Resolution No. 2025-
35. All electrical, gas, telephone, cable television, and similar distribution lines, including existing distribution lines, providing immediate service to the site shall be installed underground within the site. Any new electrical service must be underground in accordance with TMC§-2-120.
36. The outdoor seating area must remain clear of litter at all times. The permittee shall maintain the tables and chairs in the permitted outdoor seating area in a clean condition at all times.
37. Outdoor seating areas must conform to and comply with all relevant regulations in this Code and all applicable building laws including State laws and regulations.
Landscaping
38. Fully detailed landscape and irrigation plans shall be submitted to the Engineering Division for review and approval prior to the installation of any landscaping material or irrigation system. All landscaping and irrigation systems shall be installed in accordance with the standards of TMC §9-2-109 and the Northwest Triangle Specific Plan.
39. The parking lot theme tree for the Countryside Community Commercial Subarea in Platanus Acerfolia (London Plane Tree). A minimum of 80% of the shade trees within parking areas must b comprised of this tree.
40. All landscaping and irrigation systems shall comply with the State Model Water Efficient Landscape Ordinance.
41. Prior to the issuance of a Certificate of Occupancy all landscaping and irrigation systems shall be installed in accordance with the standards of TMC §9-2-109.
42. In accordance with TMC §9-2-109, all landscape planter beds shall be a minimum of five (5) feet in depth and width.
43. Landscaped beds less than 10-feet in width that will be planted with a parking lot shade tree shall be fitted with deep root barriers for a length of at least 10-feet to ensure the root system does not impair the hardscape.
44. All planting areas shall be protected with raised concrete curbs.
45. Parking lot shade trees shall be installed along all parking areas in accordance with TMC §9-2-109: one shade tree per five (5) parking spaces. Parking lot shade trees shall be planted in landscape islands within the parking lot. Tree spacing shall be such that every tree trunk is within 30 feet of the trunk of a tree.
46. Deciduous non-fruiting trees shall be incorporated into the planting plan within the parking lot and around the building to provide shade relief from the summer sun.
47. A variety of plant types and species shall be incorporated into the planting scheme to provide interest and color. No one (1) species of plant shall exceed 20% of the plant material. Turf shall be limited to 25% of the total landscaped area.
Resolution No. 2025-
48. All plant materials shall be sized and spaced to achieve immediate effect and shall normally not be less than 24-inch box for parking lot shade trees, 15-gallon container for trees, 5-gallon container for shrubs, and 1-gallon container for mass planting.
49. All planting areas shall include a three (3) inch top dressing of an organic mulch or equivalent material. Mulches shall be reapplied as part of a regular maintenance program to reduce evaporation, soil compaction, and weeds.
50. All landscaped and un-landscaped areas shall be continuously maintained free of weeds, litter, and debris, and shall not become a source of nuisance to adjoining properties.
51. All landscaping material shall be maintained in accordance with the provisions of TMC §9-2-215: Driveway and corner visibility.
Parking
52. A minimum of 28 on-site parking spaces are required onsite, 2 parking spaces for each mobile food truck. All parking spaces shall comply with dimensional standards for the City of Turlock. Standard parking spaces measure 9’x19’ and compact spaces measures 8’x16’.
53. A maximum of 30% of the total parking spaces may be constructed as compact spaces.
54. Wheel stops and striping are required.
55. On-site security lighting shall be located and directed so as not to spill over onto adjoining properties. A lighting plan is required for review and approval as part of the building permit and site improvement plan submittals.
56. Limit intensity, shield and/or situate all on-site lighting such that light does not spill over to adjacent properties. All lighting fixtures must be shielded to confine light spread within the site boundaries.
57. Security lighting fixtures shall not project above the fascia or roofline of the building and are to be shielded. The shields shall be painted to match the surface to which they are attached.
58. Building illumination and architectural lighting shall be indirect. Floodlights are prohibited.
59. Light standards for parking areas shall not exceed 30-feet in height.
60. Lights shall be placed to direct and control glare
61. All lighting shall be designed to confine light spread within the site boundaries.
Lighting shall not become a source of glare for adjoining properties.
62. Automatic shutoff or motion sensors shall be used for lighting to be used intermittently or for safety purposes.
Resolution No. 2025-
Building
1. A building permit is required for any structure (electric gates, site lighting etc.) associated with the project.
2. Plans must be submitted electronically. Plans shall be prepared by a licensed California design professional.
3. The project shall comply with the current California Building Codes and Turlock Municipal Code in effect at the time of building permit application.
4. Additional requirements may be applicable upon review of the submitted building permits.
5. A separate permit is required for any site lighting.
6. A Construction Waste Management Plan form and a ESCP form will be required.
Engineering
1. The developer shall pay all applicable City of Turlock city wide and specific plan development impact fees adjusted to the current Engineering News Record, prior to issuance of a building permit.
2. The City of Turlock standard improvements necessary for fire and safety purposes shall be installed and accepted by the Fire Department prior to the issuance of any building permit.
3. Developer shall provide written consent, as provided in Section 54715 of the California Government Code, to the levy of an assessment to finance the operation and maintenance of drainage, flood control, street maintenance, and street lighting service which benefits the area to be developed. As an alternative to this, the City may form a community facilities district (CFD) to finance the operation and maintenance of said improvements and services.
4. Developer shall submit on-site and off-site (non-structural) improvement plans to the Engineering Division for review and approval. Please submit an improvement plan application along with the current plan check fee, five (5) sets of civil improvement plans including erosion control and landscape plans, an erosion and sediment control plan (ESCP) worksheet, one (1) copy of the soils report (California Building Code requirement) and one (1) copy of the land use permit. Landscape plans shall meet the requirements of the Model Water Efficient Landscape Ordinance (MWELO). All projects disturbing more than one acre of land must apply for a Notice of Intent with the State of California Water Quality Control Board. The W.D.I.D. number, which is provided by the state, must be provided prior to grading permit issuance.
5. Developer shall procure a grading permit from the Engineering Division for all on-site (non-structural) work prior to issuance of any building permits. Upon approval of the on-site improvement plans, please submit a grading permit application and a cost estimate for all on-site (non-structural) work.
Resolution No. 2025-
6. Developer shall procure an encroachment permit from the Engineering Division for all off-site work done within existing City of Turlock right-of-way, proposed right-of-way and within any easements prior to the issuance of any building permits. Upon approval of the off-site improvement plans, please submit an encroachment permit application, a cost estimate for all off-site work, liability insurance as detailed in the encroachment permit application listing the City of Turlock as additional insured, and an improvement security equal to 110% of the valuation of the work in the form of a bond, letter of credit, cash or check.
7. Developer shall remove and replace any existing curb, gutter, sidewalk, driveway approaches, streetlights and roadway improvements along the road frontages in accordance with City of Turlock Standard Specifications and Drawings if, in the City Engineers opinion, the existing improvements do not meet current City Standards, accessibility standards or are in poor/damaged condition.
8. If the grade differential between lots or surrounding ground is between 1/2 foot and 1 foot, the developer shall use a wood type retaining wall/fence depending on the individual situation, to be approved by the City Engineer as part of the improvement plans. If the grade differential is over 1 foot, a retaining wall will be required and a building permit for the retaining wall will be required.
9. The Public Works Director, City Engineer, or their designee reserves the right to require full roadway reconstruction or a 2” asphalt overlay from curb to curb on the road frontages if, in their opinion, the roadway is in disrepair or the integrity of the roadway has been compromised by: utility cuts (3 or more) or construction practices. Asphalt oil shall be PG 64-10.
10. Side yard fences, signs, and trees shall be set back 30 feet from street corners and 15 feet from driveways per City Standards.
11. No cross-lot drainage is allowed. Storm water run-off shall be designed to stay on property.
12. Any existing or new domestic, landscape, and fire water services shall be fitted with backflow prevention devices that meet the current City Standards. All water services shall have its own tap off the main.
13. A grease interceptor, if required, shall be installed per City Standards. The grease interceptor shall be installed outside of the PUD unless approve by all utility companies.
14. Developer shall repave all trenching in existing right-of-way per the current City Standards, including Errata 1, and pay applicable trench restoration fees in accordance with Section 7-4-203 of the City of Turlock Municipal Code.
15. Parking lot drive aisles and parking stalls shall follow the current City Standards.
Resolution No. 2025-
16. Developer shall provide a Low Impact Development (LID) design for all added and/or reconstructed impervious surfaces that includes measures for site design, sources control, runoff reduction, storm water treatment, and baseline hydromodification management as defined in the Phase II MS4 General Permit in order to comply with the Phase II MS4 General Permit issued by the State Water Resources Control Board to the City of Turlock.
17. Developer shall maintain the 85th percentile storm even (0.5 inches) on-site prior to connecting to the existing storm drain.
18. Prior to improvement plan approval, a detailed hydrology/drainage study will be required to be submitted to the City Engineer for review and approval. The study shall be prepared by a registered Civil Engineer and shall include existing and proposed conditions.
19. Developer shall implement source control measures consistent with recommendations from the CASQA Stormwater BMP Handbook for New Development and Redevelopment for the pollutant generating activities listed in Section E.12.d of the Phase II MS4 General Permit.
20. Developer shall incorporate all post construction BMPs necessary to comply with the Phase II MS4 General Permit issued by the State Water Resources Control Board to the City of Turlock.
21. Developer shall execute an Operations and Maintenance Agreement with the City of Turlock for all post construction best management practices (BMPs) associated with the development prior to occupancy of the building.
22. Accessible signage and striping for accessible parking shall meet the requirements of the current California Building Code. The additional signage required under Section 11B-502.8 shall notify owners that towed vehicles may be reclaimed at: Turlock Police Department or by telephoning (209) 668-5550.
23. Developer shall provide an accessible pedestrian path from the entrance of all buildings to an accessible parking stall and to the public right-of-way. Handrails for pedestrian ramps shall not extend into the public right-of-way.
24. Trash enclosures, if required, shall be per the current City Standards, located within the development as directed by Turlock Scavenger. A pedestrian path from an entrance for each building to a trash enclosure, meeting all accessible requirements, shall be indicated on the plans.
25. Developer shall install street trees spaced 30’-35’ apart along the road frontages per the City Standard Specifications and Drawings.
26. Conditions of approval for Tentative Parcel Map 02-10 are included and incorporated into these conditions of approval for this project.
27. The site shall pay their pro-rata share towards the installation of the median in Fulkerth Road. All access to the site shall be limited to right-in-right-out only.
Resolution No. 2025-
28. If any survey monuments will be at risk during construction activities, the City of Turlock will require that there is an individual in responsible charge of the Land Surveying activities within the bounds of proposed development as follows:
Acknowledgement of Monument Responsibility certificate signed and sealed by a Licensed Land Surveyor or a Professional Engineer authorized to perform Land Surveying in the State of California, will be required prior to issuance of the grading and/or encroachment permit. Acknowledgement of Monument Preservation certificate signed and sealed by a Licensed Land Surveyor or a Professional Engineer authorized to perform Land Surveying in the State of California, will be required prior to final sign acceptance of the grading and/or encroachment permit.
Fire Services (668-5580)
1. The project shall comply with the current California Fire Code, National Fire Code (NFPA), California Mechanical Code, and the Turlock Municipal Code in effect at the time of building permit application. Additional requirements may be applicable upon Fire Department review of plans.
2. Before vertical construction begins: 1) Onsite fire hydrant shall be in service; 2) Blue hydrant markers shall be in street; 3) Fire access roadway shall be installed to support the imposed load of fire apparatus weighing at least 75,000 pounds; 4) Temporary address signage shall be clearly visible from the primary roadway.
3. Buildings or structures shall have an approved asphalt or concrete fire access road installed and accepted prior to final inspection
4. Address numerals shall be minimum of 6” tall with ¾” stroke, contrast with back ground, be clearly visible from the primary roadway and be illuminated either internally or externally between dusk and dawn daily.
5. Permanent all weather signage shall be installed: (minimum of 3” letters/numbers)
a. MAIN ELECTRICAL DISCONNECT
b. MAIN GAS SHUT OFF
c. FIRE CONTROL ROOM
d. FDC (address numerals)
e. ELECTRICAL ROOM
f. HVAC units shall be numbered (coordinating with breakers and fire alarm system)
6. Fire extinguishers with a minimum rating of 2-A:10-B:C shall be provided such that no point in the building is further than 75-foot travel distance to an extinguisher. Extinguishers shall be mounted on the wall or in cabinets, such that the top of the extinguisher is no more than four (4) feet above the floor.
Resolution No. 2025-
7. Electrical disconnect shall be accessible from the exterior of the building or in a secure electrical room that opens directly to the outside. Disconnect or electrical room will be identified with an approved all weather sign.
8. Fire lane requirements shall be met. Fire lanes shall be painted throughout project.
9. Gates shall require Knox switch and Opticom sensor for electrical gates or Knox lock manual gates, keyed for Police and Fire.
Municipal Services (668-5590)
1. Prior to issuance of a building permit, water and sewer utilities shall be reviewed and approved by Municipal Services.
2. Any existing or new domestic, landscape, and fire water services shall be fitted with backflow prevention devices that meet the current City Standards. All water services shall have its own tap off the main.
3. Street trees shall be installed in the sidewalk in accordance with City of Turlock standards (TMC Section 7-7-500 and 9-2-109(9)(ii). The variety of street tree to be installed is Keith Davey Chinese Pistache. Any variation from the above listed street tree requirement must first be approved by the City of Turlock Municipal Services Department. The property owner or developer shall contact with department (209) 668-5594 for review of tree layout and inspection prior to installation of street trees.
Turlock Irrigation District (883-8385 irrigation, 883-8659 electrical)
1. The developer of the adjacent parcel to the west installed a primary conduit to serve future development on the subject parcel. The Developer of the subject parcel shall tie into this existing 4-inch primary conduit per District Electrical Engineering standards and specifications, which will provide electrical service to the subject parcel. The Developer shall contact the District Electrical Engineering Department to submit an application for the new service.
2. The District’s electric utility has an existing underground power line within the 10- foot Public Utility Easement. Underground Service Alert must be notified before digging.
3. The front building setback is to be a minimum of 15-feet from the property line and a minimum of 15-feet from the back-of-sidewalk to enable the safe placement of utilities.
4. The developer shall consult with TID Electrical Engineering for any existing service upgrades or any new services for the food trucks. Facility changes are performed at developer’s expense.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of
Resolution No. 2025-
Turlock this 13th day of May, 2025, by the following vote:
AYES:
NOES:
NOT PARTICIPATING:
ABSENT:
ATTEST:
___________________________
Nichole Fiez, City Clerk,
City of Turlock, County of Stanislaus,
State of California
Resolution No. 2025-
Attachment A
BEFORE THE CITY COUNCIL OF THE CITY OF TURLOCK
IN THE MATTER OF DENYING THE APPEAL } RESOLUTION NO. 2025- AND AFFIRMING THE PLANNING COMMISSION }
DENIAL OF CONDITIONAL USE PERMIT 2024-09}
}
WHEREAS, an application was received to develop the property at 2400 Fulkerth Road, Stanislaus County APN 089-019-022 with a mobile food vendor park to accommodate the parking of 14 mobile food vendors; and
WHEREAS, the Planning Commission considered the Conditional Use Permit application at a duly noticed public hearing on March 6, 2025; and WHEREAS, the Planning Commission of the City of Turlock considered all information provided and comments received during the public hearing in making its findings and determinations; and
WHEREAS, the Planning Commission found the proposed project exempt from the provisions of CEQA; and
WHEREAS, the Planning Commission with a unanimous vote denied Conditional Use Permit 2024-09 after determining the findings contained in the draft resolution could not be made; and
WHEREAS, on March 10, 2025 the applicant filed an appeal of the Planning Commission’s denial of Conditional Use Permit 2024-09; and WHEREAS, in making its decision, the City Council considered the CEQA determination, the public testimony, the evidence in the record, and the findings for approval; and
WHEREAS, after a public hearing held on May 13, 2025 the City of Turlock City Council found and determined as follows:
Section 1. The proposed project is “Categorically Exempt” from the provisions of the California Environmental Quality Act (CEQA) under the CEQA Guidelines Section 15332 [In-Fill Development Projects].
Section 2. That the project does not meet all of the findings required for granting of a Conditional Use Permit as follows:
1. That the site for the proposed use is adequate in size and shape to accommodate such uses, all yards, open spaces, wall, fences, parking, loading, landscaping and other features required by the Municipal Code or the commission to make sure such use is compatible with the land and uses in the vicinity;
2. That the site for the proposed use is related properly to streets and highways to
Resolution No. 2025-
carry the quantity and kind of traffic generated by the proposed use;
3. That the proposed use will not adversely affect the abutting property or the permitted use thereof with the provisions of conditions; and
4. That the site for the proposed use is in conformance with the General Plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Turlock as follows:
Section 1. The proposed project is “Exempt” from the provisions of the California Environmental Quality Act (CEQA) under the CEQA Guidelines Section 15332 [In-Fill Development Projects]
Section 2. That Conditional Use Permit 2024-09 is hereby denied as the following findings cannot be made:
1. That the site for the proposed use is adequate in size and shape to accommodate such uses, all yards, open spaces, wall, fences, parking, loading, landscaping and other features required by the Municipal Code or the commission to make sure such use is compatible with the land and uses in the vicinity;
2. That the site for the proposed use is related properly to streets and highways to carry the quantity and kind of traffic generated by the proposed use;
3. That the proposed use will not adversely affect the abutting property or the permitted use thereof with the provisions of conditions; and
4. That the site for the proposed use is in conformance with the General Plan.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Turlock this 13th day of May, 2025, by the following vote:
AYES:
NOES:
NOT PARTICIPATING:
ABSENT:
ATTEST:
__________________________
_
Nichole Fiez, City Clerk,
City of Turlock, County of
Stanislaus, State of California
Resolution No. 2025-
Attachment A
TURLOCK MUNICIPAL CODE
Chapter 1-4
APPEALS
Sections:
1-4-01 Right to appeal.
1-4-02 Time for appeal.
1-4-03 Hearings: Notices.
1-4-04 Form and content.
1-4-05 Effect of appeal.
1-4-06 Scope of review.
1-4-07 Effective date of decision.
1-4-08 Action by majority vote.
1-4-01 Right to appeal.
(a) Planning appeals. Any action or decision of the Planning, Development Engineering, or Building and Safety Division of Community Development Services may be appealed to the Planning Commission. Any action or decision of the Planning Commission may be appealed to the City Council.
(b) Permit appeals. Any grant, condition, denial, suspension, or revocation of a permit by any official of the City under the provisions of this Code (except those falling within the scope of subsections (a) and (c) of this section) may be appealed to the City Council. (c) Police permit appeals. Any grant, condition, denial, suspension or revocation of an ambulance permit, card room owner permit, dance permit, dating and escort services permit, taxicab permit, or fortune telling permit by the Police Department may be appealed to the City Manager. Any action or decision of the City Manager may be reviewed pursuant to the California Code of Civil Procedure section 1094.5 within thirty (30) days of the action or decision of the City Manager. (1157-CS, Amended, 10/27/2011; 866-CS, Amended, 02/09/1995; 291-CS, Amended, 07/07/1977) 1-4-02 Time for appeal.
Any person may initiate an appeal to the Planning Commission by filing a written notice of appeal together with the required fee with the Secretary to the Planning Commission within ten (10) days of the rendering of the action or decision. Any person may initiate an appeal to the City Council by filing a notice of appeal with the City Clerk together with the required fee within ten (10) days of the rendering of the action or decision. Any person may initiate a police permit appeal to the City Manager by filing a written notice of appeal to the City Manager within ten (10) days of the rendering of the action or decision.
(1157-CS, Amended, 10/27/2011; 866-CS, Amended, 02/09/1995; 291-CS, Amended, 07/07/1977) 1-4-03 Hearings: Notices.
The City Clerk or Secretary of the Planning Commission shall forthwith set such matter for a hearing and shall cause written notice thereof to be given to the applicant and appellant (if different) not less than ten (10) days prior to such hearing.
(866-CS, Amended, 02/09/1995; 291-CS, Amended, 07/07/1977)
TURLOCK MUNICIPAL CODE
1-4-04 Form and content.
The notice of appeal shall be made on the prescribed form and shall state specifically the reasons and basis for the appeal. All information to be considered must be submitted with the appeal.
However, the appealing party may request, at the time of filing the appeal, a thirty (30) day period within which additional information or arguments in support of the appeal may be filed. (866-CS, Amended, 02/09/1995; 291-CS, Enacted, 07/07/1977) 1-4-05 Effect of appeal.
The filing of an appeal shall cause the rights of the parties to remain as they were prior to the action or decision except where the City Manager finds that public health, welfare, or safety require the action or decision be made effective during the appeal process. In the event of such a finding, the City Manager shall notify the affected parties within five (5) days of the filing of the appeal. (866-CS, Amended, 02/09/1995; 619-CS, Enacted, 11/26/1987) 1-4-06 Scope of review.
In ruling on the appeal, the Planning Commission or City Council or City Manager may change, modify, alter, amend, affirm, or reverse the action or decision being appealed. Further, the hearing on appeal shall be conducted de novo and all relevant information and arguments may be submitted.
If information, evidence or arguments not previously submitted are offered at the hearing, the hearing may be continued in the interest of fairness.
(1157-CS, Amended, 10/27/2011; 866-CS, Amended, 02/09/1995) 1-4-07 Effective date of decision.
Any decision or action of the Planning Commission in regard to an appeal shall be final and effective as of the date rendered if no appeal is timely filed. Any decision or action of the City Council in regard to any appeal shall be final and effective on the date rendered. Any decision or action of the City Manager in regard to any appeal shall be final and effective on the date rendered. (1157-CS, Amended, 10/27/2011; 866-CS, Amended, 02/09/1995) 1-4-08 Action by majority vote.
Unless State law requires action by ordinance or resolution, the decision on an appeal may be adopted by a majority of those voting.
(1157-CS, Amended, 10/27/2011; 866-CS, Added, 02/09/1995)
This Message Is From an Untrusted Sender
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From:
Sent: Tuesday, May 6, 2025 10:01 AM
To: Katie Quintero
Subject: 2400 Fulkerth Rd
City Council,
I would like to address my concerns over the owner who wants food trucks on his property on 2400 Fulkerth Rd.
First a big traffic problem would arise since it would be a one way in & one way out. That would also mean all
cars would turn onto Countryside Dr. in a residential to turn around in our driveways or park in front of our
houses. We already have extra traffic due to the fairground's events because they use Countryside as a cut
through.
Second would be extra noise & garbage that flies over the fence. It is just too small of acres to park that
many food trucks.
Third is extra flies & rodents.
I would suggest developing tiny houses or small apartments for seniors over 55 + since they don't come & go
often. There is also a bus stop right in front. There is also stores & restaurants close enough for them to walk to.
TRAFFIC is the big concern along with not wanting to look at food trucks & their smells.
A taller wall & trees would need to be addressed into any buildings going in.
Thank you,
Sincerely a resident on Countryside Dr.
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From:
Sent: Wednesday, April 30, 2025 6:36 AM
To: Katie Quintero
Subject: PUBLIC NOTICE Conditional use permit 2024-09
Good Morning,
We have a home on the corner of Fulkerth and Countryside and received the Public Notice, it did not mention the operating hours of the food trucks, is there an alcohol license for the property as well?
Thank You, Becky Sisk
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From:
Sent: Wednesday, April 30, 2025 2:08 PM
To: Katie Quintero
Subject: Regarding 2400 Fulkerth Rd., Stanislaus County APN 089-019-022 Katie,
We live at and we are opposed to thecre- consideration of building the 1.31 acre parcel at 2400 Fulkerth Rd, Turlock, Ca. for a mobile food truck park with a plan of 14 food trucks. We do not want to have to deal with the traffic congestion behind the house and also there could be rodent activity affecting our homes because we’ll be butted up right against the taco truck businesses and that will be attracting rodents and other insect activity. It was denied because of the traffic issue that would be presented, and we are still standing behind our opposition to this taco truck mobile food truck park. Also, between now and the time you get this email, you probably will have called me and let me know- but we would never want just our wooden fences to be between us and the proposed Mobile food truck part because it would affect us greatly because that is right up against our houses and we don’t want to see or hear the activity that is going on and also we don’t want to have our privacy. A full wall would have to be placed behind her if this even got passed. Because we would be able to see clear through our fences to be mobile food trucks- no privacy! - we are very concerned about rodent activity and even insect activity such as roaches because we will be living right against a large mobile food truck with 14 food trucks, which is going to cause lots of attraction to these kind of things. It would be against the health of the residents living in the area to be taken over with any of these animal or insect infections. And the way the traffic is set up on how the customers would be leaving the food court would be causing problems and congestion at that corner.
Please put down my opposition for re-considering approving this massive 14 food truck plan that has previously been denied because we are still opposing it. Thank you very much.
Gary and Lori Glaser
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From:
Sent: Wednesday, April 30, 2025 2:33 PM
To: Katie Quintero
Subject: Use Permit 2024-09 Fulkerth Rd
City of Turlock Planning Division,
I live on Countryside Dr. & received a letter stating there is an appeal going on for the 2400 Fulkerth Rd of 14 food trucks.
First off, the traffic going in/out on Fulkerth with a one way in & one way out will be an awful traffic congestion. Plus, the
cars coming out on Fulkerth will turn onto Countryside & cause more traffic besides doing turnarounds in our driveways.
That is a problem now with the gas station there already.
Another concern is rats; cockroaches & animals will be attracted to the area getting in & on our property. Trash, extra
noise, lights & smog.
I am also concerned about a "wall" & not a wood fence wall, it should be a WALL of cement tall enough not to see the top
of Food Trucks! This parcel is way too small for 14 of those trucks to park.
So please take all these into consideration on behalf of neighbors & traffic problems.
Sincerely,
Roberta on Countryside Drive
Joseph B. Vieira
The Vieira Company
May 6, 2025
Members of the Turlock City Council VIA EMAIL: [email protected] c/o Katie Quintero, Planning Manager
156 S. Broadway, Ste. 120
Turlock, CA 95380-5456
RE: Appeal of Planning commission Denial of Conditional Use Permit (2024-09) Dear Members of the City Council,
I am writing to express my support of the Planning Commission denial of the application for a Conditional Use Permit (2024-09) for a mobile food truck park at 2400 Fulkerth Road, Turlock. The proposal to accommodate 14 food trucks on a 1.31-acre site raises several significant concerns that I believe will negatively impact the local community.
First, the City has a history with food trucks. By example, in response to the Turlock Downtown Property Owners Association request that the City discontinue issuing the permits, the City Council unanimously approved a ban/restriction on food trucks operating in Downtown Turlock. TMC 9-2-124 (c) “A mobile food facility may be permitted to operate on any property zoned for commercial or industrial uses, except the C-O commercial office district and the DC downtown core, DCT downtown core transition, and OR office residential overlay district.” TMC 9-2-124 (Mobile food facility), subsection (c)(3) establishes approval standards that include; (ii) The site is adequate to support the operation of the mobile food facility and the mobile food facility will not adversely affect adjacent structures and uses, or the surrounding neighborhood; (iii) The proposed use will not adversely affect the circulation and flow of vehicular and pedestrian traffic in the immediate area;
(iv) The proposed use will not create a demand for additional parking which cannot be met safely and efficiently in existing parking areas;
Increase in Traffic Congestion: The concentration of 14 food trucks in one area will inevitably lead to increased traffic, particularly during peak hours. This will cause inconvenience for local residents and businesses, exacerbating existing traffic issues in an area that already has significant traffic congestion.
Inadequate Ingress and Egress Access: The proposed ingress and egress access to Fulkerth Road is problematic.
Entering the property while traveling westbound on Fulkerth and exiting the property by turning westbound (left) onto Fulkerth will create a traffic nightmare. The lack of a traffic light, median, or turning lanes at this location poses a serious risk of accidents. The Project has no traffic survey, mitigation plan, nor any off-site traffic improvements proposed as part of the project. On a regular basis we see patrons of the gas station leaving making illegal left-hand turns onto Fulkerth Road to get back on the freeway, what will it be like with 14 food trucks on site.
Parking Issues: The Municipal Code does not establish a standard for mobile food truck projects. The ratio of two parking spaces per mobile food truck as a standard based on past use for mobile vendor projects is arbitrary and disregards relevant factors specific to the project. One factor would be no off-site street parking available. It is assumed food trucks will have employees other than the operator. These employees will reduce the number of parking spaces
available. Another factor is location. The east side of the proposed project is adjacent to the residential homes on Countryside Drive. The south side is adjacent to the residential homes on Cherokee Court. To the north (across Fulkerth Ave.) is Countryside Plaza. Overparking will end up in these neighborhoods or Countryside Plaza.
Noise Pollution: The operation of 14 food trucks, particularly during food preparation and customer interactions, will generate significant noise. This noise pollution will disturb nearby residents, especially during late hours.
Impact on Existing Businesses: The presence of a large food truck park and adding 14 more restaurants in this Commercial area and will negatively affect nearby restaurants and food providers. Countryside Plaza Shopping Center currently has 13 Restaurant Tenants and has two new ones opening in 2025 for a total of 15. Monte Vista Crossings has 25 Restaurant based Tenants. In the past Centers like these were retail based with some restaurants, now in the Amazon era they are being transitioned to restaurant orientated with a retail component. Times are changing and we must change with the times. There is also a new center being developed just north between Countryside Plaza and Monte Vista Crossings and a Chick-fil-A is already proposed for the site and is in the planning stages at the City. Restaurants will hit the point of oversaturation at some point.
In addition, these two new restaurants opening in 2025 are being built out, their investment in Turlock in between $250,000- $300,000 to open up and up to a year timeframe. The permit fees for a 1400 square foot space were almost $14,000 to the city of Turlock, that’s almost $100.00 per square foot, before they even put a nail in the wall. These food truck vendors for $100.00 for a City of Turlock Business license can come to the City and peddle their goods and go back to their hometown with no long-term investment or ties to the City of Turlock.
The Business in the Brick and Mortar Restaurants in the Centers employ locally, pay taxes and for example Texas Roadhouse who works with local nonprofits with fundraisers for the community and Pizza Factory that work with local youth sports to hold events for them, they all are giving back to the Community of Turlock.
There have been accusations by the former Mayor who is the Broker on the sale of the property that the neighboring Shopping Centers and Businesses are afraid of competition that is why they oppose this project. The former Mayor should be more respectful towards the concerns of neighboring residence and business owners. There is a legitimate concern that the area hit a point of oversaturation for restaurants.
Sanitation Concerns: Food trucks often struggle with trash management, leading to litter accumulation and hygiene issues. This will adversely affect the surrounding area and its residents.
These points highlight just a few of the negative impacts this proposal will have on surrounding homeowners, residents, and business owners. I urge the City Council to consider these concerns and uphold the Planning Commissions denial of this application for the Conditional Use Permit.
Thank you for your attention to this matter.
Sincerely,
Joseph B. Vieira
Property Manager/Owner
Countryside Plaza
cc: Sue Borrego, Interim City Manager [email protected]
Sent: Wednesday, May 7, 2025 10:22 PM
To: Katie Quintero <[email protected]>
Subject: Conditional Use Permit 2024-09 Fulkerth Rd
To whom it may concern,
It was recently brought to my attention that a food truck park on Fulkerth near the 99 freeway is being proposed and I would like to give my support for this project. As a relatively new business owner that has recently returned to the Turlock area after an almost 30 year stay in the San Diego area, I would love to have greater variety of culinary options available. This would definitely help to fill that need. I left Turlock back in 1995 due to a lack of things to do and places to go. I have returned to support family I have here.
Turlock has expanded nicely since I left but still needs a lot more. The area lacks much in the way of choices compared to SoCal. The food truck scene is one of those areas. As for some of the reasons against this idea, most are pretty weak considering the location of the proposed food truck site. It’s commercially zoned, right off the freeway off ramp and any business type you put in this location will have similar issues. The question is, do you want to support growth of Turlock and create more business opportunities within the community or do you want to continue to look at an empty lot? As for residents in the area, I would love to be close to the freeway, close to shopping and close to dining. To me that’s a selling point and adds value. Also, if you buy a house next to commercial property, how can you complain about business going up where it was supposed to? That’s like complaining about the noise from planes flying overhead when you buy a property next to the airport. Ultimately, it should come down to, is it good for the community? More dining choices, more business opportunities, and more revenue being brought into the community versus a neighborhood complaining about something that should have been a given based on where they are located, next to a busy road off ramp that is off of a main freeway with several other businesses already established in the area. Bottom line is, it
is a commercially zoned property that needs a vendor. This is an opportunity to bring a more diverse culinary scene as well as a way to bring in more customers traveling along the 99 freeway. I strongly urge the city to grant this property permission to proceed.
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Sent: Wednesday, May 7, 2025 5:56 PM
To: Katie Quintero
Subject: Proposed food truck hub location
Members of the Turlock City Council,
My name is Stoney Couto. I have lived in Turlock since I was 2 years old. My father’s family has been a part of the Turlock community since the 40’s. I am now raising my family in our growing little town.
For years I have wondered what will ever be done with the open lot on Fulkerth, which has been undeveloped since the 70’s. I was excited to see building on it a few years ago, hoping that something will go there that will benefit our community. To my dismay, half of it was turned into yet another gas station. Yes, beneficial to our community, but not what I believe we needed. What Turlock needs is a place for families to congregate. A space for small business owners to begin their dreams. A space that can become a destination for people from our surrounding cities. Something that will bring new people into Turlock and make them think “I wonder what else this Town has to offer?” I support the building of a food court on this lot. I like that there will be restrooms, many spaces for different trucks, and ample parking for patrons. I think it is a prime location due to Fulkerth exit being one of our main thoroughfare’s off of 99 and into Central Turlock. As a homeowner, I would prefer to have the lot near my home developed instead of empty. As of right now, anyone can pull up behind those homes and do anything. I have personally witnessed drug deals, homeless camping and other unsavory acts occur on this lot. With a business present, the area will attract people and be monitored. In turn, deterring illegal and potentially nefarious activities creating a safer neighborhood.
I believe that it will open up opportunities for the entrepreneurs of our city. It is very hard for people to be able to afford to rent a building in Turlock and to be honest, there really aren’t may storefronts available to be able to build a business, especially a restaurant. It will bring more people to that side of town which will promote foot traffic to the existing businesses in the area. Time and again, I see businesses open near Walmart and close due to low patronage. So many people are more apt to go to Monte Vista Crossings due to the amount of chain restaurants and big name stores. If there were a place at the Fulkerth exit where one can get good food, and actually see what the stores are there I believe the area can be reinstated as one of Turlock’s main shopping destinations. Bringing in more customers to the surrounding locations adds revenue to our town, and creates more jobs. Something Turlock is seriously lacking.
I drive past the Modesto Grub Hub every day. I visit it often with my kids. They love that there are a number of trucks to please all palates from picky eaters to adventurous foodies. The Grub Hub is
never empty. It has become a great quick lunch option for the busy workers of Central Modesto. Yet, It is also a place that is comfortable to sit and have a meal with friends and family.
Coming from an old Turlock family and hearing stories of Turlock’s golden years, I just want to see our community thrive. I think a food truck hub would be a huge asset to the City of Turlock to boost revenue, add jobs, and give a space for our community to come together, create and congregate.
Thank you for your time.
Stoney Couto
City Council Staff Report
May 13, 2025
From: Sue Borrego, Interim City Manager
Prepared by: Jennifer Figueroa, Housing Program Manager Agendized by: Susan E. Borrego, Interim City Manager
1. ACTION RECOMMENDED:
Resolution: Approving the Fiscal Year 2025-2029 Consolidated Plan for the Stanislaus HOME Consortium, which is comprised of the City of Turlock and the Stanislaus Urban County, for Community Development Block Grant (CDBG), HOME Investment Partnership Program (HOME), and Emergency Solutions Grant (ESG) funds, authorizing the submission of the Consolidated Plan to the U.S. Department of Housing and Urban Development (HUD), and authorizing the City Manager or designee to execute all related and necessary documents.
Resolution: Approving the Fiscal Year 2025-2026 Annual Action Plan for the Community Development Block Grant (CDBG) and HOME Investment Partnership Program (HOME), authorizing the submission of the Annual Action Plan to the U.S. Department of Housing and Urban Development (HUD), and authorizing the City Manager or designee to execute all related and necessary documents.
2. DISCUSSION OF ISSUE:
The U.S. Department of Housing and Urban Development (HUD) requires cities, counties, and states that receive federal funding for housing and community development programs to submit a five-year Consolidated Plan (Con Plan). The Con Plan helps states and local jurisdictions asses their affordable housing development needs, as well as market conditions, to make informed, place-based decisions. It serves as a framework for community-wide discussions to identify housing and development priorities, aligning funding from block grant programs such as Community Development Block Grant (CDBG), Emergency Solutions Grant (ESG), and HOME Investment Partnerships Program (HOME) grant. This information is derived from community meetings, a community survey, and virtual and in person presentations and meetings with stakeholders.
The process is carried out through Annual Action Plans, which summarize the actions, activities, and resources each individual jurisdiction will utilize to address the identified priorities and needs yearly. Grantees report their annual progress and accomplishments towards these goals in the Consolidated Annual Performance and Evaluation Report (CAPER).
Annually, 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 (HOME) grant to the Stanislaus Urban County and CDBG funds to the City of Turlock. To continue to receive these funds, the City of Turlock and Stanislaus Urban County have prepared a joint Five-Year Consolidate Plan for Fiscal Years 2025-2029 which will serve as the blueprint for the expenditures of federal funds in the communities of
Agenda Staff Report
5/13/2025
Ceres, Hughson, Newman, Oakdale, Patterson, Riverbank, Turlock, Waterford, and the unincorporated area of Stanislaus County. The Con Plan also includes the first year’s Annual Action Plan for each jurisdiction.
The City of Turlock and the Stanislaus Urban County has identified the following five (5) goals through feedback from the community to address housing and community development needs during the span of the Fiscal Years 2025-2029 Con 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 Con Plan period, the City of Turlock expects to receive approximately:
• $621,000 annually in CDBG funding, for a five-year estimated total of $3,105,000.
Based on community input and the estimated allocation amounts, the following CDBG project categories have been proposed for the Con Plan for Fiscal Years 2025-2029:
Support Affordable Housing and Promote accessible Housing Options - $1,718,250 Funding will be used 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. Staff costs are included in this category for personnel who are directly involved in the planning, implementation, and delivery of a CDBG-funded project or service.
Work to Address, Prevent, and Mitigate Homelessness - $100,000 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.
Improve Public Infrastructure and Facilities - $300,000 Funding may be provided for projects that will improve sidewalk accessibility, streets, curbs, gutters, and sewers.
Provide and Ensure Access to Essential Public Services - $365,750 Funding will address basic needs as well as provide important services to the community.
Projects and activities under this goal may include providing meals to congregate sites, senior meals, and providing recreational services to income-income youth.
Administration - $621,000
Funding will pay for eligible planning and administrative expenses incurred in the
Agenda Staff Report
5/13/2025
development and implementation of funded projects.
As the CDBG funding allocation for the fiscal year 2025-2026 is not yet known, it is estimated to be $621,000, consistent with the 2024-2025 allocation. Additionally, estimated program income of $100,000 brings the total estimated funding for fiscal year 2025-2026 to $721,000. The following CDBG project categories are proposed in the AAP:
Support Affordable Housing and Promote Accessible Housing Options - $506,800 This funding will be utilized to provide assistance to income-eligible homeowners through loans and grants for home repairs. Staff costs for the delivery and implementation of projects are included in this item.
Provide and Ensure Access to Essential Public Services - $50,000 This funding will be used to award Public Service Grants to non-profit service providers for the delivery of essential public services to low- and moderate-income individuals and families. A separate item will be brought to Council for consideration of the proposed agreements with the various recommended agencies for the Public Service Grants.
Work to Address, Prevent, and Mitigate Homelessness - $20,000 This funding will be utilized to support organizations providing shelter and services for those experiencing homelessness through the City’s Public Service Grants. A separate item will be brought to Council for consideration of the proposed agreements with recommended agencies for these services.
Administration - $144,200
This funding will be utilized to pay for eligible planning and administrative expenses incurred in the development and implementation of funded projects. Expenses include such items as salary, supplies, and publishing costs. Program administration is limited to 20% of the total allocation and program income for the fiscal year.
HOME funding is available to the Stanislaus HOME Consortium which includes the Cities of Turlock, Ceres, Hughson, Newman, Oakdale, Patterson, Riverbank, Waterford and the unincorporated areas of Stanislaus County. The City of Turlock, as the lead entity for the Turlock/Stanislaus HOME Consortium from fiscal years 2000-2001 through 2022-2023, has carry over funds of approximately $6,000,000 which are allocated in the 2024/2025 AAP.
Any updates needed to project categories for the carryover funds will be done as an amendment to the 2024-2025 AAP and any updates to program income will be done through an amended to the subsequent AAP, as needed.
As the prior lead, the City of Turlock anticipates approximately $110,000 annually in program income over the 5-year Con Plan period, for an estimated total of $550,000. The following project category is proposed in the Con Plan, as well as the 2025-2026 AAP for the anticipated program income:
Housing Rehabilitation - $550,000 for the Con Plan, $110,000 for 2025-26 AAP This funding will be utilized to provide assistance to income-eligible homeowners through loans and grants for home repairs. Staff costs for the delivery and implementation are included in this item.
Agenda Staff Report
5/13/2025
As part of the CDBG program requirements, the Con Plan and AAP were posted for a 30- day public comment period beginning on April 4th and ending on May 5th. Staff offered a community meeting on April 17th, which was attended by three (3) community members and a virtual presentation was delivered at the Turlock Community Collaborative meeting on April 15th, which was attended by approximately 30 community groups, organizations, and community members. An in-person presentation was provided to the Community System of Care (CSOC) on April 17th with approximately 30 non-profit, community, and governmental representatives. All Con Plan and AAP related comments will be included in the Final Consolidated Plan and Final Annual Action Plan that will be submitted to HUD.
3. BASIS OF RECOMMENDATION:
1. As an entitlement jurisdiction, the City of Turlock receives CDBG funds annually to carry out activities that benefit low- and moderate-income persons. Submittal of a five-year Consolidated Plan and an Annual Action Plan are required to access the federal funds for the proposed activities.
4. FISCAL IMPACT / BUDGET AMENDMENT:
Proposed Fiscal Year 2025-2026 activities will be funded with CDBG and City of Turlock/Stanislaus County HOME Consortium funds. Funds will be appropriated as part of the 2025-2026 budget.
5. STAFF RECOMMENDATION:
Recommend approval.
6. CITY MANAGER COMMENTS:
Recommend approval.
7. ENVIRONMENTAL DETERMINATION:
The City is allocating proposed funding for programs and projects, subject to future approval from HUD. The City is not committing funding to or undertaking any project in a manner that will have an adverse environmental impact that forecloses reasonable alternatives or mitigation measures that would ordinarily be part of NEPA or CEQA review for any project.
As part of the HUD process for releasing CDBG funds to the City, the City will ensure compliance with the applicable requirements of NEPA and/or CEQA for each project, as specified under 24 CFR Section 58.22(a) and 14 CCR Section 150049(b). Before committing funding, awarding, or entering into contracts for projects, and once more meaningful environmental assessment information becomes available for certain anticipated projects, the City will adhere to these environmental review requirements.
8. ALTERNATIVES:
1. The City Council can provide additional comments or request amendments to the Con Plan and/or the AAP. If suggested amendments are eligible and below the thresholds in the Citizen Participation Plan, the plan can be adjusted and submitted
Agenda Staff Report
5/13/2025
to HUD to meet the regulation deadline. If the suggested amendments are eligible and above the thresholds in the Citizen Participation Plan, the amendment would need to be recirculated for a new 30-day public comment period and could jeopardize funding if the plans are unable to be submitted to HUD by the regulation deadline.
A substantial change, per the Citizen Participation Plan, is defined as:
1. Addition of a new activity not previously identified in the plan;
2. Cancellation of an existing activity identified in the plan;
3. Changes in the use of funds from one eligible activity to another meeting the following threshold:
- A net increase or decrease greater than 50% of the activity allocation if the allocation is $50,000 or more as listed in the plan;
- A net increase or decrease greater than 100% of the activity allocation if the allocation is less than $50,000 as listed in the plan;
- A net increase or decrease in an activity allocation greater than $300,000.
9. ATTACHMENTS:
1. Resolution for FY 2025-2029 Consolidated Plan
2. Resolution for FY 2025-2026 Annual Action Plan
3. Stanislaus HOME Consortium Consolidate Plan Fiscal Years 2025-2029
4. City of Turlock Annual Action Plan FY 2025-2026
BEFORE THE CITY COUNCIL OF THE CITY OF TURLOCK
IN THE MATTER OF APPROVING THE FISCAL } RESOLUTION NO. 2025- YEARS 2025-2029 CONSOLIDATED PLAN FOR }
THE STANISLAUS HOME CONSORTIUM, WHICH }
IS COMPRISED OF THE CITY OF TURLOCK AND }
THE STANISLAUS URBAN COUNTY, FOR }
COMMUNITY DEVELOPMENT BLOCK GRANT }
(CDBG), HOME INVESTMENT PARTNERSHIP }
PROGRAM (HOME), AND EMERGENCY }
SOLUTIONS GRANT (ESG) FUNDS, }
AUTHORIZING SUBMISSION OF THE }
CONSOLIDATED PLAN TO THE U.S. }
DEPARTMENT OF HOUSING AND URBAN }
DEVELOPMENT (HUD), AND AUTHORIZING THE }
CITY MANAGER OR DESIGNEE TO EXECUTE }
ALL RELATED AND NECESSARY DOCUMENTS. }
}
WHEREAS, HUD requires cities, counties, and states that receive federal funding for housing and community development programs to submit a five-year Consolidated Plan (Con Plan). The Con Plan helps states and local jurisdictions assess their affordable housing needs, as well as market conditions, to make informed, placebased decisions; and WHEREAS, HUD provides funding for housing and community development programs to the Stanislaus Urban County and the City of Turlock; and WHEREAS, the Housing and Community Development Act of 1974, as amended, requires local governments to formulate a five-year Con Plan as part of the eligibility requirements to receive funding, specifically CDBG for City of Turlock; and WHEREAS, the City of Turlock and the Stanislaus Urban County have identified five goals through community engagement to address housing and community development needs for fiscal years 2025-2029:
• 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; and
WHEREAS, the City of Turlock, as the previous lead entity of the Turlock/Stanislaus HOME Consortium, remains responsible for administration of HOME grant funds received from fiscal years 2000-2001 through 2022-2023; and
Resolution No. 2025-
WHEREAS, for the fiscal years 2025-2029 Con Plan, the City of Turlock anticipates receiving $621,000 annually, for a five-year estimated total of $3,105,000 in CDBG allocation and an estimated $100,000 in CDBG program income annually, for a five-year estimated total of $500,000 and an estimated $110,000 annually in program income for HOME, for a five-year estimated total of $550,000; and NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Turlock does hereby adopt a resolution approving the fiscal years 2025-2029 Consolidated Plan for the Stanislaus HOME Consortium, which is comprised the City of Turlock and the Stanislaus Urban County, for Community Development Block Grant (CDBG), HOME Investment Partnership Program (HOME), and Emergency Solutions Grant (ESG) funds, authorizing submission of the Consolidated Plan to the U.S.
Department of Housing and Urban Development (HUD), and authorizing the City Manager or designee to execute all related and necessary documents.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Turlock this 13th day of May, 2025, by the following vote:
AYES:
NOES:
NOT PARTICIPATING:
ABSENT:
ATTEST:
__________________________
Nichole Fiez, City Clerk,
City of Turlock, County of Stanislaus,
State of California
BEFORE THE CITY COUNCIL OF THE CITY OF TURLOCK
IN THE MATTER OF APPROVING THE FISCAL } RESOLUTION NO. 2025- YEAR 2025-2026 ANNUAL ACTION PLAN FOR }
THE COMMUNITY DEVELOPMENT BLOCK }
GRANT (CDBG), AND HOME INVESTMENT }
PARTNERSHIP PROGRAM (HOME), }
AUTHORIZING THE SUBMISSION OF THE }
ANNUAL ACTION PLAN TO THE U.S. }
DEPARTMENT OF HOUSING AND URBAN }
DEVELOPMENT (HUD), AND AUTHORIZING THE }
CITY MANAGER OR DESIGNEE TO EXECUTE }
ALL RELATED AND NECESSARY DOCUMENTS.}
}
WHEREAS, the City of Turlock receives federal grant funds from HUD for affordable housing and related activities; and
WHEREAS, the City of Turlock is an entitlement City under CDBG and will be the recipient of CDBG funds; and
WHEREAS, the City of Turlock, as the previous lead entity of the City of Turlock/Stanislaus County HOME Consortium remains responsible for the management and expenditures of funds from HOME grants received from fiscal year 2000-2001 through 2022-2023; and
WHEREAS, the Housing and Community Development Act of 1974, as amended, requires local governments to formulate a five-year Con Plan as part of the eligibility requirements to receive funding; and
WHEREAS, the Con Plan is a five-year strategy to address community needs as identified by the community; and
WHEREAS, the Con Plan is implemented through Annual Action Plans which describe the resources available to address community needs of extremely low- to lowincome residents in Turlock and Stanislaus County detailing the federally funded activities that will be undertaken during the next fiscal year; and NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Turlock does hereby adopt a resolution approving the fiscal year 2025-2026 Annual Action Plan for the Community Development Block Grant (CDBG), and HOME Investment Partnership Program (HOME), authorizing the submission of the Annual Action Plan to the U.S. Department of Housing and Urban Development (HUD), and authorizing the City Manager or designee to execute all related and necessary documents.
Resolution No. 2025-
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Turlock this 13th day of May, 2025, by the following vote:
AYES:
NOES:
NOT PARTICIPATING:
ABSENT:
ATTEST:
__________________________
Nichole Fiez, City Clerk,
City of Turlock, County of Stanislaus,
State of California
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
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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan
Execu&ve Summary ......................................................................................................................................1 ES-05 Execu&ve Summary.........................................................................................................................1 The Process ..................................................................................................................................................6 PR-05 Lead & Responsible Agencies .........................................................................................................6 PR-10 Consulta&on....................................................................................................................................8 PR-15 Ci&zen Par&cipa&on......................................................................................................................19 Needs Assessment......................................................................................................................................20 NA-05 Overview......................................................................................................................................20 NA-10 Housing Needs Assessment .........................................................................................................21 Summary of Housing Needs.................................................................................................................21 Housing Needs Summary Tables..........................................................................................................25 NA-15 Dispropor&onately Greater Need: Housing Problems ................................................................. 34 NA-20 Dispropor&onately Greater Need: Severe Housing Problems .....................................................39 NA-25 Dispropor&onately Greater Need: Housing Cost Burdens...........................................................44 NA-30 Dispropor&onately Greater Need: Discussion .............................................................................47 NA-35 Public Housing..............................................................................................................................49 NA-40 Homeless Needs Assessment.......................................................................................................55 NA-45 Non-Homeless Special Needs Assessment...................................................................................59 NA-50 Non-Housing Community Development Needs...........................................................................63 Housing Market Analysis............................................................................................................................65 MA-05 Overview .....................................................................................................................................65 MA-10 Housing Market Analysis: Number of Housing Units ..................................................................68 MA-15 Housing Market Analysis: Cost of Housing..................................................................................74 MA-20 Housing Market Analysis: Condi&on of Housing .........................................................................84 MA-25 Public And Assisted Housing .......................................................................................................93 MA-30 Homeless Facili&es and Services ................................................................................................. 98 MA-35 Special Needs Facili&es and Services.........................................................................................103 MA-40 Barriers to Affordable Housing..................................................................................................106 MA-45 Non-Housing Community Development Assets........................................................................108 MA-50 Needs and Market Analysis Discussion .....................................................................................125 MA-60 Broadband Needs of Housing....................................................................................................132 MA-65 Hazard Mi&ga&on......................................................................................................................133
Strategic Plan............................................................................................................................................137 SP-05 Overview.....................................................................................................................................137 SP-10 Geographic Priori&es...................................................................................................................138 SP-25 Priority Needs .............................................................................................................................139 SP-30 Influence of Market Condi&ons ..................................................................................................150 SP-35 An&cipated Resources ................................................................................................................151 SP-40 Ins&tu&onal Delivery Structure...................................................................................................156 SP-45 Goals Summary ...........................................................................................................................161 SP-50 Public Housing Accessibility and Involvement ............................................................................166 SP-55 Barriers to affordable housing ....................................................................................................167 SP-60 Homelessness Strategy ...............................................................................................................170 SP-65 Lead based paint Hazards ...........................................................................................................174 SP-70 An&-Poverty Strategy..................................................................................................................175 SP-80 Monitoring ..................................................................................................................................176 Appendix A ...............................................................................................................................................177 Community Engagement Mee&ng Summaries .....................................................................................177 Summary of Survey Results...................................................................................................................183
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.
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. All proposed HOME activities for the Stanislaus HOME Consortium will be incorporated into the Fiscal Years 2025-2026 AAP.
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 City of Turlock and the Stanislaus Urban County 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 in the communities of Ceres, Hughson, Newman, Oakdale, Patterson, Riverbank, Turlock, Waterford and the unincorporated area of Stanislaus County. The Consolidated Plan will serve as the framework planning document for a community wide dialogue to identify the top housing needs, community development concerns for low- and moderate-income populations and to set informed priorities for actions and uses of funds. An important part of these efforts is hearing from members of the public on issues of community needs, housing needs, and housing issues.
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 Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 2 • 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.
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,
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 3 including building acquisition, new construction and reconstruction, moderate or substantial rehabilitation, homebuyer assistance, and tenant-based rental assistance.
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 may 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.
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 in English and in Spanish to the public online (online translation was enabled), at the offices of the 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
The outreach effort for the Consolidated Plan and Annual Action Plan reached a number of agencies and individuals throughout the County and City of Turlock. Overall, some general themes emerged throughout the process which helped guide the development of the Consolidated Plan.
Given community outreach, feedback primarily consisted of needs surrounding housing across the spectrum (rental and ownership opportunities for all income ranges) as well as specific housing needs for seniors and those with a disability. Engagement with stakeholders across the County indicated a need for additional homelessness support; both shelters (low-barrier shelter, transitional housing, and permanent supportive housing) as well as those social support services.
There was a significant need expressed for infrastructure and facility development and improvements, particularly in County pockets that may exist within or very near the City boundaries of Modesto. There is also a need for economic opportunities and support to those low- and moderate-income households looking for economic opportunities through job creation, training, or other development activities.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 5 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. Among public service needs, crime prevention, child abuse prevention, medical and dental services, fair housing support, and drug abuse education were considered the most important.
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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 6 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-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 7 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: [email protected]
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 8 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. In many instances, these consultations are part of ongoing interactions between the Stanislaus Urban County, City of Turlock, and the agency or group described.
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 Stanislaus Urban County and the City of Turlock participate in the following monthly collaborative meetings to coordinate our efforts on housing and services in the community, the local CoC, the Turlock Community Collaborative and the Stanislaus Homeless Alliance. • Stanislaus Community System of Care (CoC) - monthly in person meetings consist of housing and service providers discussions on service needs and issues in the community. Project and funding opportunities are announced as well as available agency and client assistance.
• Turlock Community Collaborative - monthly meetings are held online to discuss community programs and needs in the City of Turlock and surrounding communities. Members consist of health service agencies, service providers, and housing programs representatives.
• Stanislaus Homeless Alliance - monthly meetings are held in person to discuss projects and initiatives related to the homeless population and homeless prevention.
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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 9 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.
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
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 10 Citizen Participation Outreach
The table below lists the community meeting and public hearing held for the Consolidated Plan and the AAP. The list was posted on the County’s website (link below) and was updated as more meetings were added after the release of the draft Consolidated Plan and AAP. https://www.stancounty.com/planning/cdbg/notices.shtm
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 15, 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
and May Meetings
N/A
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 11 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 22, 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
Hall, 156 S. Broadway, Turlock.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 12 • 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
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 13 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
check book to training for employment.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 14 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
facilities and vehicles.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 15 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 16 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
repair their homes.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 17 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 Riverbank 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 identified in the Housing Element.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 18 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 19 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. Any issues and or information not captured during development, were integrated into the final adopted Consolidated Plan.
A summary of all outreach efforts to date as well as the community survey are included in Appendix A – Public Engagement Meeting Summaries & Survey Results.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 20 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 21 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%-120% AMI
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 22 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%
Data Source: 2006-2010 ACS, 2016-2020 ACS
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 23 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 24 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
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 25 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 26 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 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 27 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 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 28 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-income owner households are
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 29 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 30 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 Data Source: 2016-2020 CHAS
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 31 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 violence, and with children.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 32 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-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 33 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 34 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 9,506 2,403 0 80%
White 4,165 1,543 0 73%
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 35 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
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%
Data Source: 2016-2020 CHAS
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 36 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 37 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
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 38 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
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 39 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 40 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 160 65 0 71%
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 41 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%
Data Source: 2016-2020 CHAS
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 42 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 43 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 44 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
Data Source: 2016-2020 CHAS
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 45 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 Islander households
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 46 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 47 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 2009-2013 Census data (used in the 2023-2031 Housing Element analysis of this issue), there are five Racial/Ethnic Concentrated Areas of Poverty (R/ECAP) census tracts in Stanislaus County. The R/ECAPs are located in City of Modesto and in unincorporated county islands, as shows on the map below.
R/ECAPs in Stanislaus County
Data Source: Stanislaus County 2023-2031 Housing Element Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 48
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 49 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 (“Housing Authority”), 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 Housing Authority 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 Housing Authority 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 Housing Authority, which is larger than the jurisdicOon of the Stanislaus HOME ConsorOum.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 50 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 Housing Authority 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 Housing Authority 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 0 0 0 0 0 0 0 0
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 51 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 Housing Authority 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 0 0 4 48 0 48 0 0 0
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 52 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 Housing Authority 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)
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 53 Section 504 Needs Assessment: Describe the needs of public housing tenants and applicants on the waiting list for accessible units:
According to the Housing Authority, 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 Housing Authority 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 Housing Authority does not have specific information as to the demographics of the families who are on the waiting lists. The Housing Authority 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 54 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 leh blank.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 55 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 56 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
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 57 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 58 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 59 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 families hampers working families that may be earning 50-80% of AMI abiliOes to seek further economic or educaOonal opportuniOes.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 60 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 61 • Older people are more likely to have disabilities, and especially ambulatory or physical disabilities that require accessible design for mobility needs.
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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 62 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 63 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 64 • 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 65 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 (Housing Authority), which serves seven area counties, has 647 public housing units throughout Stanislaus County.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 66 • Most of the units are in good condition, although they are aging. The majority of Housing Authority 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).”
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 67 • 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 intenWonally leX blank.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 68 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 esKmaKon periods of 2012- 2016 and 2016-2020. There were marginal increases in the number of units in the County and eight ciKes that are in the consorKum. The chart below includes data from each city within the ConsorKum 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
# of Housing Units in 2016 # of Housing Units in 2020
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 69 Stanislaus 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%
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 70 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 ConsorKum uses the following funding streams for affordable housing projects.
HOME Funds: Stanislaus HOME ConsorKum is an enKtlement community for HOME Funds, which are used for low -income housing projects.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 71 CDBG Funds: Both the Stanislaus Urban County and the City of Turlock will uKlize CDBG funds to assist with any potenKal housing projects, especially needed infrastructure. The City of Turlock will also uKlize their CDBG funds to assist with their housing programs.
Emergency SoluKons Grants (ESG): Stanislaus Urban County is an enKtlement community for ESG Funds, which are used to provide homeless services, including emergency shelter and homeless prevenKon and rapid re-housing acKviKes.
The Housing Authority is the largest landlord of multifamily and senior housing for low- and moderateincome populations across the County. The Housing Authority 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 addiKonal 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 in the coming years.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 72 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 AllocaKon process guides local Housing Element planning. Each locality in the Stanislaus HOME ConsorKum plans a housing element that applies to their jurisdicKon. In the case of the County, the jurisdicKon includes 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 107 74 115 261 557
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 73 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 ConsorKum 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 74 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 enKre 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 enKre county, including each city and the unincorporated areas.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 75 2020 Versus 2025 Home Values Change
Data Source: U.S. Census Bureau, 2016-2020 American Community Survey, B25077. Zillow Home Values Index, December 2024.
This continued upward trend is supported by the Zillow Home Value Index which shows that between 2020 and 2024, Stanislaus County home values rose from just under $315,000 to more than $450,000.
Median home values have climbed anywhere from 45%-64% in all jurisdictions over the past four years.
Turlock, Oakdale, Hughson, Patterson and Riverbank’s 2024 median homes values all exceed the average median value Countywide. The row for Stanislaus County in the table below reflects data for the enKre county, including each city and the unincorporated areas.
Home Values 2020 Home
Values
% of
Stanislaus
Median Value
Dec 2024
Zillow Home
Values
% of
Stanislaus
Median Value
% Change in
Median
Value: 2020-
2024
Stanislaus
County $314,100 100% $461,550 100% 47%
Turlock $329,900 105% $477,630 103% 45%
Ceres $284,300 91% $449,051 97% 58%
Home Values 2020 Home
Values
% of
Stanislaus
Median Value
Dec 2024
Zillow Home
Values
% of
Stanislaus
Median Value
% Change in
Median
Value: 2020-
2024
Stanislaus
County $314,100 100% $461,550 100% 47%
Turlock $329,900 105% $477,630 103% 45%
Ceres $284,300 91% $449,051 97% 58%
Hughson $340,200 108% $540,857 117% 59%
Newman $280,500 89% $436,464 95% 56%
Oakdale $333,100 106% $547,832 119% 64%
Patterson $327,600 104% $512,955 111% 57%
Riverbank $318,800 101% $480,582 104% 51%
Waterford $271,700 87% $418,348 91% 54%
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 76 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 enKre 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 enKre county, including each city and the unincorporated areas.
The 2020 column in the table below is populated with data from the 2016-2020 ACS Survey. The 2024 column is populated with data from the 2024 Zillow Observed Rent Index,. The Zillow Observed Rent Index was used instead of ACS because the 2023 ACS only provided informaKon for Stanislaus County and
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 77 Turlock. The 2024 Zillow data is limited as well, however, and does not include some of the ciKes in the County. For this reason, some ciKes do not have an entry in the 2024 Median Rent column.
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 78 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, including each city and the unincorporated areas.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 79 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
Average rents in December 2024 were gathered from the Zillow Rental Market Values dataset, one of the most up-to-date and comprehensive sources of rental data available. However, some cities or housing typologies were missing from the data. If data was not available for the city or housing type, it was not included in the table below. Zillow data shows that, as of December 2024, the median rentsin the enKrety of Stanislaus County, including each city and the unincorporated areas, as well as the specific ciKes within the Stanislaus HOME ConsorKum 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
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 80 efficiencies or 4+ bedroom units. The data for Stanislaus County is countywide data, covering all cities and unincorporated areas.
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
$4,000
Stanislaus
County
Newman Ceres Patterson Oakdale Riverbank Turlock Waterford Stanislaus County Average Rents
(December 2024)
Efficiency 1-bedroom 2-bedroom 3-bedroom 4-bedroom +
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 81 The table below includes data for the enKre County, including each city and the unincorporated areas.
Stanislaus County Housing Affordability
Number of Units affordable to
Households earning
Renter Owner
30% HAMFI 1,654 No Data
50% HAMFI 6,173 2,397
80% HAMFI 19,619 7,038
100% HAMFI No Data 12,873
Total 27,446 22,308
Data Source: 2016-2020 CHAS
Monthly Rent
The Fair Market Rent (FMR) outlined below are HUD calculaKons that calculate payment standards for the Housing Choice Voucher (HCVs) program for all of the County. With HCVs, HUD pays the difference between the FMR and 30% of the residents’ income. HOME rents are used to calculate unit rents for affordable housing developments that include a HUD funding source. The 2025 FMRs and HOME rents in the County are substantially higher than the 2016-2020 Housing Affordability data and average Zillow rents shown above.
The 2025 Fair Market Rents for two-bedroom units have increased 55% from the 2020 median rent. The 2024 High HOME rents, also shown below, are 30% higher than the 2020 median contract rent.
Stanislaus County Monthly Rent (2025)
Monthly Rent ($) 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. 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 82 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 ConsorKum by 2031. The need for new housing units by income bracket in each jurisdicKon in the Stanislaus HOME ConsorKum 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 HughsonNewmanOakdalePattersonRiverbank
Turlock
Waterford
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.”
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 83 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 84 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% of the value of the house and property.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 85 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 jurisdicKons within the Stanislaus HOME ConsorKum.
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 jurisdicKons within the Stanislaus HOME ConsorKum.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 86 Condition of Units: Stanislaus ConsorWum Members
Stanislaus
County Turlock Ceres Hughson Newman Oakdale Pajerson 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 enKre county, including each city and the unincorporated areas.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 87 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 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 88 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 89 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 jurisdicKons within the Stanislaus HOME ConsorKum.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 90 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 7,413 vacant units within Stanislaus County, according to the 2020 ACS. 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. Additional information on vacancy is available through the American Community Survey, but does not include the information in the IDIS table structure.
Stanislaus County Vacant Units
Suitable for
Rehabilitation
Not Suitable for
Rehabilitation
Total
Vacant Units N/A N/A 7,413
Abandoned Vacant Units N/A N/A N/A
REO Properties N/A N/A N/A
Abandoned REO Properties N/A N/A N/A
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
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 91 Authority only provides home repair assistance for owner-occupied housing1. Most of the rental housing in the County does not have any public subsidy, so all necessary mechanical repairs fall 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. 1 Housing Authority Home Repair Program
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 92 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 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 93 MA-25 Public And Assisted Housing - 91.410, 91.210(b)
Introduction
Public housing residents in Stanislaus County are served by the Housing Authority, a nonprofit dedicated to meeting the housing needs of residents across Alpine, Amador, Calaveras, Inyo, Mariposa, Mono, Stanislaus, and Tuolumne Counties. The Housing Authority manages public housing units and administers various Voucher programs, including Project-Based, Tenant-Based, and Special Purpose Vouchers.
Additionally, the Housing Authority manages hundreds of public housing units that serve residents who do not participate in voucher programs.
Totals Number of Units
Housing Authority 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 Housing Authority, which is larger than the jurisdicKon of the Stanislaus HOME ConsorKum.
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 Housing Authority 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:
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 94 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 Housing Authority’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 95 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 Housing Authority’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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 96 Describe the restoration and revitalization needs of public housing units in the jurisdiction:
According to the Housing Authority , 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 Housing Authority maintains a list of subsidized public housing properties throughout all eight counties served by the agency.
The Housing Authority 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 Housing Authority 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”
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 97 public 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 Housing Authority 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.
Housing Authority’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 98 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
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 99 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. • 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 100 • 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.
• 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 residenKal training program for the City of Riverbank’s unhoused populaKon.
• 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 101 • 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. • 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 Housing Authority, serving very low-income foster youth aged out of foster care. • Miller Pointe is a 15-unit permanent rental housing project, operated for the Housing Authority, 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
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 102 § Garden Gate – 3 beds and 1 unit
§ Ricardo – 3 beds and 1 unit
§ Locust – 3 beds and 1 unit
§ Garvey – 13 beds
§ REST House - 5 beds
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 103 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 enKre 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 104 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
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 105 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.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 106 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 will most likely 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 circumstances (14 CCR § 15194).
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 107 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 construcKon 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 addiKonal cost to housing construcKon and rehabilitaKon acKviKes.
• California’s Prevailing Wage Law requires contractors to pay minimum wage rates on public works projects that support housing construcKon such as roads, water and sewer projects, and other public uKliKes. The rates are set by the California Department of Industrial RelaKons. These addiKonal 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
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 108 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 jurisdicKons within the Stanislaus Urban County.
Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 109 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.