction process and reduce material costs by eliminating waste.

As a 501(c)(3) organization, CVCR has dedicated all available resources to providing services to those in need, making use of nontraditional funding sources for this project. The current capital stack includes $1.5 million in Eggman funds contributed by the City of Riverbank. We are actively seeking additional grant funding, including through Homekey+ and the Permanent Local Housing Allocation (PLHA), both of which are administered by the City of Riverbank. The Homekey+ program offers a 1:1 match for any outside funds secured for the project, and our team is working diligently to identify additional funding opportunities that will leverage this match.

To ensure the financial feasibility of this project, we are requesting a waiver from the City of Riverbank for the following development impact fees:

ATTACHMENT: A

1. Permit Fees
Building Permit: $57,139.02
Although the City relies on permit fees to support various city activities, we request that this fee be waived due to the fact that this project is a prevailing wage public works project, and it will be subject to a 55-year regulatory agreement to maintain affordability at 30% AMI. This significantly reduces the revenue potential of the project, which is intended solely to cover operational costs.

Building File Maintenance Fee: $314
Given that this is a prevailing wage project, we request that this fee also be waived, in line with the public works nature of the project.

2. System Admin Fee
System Admin Fee: $95,003.30
As this project addresses the City’s RHNA development goals and serves the local community, we respectfully request that this fee be waived. The City has already allocated resources toward the administration of this project, and it has contributed funds toward its success.

3. System Fee Report Preparation
System Fee Report Prep: $646
We request a waiver for this fee as it adds to the overall cost of the project and may not be necessary due to the simplicity of the proposed infrastructure.

4. Sewer and Water Connection Fees
Sewer Connection: $29,840
Water Connection: $33,600
Our project is designed with water conservation in mind, incorporating drought-resistant plants, high-efficiency fixtures, and measures to minimize runoff. Additionally, the project will cover the cost of installing any new infrastructure on-site, which is expected to exceed $1 million. Given these efforts, we believe charging for these connections would be counterproductive to the sustainability goals of the project.

5. Utility Deposit
Utility Deposit: $10,880
This deposit should be waived due to the significant financial contributions the project is already making to the community through infrastructure improvements. These efforts will benefit the utility systems and support long-term community growth.

ATTACHMENT:A

6. Plan Check Fees
Plan Check: $37,140.13
The proposed development is consistent with the current zoning for the property, and the design is straightforward due to the use of HUD-certified manufactured homes. These homes require less civil design and review than traditional single-family homes. Therefore, we request that the plan check fee be waived to improve the feasibility of the project.

7. State Fees THE CITY DOES NOT HAVE JURISDICTION OVER WAIVER OF THESE FEES
Seismic: $786.02
Building Standards Administration: $224
The pre-manufactured homes will be HUD-certified for structural integrity, and the design minimizes seismic risk due to their pit-set foundations. Given these factors, we request that both of these state fees be waived.

8. Impact Fees
Streets/Public Works: $281,655.25
This project will not generate significant traffic, as many residents will not own vehicles and will instead rely on public transportation or other alternative modes of transit. Given the project’s target population and nonprofit status, we request a waiver for this fee.

Water: $646,853.50
As mentioned, this project is designed with a focus on water conservation, using droughtresistant landscaping and water-efficient fixtures. In addition, the project will fund over $1 million in new on-site water infrastructure, making this fee redundant.

Waste Water: $250,863
This project is also focused on minimizing water usage, and any wastewater infrastructure required will be funded by the project.

Storm Drainage: $289,124.25
To reduce the storm drainage impact, the project will utilize porous materials such as gravel, rain barrels, and possibly retention ponds to manage water runoff effectively.

Parks and Recreation: $315,235
The development will include open spaces such as picnic areas, a playground, and a services center for youth programming. This project will provide the required open spaces for residents, and as a result, we believe it will create minimal demand on the City’s Parks and Recreation Department, justifying a waiver of this fee.

Police/General Government: $116,335
Providing housing and supportive services to at-risk populations will reduce the strain on local ATTACHMENT: A
emergency services. This project will help alleviate pressure on the police department and other public resources, justifying the waiver of this fee.

County Fees: $481,730 - THE CITY DOES NOT HAVE JURISDICTION OVER WAIVER OF

THESE FEES
This development will work closely with the County COC and Behavioral Health Department to provide housing for clients receiving services from those agencies. The project will reduce the need for additional county resources and will be a valuable asset to the community.

Conclusion
By waiving these fees, the City of Riverbank will make a meaningful investment in the success of the Riverbank Residential Home Village project, helping to close the funding gap and ensure the development’s feasibility. With the requested fee waivers, we can leverage additional funding to further reduce costs and make this essential project a reality.

We respectfully request that you consider this waiver request to support the creation of permanent supportive housing for vulnerable populations in Riverbank. Should you need any further information or clarification, please do not hesitate to contact us.

NONE
Stanislaus County

HUGHES, MALON
OWNER
,

DESCRIPTION OF FEES
PERMIT ADDRESS:

APPLICANT
OWNER

CONTRACTOR

ENGINEER
VALUATION: $72,433.95
BUILDING SF: 643
DESCRIPTION OF WORK:

TINY HOME PROJ. - MORRILL & OAKDALE RD
APN #:

LOT #: TRACT #:

ZONE:

OCC CODE:

ARCHITECT
Special Instructions or Comments:

This is an estimate of Building Permit Fees. The actual permit fees may change depending on the scope of project and/or valuation given at time of issuance.

DEVELOPMENT SERVICES DEPARTMENT

CITY OF RIVERBANK
6707 Third Street Riverbank, CA 95367
(209) 863-7128
RIVERBANK CA 95367

ESTIMATE OF PERMIT FEES
Please use this application number when refering to this estimate: 2025000112 Date Applied: 2/13/2025
Permit Fees
Building Permit 101 000 000 450 030 800.79
Building File Maintenance Fee 212 000 000 600 200 4.50
System Fee Admin Fee 211 000 000 665 010 1,353.50
System Fee Report Prep 161 000 000 675 281 9.50
Sewer Connection 430.00 158 000 000 660 050
Water Connection 475.00 157 000 000 600 150
Utility Deposit 114 000 000 200 150 160.00
Plan Check Fees
Plan Check 101 000 000 600 090 520.51
State Fees
Seismic 101 000 000 200 220 9.42
Building Standards Administrati 101 000 000 200 210 3.00 Impact Fees
Streets / Public Works 205 000 000 675 330 3,688.00
Water 206 000 000 675 330 9,463.00
Waste Water 207 000 000 675 330 3,591.00
Storm Drainage 208 000 000 675 330 3,921.00
Parks and Recreation 209 000 000 675 330 4,705.00
Police / General Government 210 000 000 675 330 1,702.00 County Fees 112 000 000 200 200 7,190.00
TOTAL FEES 38,026.22
ATTACHMENT 2
NONE
Stanislaus County

HUGHES, MALON
OWNER
,

DESCRIPTION OF FEES
PERMIT ADDRESS:

APPLICANT
OWNER

CONTRACTOR

ENGINEER
VALUATION: $553,125.00
BUILDING SF: 4,425
DESCRIPTION OF WORK:

COMMUNITY BLDG. 4, 425 SQ. FT.

APN #:

LOT #: TRACT #:

ZONE:

OCC CODE:

ARCHITECT
Special Instructions or Comments:

This is an estimate of Building Permit Fees. The actual permit fees may change depending on the scope of project and/or valuation given at time of issuance.

DEVELOPMENT SERVICES DEPARTMENT

CITY OF RIVERBANK
6707 Third Street Riverbank, CA 95367
(209) 863-7128
RIVERBANK CA 95367

ESTIMATE OF PERMIT FEES
Please use this application number when refering to this estimate: 2025000113 Date Applied: 2/13/2025
Permit Fees
Building Permit 101 000 000 450 030 3,486.09
Building File Maintenance Fee 212 000 000 600 200 12.50 System Fee Admin Fee 211 000 000 665 010 4,318.80
System Fee Report Prep 161 000 000 675 281 9.50
Sewer Connection 1,030.00 158 000 000 660 050
Water Connection 1,775.00 157 000 000 600 150
Utility Deposit 114 000 000 200 150 160.00
Plan Check Fees
Plan Check 101 000 000 600 090 2,265.96
State Fees
Seismic 101 000 000 200 220 154.88
Building Standards Administrati 101 000 000 200 210 23.00 Impact Fees
Streets / Public Works 205 000 000 675 330 34,559.25
Water 206 000 000 675 330 12,832.50
Waste Water 207 000 000 675 330 10,266.00
Storm Drainage 208 000 000 675 330 26,417.25
Police / General Government 210 000 000 675 330 2,301.00 TOTAL FEES 99,611.73
Fee Estimate Does Not Include:
- Elec., Plumbing & Mechanical calcs.
- County Impact Fee
- Fire Review & Impact Fees
- Modesto School Impact Fees

EXHIBIT B
Central Valley Community Resources
3/3/25
City of Riverbank
Attn: City Council
Marisela Garcia
City of Riverbank
Subject: Request to Adjust PLHA Allocation for Riverbank Residential Home Village Dear City Council,
I am writing to formally request that the City of Riverbank adjust its current allocation of Permanent Local Housing Allocation (PLHA) funds to allow the Riverbank Residential Home Village to receive the full $600,000 allocation over three years, rather than the currently designated 20% of that amount. This adjustment would significantly enhance the project’s financial feasibility and ensure the successful development of much-needed permanent supportive housing in Riverbank.

The Riverbank Residential Home Village, a partnership between CVCR, a local 501(c)(3) nonprofit organization, and Rebuilding Green, is a planned 67-unit tiny home community designed to provide permanent supportive housing for families, transitional-age youth, and veterans who are experiencing or at risk of homelessness. The project will also include a supportive services center to assist residents in achieving long-term stability.

The Homekey program presents a critical opportunity for the City of Riverbank to maximize its impact by leveraging state funding. Homekey offers a 1:1 match for any locally committed funds, meaning that every dollar allocated from the City’s PLHA funds would be doubled by the state. By committing the full $600,000 over three years, the City could effectively secure an additional $600,000 in state funding, bringing a total of $1.2 million in crucial support for this project. This increased funding would help close the financial gap and ensure the timely completion of the development.

Given the urgent need for affordable and supportive housing in our community, we respectfully urge the City to adjust its PLHA allocation strategy to prioritize this project at the full funding level. This adjustment aligns with the City’s goals of addressing homelessness, expanding affordable housing, and maximizing available state funding opportunities to serve the community efficiently.

We appreciate your consideration of this request and would welcome the opportunity to discuss this matter further.

Sincerely,
Darlene Barber-Martinez

CEO, CVCR
ATTACHMENT 3
Exhibit C ATTACHMENT 4
Exhibit C
Exhibit C
Exhibit C
Exhibit C
Exhibit C
Exhibit C
Riverbank Residential Home Village
Frequently Asked Questions

1. What is the proposed project?
This development will feature 67 (8 ADA units) permanent supportive housing units, each oƯering 643 square feet of living space with two bedrooms and one bathroom. The community is designed to serve individuals experiencing or at risk of homelessness, with 34 units specifically designated for Transitional Age Youth facing similar housing challenges.

The ability for this development to move forward is contingent upon the developer being awarded grant funds for the acquisition, construction, and operations of the project.

2. How was this site selected?
This site was selected based on the availability of the parcels that were placed for sale. The Crossroads West Specific Plan, adopted March 19, 2019, identified these two parcels as High Density Residential which allows for an average of 20+ dwelling units per acre.

3. Has the impact on city services and infrastructure been evaluated? Yes, the impacts on TraƯic, Water, Wastewater, Parks, Fire, Schools, and Police Services were all evaluated as part of the Environmental Impact Report prepared for the Specific ATTACHMENT 5
Riverbank Residential Home Village – FAQ’s
Plan. Information can be located at online at https://www.riverbank.org/437/CrossroadsWest-Specific-Plan.

4. What is Homekey + and how does this development tie into this program? The California Department of Housing and Community Development, in collaboration with the California Department of Veterans AƯairs announced the availability of approximately $2.145 billion of Homekey+ grant funding in November 2024.

Homekey+ funds are a result of the adoption of Proposition 1 passed by California voters in March 2024 and included the Behavioral Health Services Act and the Behavioral Health Infrastructure Bond Act. These Acts allowed the State to issue bonds for funding towards behavioral health related programs, including Homekey+ which is the Permanent Supportive Housing component of these programs.

Homekey+ will support the development of Permanent Supportive Housing for Veterans and individuals with mental health or substance use disorder challenges who are at risk of or experiencing homelessness. Homekey+ continues a statewide eƯort to sustain and rapidly expand Permanent Supportive Housing for people experiencing homelessness.

5. What is the target population to be served?
a. Veterans & their families
b. Unhoused families in Riverbank
c. Foster Youth Aging out of care (Transitional Age Youth, or TAY) Residents must have a need for behavioral, mental, or substance abuse disorder assistance as per the guidelines of the Homekey+ program, one of the funding sources that the development is applying for.

6. Is this a Behavioral Health Facility?
No, this is not a facility specifically designated for the treatment of behavioral health conditions. Rather, it is a residential community designed to oƯer Permanent Supportive Housing for individuals facing behavioral health challenges. By delivering a range of essential daily services, we aim to create a supportive environment that fosters stability, growth, and overall well-being.

7. How will residents be selected?
Stanislaus County has formed a Coordinated Entry System (CES) Policies & Procedures Manual to coordinate the intake, assessment, and referral process to deliver the appropriate resources to individuals and families who are experiencing or at-risk of homelessness.

Riverbank Residential Home Village – FAQ’s
Homeless individuals and families complete a standard triage assessment which includes the use of a Standardized Assessment Tool that identifies the household’s level of vulnerability. Housing providers accept referrals from the system, reducing the need for people to travel the county seeking assistance from every provider separately. The process provides information about service needs and gaps to help plan assistance and identify needed resources in the community.

Additional information regarding the County Policies & Procedures can be found at Coordinated_Entry_System_Policies_and_Procedures_Manual.pdf.

8. What amenities will be provided on-site?
a. Supportive Service Center for residents to receive necessary services such as:
medical, dental, mental health, substance abuse disorders, access to the RESTART Program for life skills, job skills, and any other services needed to reintegrate residents into society.
b. Units will be fully furnished and equipped with air conditioning, a refrigerator, dishwasher, stove, microwave, laundry, and a private porch c. Park Site & Dog Park
d. Outdoor community space
e. Community Garden
f. 20’ Bike Trail along MID Canal

9. What local services are near the site?
a. Grocery shopping: 0.39 miles (Costless), 0.89 mi (SaveMart) & 1.01 mi (Costco) b. Pharmacy: 0.39 miles (CVS)
c. Restaurants: 0.39 miles (Costless Shopping Center, CVS Shopping Center, McDonald’s Shopping Center)
d. Medical Center: 0.73 miles (Riverbank Community Health Center) e. StanRTA Bus Stops: 0.13 miles (Route 24 at Morrill & Lenay Way) & 0.14 miles (Route 60 at Oakdale & Prouty Way)

10.What security features will be included in the project? a. Main automated gate for vehicle/pedestrian access on Morrill Road b. 6’ masonry wall along the perimeter
c. On-site manager
d. 24 hr. security
e. Surveillance camera inside and on the perimeter of the complex f. Lighting
Riverbank Residential Home Village – FAQ’s

11.Is this project considered Transitional (Interim) or Permanent Supportive Housing? This project will be considered permanent supportive housing. However, the project will follow State income guidelines to determine the level of rent that will be charged to each resident or family. While the project hopes to rely on rental subsidies, such as housing vouchers, to provide the income necessary for the operations of the site, the project is intended to help residents become self-suƯicient and as their income grows be able to help them achieve alternative housing or home ownership.

12.How will the city ensure that the site is going to be properly maintained? All grant funding awarded by the State of California Department of Housing & Community Development requires that sites comply with the National Standards for Physical Inspection of Real Estate (NSPIRE). The Standards provide the protocol to ensure that all property maintenance standards are met. On-site inspections are conducted annually and reported to the State.

13.How is this project going to be funded?
The project intends to use the following funding sources for the acquisition, construction, and operations of the project:
a. $1.5 million from the City of Riverbank set-aside allocation under Senate Bill 326 (Eggman)
b. $20 million in Homekey+ Grant Funds (if awarded)
c. CalAIM: Amount to be determined
d. Tenant-Based Housing Vouchers (also known as rental subsidies): Amount to be determined
e. Rent Payments from Tenants: Amount to be determined
The developer also requests that the City Council consider allocating the City’s Permanent Local Housing Allocation (PLHA) Funds. In 2017 SB 2 was adopted as part of a 15-bill housing package aimed at addressing the state’s housing shortage and high housing costs.

Specifically, it established a permanent source of funding intended to increase the aƯordable housing stock in California. The revenue from SB 2 will vary from year to year, as revenue is dependent on real estate transactions with fluctuating activity. The legislation directs the California Department of Housing and Community Development (HCD) to use 70 percent of the revenue collected, beginning in calendar year 2019, to provide financial assistance to local governments for eligible housing-related projects and programs to assist in addressing the unmet housing needs of their local communities.

14.What are the next steps for the development to move forward? If the project is successful in receiving grant funds, the next steps would include:
a. Acquisition of the 2 parcels
Riverbank Residential Home Village – FAQ’s
b. Sign Regulatory Agreement with the City
c. Complete development plans including site plans and infrastructure building plans d. Submit Development Application
e. StaƯ to review application for completeness
f. Hold Public Hearing at Planning Commission for Architecture & Site Plan Review g. If approved by Planning Commission, submit infrastructure plans for plan review h. If approved by Planning Commission, submit building permit plans for plan review i. If approved by Planning Commission, apply for grading permits to begin land preparation.
j. If approved by Planning Commission, install necessary infrastructure. k. if approved by Planning Commission, begin construction.

Page 1 of 5 ends

Item 12.1 – CC/LRA – 04/22/2025

RIVERBANK CITY COUNCIL / LOCAL REDEVELOPMENT AUTHORITY
AGENDA ITEM NO. 12.1
SECTION 12: NEW BUSINESS
Meeting Date: April 22, 2025
Subject: A Resolution of Concurrence and Support of the Consolidated Plan for Fiscal Years 2025-2029 And Annual Action Plan (AAP) For Fiscal Year (FY) 2025-2026 prepared by the Stanislaus County Urban County and Stanislaus Home Consortium
From: Marisela H. Garcia, City Manager
Submitted by: Tammy Alcantor, Assistant City Manager
Lety Ibanez, Housing Specialist

RECOMMENDATION
It is recommended that the City Council open the community meeting, accept public comment, and consider adopting a Resolution of Concurrence with Stanislaus Urban County and the Stanislaus HOME Consortium Fiscal Year (FY) 2025-2026 Annual Action Plan and Consolidated Plan for Fiscal Years 2025-2029 and support of submission to the HUD.

SUMMARY
In June 2019, the City became part of the Stanislaus County Urban County (“Urban County”) and HOME Consortium for a direct allocation of Community Development Block Grant (CDBG) and HOME Investment Partnership funding from the federal Department of Housing and Urban Development (HUD). Every five years the Urban County and HOME Consortium are required to prepare a Five-Year Consolidated Plan which discusses, amongst other things, the projects that will be undertaken by the entities in the Urban County and the Consortium. The City of Riverbank held a Community Meeting on April 9, 2025 to accept public comments on the Draft Plan and consider adoption of a Resolution of Concurrence.

BACKGROUND
The City in partnership with Stanislaus County that together with the cities of Ceres, Hughson, Newman, Oakdale, Patterson, Riverbank, and Waterford form the Stanislaus Urban County for purposes of receiving U.S. Department of Housing and Urban Development (HUD) Community Development Block Grant Program (CDBG) and

Page 2 of 5 ends

Item 12.1 – CC/LRA – 04/22/2025
Emergency Solutions Grants (ESG) Program funding. Stanislaus County is the lead entity with responsibility for implementing and administering CDBG and ESG funding.

Stanislaus County is also the lead entity for the Stanislaus HOME Consortium, established on July 1, 2023, that includes all the Stanislaus Urban County member cities and the City of Turlock. Participation in the Stanislaus Urban County and the Stanislaus HOME Consortium enables the County and participating jurisdictions to access funds directly from the federal government for the Community Development Block Grant (CDBG) and Home Investment Partnership (HOME) Programs, rather than compete for funds through the State. The Consolidated Plan outlines the goals and objectives for funding for the next five years of 2025-2029 to assist low-income households and persons in the areas of housing, public infrastructure, public services and homeless assistance and prevention.

The FY 2025-2026 Annual Action Plan covers CDBG, ESG and HOME projects and funded programs for the upcoming fiscal year. As of the date of this staff report the final HUD allocations for the CDBG, ESG and HOME programs had not been released, once released the funding allocations for all members of the Urban County and Consortium will be adjusted proportionally. The estimated funding allocations in the draft AAP are based on the Fiscal Year 2024-2025 HUD funding and are only used as projections per HUD guidance.

CDBG
For Fiscal Year 2025-2026, it is anticipated that the City of Riverbank will be allocated approximately $145,065 under the Community Development Block Grant (CDBG) Program (see attached allocation chart). The goals of the CDBG program as established under the federal CDBG programs guidelines are as follows: 1) to provide decent housing; 2) to provide a suitable living environment; and 3) to expand economic opportunities.

The City of Riverbank CDBG allocation for FY 2025-2026, Annual Action Plan (AAP) will be utilized for the following projects:

FY 2025-26--AAP
Project Location Cost Estimate
Water and Sewer Line
Replacement
High Street / Riverside
Drive
$771,000
Total FY 2025-26 Funding accumulated
from prior year’s funding
$771,000
The City of Riverbank CDBG allocation for FY 2025-2029, Consolidated Plan (Con Plan) will be utilized for the following projects:

FY 2025-26
Project Location Cost Estimate

Page 3 of 5 ends

Item 12.1 – CC/LRA – 04/22/2025
Pioneer Park Improvements
and ADA Updates
Corner of 1st Street &
High Street
$145,064
Total FY 2025-26 $145,064
FY 2026-27
Project Location Cost Estimate
Texas and Kansas Sewer
Line Replacement
Texas Avenue and
Kansas Avenue
$130,064
Pioneer Park Improvements
and ADA Updates
Corner of 1st Street &
High Street
$15,000
Total FY 2026-27 $145,064
FY 2027-28 & FY 28-29
Project Location Cost Estimate
Texas and Kansas Sewar
Line Replacement
Texas Avenue and
Kansas Avenue
$290,128
Total FY 2027-28 & FY 28-
29 $290,128
FY 29-30
Project Location Cost Estimate
Texas and Kansas Sewar
Line Replacement
Texas Avenue and
Kansas Avenue
$145,064
Total FY 2029 -30 $145,064
HOME
For Fiscal Year 2024-2025, it is anticipated that the City of Riverbank will be allocated approximately $97,544, under the Home Investment Partnership (HOME) Program (see attached allocation chart). The goals of the Consortium as established under the federal HOME program guidelines is to further affordable housing activities benefiting low-income households.

1. REASONS FOR RECOMMENDATION:

This action is required by HUD, as the City of Riverbank is a member of the Stanislaus Urban County and Stanislaus HOME Consortium, for Community Development Block Grant (CDBG) and Home Investment Partnerships Program (HOME) funds.

2. FISCAL IMPACTS:

Page 4 of 5 ends

Item 12.1 – CC/LRA – 04/22/2025
The City will receive approximately $145,064 in CDBG funds and $97,544 in HOME funds from the Stanislaus Urban County Consortium funds, which will be included in the Fiscal Year (FY) 2025-2026 City Budget.

3. EXISTING POLICY / RELATIONSHIP TO THE STRATEGIC PLAN:

N/A

4. POLICY ALTERNATIVES:

N/A

5. INTERDEPARTMENTAL COORDINATION:

N/A

6. PUBLIC PARTICIPATION:

The Stanislaus County Planning and Community Development Department, as the Consortium administrator, has the lead role in the preparation of the Annual Action Plan, which includes the public participation requirement under HUD guidelines.

A series of public meetings were held in each of the Urban County and Consortium member’s jurisdiction. For the City of Riverbank, the community meeting on the Annual Action Plan (AAP) and Consolidated Plan was held on April 22, 2025 at 6 pm at the City Council Chambers.

In addition, the Draft FY 2025-2026 Annual Action Plan and Consolidated Plan for Fiscal Years 2025-2029 have been available for public review in the Stanislaus County Planning and Community Development Department, as well as various locations throughout the County, since April 4, 2025 and public has the availability to comment until May 5, 2025. To date, the city has not received any verbal or written comments regarding the Annual Action Plan and the Consolidated Plan for Fiscal Years 2025-2029.

Any public comments received by members of the public this evening will be forwarded to the County Board of Supervisors for inclusion in the final FY 2025- 2026 Annual Action Plan and Consolidated Plan being submitted to HUD by the County.

7. ENVIRONMENTAL REVIEW:

N/A

8. STEPS FOLLOWING APPROVAL:

Staff will forward any public comments and the resolution of concurrence to the County Board of Supervisors upon Council approval, pursuant to HUD guidelines.

Page 5 of 5 ends

Item 12.1 – CC/LRA – 04/22/2025
ATTACHMENTS:

1. Resolution 2025-XX
Exhibit A: CDBG Project List
Exhibit B: CDBG AAP Area Map

2. FY 25/26 CDBG Funding Allocations Chart

3. FY 25/26 HOME Funding Allocations Chart

4. Stanislaus County Draft Consolidated Plan FY 25-29

Page 1 of 4 ends

CC/LRA – 04/22/2025
CC Resolution 2025-

CITY OF RIVERBANK
RESOLUTION 2025-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERBANK,

CALIFORNIA, OF CONCURRENCE AND SUPPORT OF THE CONSOLIDATED PLAN FOR FISCAL YEARS 2025-2029 AND ANNUAL ACTION PLAN (AAP) FOR FISCAL YEAR (FY) 2025-2026 PREPARED BY THE STANISLAUS COUNTY URBAN

COUNTY AND STANISLAUS HOME CONSORTIUM

THE CITY OF RIVERBANK CITY COUNCIL (HEREAFTER REFERRED TO AS THE “CITY COUNCIL”) DOES HEREBY RESOLVE THAT:

WHEREAS, the Stanislaus Urban County is a recognized U.S. Department of Housing and Urban Development (HUD) Entitlement jurisdiction that is comprised of the Cities of Ceres, Hughson, Newman, Oakdale, Patterson, Riverbank, Waterford and the unincorporated areas of Stanislaus County that is eligible to receive Community Development Block Grant (CDBG) funds and Emergency Solutions Grants (ESG) funds for FY 2025-2026; and
WHEREAS, the Stanislaus HOME Consortium which includes the Stanislaus Urban County and the City of Turlock and the unincorporated areas of Stanislaus County have received Home Investment Partnership (HOME) funds from the U.S. Department of Housing and Urban Development (HUD) for FY 2025-2026; and WHEREAS, a Consolidated Plan and Annual Action Plan are HUD requirements to remain in compliance for federal funding; and
WHEREAS, the City as a member of the Stanislaus Urban County and the HOME Consortium is required to assist the County in the Consolidated Plan and Annual Action Plan planning process to set community priorities, objectives and proposed projects, and WHEREAS, the Draft Consolidated Plan and Annual Action Plan were made available for public review period for the minimum 30 days requirement to allow the public the opportunity to review and provide comments prior to the public hearing by the Stanislaus County Board of Supervisors on May 13, 2025; and WHEREAS, the City hosted a Community Meeting on April 9, 2025 in order to received comments from the public on the proposed Consolidated Plan.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Riverbank hereby adopts the Resolution of Concurrence and Support of the Stanislaus ATTACHMENT 1

Page 2 of 4 ends

CC/LRA – 04/22/2025
CC Resolution 2025-
Urban County and the Stanislaus HOME Consortium to prepare the Consolidated Plan and the AAP for Fiscal Year 2025-2026.

PASSED AND ADOPTED by the City Council of the City of Riverbank at a regular meeting held on the 22
ND day of April, 2025; motioned by Councilmember ,
seconded by Councilmember , and upon roll call was carried by the following City Council vote of :

AYES:

NAYS:

ABSENT:

ABSTAINED:

ATTEST: APPROVED:
________________________________ __________________________ Gabriela Hernandez, CMC Rachel Hernandez
City Clerk Mayor
Attachments:

Exhibit A: CDBG Project List
Exhibit B: Area Eligible Map

Page 3 of 4 ends

CC/LRA – 04/22/2025
CC Resolution 2025-

EXHIBIT A

CDBG PROJECT LIST

FIVE-YEAR CONSOLIDATED PLAN PROJECT LIST AND
FY 2025-26 ANNUAL ACTION PLAN

ANNUAL ACTION PLAN
FY 2025-26
Project Location Cost Estimate
Water and Sewer Line
Replacement
High Street / Riverside Drive $771,000
Total FY 2025-26 Funding from prior years. $771,000

FIVE-YEAR CONSOLIDATED PLAN
FY 2025-26
Project Location Cost Estimate
Pioneer Park Improvements and
ADA Updates
Corner of 1st Street & High
Street
$145,064
Total FY 2025-26 $145,064
FY 2026-27
Project Location Cost Estimate
Texas and Kansas Sewer Line
Replacement
Texas Avenue and Kansas
Avenue
$130,064
Pioneer Park Improvements and
ADA Updates
Corner of 1st Street & High
Street
$15,000
Total FY 2026-27 $145,064
FY 2027-28 & FY 28-29
Project Location Cost Estimate
Texas and Kansas Sewer Line
Replacement
Texas Avenue and Kansas
Avenue
$290,128
Total FY 2027-28 & FY 28-29 $290,128
FY 29-30
Project Location Cost Estimate
Texas and Kansas Sewer Line
Replacement
Texas Avenue and Kansas
Avenue
$145,064
Total FY 2029 -30 $145,064

Page 4 of 4 ends

CC/LRA – 04/22/2025
CC Resolution 2025-

EXHIBIT B

STANISLAUS HOME CONSORTIUM

HOME INVESTMENT PARTNERSHIPS PROGRAM (HOME)
FISCAL YEAR 2025-2026 ANNUAL ACTION PLAN
Estimated FY 2025-2026 HOME Allocation: $1,262,718.33
The table below shows the estimated HOME grant allocation breakdown among Stanislaus HOME Consortium members. Estimate is based on FY 2024-2025 awarded funding.

HOME ALLOCATIONS*

HOME CONSORTIUM MEMBER ALLOCATION
City of Ceres $106,408.00
City of Hughson $94,221.00
City of Newman $100,536.00
City of Oakdale $102,904.00
City of Patterson $98,737.00
City of Riverbank $97,544.00
City of Turlock $116,257.00
City of Waterford $94,475.00
Stanislaus County $135,956.00
Community Housing Development
Organization (CHDO) Set-aside @ 15%
$189,408.00
HOME Total $1,136,446.00
County Administration Total $126,272.33
TOTAL ALLOCATION $1,262,718.33
*Please Note- All allocations will be proportionally increased or decreased from the estimated funding levels to match final allocation amounts. These funds shall be allocated to individual Consortium members and will be required to be committed to an approved project within six (6) months from July 1 of each year unless such deadline is extended by the County. An approved project shall be a project included within a HUD certified Annual Action Plan and approved by the County. If there are no approved projects within 6 months, the funding will be made available to the Consortium members for projects through a Request for Proposal (RFP) selection process by the County.

ATTACHMENT 2

STANISLAUS URBAN COUNTY

COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG)

EMERGENCY SOLUTIONS GRANTS (ESG)
FISCAL YEAR 2025-2026 ANNUAL ACTION PLAN
Estimated FY 2025-2026 CDBG Allocation: $2,335,030
Estimated FY 2025-2026 ESG Allocation: $ 208,317
TOTAL: $2,543,347
The table below shows the estimated CDBG and ESG grant allocation breakdown among Urban County members and special programs based on FY 2024-2025 awarded funding.

ESTIMATED CDBG AND ESG ALLOCATIONS

URBAN COUNTY
MEMBER

ACTIVITIES ADMINISTRATION TOTAL
City of Ceres $213,623 $5,000 $218,623
City of Hughson $158,003 $5,000 $163,003
City of Newman $144,702 $5,000 $149,702
City of Oakdale $163,815 $5,000 $168,815
City of Patterson $176,638 $5,000 $181,638
City of Riverbank $140,064 $5,000 $145,064
City of Waterford $217,545 $5,000 $222,545
Stanislaus County $328,634 $407,006 $735,640
Public Services @14% $325,000 $325,000
Fair Housing $25,000 $25,000
CDBG Total $1,868024 $467,006 $2,335,030
ESG Total $192,694 $15,623 $208,317
TOTAL ALLOCATION $2,060,718 $482,629 $2,543,347
All allocations will be proportionally increased or decreased from the estimated funding levels to match final allocation amounts.

ATTACHMENT 3
Prepared by the Stanislaus County
Department of Planning and Community Development
1010 10th Street, Suite #3400
Modesto, CA 95354
(209) 525-6330 – Fax (209) 525-5911
https://www.stancounty.com/planning/cdbg/plans-and-reports.shtm

STANISLAUS URBAN COUNTY &

STANISLAUS HOME CONSORTIUM

CONSOLIDATED PLAN
FISCAL YEARS 2025 - 2029
This Consolidated Plan includes 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
ATTACHMENT 4
Stanislaus Urban County and the Stanislaus HOME Consortium Stanislaus County
Chairman Buck Condit
Vice Chairman Vito Chiesa
Supervisor- Chance Condit
Supervisor- Mani Grewal
Supervisor- Terry Withrow
City of Newman
Mayor Casey Graham
Councilmember Shane Tomlinson
Councilmember Scott Ball
Councilmember Gisel Pimentel
Councilmember Matthew Harden
Councilmember Mary Moore
City of Riverbank
Mayor Rachel Hernandez
Vice Mayor Cindy Fosi
Councilmember John C. Pimentel
Councilmember Stacy Call
Councilmember Luis Uribe
City of Ceres
Mayor Javier Lopez
Vice Mayor Daniel A. Martinez
Councilmember James Casey
Councilmember Rosalinda L. Vierra
Councilmember Cerina Otero
City of Oakdale
Mayor Cherilyn Bairos
Mayor Pro Tem Christopher Smith
Councilmember Jorod Pitassi
Councilmember Jeff Kettering
Councilmember Kayleigh Gilbert
City of Turlock*
Mayor Amy Bublak
Vice Mayor Rebecka Monez
Councilmember Cassandra Abram
Councilmember Kevin Bixel
Councilmember Erika Philips
City of Hughson
Mayor George Carr
Mayor Pro Tem Randy Crooker
Councilmember Julie Ann Strain
Councilmember Susana Vasquez
Councilmember Alan McFadon
City of Patterson
Mayor Michael Clauzel
Councilmember Gabriela
Hernandez
Councilmember Jessica Romero
Councilmember Kendra Mora
Councilmember Carlos Roque
City of Waterford
Mayor Charlie Goeken
Vice Mayor Jamie Hilton
Councilmember Guadalupe
Gutierrez
Councilmember Christine Harris
Councilmember Elizabeth Talbott
*Note: The City of Turlock is not a member of the Stanislaus Urban County; however, it is a member of the Stanislaus HOME Consortium.

DRAFT
Contents
Executive Summary…………………………………………………………………………………………………………………..……. 1 ES-05 Executive Summary………………………………………………………………………………………………………… 1 Needs Assessment……………………………………………………………………………………………………………..…………… 19 NA-05 Overview……………………………………………………………………..………………………………………………… 19 Needs Assessment Overview…………………………………………………………………………………………………… 19 NA-10 Housing Needs Assessment……………………………………………………………………………………………. 20 Summary of Housing Needs………………………………………………………………………………………………………… 20 Housing Needs Assessment Tables……………………………………………………………………………………………… 21 Housing Needs Summary Tables…………………………………………………………………………………………………. 24 Housing Problems………………………………………………………………………………………………………………………. 25 Cost Burden > 30%........................................................................................................................... 27 Cost Burden > 50%........................................................................................................................... 28 Crowding (More than one person per room)………………………………………………………………………………. 29 Households with Children Present……………………………………………………………………………………………… 30 NA-15 Disproportionately Greater Need: Housing Problems…………………………………………………….. 33 NA-20 Disproportionately Greater Need: Severe Housing Problems…………………………………………. 38 NA-25 Disproportionately Greater Need: Housing Cost Burden………………………………………………… 43 NA-30 Disproportionately Greater Need: Discussion…………………………………………………………………. 46 NA-35 Public Housing………………………………………………………………………………………………………………. 48 NA-45 Homeless Needs Assessment…………………………………………………………………………………………. 58 NA-50 Public Housing Non-Housing Community Development Needs……………………………………… 62 Housing Market Analysis…………………………………………………………………………………………………………………. 64 MA-05 Overview……………………………………………………………..………………………………………………………….. 64 MA-10 Housing Market Analysis: Number of Housing Units………………………………………………………. 67 MA-15 Housing Market Analysis: Cost of Housing…………….…………………………………………….………. 73 MA-20 Housing Market Analysis: Condition of Housing……………………………………………….…….……. 82 MA-25 Public and Assisted Housing…………….………………………………………………………………………….. 91 MA-30 Homeless Facilities and Services…….……………………………………………………………………….……. 96 MA-35 Special Needs Facilities and Services……………………………………………………………………………. 96 MA-40 Barriers to Affordable Housing..…….……………………………………………….……………………………. 104 MA-45 Non-Housing Community Development Assets…………………………………………………………….. 106 MA-50 Needs and Market Analysis Discussion…………..……………………………………………………………. 123 MA-60 Broadband Needs of Housing Occupied by Low-and Moderate-Income Households……… 130 DRAFT
MA-65 Hazard Mitigation……………………………………………………………………………………………….………. 131 Strategic Plan……………………………………………………………………………………………………………………..…………… 135 SP-05 Overview…………………………………………………………………………………………………………………………. 135 SP-10 Geographic Priorities………………………………………………………………………………………………………. 136 SP-25 Priority Needs…………………………………………………………………………………………………………………. 137 SP-30 Influence of Market Conditions………………………………………………………………………………………… 148 SP-35 Anticipated Resources……………………………………………………………………………………………………… 148 SP-40 Institutional Delivery Structure………………………………………………………………………………………… 154 SP-45 Goals-Goals Summary Information………………………………………………………………………………….. 159 SP-50 Public Housing Accessibility and Involvement………………………………………………………………….. 164 SP-55 Strategic Plan Barriers to Affordable Housing………………………………………………………………….. 165 SP-60 Homelessness Strategy……………………………………………………………………………………………………. 168 SP-65 Lead-based Paint Hazards……………………………………………………………………………………………….. 172 SP-70 Anti-Poverty Strategy………………………………………………………………………………………………………. 173 SP-80 Monitoring………………………………………………………………………………………………………………………. 174 Appendix A……………………………………………………………………………………………………………………..………….…… 175 Community Engagement Meeting Summaries…………………………………………………………………………… 175 Summary of Survey Results………………………………………………………………………………………………………. 180 DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 1 Executive Summary
ES-05 Execu+ve Summary – 24 CFR 91.200(c), 91.220(b)
Introduction
Stanislaus County, in partnership with the cities of Ceres, Hughson, Newman, Oakdale, Patterson, Riverbank, and Waterford form the Stanislaus Urban County for purposes of receiving U.S. Department of Housing and Urban Development (HUD) Community Development Block Grant Program (CDBG) and Emergency Solutions Grants (ESG) Program funding. Stanislaus County is the lead entity with responsibility for implementing and administering CDBG and ESG funding.

The City of Turlock will be developing an AAP for their own separate CDBG funding independently.

Each year the United States Department of Housing and Urban Development (HUD) provides funding for housing and community development programs to the Stanislaus Urban County and the City of Turlock, specifically Community Development Block Grant (CDBG), Emergency Solutions Grant (ESG), and HOME Investment Partnerships Program (HOME) grant. In order to receive these funds, the Stanislaus Urban County and the City of Turlock have prepared a joint Five-Year Consolidated Plan (Consolidated Plan) for Fiscal Years 2025-2029 which will serve as the blueprint for the expenditures of federal funds.

Throughout this document the following geographic terms will be used. • Stanislaus Planning Area: Includes the entirety of the planning area considered under the Consolidated Plan: the cities of Ceres, Hughson, Newman, Oakdale, Patterson, Riverbank, Turlock and Waterford, and the unincorporated area of the County. • Stanislaus Urban County: A multi-jurisdictional CDBG entitlement, made up of the cities of Ceres, Hughson, Newman, Oakdale, Patterson, Riverbank, and Waterford and the unincorporated area of the County. Stanislaus County is the “lead entity” for the Stanislaus Urban County.
• Unincorporated County: Includes the entire unincorporated area of the County (this area is not a part of any municipality).
• Entitlement Cities: The CDBG entitlement cities in the County are Modesto and Turlock. • Stanislaus Home Investment Partnerships Program (HOME) Consortium: The members of the Consortium are Stanislaus Urban County and the City of Turlock. Stanislaus County is the “lead entity” for the Stanislaus HOME Consortium.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 2 The Consolidated Plan also includes the Annual Action Plan (AAP), which is the one-year plan that the Stanislaus Urban County and the City of Turlock each prepare pursuant to the goals outlined in the Consolidated Plan. These AAPs detail the projects and activities that the Stanislaus Urban County and City of Turlock will undertake to address the housing and community development needs and local objectives using CDBG, ESG, and HOME funds received during Fiscal Year 2025.

Summary of the objectives and outcomes identified in the Plan Needs Assessment Overview The Stanislaus Urban County has identified the following five goals to address housing and community development needs during the span of the 2025-2029 Consolidated Plan:
• Support affordable housing and promote accessible housing options • Work to address, prevent, and mitigate homelessness
• Improve public infrastructure and facilities
• Provide and ensure access to essential public services • Administration
The City of Turlock has identified the following five goals to address housing and community development needs during the span of the 2025-2029 Consolidated Plan:
• Support affordable housing and promote accessible housing options • Work to address, prevent, and mitigate homelessness
• Improve public infrastructure and facilities
• Provide and ensure access to essential public services • Administration
During the five-year Consolidated Plan period, the Stanislaus Urban County expects to receive approximately:
• $2,305,008 annually in CDBG funding, for a five-year total of $11,525,040. • $205,225 annually in Emergency Soluaons Grant (ESG) funding, for a five-year total of $1,026,125. • $1,262,718 annually in HOME funding, for a five-year total of $6,313,590.

During the five-year Consolidated Plan period, the City of Turlock expects to receive approximately:
• $621,000 annually in CDBG funding, for a five-year total of $3,105,000

CDBG funds can be used by the Stanislaus Urban County and City of Turlock for public services, public facilities and improvements, housing activities, and planning and administrative costs. ESG funds are used to assist people to quickly regain stability in housing after experiencing a housing crisis and/or homelessness. The HOME program funds support the development and rehabilitation of affordable rental and ownership housing for low- and moderate-income households. HOME funds can be used for activities that promote affordable rental housing and homeownership by low- and moderate-income households, including building acquisition, new construction and reconstruction, moderate or substantial rehabilitation, homebuyer assistance, and tenant
DRAFT
-based rental assistance.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 3 Evaluation of past performance
Stanislaus Urban County
In many older neighborhoods and communities of the Stanislaus Planning Area, public infrastructure is minimal or non-existent, causing this to be a high priority need. Infrastructure such as sewer, water, curb, gutter, sidewalk, and storm drainage are typical development standards in newer neighborhoods but were not always requirements at the time older neighborhoods developed. The Stanislaus Urban County members have utilized CDBG funds for infrastructure improvement related projects.

Through the CDBG Public Services Program, the Stanislaus Urban County sets aside an average of 10% of its annual CDBG allocation for programs that provide services to low- to moderate-income households (families or individuals). In Fiscal Year 2024-2025, a total of eight public service programs were awarded $325,000 to carry-out a number of needed services and, as of March 1, 2025, approximately 1,060 individuals have received a form of service through the funded agencies. Funded services ranged from meals and shelter for low-income households to emergency food assistance programs.

The City of Turlock relinquished the role of lead entity for the Stanislaus HOME Consortium in Fiscal Year 2022. The City will report on program income and remaining HOME funding prior to Fiscal Year 2023 that they will continue to administer on behalf of the HOME Consortium until its fully expended in future Annual Action Plans (AAPs) and Consolidated Annual Performance Reports (CAPERs). Prior Stanislaus HOME Consortium funds are included in the Consolidated Plan for planning purposes and are labeled accordingly in this document. Since July 1, 2023, Stanislaus County has been the lead agency for the Stanislaus HOME Consortium, and has been working with the members of the Stanislaus HOME Consortium to identify housing projects and has contracted with a housing consultant to assist in the preparation of HOME policies and procedures and development of a Request for Proposals that will be utilized to identify, prioritize, and rank housing projects and to establish priorities for a consortium wide comprehensive housing rehabilitation program.

ESG program funding is used to provide emergency shelter and rental assistance for homeless households and households at-risk of becoming homeless. In Fiscal Year 2024-2025, a total of three programs were awarded $189,834 to carry-out services and, as of March 1, 2025, approximately 494 individuals have received services through the funded agencies. Funded services have included shelter and homeless prevention services.

Throughout Fiscal Year 2024-2025, the Stanislaus Urban County and the City of Turlock, along with the Stanislaus Community System of Care (CSoC), the locally recognized Continuum of Care (CoC), continued to work together on strengthening efforts to address and collaborate on homeless issues including the implementation of the Stanislaus Regional Strategic Plan to Address Homelessness.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 4 City of Turlock
Through the CDBG Public Services Program, the City of Turlock has set aside up to 15% of its annual CDBG allocation for programs that provide services to low- to moderate-income households (families or individuals). In Fiscal Year 2024-2025, a total of seven public service programs were awarded $64,500 to assist in carrying out a number of needed services. Funded services include meals for low- and moderateincome households and seniors, as well as emergency shelter services, fair housing services, recreation scholarships for low-income youth, essential housing related services for low-income victims of domestic violence, and youth navigation services for homeless youth. The City continued to administer a First Time Home Buyers (FTHB) Program for low-income, first-time homebuyers which provides low interest loans to qualified clients to purchase a home. The City of Turlock utilized various resources including the HOME Program, CDBG, and CalHome to fund the program. The City continued offering a Housing Rehabilitation Program, for the repair of homes within the City and assists income eligible clients including the elderly, handicapped and other special needs, improving housing conditions. The City acquired multi-family units for rehabilitation and sale to eligible non-profit agencies. The City of Turlock served as the lead for the Stanislaus HOME Consortium prior to Fiscal Year 2023 and the remaining funding and program income continues to be administered by the City on behalf of the Consortium for eligible HOME activities.

Summary of citizen participation process and consultation process The community outreach process for the Consolidated Plan included a survey of the Stanislaus Planning Area, online community meetings, stakeholder interviews, in person community meetings, agency phone and email consultations, and consultation with the local Continuum of Care (CoC). Draft documents were made available to the public via the County’s website, at the offices of the Planning and Community Development departments of the respective Consortium members, and was emailed directly to know interested parties by Consortium staff. A summary of the citizen participation process and comments is included in Appendix A.

Summary of public comments
Any public comments received during the public review period or provided at the subsequent final public hearing to consider approval of the Consolidated Plan will be incorporated into the final Consolidated Plan submitted to HUD. A summary of the citizen participation process and comments is included in Appendix A.

Summary of comments or views not accepted and the reasons for not accepting them No public comments were purposefully not included or not accepted during the development of the Consolidated Plan.

Summary
The Stanislaus Urban County and City of Turlock have engaged in a process of community outreach, consultations, and analysis of relevant community indicators to establish housing and community development goals for the five-year planning period. These goals will be used to plan for the use of CDBG, HOME, and ESG funds received by the Stanislaus Urban County and City of Turlock for the five-year period of 2025–2029.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 5 The Process
PR-05 Lead & Responsible Agencies - 91.200(b)

1. Describe agency/entity responsible for preparing the Consolidated Plan and those responsible for administration of each grant program and funding source The following are the agencies/entities responsible for preparing the Consolidated Plan on behalf of the Stanislaus Urban County and Stanislaus HOME Consortium, and those responsible for administration of each grant program and funding source.

Responsible Agencies
Stanislaus Urban County
Agency Role Name Department/Agency
CDBG Administrator Stanislaus County County Planning and Community Development
HOME Administrator Stanislaus County County Planning and Community Development
ESG Administrator Stanislaus County County Planning and Community Development
City of Turlock
Agency Role Name Department/Agency
CDBG Administrator City of Turlock City of Turlock – Housing Program Services
Narrative
Each year the United States Department of Housing and Urban Development (HUD) has provided funding for housing and community development programs to the Stanislaus Urban County and the Stanislaus HOME Consortium, specifically Community Development Block Grant (CDBG), Emergency Solutions Grant (ESG), and HOME Investment Partnerships Program (HOME) grant.

Beginning in 2000, with the City of Turlock serving as the lead entity, the Stanislaus Urban County was part of the City of Turlock/Stanislaus Urban County Home Investment Partnerships Program (HOME) Consortium for purposes of receiving federal HOME grant funding. On July 1, 2023, Stanislaus County became the lead entity for a new HOME Consortium, the Stanislaus HOME Consortium, consisting of the Stanislaus Urban County and the City of Turlock.

In order to receive CDBG, ESG, and HOME funds, the City of Turlock and the Stanislaus Urban County have prepared a joint Five
DRAFT -Year Consolidated Plan for Fiscal Years 2025-2029 which will serve as the blueprint Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 6 for the expenditures of federal funds in the communities of Ceres, Hughson, Newman, Oakdale, Patterson, Riverbank, Turlock, Waterford and the unincorporated area of Stanislaus County. Stanislaus County is the “lead entity” with responsibility for implementing and administering HUD Entitlement funding. However, the City of Turlock is the entitlement jurisdiction for Community Development Block Grant (CDBG) for the City of Turlock. The City of Turlock will report HOME activities undertaken with the remaining funding received by the prior HOME Consortium under their own separate Annual AAP. The City is estimating to receive HOME program income of $110,000 per year for a total of $550,000 during the five-year Consolidated Plan period. In addition, the City has approximately $6,000,000 is carry-over funds related to HOME activities approved under the City’s prior 2024-2025 AAP; any changes to the City’s prior 2024- 2025 AAP for HOME funds will be done through the City’s 2024-2025 AAP through a substantial amendment, as appropriate.

Stanislaus County was formed from part of Tuolumne County in 1854. The county seat was first situated at Adamsville, then moved to Empire in November, La Grange in December, and Knights Ferry in 1862, and was fixed at the present location in Modesto in 1871. According to the U.S. Census Bureau, the county has a total area of 1,515 square miles (3,920 km2), of which 1,495 square miles (3,870 km2) is land and 20 square miles (52 km2) (1.3%) is water.

The City of Turlock was founded on December 22, 1871 and was incorporated on February 15, 1908. The City of Turlock is the second largest city in Stanislaus County after Modesto. It is located between Modesto and Merced at the intersection of State Routes 99 and 165. According to the U.S. Census Bureau, the City of Turlock has a total area of 16.9 square miles, all of which is land.

Consolidated Plan Public Contact Information
Stanislaus County
Angela Freitas, Director
Department of Planning and Community Development
1010 10th Street, Suite 3400
Modesto, CA 95354
Telephone: 209-525-6330
Fax: 209-525-5911
E-mail: [email protected]
City of Turlock
Jennifer Figueroa, Housing Program Manager
Housing Program Services Division
156 S Broadway, Suite 140
Turlock, CA 95380
Telephone: (209) 668-5542 Extension 2227
E-mail: JFigueroa
DRAFT
@turlock.ca.us
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 7 PR-10 Consulta+on - 91.100, 91.110, 91.200(b), 91.300(b), 91.215(l) and 91.315(I)

1. Introduction
In preparing the Consolidated Plan, the Stanislaus HOME Consortium consulted with various organizations located in the Stanislaus Urban County and City of Turlock that provide services to residents.

Provide a concise summary of the jurisdiction’s activities to enhance coordination between public and assisted housing providers and private and governmental health, mental health and service agencies (91.215(I)).

The community outreach process for the Consolidated Plan included a survey of the Stanislaus Planning Area, online community meetings, stakeholder interviews, in person community meetings, agency phone and email consultations, and consultation with the local CoC. Draft documents were made available to the public via the County’s website, at the offices of the Planning and Community Development departments of the respective Consortium members, and was emailed directly to know interested parties by Consortium staff. A summary of the citizen participation process and comments is included in Appendix A. Describe coordination with the Continuum of Care and efforts to address the needs of homeless persons (particularly chronically homeless individuals and families, families with children, veterans, and unaccompanied youth) and persons at risk of homelessness
The Stanislaus Urban County and City of Turlock collaborate with the CoC in multiple ways. The CoC is made up of representatives from Stanislaus County (Planning & Community Development, Behavioral Health and Recovery Services, Child Support Services), City of Modesto, City of Turlock, City of Riverbank, the Stanislaus Regional Housing Authority (Housing Authority), housing service providers, social service providers, fair housing service providers, health service providers, and homeless service providers. Announcements for funding opportunities made available through the County and participating agencies are routinely advertised at the CoC meetings.

The Stanislaus Urban County and the City of Turlock take part in regularly scheduled monthly CoC meetings and consult regularly with all attendees on housing needs, social service needs, and homelessness needs. This ongoing partnership increases shared understanding of service needs, gaps in services as well as roles and responsibilities throughout the continuum.

The Stanislaus Urban County and City of Turlock also routinely consult with a wide range of service providers and stakeholders. These involved both the public sector and private nonprofit sector. These personal contacts asked those who help to meet the housing and social services needs of Stanislaus County and City of Turlock residents to describe the level of needs in the community, the relative priority of needs, and what they believe can be done to better meet the needs of the county’s residents.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 8 Describe consultation with the Continuum(s) of Care that serves the jurisdiction's area in determining how to allocate ESG funds, develop performance standards and evaluate outcomes, and develop funding, policies and procedures for the administration of HMIS Meetings with the CoC and their executive committee are routinely conducted to help determine how to allocate ESG funds, develop performance standards and evaluate outcomes, and develop funding, policies and procedures for the administration of HMIS. A more detailed consultation on how ESG funds are implemented occurs at the CoC’s HMIS sub-committee, which takes place monthly. The sub-committee works to implement ESG and HMIS regulations, both in practice and in the HMIS system itself. Consultation with public sector and private nonprofits that provide permanent supportive housing, health services, and social services are also routinely conducted, in coordination with the CoC, to determine what resources are available to address the needs of any persons that are chronically homeless.

2. Describe agencies, groups, organizations and others who participated in the process and describe the jurisdictions consultations with housing, social service agencies and other entities
Agencies, Groups, Organizations Who Participated
DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 9 Citizen Participation Outreach
Mode of
Outreach
Target of
Outreach
Meeting Location Summary of Comments
Received
Summary of
Comments Not
Accepted
Public
Meetings
-Non-English
Speaking -
Specify other
language:

Spanish
-Nontargeted/broad
community
Ceres
• April 17, 2025, at 11:00am Community Meeang, via
Zoom.
• April 17, 2005, at 5:30pm Community Meeang, City
Hall, 2701 4th Street, Ceres.
• April 28, 2025, at 6:00pm Ceres City Council Meeang,
City Hall 2701 4th Street, Ceres.

Hughson
• April 14, 2025, at 5:15pm, Community Meeang, via
Zoom.
• April 14, 2025, at 5:15pm, Community Meeang, City
Hall, 7018 Pine Street, Hughson.
• April 28, 2025, at 6:00pm, Hughson City Council
Meeang, City Hall, 7018 Pine Street, Hughson.

Newman
• April 15, 2025, at 4:00pm, Community Meeang, City
Hall, 938 Fresno Street, Newman.
• April 16, 2025, at 4:00pm, Community Meeang, via
Zoom.
• April 22, 2025, at 7:00pm, Newman City Council
Meeang, City Hall, 938 Fresno Street, Newman.

Comments pending for April
Meetings
N/A
DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 10 Oakdale
• April 11, 2025, at 9:30am, Community Meeang/City
Hall, 455 South Fioh Ave., Oakdale.
• April 11, 2025, at 9:30am, Community Meeang, via
Zoom.
• April 21, 2025, at 7:00pm, Oakdale City Council
Meeang/City Hall, 455 South Fioh Ave., Oakdale.

Patterson
• April 9, 2025, at 5:30pm, Community Meeang/City
Hall, 1 Plaza, Paperson.
• April 9, 2025, at 5:30pm, Community Meeang, via
Zoom.
• April 15, 2025, at 7:00pm, Paperson City Council
Meeang, City Hall, 1 Plaza, Paperson.

Riverbank
• April 9, 2025, at 4:30pm, Community Meeang, City
Hall, 6707 Third Street, Suite B, Riverbank.
• April 9, 2025, at 4:30pm, Community Meeang, via
Zoom.
• April 28, 2025, at 6:00pm, Riverbank City Council
Meeang, City Hall, 6707 Third Street, Suite B,
Riverbank.

Turlock
• April 15, 2025, at 1:30pm, Turlock Community
Collaboraave Meeang, via Zoom.
• April 17, 2025, at 2:30pm, 3800 Cornucopia Way,
Modesto. (Stanislaus Continuum of Care Meeting)
• April 17, 2025, at 5:30pm, Community Meeang, City
DRAFT
Hall, 156 S. Broadway, Turlock.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 11 • April 17, 2025, at 5:30pm, Community Meeang, via
Zoom.
• May 13, 2025, at 6:00pm, Turlock City Council
Meeang, City Hall, 156 S. Broadway, Turlock.

Waterford
• April 9, 2025, at 5:30pm, Community Meeang, City
Hall, l 101 E. Street, Waterford.
• April 9, 2025, at 5:30pm, Community Meeang, via
Zoom.
• April 17, 2025, at 6:30pm, Waterford City Council
Meeang, City Hall, l 101 E. Street, Waterford.

Stanislaus County
• April 17, 2025, at 2:30pm, 3800 Cornucopia Way,
Modesto. (Stanislaus Continuum of Care Meeting)
• April 28, 2025, at 12:00pm, Community Meeting,
1010 10th Street, Basement Training Room, Modesto.
• April 30, 2025, at 5:30pm, Community Meeang, 1010
10th Street, Basement Training Room, Modesto.
• May 3, 2025, at 10:00am, Community Meeang, via
Zoom video conferencing.
• May 6, 2025, at 6:00pm, Community Meeang, via
Zoom video conferencing.
• May 13, 2025, at 9:00am, Public Hearing- Board of
Supervisors Meeting, 1010 10th Street, Stanislaus
Board of Supervisors Chambers, Modesto.

Newspaper
Ad
Nontargeted/broad
community
All public hearings/meetings and notice of the availability of the draft Consolidated Plan and 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 pending for April
and May meetings
N/A
DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 12 1 Agency/Group/Organization Ceres Healthy Start Family Resource Center The Salvation Army Red Shield
Court Appointed Special Advocates (CASA)
Agency/Group/Organization Type Services-Children
What section of the Plan was addressed by Consultation? Housing Need Assessment Non-Homeless Special Needs
How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Agencies were consulted via email, one on one
meetings and via Microsoft TEAMS meetings.

Anticipated Outcomes/Areas of Improved
Coordination: Identification of needs for at risk
youth and their families. Results include
suggestions on how best serve at risk youth.
2 Agency/Group/Organization Area Agency on Aging
Healthy Aging Association
Stanislaus Advocacy Network
Agency/Group/Organization Type Services-Seniors
What section of the Plan was addressed by Consultation? Housing Need Assessment Non-Homeless Special Needs
How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Agencies were consulted via email, one on one
meetings and via Microsoft TEAMS meetings
Anticipated Outcomes/Areas of Improved
Coordination: Identification of needed services
for seniors.
3 Agency/Group/Organization Center for Human Services
Central Valley Opportunity Center
Agency/Group/Organization Type Services-Education
Services-Employment
What section of the Plan was addressed by Consultation? Housing Need Assessment How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Agencies were consulted via email, one on one
meetings and via Microsoft TEAMS meetings
Anticipated Outcomes/Areas of Improved
Coordination: Identification of needed basic
skills training such as budgeting, balancing a
DRAFT
check book to training for employment.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 13 4 Agency/Group/Organization Healthy Alternatives to Violent Environments (HAVEN)
Agency/Group/Organization Type Services-Victims of Domestic Violence What section of the Plan was addressed by Consultation? Non-Homeless Special Needs How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Agencies were consulted via email, one on one
meetings and via Microsoft TEAMS meetings.

Anticipated Outcomes/Areas of Improved
Coordination: Identification of a need for legal
services for clients. There is a lack of funding
aimed towards assisting clients with legal
services and to help become stably housed.
5 Agency/Group/Organization Cambridge Academies
Stanislaus Workforce Development
Agency/Group/Organization Type Services-Education
Services-Employment
What section of the Plan was addressed by Consultation? Housing Need Assessment Economic Development
How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Agencies were consulted via email, one on one
meetings and via Microsoft TEAMS meetings.

Anticipated Outcomes/Areas of Improved
Coordination: Identification of a need for legal
services for clients. There is a lack of funding
aimed towards assisting clients with legal
services and to help become stably housed.
6 Agency/Group/Organization United Samaritans Foundation Agency/Group/Organization Type Food Bank
What section of the Plan was addressed by Consultation? Housing Need Assessment Non-Homeless Special Needs
How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Agency was consulted via email, one on one
meetings and via a Microsoft TEAMS meeting.

Anticipated Outcomes/Areas of Improved
Coordination: Identification of a need for
funding for improvements to the food pantry’s
DRAFT
facilities and vehicles.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 14 7 Agency/Group/Organization Cambridge Academies
Center for Human Services
Family Promise
Modesto Gospel Mission
We Care Program- Turlock
Agency/Group/Organization Type Services-homeless
What section of the Plan was addressed by Consultation? Housing Need Assessment How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Agencies were consulted via email, one on one
meetings and via Microsoft TEAMS meetings.

Anticipated Outcomes/Areas of Improved
Coordination: Identification of a need for
funding for shelter facility operations and legal
services for clients. There’s a need for funding to
support ongoing case management for clients to
help with longer term success.
8 Agency/Group/Organization Project Sentinel
Agency/Group/Organization Type Services
What section of the Plan was addressed by Consultation? Housing Need Assessment Non-Homeless Special Needs
How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Agencies were consulted via email, one on one
meetings and via Microsoft TEAMS meetings.

Anticipated Outcomes/Areas of Improved
Coordination: Identification of a need for
attorneys to assist clients with evictions both
landlord and tenants.
9 Agency/Group/Organization Stanislaus Regional Housing Authority Agency/Group/Organization Type Housing
What section of the Plan was addressed by Consultation? Housing Need Assessment Non-Homeless Special Needs
How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Agencies were consulted via email, one on one
meetings and via Microsoft TEAMS meetings.

Anticipated Outcomes/Areas of Improved
Coordination: Identification of a need for
funding with less restrictions and more flexibility
in use with other funding sources.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 15 10 Agency/Group/Organization Turning Point Community Programs Agency/Group/Organization Type Housing
Services
What section of the Plan was addressed by Consultation? Housing Need Assessment Non-Homeless Special Needs
How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Agencies were consulted via email, one on one
meetings and via Microsoft TEAMS meetings.

Anticipated Outcomes/Areas of Improved
Coordination: Identification of a need for more
rental housing and funding with less use
restrictions.
11 Agency/Group/Organization Valley Mountain Regional Center Agency/Group/Organization Type Housing
Services
What section of the Plan was addressed by Consultation? Housing Need Assessment Non-Homeless Special Needs
How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Agencies were consulted via email, one on one
meetings and via Microsoft TEAMS meetings.

Anticipated Outcomes/Areas of Improved
Coordination: Identification of a need for more
affordable housing and supportive services for
households with persons with developmental
needs.
12 Agency/Group/Organization West Modesto Community Collaborative Agency/Group/Organization Type Services
What section of the Plan was addressed by Consultation? Housing Need Assessment Non-Homeless Special Needs
How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Agencies were consulted via email, one on one
meetings and via Microsoft TEAMS meetings.

Anticipated Outcomes/Areas of Improved
Coordination: Identification of a need for grants
to help seniors and low-income households
DRAFT
repair their homes.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 16 Identify any Agency Types not consulted and provide rationale for not consulting Not applicable.

Other local/regional/state/federal planning efforts considered when preparing the Plan Name of Plan Lead Organization How do the goals of your Strategic Plan overlap with the goals of each plan?
Stanislaus County
Housing Element
Stanislaus County Goals of the Housing Element of the General Plan were considered when preparing the Annual Action Plan. The goals of the Annual Action Plan address some of the housing needs identified in the Housing Element.

Housing Stanislaus Stanislaus County A countywide initiative to develop a common vision for housing in Stanislaus County.

City of Turlock
Housing Element
City of Turlock Goals of the Housing Element of the General Plan were considered when preparing the Annual Action Plan. The goals of the Annual Action Plan address some of the housing needs identified in the Housing Element.

City of Ceres
Housing Element
City of Ceres Goals of the Housing Element of the General Plan were considered when preparing the Annual Action Plan. The goals of the Annual Action Plan address some of the housing needs identified in the Housing Element.

City of Hughson
Housing Element
City of Hughson Goals of the Housing Element of the General Plan were considered when preparing the Annual Action Plan. The goals of the Annual Action Plan address some of the housing needs identified in the Housing Element.

City of Newman
Housing Element
City of Newman Goals of the Housing Element of the General Plan were considered when preparing the Annual Action Plan. The goals of the Annual Action Plan address some of the housing needs identified in the Housing Element.

City of Oakdale
Housing Element
City of Oakdale Goals of the Housing Element of the General Plan were considered when preparing the Annual Action Plan. The goals of the Annual Action Plan address some of the housing needs identified in the Housing Element.

City of Patterson
Housing Element
City of Patterson Goals of the Housing Element of the General Plan were considered when preparing the Annual Action Plan. The goals of the Annual Action Plan address some of the housing needs identified in the Housing Element.

City of Riverdale
Housing Element
City of Riverdale Goals of the Housing Element of the General Plan were considered when preparing the Annual Action Plan. The goals of the Annual Action Plan address some of the housing needs identified in the Housing Element.

City of Waterford
Housing Element
City of Waterford Goals of the Housing Element of the General Plan were considered when preparing the Annual Action Plan. The goals of the Annual Action Plan address some of the housing needs DRAFT
identified in the Housing Element.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 17 Continuum of Care
Consolidated
Application
Stanislaus
Community System
of Care (CoC)
The goals of the CoC’s annual submissions to HUD are similar in that they address the coordination, needs and goals of housing service providers and participating jurisdictions.

Stanislaus 2021
Regional Strategic
Plan to Address
Homelessness
Stanislaus
Community System
of Care (CoC)
The Strategic Plan addresses homelessness via various funded projects/activities including ESG -funds.

Public Housing
Agency (PHA) Plan
Stanislaus Regional
Housing Authority
Plan includes the need to increase affordable housing stock and integrate quality services
Action Plan for
Preventing and
Ending
Homelessness in
California
State of California
– Homeless
Coordinating and
Finance Council
This Action Plan orients the State’s efforts to drive purposeful, meaningful, and measurable progress toward preventing and ending homelessness in California, motivated by a vision of a future in which homelessness in California
Broadband
Infrastructure
Deployment
Public Utilities
Commission
Order Instituting Rulemaking Regarding Broadband Infrastructure Deployment and to Support Service Providers in the State of California.
2022-2027 Local
Hazard Mitigation
Plan
Stanislaus County –
Office of
Emergency
Services
The County of Stanislaus Office of Emergency Services developed the 2022-2027 Multi-Jurisdictional Hazard Mitigation Plan update to make the County, its 10 participating jurisdictions, and its residents less vulnerable and more resilient to future hazard events Describe cooperation and coordination with other public entities, including the State and any adjacent units of general local government, in the implementation of the Consolidated Plan (91.215(l))
Narrative
In addition to the stakeholders, community groups and organizations that participated in the survey, interviews and meetings on the Consolidated Plan, significant aspects of the Consolidated plan development process included consultations with the Turlock Community Collaborative and the CoC and its membership which comprises both public and private nonprofit and for-profit entities, as well as private citizens.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 18 PR-15 Ci+zen Par+cipa+on - 91.105, 91.115, 91.200(c) and 91.300(c)

1. Summary of citizen participation process/Efforts made to broaden citizen participation Summarize citizen participation process and how it impacted goal-setting In order to ensure maximum participation in the Consolidated Plan process among all populations and special needs groups and to ensure that their issues and concerns are adequately addressed, the Stanislaus HOME Consortium/Stanislaus Urban County has a Citizen Participation Plan in place. The Citizen Participation Plan describes the actions to be taken to encourage citizen participation in the development of the Consolidated Plan. The community outreach process for the Consolidated Plan included online community meetings, in person community meetings, agency phone and email consultations.

The public review period for the Consolidated Plan was from April 4, 2025 to May 5, 2025. A public meeting notice was published in The Modesto Bee on April 4, 2025, in both English and Spanish, a newspaper covering the entire Stanislaus Planning Area. In addition, each Stanislaus HOME Consortium/Stanislaus Urban County member city advertised their city council meeting for the consideration of the Consolidated Plan in one of the following newspapers: Ceres Courier, Hughson/Denair Dispatch, The Modesto Bee, Newman/Gustine Westside Index, Oakdale Leader, Turlock Journal, and Patterson Irrigator. The Stanislaus HOME Consortium/Stanislaus Urban County also utilizes existing listservs to notify interested parties of the Consolidated Plan’s availability for review.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 19 Needs Assessment
NA-05 Overview
Needs Assessment Overview
The Needs Assessment examines needs related to affordable housing, special needs housing, community development and homelessness for the cities of Ceres, Hughson, Newman, Oakdale, Patterson, Turlock, Riverbank, and Waterford and the unincorporated area of Stanislaus County. The Needs Assessment includes the following sections:
• Housing Needs Assessment
• Disproportionately Greater Need
• Public Housing
• Homeless Needs Assessment
• Non-Homeless Special Needs Assessment
• Non-Housing Community Development Needs
The Needs Assessment identifies those needs with the highest priorities which form the basis for the Strategic Plan section and the programs and projects to be administered. Most of the data tables in this section are populated with default data from HUD’s IDIS system, which includes all members of the Stanislaus HOME ConsorOum) which includes the Stanislaus Urban County and the City of Turlock unless marked otherwise.

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. AddiOonal tables created outside of IDIS, using these datasets, are described in-text or in the table for their geographic scope.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 20 NA-10 Housing Needs Assessment - 24 CFR 91.405, 24 CFR 91.205 (a,b,c) Summary of Housing Needs
The data throughout this document is generated from the United States Census Bureau and the Department of Housing and Urban Development (HUD). The Comprehensive Housing Affordability Strategy (CHAS) dataset is a custom tabulation developed by the U.S. Census Bureau, derived from American Community Survey (ACS) data. The CHAS data used in this document - the 2016-2020 five-year estimate -- are determined for each jurisdiction that receives HUD funding. This document utilizes 2016- 2020 data throughout which will make for clearer comparisons and make for a consistent narrative across all sections of the Consolidated Plan. In addition to these data sources, the Needs Assessment is supplemented by more current data to provide context around the growth experienced by the region in recent years. Because CHAS data is derived from ACS data, Census definitions dictate the definitions of the variables discussed in these tables:

Small Family Household: A household with two-four members Large Family Household: A household with five or more members Elderly: Ages 62-74
Frail Elderly or Extra Elderly: Ages 75+
Household: All people living in a housing unit. Members of a household can be related or unrelated.

Family: Related individuals living in the same household Nonfamily: Unrelated individuals living in the same household The term Area Median Income (AMI) and HUD Area Median Family Income (HAMFI) are interchangeable when the terms are being used to explain CHAS data derived from ACS data. Throughout this document data tables compare populations based on income ranges. These income ranges are categorized based on AMI and are used by HUD to determine eligibility to certain programs.

HUD defines the following income brackets as low to moderate income. • Extremely Low Income = <30% AMI
• Very Low Income = 30%-50% AMI
• Low Income = 50%-80% AMI
• Moderate income = 80%
DRAFT -120% AMI
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 21 HUD entitlement programs, CDBG, ESG, and HOME, operate under federally established income limits. Of the programs the Stanislaus Urban County and Turlock receive HUD funds, each program targets household income as a percentage of the area AMI at slightly different ranges. The tables throughout this section utilize the 30%, 50%, 80%, and 100% AMI categories. • CDBG -> 0%-80% AMI
• HOME -> 0%-80% AMI
• ESG -> 0%-30% AMI
As depicted on the table below, as of 2020, the County had a population of just over 330,000. This is a modest increase of 4% from 2009. The “Housing Needs Assessment Demographics” table and the three others showing changes from 2010 to 2020 below include countywide data, including each city and the unincorporated areas.

Housing Needs Assessment Demographics
Demographics Base Year: 2009 Most Recent Year: 2020 % Change Population 319,885 331,755 4%
Households 98,715 103,610 5%
Median Income $48,550 $62,873 30%
Data Source: 2016-2020 ACS
Change in PopulaGon
Base Year: 2010 Most Recent Year: 2020 % Change
Stanislaus Planning Area 509,682 546,235 7%
Ceres 44,153 48,355 10%
Hughson 6,267 7,545 20%
Newman 9,806 11,498 17%
Oakdale 20,076 22,932 14%
Patterson 19,110 22,309 17%
Riverbank 21,778 24,623 13%
Turlock 67,376 72,715 8%
Waterford 8,315 8,884 7%
DRAFT
Data Source: 2006-2010 ACS, 2016-2020 ACS
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 22 Change in Number of Households
Base Year: 2010 Most Recent Year: 2020 % Change
Stanislaus Planning Area 163,841 174,826 7%
Ceres 12,922 13,302 3%
Hughson 1,891 2,639 40%
Newman 2,912 3,515 21%
Oakdale 6,802 8,178 20%
Patterson 5,496 6,214 13%
Riverbank 6,296 7,337 17%
Turlock 22,932 25,444 11%
Waterford 2,277 2,427 7%
Data Source: 2006-2010 ACS, 2016-2020 ACS
Change in Median Household Income
Base Year: 2010 2010 Adjusted for
Inflation to 2020 $
Most Recent Year:
2020
% Change
(inflation
adjusted)
Stanislaus Planning Area 51,094 60,802 62,873 3%
Turlock 50,124 59,648 59,247 -1%
Ceres 49,977 59,473 83,231 40%
Hughson 47,416 56,425 65,156 15%
Newman 59,842 71,212 67,459 -5%
Oakdale 54,187 64,483 69,947 8%
Patterson 58,308 69,387 70,163 1%
Riverbank 50,573 60,182 60,799 1%
Waterford 53,413 63,561 59,938 -6%
Data Source: 2016-2020 ACS
While there are households in each AMI bracket, the low income - 50%-80% of AMI (population: 43,083) - and moderate income - 80%-100% of AMI (population: 10,763) - households collectively comprise more than half of all households in the Stanislaus Planning Area The table below refers to the Stanislaus HOME ConsorOum.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 23 Household Composition
0-30%
HAMFI
>30-50%
HAMFI
>50-80%
HAMFI
>80-
100%
HAMFI
>100%
HAMFI
Total Households 11,909 13,605 17,569 10,763 49,780
Small Family Households 3,482 4,882 7,784 4,892 26,094
Large Family Households 1,169 2,454 3,424 2,368 8,608
Household contains at least one person
62-74 years of age 2,587 3,398 3,986 2,398 11,218
Household contains at least one-person
age 75 or older 2,490 2,370 2,349 1,239 3,947
Households with one or more children 6
years old or younger 2,051 3,142 4,317 3,129 7,107
Data Source: 2016-2020 ACS
DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 24 Housing Needs Summary Tables
The following tables identify housing needs by both income bracket and by renter/owner status. The severe housing problems listed in the tables are identified as follows:
• Units lacking complete plumbing or kitchen facilities; • Overcrowding relates to households with 1.01 to 1.5 persons, not including bathrooms, porches, foyers, halls, or half-rooms. • Severe overcrowding is defined as 1.51 persons per room, not including bathrooms, porches, foyers, halls, or half-rooms.

Housing cost burden of more than 30% of the household income (for renters, housing costs include rent paid by the tenant plus utilities and for owners, housing costs include mortgage payments, taxes, insurance, and utilities); a cost burden over 50% is considered severely-cost burdened.

Note: HUD defines an "affordable dwelling" as one where any one household pays no more than 30% of its income on housing.

The table below outlines the number of renter-households and owner-households that experience any one of the housing problems described above. Among renters and owners, cost burden and severe cost burden is the greatest housing problem experienced, particularly for households that earn below 80% of AMI. Relatively few households lack plumbing or kitchen facilities and/or have overcrowding. The table below refers to data for the jurisdicOons within the Stanislaus HOME ConsorOum.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 25 Frequency of Individual Housing Problems
Renter Owner
0-30%
AMI
>30-50%
AMI
>50-80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-50%
AMI
>50-80%
AMI
>80-
100%
AMI
Total

NUMBER OF HOUSEHOLDS
Substandard Housing -
Lacking complete
plumbing or kitchen
facilities 183 100 145 10 438 79 8 80 15 182
Severely Overcrowded
- With >1.51 people per
room (and complete
kitchen and plumbing) 173 98 394 22 687 35 45 189 179 448 Overcrowded - With

1.01-1.5 people per
room (and none of the
above problems) 522 995 787 297 2,601 65 348 608 524 1,545 Housing cost burden
greater than 50% of
income (and none of
the above problems) 5,222 2,619 694 82 8,617 2,014 2,409 1,578 502 6,503 Housing cost burden
greater than 30% of
income (and none of
the above problems) 551
DRAFT
2,197 3,274 629 6,651 662 1,466 2,659 1,938 6,725
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 26 Renter Owner
0-30%
AMI
>30-50%
AMI
>50-80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-50%
AMI
>50-80%
AMI
>80-
100%
AMI
Total
Zero/negative Income
(and none of the above
problems) 533 0 0 0 533 355 0 0 0 355
Data Source: 2016-2020 CHAS
The table below outlines the number of renter-households and owner-households that experience more than one of the housing problems described above. Among renters and owners, households that experience one or more of the housing problems are highest amongst those households at or below 80% AMI and increasingly so for those at or below 50% AMI. The table below refers to data for the jurisdicOons within the Stanislaus HOME ConsorOum.

Frequency of All Housing Problems
Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total

NUMBER OF HOUSEHOLDS
Having 1 or more of four housing
problems 6,113 3,804 2,004 406 12,327 2,195 2,808 2,438 1,223 8,664 Having none of four housing problems 2,128 3,300 6,244 3,597 15,269 1,461 3,712 6,883 5,562 17,618 Household has negative income, but
none of the other housing problems 0 0 0 0 0 0 0 0 0 0
Data Source: 2016-2020 CHAS
The two tables below show the share of
DRAFT
renter and owner households that pay more than 30% or 50% of their household income on housing costs.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 27 Each table identifies the following household subtypes:
• Small Family Household: A household with two to-four members • Large Family Household: A household with five or more members • Elderly: Ages 62-74
• Other: Non-family households, most typically single-person or non-related persons (i.e. roommates) households There are more low-income and extremely low-income renter households that are experiencing 30% housing cost burden than there are moderate-income renter households. Within small family households, however, similar numbers of households within each income category are experiencing housing cost burdens. Among owner households, there are a greater number of households earning 50-80% AMI that are experiencing cost burden. This shows that the greatest need to address cost burden is concentrated among low-income and extremely low-income renters and moderate-income owners. For both renters and owners, there is an especially high number of small family households experiencing cost burden. Renters have a high population of extremely low-income elderly residents experiencing cost burden. The table below refers to data for the jurisdicOons within the Stanislaus HOME ConsorOum, Frequency of >30% Cost Burden: Stanislaus HOME ConsorGum Renter Owner
0-30% AMI >30-50%
AMI
>50-80%
AMI
Total 0-30% AMI >30-50%
AMI
>50-80%
AMI
Total

NUMBER OF HOUSEHOLDS
Small Family 2,296 2,431 2,245 6,972 706 1,383 2,088 4,177 Large Family 990 1,179 807 2,976 117 639 864 1,620
Elderly 1,711 1,291 502 3,504 1,642 1,638 1,340 4,620
Other 1,464 829 783 3,076 380 368 303 1,051
Total need by income 6,461 5,730 4,337 16,528 2,845 4,028 4,595 11,468 Data Source: 2016-2020 CHAS
A similar pattern holds for renters experiencing extreme cost burden, shown in the table below. Low-income and extremely low-income renter households make up the bulk of those experiencing extreme cost burden. Among owners, however, extreme cost burden is concentrated among low-income and extremely low-income households. This contrasts from 30% cost burden, where more moderate DRAFT
-income owner households are
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 28 cost burdened. Small families and elderly households represent the largest number of renter household subtypes that pay more than half of their household income on housing costs. Within owner occupied households, the elderly represent more than half of the homeowners that are housing cost burdened. The table below refers to data for the jurisdicOons within the Stanislaus HOME ConsorOum.

Frequency of >50% Cost Burden: Stanislaus HOME ConsorGum Renter Owner
0-30% AMI >30-50%
AMI
>50-80%
AMI
Total 0-30% AMI >30-50%
AMI
>50-80%
AMI
Total

NUMBER OF HOUSEHOLDS
Small Family 0 0 1,247 1,247 581 867 0 1,448
Large Family 0 0 344 344 72 500 194 766
Elderly 1,493 764 179 2,436 1,190 947 644 2,781
Other 0 1,336 540 1,876 300 0 0 300
Total need by income 1,493 2,100 2,310 5,903 2,143 2,314 838 5,295 Data Source: 2016-2020 CHAS
The table below shows that for most members of the consortium, renters experience higher rates of both cost burden, indicating that across the consortium renters are in greater need of housing assistance than owners. The table below refers to individual Stanislaus HOME ConsorOum members; data for Stanislaus County is countywide data, including each city and the unincorporated areas.

Frequency of >30% Cost Burden: Stanislaus HOME Consortium Members Stanislaus
County Turlock Ceres Hughson Newman Oakdale Patterson Riverbank Waterford Owners 16% 18% 14% 15% 12% 16% 17% 22% 21%
Renter 22% 22% 17% 21% 24% 24% 27% 21% 13%
Data Source: 2016-2020 CHAS
The table below shows that for every member of the consortium, renters experience higher rates of both cost burden, indicating again that across the consortium renters are in greater need of housing assistance than owners.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 29 The table below shows that for every member of the consortium, renters experience higher rates of severe cost burden than owners, indicating again that across the consortium renters are in greater need of housing assistance than owners. The table below refers to individual Stanislaus HOME ConsorOum members; data for Stanislaus County is countywide data, including each city and the unincorporated areas.

Frequency of >50% Cost Burden: Stanislaus HOME ConsorGum Members Stanislaus
County Turlock Ceres Hughson Newman Oakdale Patterson Riverbank Waterford Owners 11% 9% 13% 5% 4% 15% 16% 6% 11%
Renter 25% 26% 33% 37% 14% 18% 21% 18% 15%
Data Source: 2016-2020 CHAS
The tables below highlight overcrowding among both renter and owner households. Although not a problem as common as housing cost burdens, this issue is still indicative of a housing supply that does not offer affordable units large enough for those households that may need more bedrooms. Single-family households make up the highest number of households that are overcrowded. Please note that the subsequent table from IDIS/HUD referring to crowding/households with children is blank and no local information was available to provide additional context. The table below refers to data for the jurisdicOons within the Stanislaus HOME ConsorOum.

Crowding Information: Household Structure
Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total

NUMBER OF HOUSEHOLDS
Single family households 641 958 856 237 2,692 100 293 592 418 1,403 Multiple, unrelated family
households 58 135 325 82 600 0 100 183 288 571
Other, non-family households 0 0 20 10 30 0 0 20 0 20
Total need by income 699 1,093 1,201 329 3,322 100 393 795 706 1,994 DRAFT
Data Source: 2016-2020 CHAS
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 30 Crowding Information: Households With Children
Renter Owner
0-30%
AMI
>30-50%
AMI
>50-80%
AMI
Total 0-30%
AMI
>30-50%
AMI
>50-80%
AMI
Total
Households with Children
Present 0 0 0 0 0 0 0 0
Describe the number and type of single person households in need of housing assistance.

According to the 2020 American Community Survey (ACS) there are 35,850 single-person households in the County, including both incorporated and unincorporated areas. Approximately half of single-person households are renters. Whereas, of all types of households, 24% of renters and 18% of homeowners are single-person households.

The tables above show that approximately 42% of all households in the County earn less than 80% of AMI. It is demonstrated that of those lowincome households, approximately 45% experience at least one housing problem. These rates can be applied to the number of single-person households identified in order to estimate the number of single-person households that are in need of housing assistance.

It can be estimated that 42% of the 35,850 single-person households in the County are below 80% AMI, resulting in 15,057 single-person households making less than 80% AMI. Of those 15,057 single-person households, it can be estimated that approximately 45% experience at least one housing problem and are in need of housing assistance. When applied, it can be concluded that 6,776 single-person households need housing assistance.

Estimate the number and type of families in need of housing assistance who are disabled or victims of domestic violence, dating violence, sexual assault and stalking.

The 2024 Stanislaus County Homeless Point-In-Time Count interviewed 1,516 adults who were unhoused in January 2024. Of those, 11% - 167 people - were survivors of domestic violence. Through data provided by the Department of Justice, in 2023 there were a total of 2,748 cases of domestic violence in the County. Households experiencing homelessness and fleeing a domestic violence situation need a variety of housing and supportive services to regain stability. This is especially true for people experiencing homelessness, fleeing domestic viole DRAFT
nce, and with children.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 31 This number does not include those households that were not already experiencing homelessness. Tens of thousands of persons with disabilities live in the Stanislaus Planning Area, with especially large populations of people with ambulatory difficulties, independent living difficulties, and cognitive difficulties. The needs of persons with disabilities are discussed in greater depth in section NA-45.There is no dataset available that estimates the number of individuals experiencing dating violence, sexual assault, and stalking and also in need of housing assistance.

What are the most common housing problems?
There are 53,846 households that earn at or below 100% of AMI who live in the Stanislaus Planning Area. Overwhelmingly, the most common housing problem experienced by households earning below this threshold are housing cost burdens – households that pay more than 30% or 50% of their incomes on housing. While overcrowding is a problem for a smaller number of households in the Stanislaus Planning Area, especially for families, there may not be enough affordable housing supply with larger units that fits the needs of these households.

Are any populations/household types more affected than others by these problems? In the Stanislaus Planning Area, low- and moderate-income households experience housing cost burdens, regardless of tenure type, but it is higher among renters than homeowners and more so for low-income households rather than moderate- and higher-income households.

Small family, large family, and elderly households represent the largest share of renter households that are housing cost burdened. With owner occupied households, the elderly represent more than half of the homeowners that are housing cost burdened, most likely due to limited income.

Typically, older adults rely heavily on their monthly fixed Social Security checks as their primary source of income after retirement. The share of that Social Security income that must be allocated to housing costs is high. Among both renters and owners, households that experience one or more of the housing problems are highest amongst those households who earn at or below 80% of AMI and increasingly so for those who earn at or below 50% of AMI.

Describe the characteristics and needs of Low-income individuals and families with children (especially extremely low-income) who are currently housed but are at imminent risk of either residing in shelters or becoming unsheltered 91.205(c)/91.305(c)). Also discuss the needs of formerly homeless families and individuals who are receiving rapid re-housing assistance and are nearing the termination of that assistance
The fewer financial resources a household has, the greater their risk of homelessness. Throughout the jurisdicOons within the Stanislaus HOME ConsorOum, those households earning less than 50% of AMI are more likely to be in unstable work situations, more prone to intermittent work schedules or part-time wages without benefits. When a low DRAFT -income household has a medical emergency or is laid off at work, they are one Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 32 paycheck away from being unsheltered or unstably housed. These households, both low-income working adults and people on disability or fixed incomes, cannot save money for emergency funds and, thus, are at the greatest risk of becoming homeless.

The success of rapid re-housing (RRH) assistance for formerly homeless families and individuals lies in dedicated case management. With intensive case management, which can last from six months to a year depending on the program, recipients learn life skills including but not limited to budgeting, basic household maintenance, cooking, and personal grooming. Along with teaching these skills, it is most beneficial for families to develop strong personal support networks who can foster these skills for long-term success. As households near the end of their RRH assistance, they are encouraged to stay engaged with the established case management system to ensure wrap-around services are being utilized to their maximum potential.

If a jurisdiction provides estimates of the at-risk population(s), it should also include a description of the operational definition of the at-risk group and the methodology used to generate the estimates:

The Stanislaus Community System of Care (CSOC) uses a Homeless Management Information System (HMIS) to collect and track data on housing and services for persons experiencing homelessness and those who are at-risk of homelessness. The CSOC utilizes HUD’s official definition of atrisk for homelessness. There are three categories for classifying homeless households or individuals: 1. Individuals and Families, 2. Unaccompanied Children and Youth, and 3. Families with Children and Youth. For a complete list of defining characteristics for each category please see the following link: https://files.hudexchange.info/resources/documents/AtRiskofHomelessnessDefinition_Criteria.pdf Specify particular housing characteristics that have been linked with instability and an increased risk of homelessness The household characteristics that are most closely linked to housing instability and increased risk of homelessness are housing cost burdens and lower household income. Those households that are both low-income and housing cost burdened are the most vulnerable because they have the fewest resources to save money for emergency funds.

Discussion
The most widespread housing problems experienced by these Stanislaus Planning Area residents are housing cost burdens and severe housing cost burdens. Cost burden is also closely linked to housing instability and increased risk of homelessness, making it especially important to address.

Cost burden is experienced at much greater rates than overcrowding or lacking plumbing. Both renters and owners who earn at or below 80% of AMI experience cost burden, among other housing problems, at higher rates. Elderly cost-burdened homeowners, large and small renter families, and single-person households who are in need of housing assistance are especially in need of housing assistance considering their rates of cost burden.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 33 NA-15 Disproportionately Greater Need: Housing Problems - 91.405, 91.205 (b)(2) Introduction
According to HUD, a group in a given income bracket is experiencing disproportionate need when the percentage of that group in need is more than ten (10) percentage points above the demonstrated housing needs for all of the households within the relevant income bracket. The tables and analyses below identify the share of households by race/ethnicity and income level who are experiencing one or more of the four housing problems outlined in HUD’s guidelines. When the ten-percentage point threshold difference is reached, that number is shown in bold and Italic font . The four housing problems are:

1. Lacks complete kitchen facilities

2. Lacks complete plumbing facilities

3. More than one person per room

4. Cost burden greater than 30% of household income
Disproportionate need is not the same as a measure of overall need, especially for American Indian and Pacific Islander populations, because often a very low number of households in that population are surveyed. There are often many more households of other populations experiencing housing problems, who are not considered disproportionately needy because of the higher sample size. To mitigate this issue, both the total number of households in need and disproportionate need are considered.

The “Share” column in the tables below identifies what percentage of the population in that row is experiencing a housing problem. A group experiencing housing problems ten percentage points above the jurisdiction as a whole is considered to be experiencing a disproportionate need.

Among those County households that earn 0-30% of AMI, American Indian/Alaska Native and Pacific Islander households experience disproportionately greater housing needs. The table below refers to data for the jurisdicOons within the Stanislaus HOME ConsorOum.

Housing Problems: 0%-30% of Area Median Income
Housing Problems Has one or more of
four housing problems
Has none of
the four
housing
problems
Household has
no/negative income,
but none of the other
housing problems
Share
Jurisdiction as a whole
DRAFT
9,506 2,403 0 80%
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 34 Housing Problems Has one or more of
four housing problems
Has none of
the four
housing
problems
Household has
no/negative income,
but none of the other
housing problems
Share
White 4,165 1,543 0 73%
Black / African American 230 65 0 78%
Asian 281 75 0 79%
American Indian, Alaska Native 40 4 0 91%
Pacific Islander 19 0 0 100%
Hispanic 4,603 564 0 89%
Data Source: 2016-2020 CHAS
As reflected in the table below, among those Stanislaus Planning Area households earning 30%-50% AMI, Black/African-American, American Indian/Alaska Native and Pacific Islander households have a disproportionate need for housing assistance to remediate, reduce, or eliminate any of the housing problems experienced. By total, the greatest number of households in need are White and Hispanic. The table below refers to data for the jurisdicOons within the Stanislaus HOME ConsorOum Housing Problems: 30%-50% of Area Median Income
Housing Problems Has one or more of
four housing problems
Has none of
the four
housing
problems
Household has
no/negative income,
but none of the other
housing problems
Share
Jurisdiction as a whole 10,258 3,347 0 75%
White 3,989 1,895 0 68%
Black / African American 225 0 0 100%
Asian 253 215 0 54%
American Indian, Alaska Native 10 0 0 100%
Pacific Islander 10 0 0 100%
Hispanic 5,654 1,216 0 82%
DRAFT
Data Source: 2016-2020 CHAS
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 35 Among those Stanislaus Planning Area households earning 50%-80% of AMI, Black/African-American, Asian, and Pacific Islander households experience a disproportionate need for housing assistance. By total, the greatest number of households in need are White and Hispanic. The table below refers to data for the jurisdicOons within the Stanislaus HOME ConsorOum.

Housing Problems: 50%-80% of Area Median Income
Housing Problems Has one or more of
four housing problems
Has none of
the four
housing
problems
Household has
no/negative income,
but none of the other
housing problems
Share
Jurisdiction as a whole 10,400 7,202 0 59%
White 4,257 3,589 0 54%
Black / African American 134 25 0 84%
Asian 432 178 0 71%
American Indian, Alaska Native 0 65 0 0%
Pacific Islander 15 0 0 100%
Hispanic 5,397 3,222 0 63%
Data Source: 2016-2020 CHAS
Among those Stanislaus Planning Area households earning 80%-100% of AMI, Black/African-American, Asian, and Pacific Islander households experience disproportionate needs for housing assistance, although it should be noted that there are 85% fewer households in this income tranche who have housing problems compared to households who earn below 80% of AMI. By total, the greatest number of households in need are White and Hispanic. The table below refers to data for the jurisdicOons within the Stanislaus HOME ConsorOum. DRAFT Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 36 Housing Problems: 80%-100% of Area Median Income
Housing Problems Has one or more of
four housing problems
Has none of
the four
housing
problems
Household has
no/negative income,
but none of the other
housing problems
Share
Jurisdiction as a whole 4,186 6,573 0 39%
White 1,900 3,029 0 39%
Black / African American 164 14 0 92%
Asian 408 149 0 73%
American Indian, Alaska Native 25 80 0 24%
Pacific Islander 15 0 0 100%
Hispanic 1,565 3,220 0 33%
Data Source: 2016-2020 CHAS
In all members of the Consortium, renters experience housing problems at a higher rate than owners, indicating that renters are in greater need of housing assistance. The table below demonstrates this. The data reported are from each city within the Stanislaus HOME ConsorOum as well as Countywide data, which includes all incorporated and unincorporated areas.

Frequency of 1 of 4 Housing Problems: Stanislaus HOME Consortium Members Stanislaus
County Turlock Ceres Hughson Newman Oakdale Patterson Riverbank Waterford Owners 11% 9% 13% 5% 4% 15% 16% 6% 11%
Renter 25% 26% 33% 37% 14% 18% 21% 18% 15%
Data Source: 2016-2020 CHAS
Discussion
DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 37 Because of the small sample sizes available for American Indian/Alaska Native, Pacific Islander, and Asian households, households of these populations tend to show disproportionately higher need. This is important to make note of, but only in the context of the overall population, which holds much higher numbers of White and Hispanic households experiencing housing problems.

Those race or ethnicity groups experiencing a disproportionate rate of housing problems are as follows:
0-30% AMI Range
• American Indian, Alaska Native
• Pacific Islander
30%-50% AMI Range
• Black/African-American
• American Indian, Alaska Native
• Pacific Islander
50%-80% AMI Range
• Black/African-American
• Asian
• Pacific Islander
80%-100% AMI Range
• Black/African-American
• Asian
• Pacific Islander
DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 38 NA-20 Disproportionately Greater Need: Severe Housing Problems - 91.405, 91.205 (b)(2) Introduction
Note that the tables below identify severe housing problems, as opposed to the tables above that identified non-severe housing problems. Severe housing problems differ from non-severe in two instances. Those differences are outlined below:

The four severe housing problems are:

1. Lacks complete kitchen facilities

2. Lacks complete plumbing facilities

3. More than 1.5 persons per room

4. Cost Burden greater than 50% of household income
According to HUD, disproportionate needs refers to any housing assistance need for a certain race/ethnicity that is more than ten (10) percentage points above the demonstrated need for the total households within the jurisdiction in the applicable AMI income bracket. The tables and analyses below identify the share of households by race/ethnicity and income level experiencing one or more of the four housing problems outlined by HUD guidelines. When the ten-percentage point difference is reached, that number is shown in bold and Italic font.

Disproportionate needs are calculated by the share of the total number of households with one or more housing problems for each race/ethnicity (Share of Race/Ethnicity = “# of households for that race/ethnicity with one or more housing problem / total # of households of that race/ethnicity Countywide). That figure is then compared to the need level of all Stanislaus County households in the income AMI. The “Share” column identifies what percentage of the population in that row experiences any of the housing problems. A race/ethnicity experiencing housing problems ten percentage points above the jurisdiction as a whole is considered to have a disproportionate housing need.

Among those Stanislaus Planning Area households earning 0-30% of AMI, Pacific Islander and Hispanic households experience the greatest disproportionate severe housing needs. Given the sample sizes, and the high numbers of extremely low-income Hispanic households (4,263) versus Pacific Islander households (19) with housing problems, the disproportionate need should be especially noted for the scale of the problem for Hispanic households. The table below refers to data from the jurisdicOons within the Stanislaus HOME ConsorOum.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 39 Severe Housing Problems: 0%-30% of Area Median Income
Severe Housing Problems Has one or more of
four housing problems
Has none of the
four housing
problems
Household has
no/negative income,
but none of the other
housing problems
Share
Jurisdiction as a whole 8,308 3,589 0 70%
White 3,451 2,271 0 60%
Black / African American 209 73 0 74%
Asian 261 95 0 73%
American Indian, Alaska Native 0 44 0 0%
Pacific Islander 19 0 0 100%
Hispanic 4,263 900 0 83%
Data Source: 2016-2020 CHAS
Among those Stanislaus Planning Area households who earn 30%-50% of AMI, Black/African-American, American Indian/Alaska Native, and Pacific Islander households experience the greatest disproportionate severe housing needs. However, the greatest number of households with severe housing needs are White and Hispanic. The large sample size and share of Black/African-American households with severe housing problems deserves special attention and directed resources. The table below refers to data from the jurisdicOons within the Stanislaus HOME ConsorOum.

Severe Housing Problems: 30%-50% of Area Median Income
Severe Housing Problems Has one or more of
four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Share
Jurisdiction as a whole 6,612 7,012 0 49%
White 2,592 3,311 0 44%
Black / African American
DRAFT
160 65 0 71%
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 40 Severe Housing Problems Has one or more of
four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Share
Asian 159 310 0 34%
American Indian, Alaska Native 10 0 0 100%
Pacific Islander 10 0 0 100%
Hispanic 3,624 3,248 0 53%
Data Source: 2016-2020 CHAS
Among those Stanislaus Planning Area households earning 50%-80% of AMI, Black/African-American and Pacific Islander households experience the greatest disproportionate severe housing needs. As with other income brackets, though, the Hispanic and White population of the County comprises the majority of the overall need. The table below refers to data from the jurisdicOons within the Stanislaus HOME ConsorOum.

Severe Housing Problems: 50%-80% of Area Median Income
Severe Housing Problems Has one or more of
four housing problems
Has none of the
four housing
problems
Household has
no/negative income,
but none of the other
housing problems
Share
Jurisdiction as a whole 4,442 13,127 0 25%
White 1,991 5,866 0 25%
Black / African American 70 88 0 44%
Asian 189 424 0 31%
American Indian, Alaska Native 0 65 0 0%
Pacific Islander 15 0 0 100%
Hispanic 2,146 6,473 0 25%
DRAFT
Data Source: 2016-2020 CHAS
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 41 Among Stanislaus Planning Area households earning between 80%-100% of AMI, Pacific Islander households have a disproportionate number of severe housing problems. Hispanic and White households make up the overwhelming majority of households in this income bracket with severe housing needs. The table below refers to data from the jurisdicOons within the Stanislaus HOME ConsorOum.

Severe Housing Problems: 80%-100% of Area Median Income Severe Housing Problems Has one or more of
four housing problems
Has none of the
four housing
problems
Household has
no/negative income,
but none of the other
housing problems
Share
Jurisdiction as a whole 1,629 9,159 0 15%
White 581 4,364 0 12%
Black / African American 0 180 0 0%
Asian 112 435 0 20%
American Indian, Alaska Native 25 80 0 24%
Pacific Islander 15 0 0 100%
Hispanic 882 3,920 0 18%
Data Source: 2016-2020 CHAS
In all members of the Consortium, renters experience severe housing problems at a higher rate than owners, indicating that renters are in greater need of housing assistance. The data reported below are from each city within the Stanislaus HOME ConsorOum as well as Countywide data, which includes all incorporated and unincorporated areas.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 42 Frequency of 1 of 4 Housing Problems: Consortium Members Stanislaus
County Turlock Ceres Hughson Newman Oakdale Patterson Riverbank Waterford Owners 11% 9% 13% 5% 4% 15% 16% 6% 11%
Renter 25% 26% 33% 37% 14% 18% 21% 18% 15%
Data Source: 2016-2020 CHAS
Discussion
Those race or ethnicity groups that experience disproportionate rates of severe housing problems are as follows:
0-30% AMI Range
• Pacific Islander
• Hispanic
30%-50% AMI Range
• Black/African-American
• American Indian, Alaska Native
• Pacific Islander
50%-80% AMI Range
• Black/African-American
• Pacific Islander
80%-100% AMI Range
• Pacific Islander
The American Indian/Alaska Native, Black/African American, and Pacific Islander households of the Stanislaus Planning Area have both a smaller overall population and smaller sample size. The disproportionate rates of severe housing problems experienced by households in these populations are of note. However, it should also be observed that a large numerical majority of those households experiencing need are either White or Hispanic.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 43 NA-25 Disproportionately Greater Need: Housing Cost Burdens - 91.405, 91.205 (b)(2) Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category of need as a whole.

Introduction
According to HUD, disproportionate need refers to any need for a certain race/ethnicity that is more than ten (10) percentage points above the demonstrated need for the total households within the jurisdiction in each income bracket. The table and analysis below includes households with no housing cost burden (less than 30 of their household income pays for housing costs), housing cost burdened (30%-50% of their household income pays for housing costs), severe housing cost burdened (more than 50% of their household income pays for housing costs), and no/negative income. When the ten-percentage point threshold is reached, that number is shown in bold and italics font.

As in NA-15, there is an important distinction between overall need and disproportionately greater need that must be clarified in this section.

Disproportionate need is not the same as a measure of overall need because of differences in sample sizes. To mitigate this issue, both the total number of households in need and disproportionate need are considered in this section, as in NA-15. The table below refers to data from each jurisdiction within the Stanislaus HOME ConsorOum.

Housing Cost Burden
Housing Cost Burden <=30% 30-50% >50% No / negative income (not computed)
Jurisdiction as a whole 67,534 18,279 16,843 1,003
White 36,902 8,197 8,100 535
Black / African American 1,250 353 423 15
Asian 2,466 926 564 40
American Indian, Alaska Native 273 44 35 0
Pacific Islander 90 0 44 0
Hispanic 25,102 8,318 7,466 311
DRAFT
Data Source: 2016-2020 CHAS
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 44 The table below shows that for most members of the consortium, renters experience higher rates of both cost burden, indicating that across the consortium renters are in greater need of housing assistance than owners. The data reported are from each city within the Stanislaus HOME ConsorOum as well as Countywide data, which includes all incorporated and unincorporated areas.

Frequency of 30% Cost Burden: Stanislaus HOME Consortium Members Stanislaus
County Turlock Ceres Hughson Newman Oakdale Patterson Riverbank Waterford Owners 16% 18% 14% 15% 12% 16% 17% 22% 21%
Renter 22% 22% 17% 21% 24% 24% 27% 21% 13%
Data Source: 2016-2020 CHAS
The table below shows that for every member of the consortium, renters experience higher rates of both cost burden, indicating again that across the consortium renters are in greater need of housing assistance than owners. The data reported are from each city within the Stanislaus HOME ConsorOum as well as Countywide data, which includes all incorporated and unincorporated areas.

Frequency of 50% Cost Burden: Stanislaus HOME Consortium Members Stanislaus
County Turlock Ceres Hughson Newman Oakdale Patterson Riverbank Waterford Owners 11% 9% 13% 5% 4% 15% 16% 6% 11%
Renter 25% 26% 33% 37% 14% 18% 21% 18% 15%
Data Source: 2016-2020 CHAS
Discussion
There are 103,659 households in the Stanislaus Planning Area. There are approximately 67,534 households (65%) that are not housing costburdened, 18,279 housing cost-burdened households (18%), 16,843 severely housing cost- burdened households (16%), and 1,003 households (1%) with zero or negative income.

Of the 18,279 cost burdened households, approximately 45% are White households, 46% are Hispanic households, 2% are Black/African American households, 5% are Asian households, less than 1% of American Indian/Alaskan Native households, and there are no Pacific Isla DRAFT
nder households
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 45 that are cost burdened. White and Hispanic households both experience disproportionate amounts of cost burden and make up a large majority of all households experiencing cost burden.

Of the 16,843 severely cost-burdened households, 48% are white households, 44% are Hispanic households; 3% are Black/African American households, 3% are Asian households, and Pacific Islander and American Indian/Alaskan Native households are each less than 1% of those who are severely housing cost-burdened. Among all severely cost burdened households, White and Hispanic households experience a disproportionately higher rate of housing cost burdens. White and Hispanic households both experience disproportionate amounts of severe cost burden and make up a large majority of all households experiencing severe cost burden.

Across the consortium, renters experience both cost burden and severe cost burden at higher rates than do owners. This indicates that renters are in greater need of housing support than owners are.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 46 NA-30 Disproportionately Greater Need: Discussion - 91.205 (b)(2) Are there any Income categories in which a racial or ethnic group has disproportionately greater need than the needs of that income category as a whole?
There are several instances where racial or ethnic groups experience disproportionate housing needs in the Stanislaus Planning Area. Black/African American, American Indian/Alaska Native, and Pacific Islander households experience a disproportionate rate of housing problems. However, American Indian/Alaska Native and Pacific Islander households have very low sample sizes and a low overall population. Examining the population at large, the highest number of households experiencing housing problems are White and Hispanic. The same pattern holds for households experiencing severe housing problems. Among households with cost burden and severe cost burden, White and Hispanic households experience a disproportionate amount of need and also make up a large majority of households experiencing cost burden.

If they have needs not identified above, what are those needs? No other needs are identified. Special needs populations are addressed in section NA-40 of this Consolidated Plan.

Are any of those racial or ethnic groups located in specific areas or neighborhoods in your community? Racial/Ethnic Concentrated Areas of Poverty (R/ECAP) census tracts are defined as census tracts where more than half the population is non-White and 40% or more of the population is in poverty OR where the poverty rate is greater than three times the average poverty rate in the area.

According to 2020 Census data, there are eight Racial/Ethnic Concentrated Areas of Poverty (R/ECAP) census tracts in Stanislaus County. The R/ECAPs are located in City of Modesto, the unincorporated county, and the City of Ceres as shown on the map below.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 47 Racial/Ethnic Concentrated Areas Of Poverty (R/ECAP)
DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 48 NA-35 Public Housing - 91.405, 91.205 (b)
Introduction
Public housing residents in the Stanislaus Planning Area are served by the Stanislaus Regional Housing Authority (“SRHA”), a nonprofit public corporation committed to addressing the unmet housing needs of residents in Alpine, Amador, Calaveras, Inyo, Mariposa, Mono, Stanislaus, and Tuolumne Counties. The SRHA is responsible for public housing units and Vouchers, including Project-based, Tenant-based, and Special Purpose Vouchers. Project-based vouchers are a form of housing assistance tied to specific rental units, where tenants pay 30% of their monthly income towards rent and the voucher covers the rest. Tenant-based vouchers also cover the rest of the cost of rent after tenants pay 30% of their monthly income towards it but are tied to the individual tenant instead of a unit. Special purpose vouchers are targeted programs designed to meet the needs of specific populations, including veterans, child welfare involved families, and people with disabilities. The needs of public housing residents, including both residents of public housing units and people served by voucher programs, are detailed in this section. Approximately 4,566 of the SRHA jurisdicOon’s residents are public housing residents; the majority of these residents are served by voucher programs, most significantly the tenant-based voucher program, which helps house 3,832 households.

Public housing units also serve hundreds of residents who are not assisted by voucher programs. The allocation of public housing units and vouchers are an important fair housing issue because these units and subsidies create fair housing choice for Stanislaus Planning Area residents who are lower income or who have been historically discriminated against in homeownership and rental markets. In addition to describing the overall size and scope of public housing in the Stanislaus Planning Area, this section examines the distribution of public housing resources by the legally protected categories that the Affirmatively Furthering Fair Housing mandate requires that the County proactively create fair housing choice for. Because of the available data, this section mostly focuses on the distribution of public housing assets by resident race, ethnicity, and disability status. The tables include an analysis of public housing program types, characteristics of residents by program type, race of residents, and ethnicity of residents. It also includes a discussion of the Section 504 Needs Assessment, which describes the needs of public housing tenants and applicants on the waiting list for accessible units.

All tables in this secOon include the full jurisdicOon of the SRHA, which is larger than the jurisdicOon of the Stanislaus HOME ConsorOum.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 49 Public Housing 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 in
use 0 0 636 3,930 10 3,832 0 88 0
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition Data Source: PIC (PIH Information Center)
The table below also shows that the SRHA public housing programs serve a substantial number of families with disabilities. Disability is a protected class that should be proactively planned for under fair housing principles. Addressing the needs of families with disabilities served by the SRHA is an important way of advancing fair housing choice for families with disabilities. The Section 504 Needs Assessment provides more details on the accessibility needs of these residents.

Characteristics of Public Housing Residents
Program Type
Certificate ModRehabPublic
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Average Annual Income 0 0 17,079 13,338 12,270 13,393 0 11,080 Average length of stay 0 0 6 6 1 7 0 0
Average Household size 0 0 3 2 1 2 0 3
# Homeless at admission
DRAFT
0 0 0 0 0 0 0 0
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 50 Program Type
Certificate ModRehabPublic
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
# of Elderly Program Participants
(>62) 0 0 113 1,042 6 1,034 0 2
# of Disabled Families 0 0 142 1,089 4 1,071 0 14
# of Families requesting accessibility
features 0 0 636 3,930 10 3,832 0 88
# of HIV/AIDS program participants 0 0 0 0 0 0 0 0
# of DV victims 0 0 0 0 0 0 0 0
Data Source: PIC (PIH Information Center)
The table below shows that 3,632 of the SRHA public housing residents, or about 80%, are white. 934, or about 20%, are non-white. However, in the 2022 American Community Survey 5-year-estimate, only about 57% of County residents were white.

Race of Public Housing Residents
Program Type
Race Certificate ModRehabPublic
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
White 0 0 560 3,072 8 2,988 0 76 0
Black/African American 0 0 24 595 1 585 0 9 0
Asian 0 0 45 192 1 188 0 3 0
American Indian/Alaska
Native
DRAFT
0 0 4 48 0 48 0 0 0
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 51 Program Type
Race Certificate ModRehabPublic
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
Pacific Islander 0 0 3 23 0 23 0 0 0
Other 0 0 0 0 0 0 0 0 0
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition Data Source: PIC (PIH Information Center)
The table below shows that 1,525 of SRHA public housing residents, or about 33%, are Hispanic. 3,041, or about 67%, are not Hispanic. However, Hispanic residents composed about 49% of the County population in the 2022 American Community Survey 5-year estimate, indicating that there is a lower proportion of Hispanic public housing residents than would be expected given the ethnic makeup of the Stanislaus Planning Area.

Ethnicity of Public Housing Residents
Program Type
Ethnicity Certificate ModRehabPublic
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
Hispanic 0 0 392 1,133 6 1,096 0 31 0
Not Hispanic 0 0 244 2,797 4 2,736 0 57 0
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition Data Source: PIC (PIH Information Center)
DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 52 Section 504 Needs Assessment: Describe the needs of public housing tenants and applicants on the waiting list for accessible units:

According to the SRHA, tenants and applicants with disabilities have the greatest need for mobility units.

The most commonly requested modifications are:
• Single story
• No carpet
• Walk in showers
• Raised toilets
• Grab bars
Fair housing laws require that the Stanislaus HOME ConsorOum proactively advance fair housing choice for residents with disabilities. Residents with disabilities often face barriers finding housing that meets their needs which limits fair housing choice. Because of the high number of families with disabilities who are served by public housing, ensuring the needs identified in this assessment are addressed is a material way to advance fair housing choice in the Stanislaus Planning Area.

What are the number and type of families on the waiting lists for public housing and section 8 tenantbased rental assistance? Based on the information above, and any other information available to the jurisdiction, what are the most immediate needs of residents of public housing and Housing Choice voucher holders?
The SRHA reported the following number of households on each program’s waiting list:
• Public Housing Waiting List: 11,095 households
• Section 8 Waiting List: 12,300 households
The SRHA does not have specific information as to the demographics of the families who are on the waiting lists. The SRHA has identified affordable housing as the most immediate need of all residents.

Currently, a disproportionately low number of public housing voucher recipients and residents are Hispanic and non-white, despite Hispanic persons making up about 47% of the County’s population.

Public housing resources are an important means for the County to advance fair housing choice and balanced neighborhoods, because they create affordable and stable housing for recipients. To advance fair housing principles, the ConsorOum jurisdictions can work to connect more non-white eligible applicants to the Public Housing Waiting List and Section 8 Waiting List.

Discussion & Comparison to Population at Large
Public housing residents include significant numbers of elderly households, persons with disabilities, and families. Compared to the population at large, these residents have a more substantial need for accessibility upgrades, especially mobility units that need modifications such as walk-in showers, raised toilets, and grab bars. These needs present the Stanislaus HOME Consortium with an opportunity to affirmatively further fair housing by providing accessible and affordable housing to persons with disabilities, a protected class.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 53 Compared to the population at large, a disproportionately high percentage of public housing residents are white, with a corresponding low percentage of non-white and Hispanic residents. The Stanislaus HOME ConsorOum jurisdicOons have the opportunity to affirmatively further fair housing by improving outreach to non-white and Hispanic residents who are currently not served by public housing resources at the rate that would be expected based on the population at large.

Space below intenGonally lef blank.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 54 NA-40 Homeless Needs Assessment - 91.405, 91.205 (c)
Introduction:

The County will continue to partner with local service providers and agencies with the goal of reducing and ending homelessness with street outreach, homelessness prevention, and rapid rehousing. In addition, the County will work with the Stanislaus Community System of Care (CSOC) on addressing the emergency shelter and transitional housing needs of homeless persons as well as continuing to find creative approaches to addressing homelessness and serving special needs populations.

The Strategic Plan to address homelessness in Stanislaus County is a county-wide effort led by the CSOC.

As of 2017, the Stanislaus County Housing and Support Services Collaborative (which acted as the Continuum of Care) and the County’s Homelessness Action Council merged efforts in order to eliminate duplication of work and to coordinate available resources and formed the CSOC. The CSOC is staffed by a 25-member Council representing all major sectors of the County including government (City, County), service providers, public, homelessness advocates, and three reserved spots for individuals with lived experience. The CSOC meets monthly and continually works to coordinate services and improve the homelessness service system. The CSOC has been utilizing Homeless Management Information System (HMIS) since 2012. As of 2021, the CSOC is coordinating its efforts using the 2021 Regional Strategic Plan to Address Homelessness, a guiding document to coordinate services in the County and organize around common principles. This document is available here: https://csocstan.com/blog/plan-to-endhomelessness-in-stanislaus-county/ The plan outlines eight core goals. • Goal 1: Increase availability of permanent housing for people experiencing homelessness. • Goal 2: Increase access to and availability of mental health, substance abuse treatment, and other supportive services to increase housing stability and well-being in the community. • Goal 3: Achieve equity in governance, outreach, provision of services, program participation, and outcomes while improving outreach, care, and culturally attuned services to vulnerable and historically underserved subpopulations.
• Goal 4: Increase coordination of services, access, and information to build capacity across the homeless system of care.
• Goal 5: Increase pathways to essential community services that support self-sufficiency. • Goal 6: Increase participation of people with lived experience of homelessness in decision-making and feedback processes across the homeless system of care. • Goal 7: Strategically support homelessness prevention, diversion, and rapid resolution. • Goal 8: Improve the coordination of homeless programs to further public health and safety in support of community standards and increased access to services for people experiencing homelessness.

Implementation of these goals will help to improve and increase housing opportunities for the population most in need in the County. Prevention, diversion, and rapid resolution with equity centered programming (Goals 3 and 7) have potential to mitigate the effects of historic discrimination and segregation.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 55 Homeless Needs Assessment
The following tables list the results of the 2024 Point-in-Time (PIT) Count, which is an annual event in January where volunteers locate and interview unhoused people in the jurisdiction.

The following table shows that according to the 2024 Point-in-Time (PIT) Count, a total of 2,052 people are experiencing homelessness in Stanislaus County. About half are sheltered and half are unsheltered.

Within the unhoused population, there is a large population of people in households with only adults and chronically homeless households. The table refers to the full County population, which includes all incorporated and unincorporated areas.

Homelessness Population Summary
Population Estimate the # of persons experiencing homelessness on a given night
Sheltered Unsheltered
Persons in Households with Adult(s)
and Child(ren)
258 7
Persons in Households with Only
Adults
814 973
Chronically Homeless Households
with Adult(s) and Children
13 0
Chronically Homeless 282 272
Veterans 39 40
Persons with HIV 6 6
Total 1,072 980
Data Source: PIC (PIH Information Center)
If data is not available for the categories "number of persons becoming and exiting homelessness each year," and "number of days that persons experience homelessness," describe these categories for each homeless population type (including chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth):

The PIT count does identify the number of persons entering homelessness in a year for each homeless population type. In addition, HUD identifies the number and location of exits from and returns to homelessness each year. Data was not available for the number of days that people experience homelessness.

The table below shows that 491 people exited from programs serving persons experiencing homelessness, and approximately 21% returned to homelessness within two years. Exits from permanent housing have the lowest rate of persons returning to homelessness due to the long-term stability of these programs.

Other programs are either temporary shelters or unsheltered settings like street outreach, so a return to DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 56 homelessness is predictable and expected. The table refers to the full County population, including each city and the unincorporated areas.

System Exits and Returns
Total # Persons
Exited
Return to
homelessness in
less than 6 months
Return to
homelessness in 12
months (includes 6-
month cohort)
Return to
homelessness in
24 months
(includes 12
month cohort)
Exit from Street
Outreach
22 2 3 10
Exit from
Emergency Shelter
275 20 41 74
Exit from
Transitional
Housing
83 4 7 10
Exit from Safe
Haven
0 0 0 0
Exit from
Permanent Housing
111 2 4 8
Data Source: 2023 CoC
Estimate the number and type of families in need of housing assistance for families with children and the families of veterans.

Based on the 2024 PIT Count, there were 265 adults and children who were homeless households. Of those homeless households, seven people were unsheltered. There were 13 adults and children from chronically homeless households. And, lastly, there were 39 sheltered veterans and 40 unsheltered veterans who were counted that year.

Describe the Nature and Extent of Homelessness by Racial and Ethnic Group.

It is important to note that not all individuals counted in the 2024 PIT count identified their race or ethnicity, so the tables below do not equal the number of people counted in the PIT. All races and ethnicities experienced homelessness, but the greatest number of people experiencing homelessness are White, followed by Hispanic. The table refers to the full County population, including each city and the unincorporated areas
DRAFT .

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 57 Nature and Extent of Homelessness by Racial and Ethnic Group Race or Ethnicity Sheltered Unsheltered
White 474 495
Black or African American 120 87
Asian 10 20
American Indian, Alaska Native 15 40
Middle Eastern or North African 2 0
Hispanic/Latina/e/o Only 259 200
Hispanic and One or More Race 100 53
Non-Hispanic and Multiple Race 82 72
Data Source: 2024 PIT Count
Describe the Nature and Extent of Unsheltered and Sheltered Homelessness.

In the County, 48% of those counted in the 2024 PIT were unsheltered and primarily individuals without children. 54% of single adults were unsheltered, whereas only 2% of families with adults and children were unsheltered.

Discussion:

Homelessness in the County has increased since the last Consolidated Plan in 2019. The 2019 PIT Count located 1,923 homeless individuals in the County, while the 2024 PIT count encountered 2,052 homeless individuals. On a positive note, however, is that rate of unsheltered homelessness has decreased. In 2019, 57% of homeless individuals were unsheltered; in 2024, only 48% of individuals were unsheltered. This reflects that the agencies and service providers across the County are making strides to house more vulnerable populations, but there is still a substantial unmet need for more shelter in the County.

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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 58 NA-45 Non-Homeless Special Needs Assessment - 91.405, 91.205 (b,d) Introduction
There are different populations that are not homeless but still may require specialized supportive services to maintain independent living. The populations include persons with disabilities, elderly, youth, persons with HIV/AIDS, victims of domestic violence, persons with alcohol or other drug addiction, and farmworkers. The facilities and services available to these populations are discussed in greater detail in the Market Analysis (MA-35) section of this Consolidated Plan.

Describe the characteristics of special needs populations in your community:

Persons with Disabilities:

The table below outlines the number of individuals with different disability types. It includes the whole populaOon of the County, including each city and the unincorporated areas.

Disability by Type in Stanislaus County
Disability Type # of Persons % of Total Population
Hearing Difficulty 21,806 4%
Vision Difficulty 14,665 2.7%
Cognitive Difficulty 26,959 5.3%
Ambulatory Difficulty 36,203 7.2%
Self-Care Difficulty 15,130 3%
Independent Living Difficulty 28,252 7.1%
Data Source: 2020 ACS
Independent living, cognitive and ambulatory difficulties are the three most common disabilities in the County.

Youth:

Only 36.8% of students grade 3-11 in Stanislaus County meet or exceed grade-level standards in English Language Arts, and 7.5% of County youth do not complete high school (Source: kidsdata.org).

According to kidsdata.org, 82% of children with working parents would not have a spot in a childcare facility even if their parents desired one. The lack of childcare opOons for working family’s hampers working families that may be earning 50-80% of AMI abiliOes to seek further economic or educaOonal opportuniOes.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 59 VicOms of DomesOc Violence:

DomesOc violence is any physical violence which occurs in the following relaOonships:
• Married couples
• CohabitaOng couples
• People who have a child or children in common
• People in a daOng relaOonship or who were in a former daOng relaOonship • People who were formerly married
Violence in these circumstances leaves the vicOm parOcularly vulnerable because ouen resources are held back by the perpetrator, or there are demands made that may put the vicOm in a further vulnerable posiOon. Stanislaus County VicOm Services Division has several services directed specifically towards vicOms of domesOc violence.

The primary need for these vicOms is safe and accessible shelter they are comfortable going to. This means that not only does the shelter need to have availability, but it needs to have services customized to the vicOm and any children that may be accompanying the vicOm. For a full list of shelters and available services within the County please see: hwp://www.stanislaus-da.org/domesOc-violence.shtm.

Farmworkers:

Farmworker housing refers to housing accommodaOons provided for farmworkers, day laborers, and other agricultural employees covered by state law. Under California’s Employee Housing Act, jurisdicOons must consider housing for six or fewer employees as a residenOal use and allow this type of housing anywhere single-family units are permiwed (California Health and Safety Code Division 13, Part 1, SecOon 17000).

For farmworker housing as a specific subset of employee housing, the Act considers housing with 36 beds or 12 units as an agricultural use and to be permiwed in zones where other agricultural uses are permiwed.

Across Stanislaus County, most jurisdicOons comply with state law by allowing farmworker housing in areas zoned for agricultural use. Two jurisdicOons, Hughson and Modesto, do not explicitly reference farmworker housing in their zoning ordinances, but each accommodates this type of housing.

Ceres, Waterford, and Riverbank all addiOonally permit farmworker housing by right, and Pawerson with a condiOonal use permit, in at least some residenOal zones.

Elderly
According to the 2020 American Community Survey (ACS), 13% of the County’s population are over the age of 65.:
• Older people are more likely to live on a fixed income, so they have fewer resources to save money for emergencies. In extreme cases, sometimes these conditions result in older adults entering homelessness. Dedicated senior housing that is income-restricted with tiered rents is essential to stabilizing these households.
• With aging, older people are at greater risk of injury and illness. • Older people are more likely to have disabilities, and especially ambulatory or physical disabilities that require accessible design for mobility needs.

DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 60 Housing options for aging adults may include independent living, senior communities, nursing homes, memory care communities or public housing. Many aging adults prefer to “age in place,” but may not have the financial resources to make home modifications for accessibility needs or pay for necessary repairs. Homeowners home repair programs, eldercare, social programming for seniors, and access to public transportation are critical to this demographic.

What are the housing and supportive service needs of these populations and how are these needs determined?
With all special needs populations, supportive services needs differ. For example, elderly households may need home repair assistance to be able to ‘age in place’ or help applying for Medicare or Social Security.

Persons with cognitive disabilities may need personal assistant services, help applying for Disability benefits or finding independent living homes. Persons living with HIV may need assistance accessing medications or finding healthcare and victims of domestic violence may need support creating safety plans or accessing emergency shelters.

There are area agencies that help these special needs populations access resources, including the Disability Resource Agency for Independent Living (DRAIL), the County’s Area Agency on Aging, the County Aging and Veteran Services Agency, the County’s HIV CARE program, Catholic Charities, Independent Living Center, and Stanislaus County Family Justice Center, among others. These agencies and their clients best understand the needs of the populations they serve. Area service providers have identified the greatest housing needs, including:
• More affordable housing units for those earning less than 50% - 80% of AMI • Affordable units near transit/work opportunities to make for reasonable commutes • Units that can accommodate varying family sizes; namely studios or units built for single occupants, and large families
For farmworkers, the peak season is July through September, and their demand on housing creates a need for small, affordable units.

Discuss the size and characteristics of the population with HIV/AIDS and their families within the Eligible Metropolitan Statistical Area:

The County has seen an uptick from 815 active cases of HIV in 2018 to 924 cases in 2022. (California HIV Surveillance Report – 2022). Across California, 83% of people with HIV are cisgendered men. Only 13% of the population with HIV are cisgendered women. A notably large percentage of the population with HIV are trans women, at 3%. Within Stanislaus County, persons with HIV experienced a 0.9% death rate in 2022.

DRAFT
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.

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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.

DRAFT
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.

DRAFT
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
DRAFT
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
DRAFT
# 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%
DRAFT
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
DRAFT
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
DRAFT
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
DRAFT
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.

DRAFT
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.

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
DRAFT
, 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
DRAFT .

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
DRAFT
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.

DRAFT
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.

DRAFT
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.

DRAFT
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.

DRAFT
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.

DRAFT
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.

DRAFT
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
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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
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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
DRAFT
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.

DRAFT
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.

Space below intenAonally leB blank.
1 2021 Stanislaus Regional Homeless Strategic Plan
DRAFT
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
DRAFT
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.

DRAFT
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
DRAFT
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
Space below intenAonally leB blank.

DRAFT
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
DRAFT
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(onsin 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.

DRAFT
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.

Space below intenAonally leB blank.

DRAFT
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
DRAFT
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.

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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
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.

DRAFT
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
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.

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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
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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.

DRAFT
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
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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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 184 DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 185 DRAFT
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 186 DRAFT
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Page 1 of 4 ends

City Council / Local Redevelopment Authority / Public Financing AuthorityApril 22, 2025

City Council / Local Redevelopment Authority / Public Financing Authority
April 22, 2025