Turlock City Council
May 13, 2025

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 110 Turlock Business Activity
Business by Sector Number
of
Workers
Number
of Jobs
Share of
Workers
%
Share of
Jobs
%
Jobs less
workers
%
Agriculture, Mining, Oil & Gas Extraction 2,046 675 8 3 -5 Arts, Entertainment, Accommodations 2,918 3,847 11 17 5 Construction 1,932 1,397 8 6 -1
Education and Health Care Services 4,461 4,392 18 19 2
Finance, Insurance, and Real Estate 882 823 3 4 0
Information 249 170 1 1 0
Manufacturing 3,637 3,590 14 16 2
Other Services 804 761 3 3 0
Professional, Scientific, Management
Services 1,477 914 6 4 -2
Public Administration 0 0 0 0 0
Retail Trade 2,916 3,768 11 17 5
Transportation and Warehousing 1,477 691 6 3 -3
Wholesale Trade 1,206 513 5 2 -2
Total 24,005 21,541 -- -- --
Data Source: 2016-2020 ACS (Workers), 2020 Longitudinal Employer-Household Dynamics (Jobs) Labor Force
Unincorporated Stanislaus County has a total civilian labor force of almost 120,000. Of this labor force, 9% are unemployed. The rate of unemployment is higher for ages 16-24, at 22%, than it is for ages 25-65, which has an unemployment rate of 6%. This is not surprising as many people between the ages of 16-24 may be pursuing some form of education (including high school or college) or jobs training programs.

Unincorporated Stanislaus County Labor Force
Total Population in the Civilian Labor Force 119,577
Civilian Employed Population 16 years and
over 108,290
Unemployment Rate 9%
Unemployment Rate for Ages 16-24 22%
Unemployment Rate for Ages 25-65 6%
Data Source: 2016-2020 ACS
As of 2020, Stanislaus Urban County had a total civilian labor force of 414,000 people with an 8.8%

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 111 unemployment rate. Unemployment was higher in Ceres, Newman, Oakdale and Patterson.

Labor Force and Unemployment All Consortium Jurisdictions (2020) Labor
Force
Employment Unemployment
Number
Unemployment Rate
Stanislaus County 414,340 231,202 36,461 8.8%
Ceres 35,638 19,173 4,134 11.6%
Hughson 5,540 3,402 349 6.3%
Newman 8,522 4,926 989 11.6%
Oakdale 17,202 10,029 1,961 11.4%
Patterson 15,863 9,851 1,428 9%
Riverbank 18,065 10,351 1,156 6.4%
Turlock 56,313 31,478 4,295 7.6%
Waterford 6,667 3,554 500 7.5%
Data Source: 2016-2020 ACS

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 112 Occupations by Sector
The top sectors in the region outlined below include construction, management, business, and office occupations. These occupations track with the regional business activity and share of jobs in the County.

Close to 21,000 people in the County are employed in sales and office positions, with construction and extraction jobs in a close second. Given the large share of jobs in Extraction, Oil & Gas shown above, these corresponding figures are logical. The table below refers to data from the jurisdicKons within the Stanislaus Urban County.

Stanislaus Urban County Occupations by Sector
Occupations by Sector Number of People
Management, business and financial 18,246
Farming, fisheries and forestry occupations 5,144
Service 10,102
Sales and office 21,067
Construction, extraction, maintenance and
repair 19,166
Production, transportation and material
moving 9,743
Data Source: 2016-2020 ACS
Turlock has a total civilian labor force of 34,000 people. Of this labor force, 7.6% are unemployed. The rate of unemployment is higher for ages 16-24, at 15%, than it is for ages 25-65, which has an unemployment rate of 5%. This is not surprising as many people between the ages of 16-24 may be pursuing or completing some form of education, including high school or college or jobs training programs.

Turlock Labor Force
Total Population in the Civilian Labor Force 34,045
Civilian Employed Population 16 years and over 31,455
Unemployment Rate 7.6%
Unemployment Rate for Ages 16-24 15%
Unemployment Rate for Ages 25-65 5%
Data Source: 2016-2020 ACS
The top sectors in Turlock outlined below include business and financial management, sales and office, and service jobs. These occupations align with the regional business activity and share of jobs in the City.

Close to 6,500 people work in the business and financial management positions, with sales and office jobs in a close second. Given the large share of jobs in Education & Healthcare industries shown in the Longitudinal Employer-Household Dynamics survey above, these occupational figures are overlapped. For example, teaching or nursing jobs are not selectable occupations in the American Community Survey but the Longitudinal Employer-Household Dynamics data has different categories than the ACS, so teachers

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 113 or nurses may be likely to select the Sales and Office option as office workers.

Turlock Occupations by Sector
Occupations by Sector Number of People
Management, business and financial 6,570
Farming, fisheries and forestry occupations 1,130
Service 3,805
Sales and office 5,900
Construction, extraction, maintenance and repair 3,235
Production, transportation and material moving 2,125
Data Source: 2016-2020 ACS
The average commute times for Turlock’s residents is shown below. Most people have a relatively short commute time of fewer than 30 minutes. It’s important to orient this information within regional economic data as there are Turlock residents who work elsewhere in the County and people who commute from other communities to Turlock for work.

Travel Time
The average commute times for Stanislaus County residents is shown below. Most people have a relatively short commute time of fewer than 30 minutes. The table below refers to data from the jurisdicKons within the Stanislaus Urban County.

Stanislaus Urban County Commuters’ Average Travel Time
Travel Time Number Percentage
< 30 Minutes 55,614 57%
30-59 Minutes 26,827 27%
60 or More Minutes 15,924 16%
Total 98,365 100%
Data Source: 2016-2020 ACS
The average commute times for Turlock’s residents is shown below. Most people have a relatively short commute time of fewer than 30 minutes. It’s important to orient this information within regional economic data as there are Turlock residents who work elsewhere in the County and people who commute from other communities to Turlock for work.

Turlock Travel Time
Travel Time Number Percentage
< 30 Minutes 20,066 68%
30-59 Minutes 5,941 20%
60 or More Minutes 3,348 11%

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 114 Travel Time Number Percentage
Total 29,355 100%
Data Source: 2016-2020 ACS
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 115 Education:

Educational Attainment by Employment Status (Population 16 and Older) The table below shows the Stanislaus County population by rate of educational attainment for those who are in the labor force. The table shows that the rate of unemployment decreases as education increases.

For example, there is a significant decrease in the number of unemployed persons with a bachelor’s degree or higher compared with people who have less higher education. The unemployment rate is 11% for residents with less than a high school diploma, 9% for those with a high school diploma, 7% for those with some college or an associate's degree, and 4% for those with a bachelor's degree or higher.

Formal education may not always be the solution to decreasing unemployment. On the job training and apprenticeship programs help with matching potential employees to the skills needed to do those jobs.

Additional externalities to consider may include a quality match of training and skills to the available jobs.

Given the higher shares of unemployment among high school graduates and people with some college or associate's degrees, it may indicate that more training and educational alignment with area jobs is needed.

The table below refers to data from the jurisdicKons within the Stanislaus Urban County.

Stanislaus Urban County Educational Attainment by Employment Status Educational Attainment In Labor Force
Civilian Employed Unemployed Not in Labor
Force
Less than high school graduate 16,935 2,068 9,875
High school graduate (includes
equivalency) 28,549 2,818 10,490
Some college or associate's degree 28,363 2,234 9,168
Bachelor's degree or higher 15,058 621 2,407
Data Source: 2016-2020 ACS
The table below shows Turlock’s eligible civilian workforce cross walked with educaKonal aoainment. The rate of unemployment marginally decreases as educaKon increases. The unemployment rate is 12.14% for residents with less than a high school diploma, 7.36 % for those with a high school diploma, 6.68% for those with some college or an associate's degree, and 4.47% for those with a bachelor's degree or higher.

Of people in the labor market, regardless of educaKon, 7.66% of Turlock’s residents are unemployed.

Formal educaKon may not always be the soluKon to decreasing unemployment rates. On the job training and apprenKceship programs help with pairing potenKal employees to the skills needed to do those jobs.

AddiKonal externaliKes to consider may include increasing the quality match between training to the available jobs. Given the higher shares of unemployment among high school graduates and people with some college or associate's degrees may indicate that more alignment between local vocaKonal training and educaKon with jobs is needed.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 116 Turlock EducaWonal Ajainment by Employment Status (PopulaWon 16 and Older) EducaWonal Ajainment In Labor Force
Civilian Employed Unemployed Not in Labor Force
Less than high school graduate 2,930 405 2,295
High school graduate (includes
equivalency) 6,230 495 2,250
Some college or associate's
degree 8,805 630 2,605
Bachelor's degree or higher 7,910 370 1,520
Data Source: 2016-2020 ACS
Educational Attainment by Age
The table below shows Stanislaus County residents by age and educational attainment. Of those ages 25 to 65, which is the age bracket of most working adults, 78% of the population has a high school diploma or higher, 21% have an associate's degree or higher, and 14% have a bachelor's degree or higher. Given the data shown in the preceding table, the County should actively engage with universities and colleges to foster innovation, workforce development, and entrepreneurship within the region to help residents finish bachelor’s degrees. The table below refers to data from the jurisdicKons within the Stanislaus Urban County.

Stanislaus Urban County Educational Attainment by Age
Age
18–24 yrs 25–34 yrs 35–44 yrs 45–65 yrs 65+ yrs
Less than 9th grade 347 1,673 4,584 10,093 5,761
9th to 12th grade, no diploma 2,800 2,400 3,688 6,417 3,589 High school graduate, GED, or
alternative 10,765 13,039 10,429 18,426 8,942
Some college, no degree 10,129 10,251 8,508 12,582 6,770 Associate's degree 876 2,386 2,238 3,980 1,782
Bachelor's degree 855 4,468 3,693 5,307 2,889
Graduate or professional degree 64 1,126 1,516 2,092 1,816 Data Source: 2016-2020 ACS
The table below shows Turlock’s residents by age and educational attainment. Of those ages 25 to 65, which is the age bracket of most working adults, 25% of the population has a high school diploma, 8%

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 117 have an associate's degree, and 27% have a bachelor's degree or higher.

Turlock Educational Attainment by Age
Age
18–24 yrs 25–34 yrs 35–44 yrs 45–65 yrs 65+ yrs
Less than 9th grade 75 230 425 2,210 2,040
9th to 12th grade, no diploma 410 390 735 1,640 895
High school graduate, GED, or
alternative 2,500 3,195 1,735 4,045 2,480
Some college, no degree 3,275 3,355 2,315 3,470 2,020
Associate's degree 360 700 700 1,540 880
Bachelor's degree 680 2,085 2,225 2,365 1,005
Graduate or professional degree 20 960 720 1,440 740
Data Source: 2016-2020 ACS
Educational Attainment – Median Earnings in the Past 12 Months The median incomes by educational attainment table and data shown below, taken from the IDIS system, are inaccurate given the extraordinarily high incomes tied to each level of educational attainment. The table below refers to data from the jurisdicKons within the Stanislaus Urban County.

Stanislaus Urban County Median Earnings in the Past 12 Months Educational Attainment Median Earnings in the Past 12 Months Less than high school graduate 769,075
High school graduate (includes equivalency) 1,060,264
Some college or associate's degree 1,260,216
Bachelor's degree 1,264,495
Graduate or professional degree 1,635,076
Data Source: 2016-2020 ACS
As such, the County retrieved the following table from the US Census website which shows more plausible income date. As expected, the higher the educational level attained directly correlated with higher overall incomes. There is a 54% increase in wages between employees with an associate’s degree versus bachelor’s degree. Wages climb again by 40% between workers with a bachelor’s degree and workers with a graduate or professional degree. The table below reflects data for the enKre county, including each city and the unincorporated areas.

Stanislaus County Median Earnings in the Past 12 Months Educational Attainment Median Earnings in the Past 12 Months Less than high school graduate 27,144
High school graduate (includes equivalency) 33,397

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 118 Educational Attainment Median Earnings in the Past 12 Months Some college or associate's degree 40,448
Bachelor's degree 62,220
Graduate or professional degree 86,920
Data Source: 2016-2020 ACS
By 2023, Waterford had the highest average income, $74,873, and Ceres had the lowest average income, $53,535, across all levels of educational attainment. The data shown in the MA-15 Cost of Housing section shows that the Zillow 2024 home values were highest in Oakdale, $547,832, and lowest in Waterford, $418,348. But Countywide median wage data is the most important to take into account because residents may work in jurisdictions outside of where they live. The column for Stanislaus County in the table below reflects data for the enKre county, including each city and the unincorporated areas.

Median Income (Last 12 Months) All Jurisdictions – 2023 2023 Median Income (Last 12 months)
Level of
Educational
Attainment
Stanislaus
County Ceres Hughson Newman Oakdale Patterson Riverbank Waterford < High
school
graduate $33,938 $40,887 $38,279 - $30,799 $38,316 $31,350 $43,796 High
school
graduate $41,201 $37,409 $53,728 $45,301 $48,645 $44,978 $45,905 $30,135 Some
college /
associate's
degree $50,445 $49,072 $71,230 $62,193 $55,456 $53,725 $57,092 $56,741 Bachelor's
degree $71,050 $58,077 $74,813 $94,350 $86,685 $77,807 $93,359 $100,197 Graduate
or
professional
degree $101,039 $81,516 $86,464 $86,515 $103,477 $114,118 $104,856 $143,494 AVERAGE $59,535 $53,392 $64,903 $72,090 $65,012 $65,789 $66,512 $74,873 Data Source: 2018-2023 ACS
Based on the Business Activity table above, what are the major employment sectors within your jurisdiction?

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 119 Within the Stanislaus Urban County, the three largest business sectors in Stanislaus County are (1) Agriculture, Mining, Oil & Gas Extraction; (2) Manufacturing; and (3) Retail Trade.

In the City of Turlock, the top employment sectors are 1) manufacturing, 2) educaKon and healthcare, and 3) arts and entertainment.

Describe the workforce and infrastructure needs of the business community:

The following Economic Development Focus and Priorities were identified in the Stanislaus County Comprehensive Economic Development Strategy 2022-2027:

Grow and Develop the Workforce to Strengthen Core and Growth Clusters:
• Work with Stanislaus County Office of Education, Stanislaus Foundation, and Education and Training partners to increase workforce readiness and skills • Explore ways to add capacity in technical skills training and entrepreneur support and development with public and private partners
Strengthen Infrastructure for Core and Growth Clusters:
• Explore ways to increase the amount of industrial land available for purchase • Ensure critical infrastructure is in place and that plans anticipate industry growth and demand trends
o Water and wastewater
o Electrical capacity for high-demand industry and consumers o Rail and road transport
o Air transport services
•
Support Economic Recovery, Resilience and Opportunity for All:
• Support manufacturing and export
o Recruit companies in sectors that complement and/or advance the County's core clusters • Improve network and internet availability and reliability with redundant/resilient fiber optic network
• Upgrade County-wide disaster planning considering the impact of COVID-19 including but not limited to
o Healthcare services surge and on-demand capacity
o Resilience in public transportation
o Hardened and redundant emergency operation capabilities • Support Job "lnSourcing" - keep sustainable jobs in USA o Support public and private workforce development initiatives to increase skilled labor supply in specific competencies and roles identified by anchor businesses o Support entrepreneur and venture incubation in partnership with Opportunity Stanislaus Modesto Junior College, California State University Stanislaus, UC Merced, and private training and co-working programs
Describe any major changes that may have an economic impact, such as planned local or regional public or private sector investments or initiatives that have affected or may affect job and business growth opportunities during the planning period. Describe any needs for workforce development, business support or infrastructure these changes may create.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 120 The Stanislaus County Economic Development Action Committee (EDAC) functions to develop and implement the Comprehensive Economic Development Strategy (CEDS) for Stanislaus County and its nine incorporated cities. The EDAC serves as a liaison between member jurisdicKons and the programs offered by the United States Economic Development Administration (EDA) that promote permanent employment and economic growth. EDAC has been active since late 2008 with major emphasis being placed on development and maintenance of a countywide CEDS document. Over the years, the CEDS has become an annually updated fluid document for Stanislaus. The Board of Supervisors approved the 2023-2027 CEDS update on May 14, 2024. This updated CEDS highlights the economic development activities and projects that will be undertaken by public and private entities in a mission to create new jobs and provide critical services. Stanislaus County prepares the CEDS for its own use and on behalf of the nine cities and five supervisorial districts. Typically, the projects and initiatives contained within the CEDS have been approved by or received support from each jurisdicKon’s legislative body. Projects are submioed by each jurisdicKon and are included in the CEDS upon request. The CEDS acts as a compilation document and positions agencies within the county to apply for grants from the United States Economic Development Agency (EDA). The CEDS was developed in alignment with current EDA guidelines requiring Summary Background information, Strengths, Weaknesses, Opportunities, Threats (SWOT) Analysis, Strategic Direction/Action Plan, and an Evaluation Framework. The 2023 EDA investment priorities focus on: equity, recovery and resilience, workforce development, manufacturing, technology-based economic development, environmental sustainability, exports, and foreign direct investments.

In addition, the Stanislaus 2030 is a collaboration among business, government, and civic stakeholders to create and deliver a joint strategy and investment plan for regional economic growth and opportunity in the coming decade. The initiative envisions – and commits to building – a high-performing, diverse economy; the mission is to create pathways for Stanislaus residents to achieve economic mobility by building an economy that is diverse, inclusive, connected, vibrant, and sustainable. The initiative began in the summer of 2021 and includes a Leadership Council of over 100 leaders represenKng the community; an Executive Committee of 31 private, public, and civic leaders represenKng geographic, demographic, and sectors of the community; and an Elected Officials Roundtable of city, county, state, and federal elected representatives. Residents of Stanislaus County provided input through one-to-one interviews, listening sessions, focus groups, digital surveys, and community forums.

There is a need for expanded workforce training and business retention programs to meet the forthcoming jobs demand.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 121 How do the skills and education of the current workforce correspond to employment opportunities in the jurisdiction?
Stanislaus Urban County
More workforce training will be needed to align the County with local and regional models for economic growth, particularly in business, healthcare and education. Stanislaus County has one of the highest unemployment rates in California and 1.5x the national average unemployment rate. The County is facing a skills gap issue that has been increasing since COVID. The Stanislaus County Comprehensive Economic Development Strategy notes that “The communities of Stanislaus will need to continue to diversify and strive to better prepare and develop the workforce with the skills and technology awareness to make our locations attractive to new clusters and expanded, non-agricultural employment sectors.” The Economic Development Strategy’s educational priorities of “Developing specialized education including higher education, career technical education, and workforce development” and “Supporting the development of college level program infrastructure” will help both local economic growth and wage potential in the County.

City of Turlock
Several sectors in Turlock are oversaturated with qualified employees (e.g. Agriculture, transportation and warehousing, professional or management services have more workers than jobs), while the hospitality and retail industries have a high number of vacancies. These types of jobs may be unfilled because they are typically low-skill and relatively low-wage jobs. Concurrent to this problem is that Turlock has a 7% unemployment rate. Given the high rate of unemployment coupled with vacant jobs in low-skill and lowwage, it indicates that the City should focus on attracting and retaining employers in growing higher-wage industries.

Describe any current workforce training initiatives, including those supported by Workforce Investment Boards, community colleges and other organizations. Describe how these efforts will support the jurisdiction's Consolidated Plan.

There are several organizations supporting workforce training initiatives to meet the demand for skilled and educated workforce in Stanislaus County and Turlock. Several local colleges offer programs for degrees or job training in high demand job fields. Some of these include:
• Modesto Junior College (MJC)
The college provides 82 Associate's Degree Programs and 54 Certificate Programs. Their popular academic programs include nursing, business administration, social and behavioral sciences, child development, administration of justice, athletic training/sports medicine, medical assisting, art and natural sciences.
• California State University, Stanislaus (CSUS)
The University provides over 189 majors, minors, concentrations and teaching credentials as well as 23 master’s degree programs, 6 graduate certificate programs, and Executive MBA program

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 122 and a doctoral degree program in educational leadership. Popular majors include business administration, nursing, psychology, biological sciences, criminal justice, education, social work, and public administration.
• University of California, Merced (UCM)
Popular areas of study at this University include Science, Technology, Engineering and Mathematics (STEM), with more than twenty undergraduate and graduate degree programs.

Other organizations help both companies with identifying their needs for workforce and employees with getting skills needed to find in-demand jobs. These include:
• Stanislaus County Workforce Development
The Stanislaus County Workforce Development offers sector strategies and resources to help both the workforce and companies to get the skillsets and training needed. • VOLT Institute
The Volt Institute offers training and certifications for high demand manufacturing jobs and leadership. These programs are offered as a joint initiative through Stanislaus County’s Economic Development Agency, Opportunity Stanislaus (OS) and the Stanislaus County Office of Education (SCOE).

Job training and educational opportunities support the County’s consolidated plan efforts by creating new job opportunities potentially with higher pay for residents. With higher wages, residents can afford housing in the region.

Does your jurisdiction participate in a Comprehensive Economic Development Strategy (CEDS)? Yes.

If so, what economic development initiatives are you undertaking that may be coordinated with the Consolidated Plan? If not, describe other local/regional plans or initiatives that impact economic growth.

The 2023-2028 CEDS for Stanislaus County outlines multiple economic development initiatives that may be coordinated with the Consolidated Plan. These initiatives focus on workforce development, infrastructure enhancements, business attraction, and resilience-building efforts. • Enhancing Workforce Readiness: Collaboration with the Stanislaus County Office of Education, Stanislaus Foundation, and training partners to improve workforce skills and readiness. • Tech Skills and Entrepreneurial Development: Expanding training in technology skills and entrepreneurship through public and private partnerships. • Industrial Land Expansion: Exploring ways to increase the availability of industrial land for purchase.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 123 Critical Infrastructure Development: Ensuring sufficient infrastructure to support economic growth, including water and wastewater systems, electrical capacity, transportation, and high-speed internet access.
• Stanislaus 2030 Regional Economic Development Strategy: Supporting initiatives such as:
o Manufacturing Talent-to-Industry Exchange ($250,000 ARPA funding) o Childcare Expansion ($200,000 ARPA funding)
o Small Business Support System ($250,000 ARPA funding). • Entrepreneur and Venture Development: Supporting initiatives such as:
o Supporting small business initiatives, particularly for underserved communities and women-owned businesses.
o Crows Landing Industrial Business Park & Airfield, a new regional employment center at the former Crows Landing Airfield.
• Higher Quality of Life Initiatives: Implementing a downtown master plan focusing on infill development, affordable housing, and transit-oriented projects.

Discussion
Stanislaus Urban County
Stanislaus County's economy is anchored by key industries such as agriculture, education, healthcare, and manufacturing which collectively provide over half of the County's jobs. These sectors are poised for growth over the next decade, with businesses expanding and creating additional employment opportunities. While unemployment has declined since the 2010 housing crisis, wage growth has not kept pace with rising housing costs, highlighting the need for continued workforce development and economic investment.

To address these challenges, local jurisdictions are investing in workforce development and infrastructure improvements to enhance economic resilience and expand job opportunities. Initiatives such as the Stanislaus County Comprehensive Economic Development Strategy (CEDS) prioritize workforce readiness, entrepreneurship support, and industrial land expansion.

Educational institutions like Modesto Junior College and California State University, Stanislaus, along with organizations like the VOLT Institute, are integral to strengthening technical skills and professional training. Additionally, infrastructure enhancements—including high-speed internet, expanded transit options, and industrial land development—will facilitate business growth and improve economic mobility.

These efforts, coordinated with the Consolidated Plan, aim to create a more inclusive and competitive local economy by fostering job creation, increasing wages, and supporting business expansion in Stanislaus County.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 124 City of Turlock
Turlock’s economy is anchored by key industries such education, healthcare, retail and arts and entertainment, which collectively provide over half of the city's jobs. Some sectors, like manufacturing and professional services, have a large share of jobs but there are a surplus of qualified workers in these industries. Several other industries are oversaturated with qualified workers including in agriculture, oil & gas, and transportation & warehousing. It should be noted, however, that not all these types of jobs may be located in Turlock and some residents who are employed in these industries commute elsewhere in the region for work. For example, oil & gas extraction or agriculture jobs may be unlikely to exist inside Turlock’s city limits, but could be stationed elsewhere in the County.

While unemployment has declined since the 2010 housing crisis, Turlock’s 7% unemployment rate is significantly higher than the nation’s 4% unemployment rate. People seeking employment may not be able to find jobs that match their skills or training, or alternatively, available jobs may not pay a livable wage. Wage growth has not kept pace with rising housing costs, highlighting the need for continued workforce development and economic investment.

To address these challenges, the City is investing in workforce development and infrastructure improvements to enhance economic resilience and expand job opportunities. Initiatives such as the Stanislaus County Comprehensive Economic Development Strategy (CEDS) prioritize workforce readiness, entrepreneurship support, and industrial land expansion.

Regional educational institutions like Modesto Junior College and California State University, Stanislaus, along with organizations like the VOLT Institute, are integral to strengthening technical skills and professional training. Additionally, infrastructure enhancements—including high-speed internet, expanded transit options, and industrial land development—will facilitate business growth and improve economic mobility. These efforts, coordinated with the Consolidated Plan, aim to create a more inclusive and competitive local economy by fostering job creation, increasing wages, and supporting business expansion both in Turlock and Countywide.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 125 MA-50 Needs and Market Analysis Discussion
Are there areas where households with multiple housing problems are concentrated? (include a definition of "concentration")
There are several areas in Stanislaus County that have severe housing problems. Severe housing problems include a lack of a complete kitchen, lacks complete plumbing, severely overcrowded or severely housing cost burdened. The map below shows areas that experience one or more severe housing problems that fall within the 20% to 40% range. The few areas within the County where 40% to 60% of households have severe housing problems are in the south Modesto area.

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Map of Severe Housing Problems in Stanislaus County
Data Source: Stanislaus County 6th Annual Housing Element Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 126

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 127 Are there any areas in the jurisdiction where racial or ethnic minorities or low-income families are concentrated? (include a definition of "concentration") The areas where the racial, ethnic minorities, or low-income families are concentrated are called Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs). The definition involves a racial/ethnic concentration threshold and a poverty test. HUD defines R/ECAPs as areas where the non-White population is over 50% and/or if a census tract has a poverty rate that exceeds 40% or is three or more times the average tract poverty rate for the metropolitan/micropolitan area, whichever threshold is lower.

The map below shows that eight census tracts, largely concentrated between southern Modesto and Ceres, qualify as R/ECAPs. None of these are located within the City of Turlock. These census tracts are CT 16.04, CT 22, CT 17, CT 22, CT 26.04, CT 25.03, CT 24.02, and CT 24.01.

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 128

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 129 What are the characteristics of the market in these areas/neighborhoods? The California Tax Credit Allocation Committee (TCAC) and California Department of Housing and Community Development (HCD) work together to create Opportunity Area Maps. These maps have economic, education, and environmental metrics that demonstrate ‘high opportunity’ areas. New affordable housing projects that are sited in these areas are granted more points in the scoring system for public funding.

The opportunity map below shows that the high poverty and segregated parts of the County are in the same R/ECAP areas south of downtown Modesto. The high opportunity areas in the County are clustered in northern Modesto, northern Turlock and East Oakdale areas. These areas have some of the highest employment rates, highest high school graduation rates and lowest poverty areas.

California Tax Credit Allocation Committee Opportunity Maps (2024) Data Source: UC Berkeley Othering and Belonging Institute Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 130

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 131 Are there any community assets in these areas/neighborhoods? Every city and neighborhood in Stanislaus County has community assets that residents use. These assets are community centers, schools, libraries, and parks. Public assets are dispersed throughout the County and local jurisdictions continue to invest in both development of new community assets as well as the improvement of existing assets.

Are there other strategic opportunities in any of these areas? There are no other strategic opportunities to note at this time.

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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 132 MA-60 Broadband Needs of Housing occupied by Low- and Moderate-Income Households - 91.210(a)(4), 91.310(a)(2)
Describe the need for broadband wiring and connections for households, including low- and moderate-income households and neighborhoods.

Stable internet connects people with economic and social opportunities. The internet, once viewed as a luxury, is now a central means of accessing healthcare, government services, transportation and education. Fixed broadband connections deliver fast, reliable internet service and is still considered the “gold” standard for internet connectivity. As of 2020, 21% of Stanislaus County’s residents did not have a broadband internet subscription service. Low-income households are less likely to have access to broadband internet services.

As carriers in the region begin to roll out 5G wireless services, they may augment existing broadband services. As 5G continues to expand into new markets and with greater bandwidths, it may become an alternative to wired broadband for households. Low-income households may benefit from 5G services that don’t require wired connections if it can be delivered affordably.

In the Stanislaus Planning Area, AT&T, Spectrum, and Human-I-T offer low-cost internet plans for qualifying low-income households. Under the Biden-Harris Administration, the Affordable Connectivity Program provided discounted broadband internet service for low-income households but the program ended in June 2024.

Describe the need for increased competition by having more than one broadband Internet service provider serve the jurisdiction.

The Stanislaus Planning Area is served by 12 internet service providers including Comcast, AT&T, Spectrum, ViaSat, Unwired Broadband, and several other providers. The open market allows residents to choose the service that works for them. This also creates competition amongst providers to provide services at the best price point and with the best service. Thus, there is no need for increased competition for services in the area.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 133 MA-65 Hazard Mitigation - 91.210(a)(5), 91.310(a)(3)
Describe the jurisdiction’s increased natural hazard risks associated with climate change.

Based on the Stanislaus County 2022 Multi-Jurisdictional Hazard Mitigation Plan, the County faces heightened risks from climate change, particularly in areas such as:
• Drought and Water Scarcity: Increased temperatures and reduced precipitation patterns strain water resources, affecting agriculture and urban water supplies. This can lead to the following impacts:
o Agricultural Losses: Droughts strain water supplies critical for Stanislaus County’s agriculture, which is a central economic driver. Reduced water availability impacts crops and livestock, leading to financial losses.
o Drinking Water Shortages: Prolonged drought reduces groundwater and reservoir levels, challenging the provision of clean drinking water.
o Ecosystem Degradation: Decreased water availability affects local ecosystems, such as the health of river systems, and limits recreational opportunities tied to water bodies like the Tuolumne River.
• Extreme Heat: Prolonged and intense heatwaves can impact public health, particularly vulnerable populations, and increase the risk of wildfires. This can lead to the following impacts:
o Public Health Risks: Increased occurrences of heatwaves disproportionately affect vulnerable populations, such as older adults, children, and those in low-income households. Heat stress, dehydration, and heatstroke incidents are expected to rise. o Energy Demand and Infrastructure Stress: Higher temperatures increase energy demand for cooling, straining electrical grids and raising the risk of blackouts. o Urban Heat Islands: Built environments in cities exacerbate heat conditions, creating localized hot spots.
• Flooding: Changing precipitation patterns and the potential for more severe storms increase flood risks, particularly in low-lying areas near rivers such as the Tuolumne River and Dry Creek, as well as reservoirs. This can lead to the following impacts:
o Property and Infrastructure Damage: Intense storms and overflowing rivers, such as the San Joaquin and Tuolumne, threaten homes, businesses, and roads, particularly in floodplains.
o Displacement: Flooding forces evacuations and temporary relocation of residents, particularly in low-income communities.
o Public Health Threats: Standing floodwaters can spread disease and contaminate water supplies, increasing health risks post-disaster.
• Severe Weather Events: More frequent and intense storms can lead to damaging winds, hail, and lightning, impacting infrastructure and community safety. This can lead to the following impacts:
o Wind and Storm Damage: High winds and thunderstorms can damage roofs, uproot trees, and disrupt power lines.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 134 o Hail and Lightning: Crops and vehicles are at risk from hail, while lightning can spark wildfires and damage electrical infrastructure.
o Transportation and Emergency Services Disruption: Severe weather events can block roads and hinder emergency response, leaving communities temporarily isolated. • Wildfires: Hotter and drier conditions heighten the risk of wildfires particularly in unincorporated rural parts of the County.
o Property Destruction: There is elevated wildfire risk in the unincorporated parts of the County. While wildfire risk is relatively low within cities due to its distance from the wildland-urban interface, surrounding areas with dense vegetation face significant risks.

Homes and businesses in these high-risk zones are particularly vulnerable. o Air Quality Degradation: County-wide residents are impacted by smoke and poor air quality from regional wildfires, affecting respiratory health across the community. o Economic Disruption: Regional wildfires can disrupt agriculture, tourism, and other local industries. Additionally, residents and businesses may face increased insurance premiums due to broader county- and state-level wildfire risks.

Describe the vulnerability to these risks of housing occupied by low- and moderate-income households based on an analysis of data, findings, and methods.

Based on the Stanislaus County 2022 Multi-Jurisdictional Hazard Mitigation Plan, low- and moderateincome households in Stanislaus County are particularly vulnerable to these risks due to several factors:
• Housing Location: Affordable housing is often situated in areas more susceptible to flooding, such as floodplains or near aging stormwater systems, increasing exposure to flood damage. • Building Quality: Lower-income housing may lack the structural resilience or modern features to withstand extreme heat, wildfires, or severe weather events. • Limited Resources for Adaptation: Residents may have less financial capacity to invest in air conditioning, home retrofitting, or insurance to mitigate disaster impacts. • Heat Vulnerability: Populations in older, non-air-conditioned buildings or mobile homes are particularly at risk during extreme heat events, exacerbated by urban heat islands in incorporated areas of the County.

Low- and moderate-income households are shown to be at greater vulnerability to natural disasters, according to the Social Vulnerability Index (SVI). This index shows that census tracts in Stanislaus County rank in the top quartile of social vulnerability statewide, as shown in the map below. A higher SVI score indicates that a community faces greater challenges in responding to and recovering from disasters, health crises, and other socio-economic stressors due to factors like poverty, lack of access to transportation, crowded housing, and limited healthcare. Areas with higher SVI scores should be prioritized for resources and interventions to improve resilience and reduce disparities, consistent with fair housing principles.

Social Vulnerability Index (2022)
Data Source: Center for Disease Control SVI Interactive Map. 2022.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 135

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 136 Low- and moderate-income households are particularly vulnerable to the hazards of flooding, extreme heat, and drought and water scarcity.
• Data shows that flood risk is significant in lower-income communities due to housing located in flood-prone areas. The challenges are compounded by inadequate insurance coverage and limited resources to rebuild or relocate after flooding. • Extreme heat can impact outdoor workers (critical in Stanislaus County’s agriculture sector) and individuals in poorly ventilated housing, who tend to be lower-income households. In addition, older adults, children, and those with pre-existing health conditions face greater exposure risks, especially in areas lacking access to cooling centers.
• Low-income households are disproportionately affected by water cost increases during droughts, as well as reduced availability for basic needs.

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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 137 Strategic Plan
SP-05 Overview
Strategic Plan Overview
In conjunc(on with the Needs Assessment and Market Analysis sec(ons of this Consolidated Plan, the Strategic Plan iden(fies the Stanislaus County’s priority needs and describes strategies that will be undertaken to serve the priority needs over the five-year consolidated planning period. The Strategic Plan includes the following sec(ons:
• Geographic Priori(es
• Priority Needs
• Influence of Market Condi(ons
• An(cipated Resources
• Ins(tu(onal Delivery Structure
• Goals
• Public Housing
• Barriers to Affordable Housing
• Homelessness Strategy
• Lead-Based Paint Hazards
• An(-Poverty Strategy
• Monitoring

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 138 SP-10 Geographic Priorities - 91.415, 91.215(a)(1)
Describe the basis for allocating investments geographically General Allocation Priorities – Stanislaus Urban County Stanislaus Urban County does not have plans to pursue any official HUD designated geographic based priority areas. Funds will be allocated within each jurisdic(on based on program eligibility and in accordance with priority needs and goals outlined in this sec(on.

General Allocation Priorities – City of Turlock
The City of Turlock does not have plans to pursue any official HUD designated geographic based priority areas. Funds will be allocated based on program eligibility and in accordance with priority needs and goals outlined in this sec(on.

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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 139 SP-25 Priority Needs - 91.415, 91.215(a)(2)
Priority Needs
Stanislaus Urban County
Priority Needs Summary
1 Priority Need Name Public Infrastructure and Facility Improvement Priority Level High
PopulaAon Extremely Low Income
Low Income
Moderate Income
Middle Income
Large Families
Families with Children
Elderly
Frail Elderly
Public Housing Residents
Chronic Homelessness
Individuals
People with Mental Illness
People with Chronic Substance Use Disorders
Veterans
Persons with HIV/AIDS
Survivors of Domes(c Violence
People with Mental Disabili(es
People with Physical Disabili(es
People with Developmental Disabili(es
People with Alcohol or Other Addic(ons
Non-Housing Community Development
Geographic Areas
Affected
Stanislaus Urban County: Ceres, Hughson, Oakdale, PaYerson, Newman, Riverbank, Waterford and the County’s Unincorporated
Associated Goals Improve Public Infrastructure and facili(es Administra(on
DescripAon The Stanislaus Urban County will con(nue addressing infrastructure improvement needs in low-income neighborhoods to create improved suitable living environments.

Basis for RelaAve
Priority
Throughout the Stanislaus Urban County, there are neighborhoods and communi(es with minimal or non-existent public infrastructure. This round of Consolidated Planning has reaffirmed the community’s desire for public infrastructure improvements especially in the low-income communi(es. Projects will include but are not limited to public sewer and

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 140 water system installa(ons as well as public sewer and water system repairs, curb, guYer and sidewalk installa(on and repairs, storm drain improvements, and improvements that provide greater accessibility.

Projects under this goal may include other CDBG eligible non-housing community development infrastructure improvements.
2 Priority Need Name Affordable Housing
Priority Level High
PopulaAon Extremely Low Income
Low Income
Moderate Income
Middle Income
Large Families
Families with Children
Elderly
Frail Elderly
Public Housing Residents
Chronic Homelessness
Individuals
People with Mental Illness
People with Chronic Substance Use Disorders
Veterans
Persons with HIV/AIDS
Survivors of Domes(c Violence
People with Mental Disabili(es
People with Physical Disabili(es
People with Developmental Disabili(es
People with Alcohol or Other Addic(ons
Non-Housing Community Development
Geographic Areas
Affected
Stanislaus Urban County: Ceres, Hughson, Oakdale, PaYerson, Newman, Riverbank, Waterford and the County’s Unincorporated
Associated Goals Provide and Ensure Access to Essen(al Public Services Administra(on
DescripAon The Stanislaus Urban County intends to use all of their HOME alloca(on to fund affordable housing ac(vi(es. These affordable housing ac(vi(es are varied and may include property acquisi(on to ensure affordable housing development, homeownership and rental rehabilita(on, and down payment assistance, among other opportuni(es that may present that will contribute to affordable housing in Stanislaus County.

Basis for RelaAve
Priority
According to data provided in the Needs Assessment and the Market Analysis completed as part of this Consolidated Plan, high housing cost burden, overcrowding, and low vacancy rates create a high need for affordable housing. Those households most impacted by these issues are low- and moderate-income households. Based on this data and the housing market analysis completed as part of this Consolidated Plan, the Stanislaus Urban County will pursue the crea(on of affordable housing

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 141 (new unit produc(on and conversion or preserva(on) as resources are available, which will benefit low-income households, homeless persons, households at-risk of homelessness and those with special needs. Home ownership will be encouraged through the First-(me Homebuyer program and housing rehabilita(on will be provided to income qualified homeowners as a means of maintaining exis(ng affordable housing. 3 Priority Need Name Community and Economic Development Priority Level High
PopulaAon Extremely Low Income
Low Income
Moderate Income
Middle Income
Large Families
Families with Children
Elderly
Frail Elderly
Public Housing Residents
Chronic Homelessness
Individuals
People with Mental Illness
People with Chronic Substance Use Disorders
Veterans
Persons with HIV/AIDS
Survivors of Domes(c Violence
People with Mental Disabili(es
People with Physical Disabili(es
People with Developmental Disabili(es
People with Alcohol or Other Addic(ons
Non-Housing Community Development
Geographic Areas
Affected
Stanislaus Urban County: Ceres, Hughson, Oakdale, PaYerson, Newman, Riverbank, Waterford and the County’s Unincorporated

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 142 Associated Goals Provide And Ensure Access to Essen(al Public Services Administra(on
DescripAon Stanislaus Urban County will include small business technical assistance as an ac(vity in the CDBG public services NOFA process to search for a service provider to provide technical assistance to small businesses and assist with capacity building, including strategic planning, opera(ons, and marke(ng.

Basis for RelaAve
Priority
Small businesses in Stanislaus Urban County have iden(fied a need locally for technical assistance with capacity building. Small start-up businesses who desire to expand but lack the capacity to do so may receive technical assistance through a selected service provider, with financial repor(ng systems, developing a business strategy, designing a company website, and/or enhance marke(ng efforts.
4 Priority Need Name Public Services
Priority Level High
PopulaAon Extremely Low Income
Low Income
Moderate Income
Middle Income
Large Families
Families with Children
Elderly
Frail Elderly
Public Housing Residents
Chronic Homelessness
Individuals
People with Mental Illness
People with Chronic Substance Use Disorders
Veterans
Persons with HIV/AIDS
Survivors of Domes(c Violence
People with Mental Disabili(es
People with Physical Disabili(es
People with Developmental Disabili(es
People with Alcohol or Other Addic(ons
Non-Housing Community Development
Geographic Areas
Affected
Stanislaus Urban County: Ceres, Hughson, Oakdale, PaYerson, Newman, Riverbank, Waterford and the County’s Unincorporated
Associated Goals Provide and Ensure Access to Essen(al Public Services Work to Address, Prevent and Mi(gate Homelessness
Administra(on
DescripAon The Stanislaus Urban County will u(lize up to a maximum of 15% of its annual award for the provision of public services. Public services include services targeted to extremely low, low, and moderate-income families and

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 143 individuals, as well as services targeted to special popula(ons such as atrisk youth, persons over 62 years of age, or persons with disabili(es.

Basis for RelaAve
Priority
The needs assessment and Market Analysis indicate a great need for public services for extremely low- and low-income households, the elderly, persons with disabili(es, and at-risk youth. Public service programs help these vulnerable popula(ons meet their basic needs, such as food and shelter, and provide them with the resources and referrals for any addi(onal needed services. Through suppor(ng the mee(ng of basic needs, these individuals and families may focus their resources on other things that may increase their overall economic and financial stability. 5 Priority Need Name Homeless Services
Priority Level High
PopulaAon Extremely Low Income
Large Families
Elderly
Rural
Chronic Homelessness
Individuals
Families with Children
Mentally Ill
Chronic Substance Abuse
Veterans
Persons with HIV/AIDS
Vic(ms of Domes(c Violence
Unaccompanied Youth
Geographic Areas
Affected
Stanislaus Urban County: Ceres, Hughson, Oakdale, PaYerson, Newman, Riverbank, Waterford and the County’s Unincorporated
Associated Goals Provide and Ensure Access to Essen(al Public Services Work to Address, Prevent and Mi(gate Homelessness
Administra(on
DescripAon The Stanislaus Urban County allocates up to 15% of each annual award for public services grants some of which include programs that provide homeless services. Stanislaus Urban County u(lizes 7.5% of its annual ESG award for Admin, a maximum of 10% for HMIS Ac(vi(es, maximum of 60% for emergency shelter ac(vi(es, and a minimum of 40% for Homeless Preven(on and Rapid Re-Housing Ac(vi(es. HMIS Ac(vity funds will be u(lized to work with the Stanislaus CoC on coordinated assessment, outreach, and data collec(on. Affordable housing ac(vi(es, as described in Priority Need 2 – Affordable Housing, will also be a part of the regional approach to solving homelessness.

Basis for RelaAve
Priority
As discussed in greater detail in the Needs Assessment, homeless individuals were counted as part of Stanislaus County’s 2024 Point-In-Time (PIT) count, including those who were unsheltered. The data indicates a need to support programs that serve individuals and families experiencing

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 144 homelessness. Homelessness was also iden(fied as a High priority in the community input from stakeholders and the public at-large. The Stanislaus Urban County will focus CDBG, HOME, and ESG resources on shelter, rental assistance, and affordable housing, which is crucial to both preven(ng and ending homelessness. The County will also work closely with the CoC to ensure that ESG programs are working collabora(vely with CoC Transi(onal and Permanent Suppor(ve Housing programs.

Narrative (Optional)
Priority needs are those that were iden(fied through data collec(on in the Needs Assessment and Market Analysis, as well as survey results, consulta(ons with stakeholders and the community at-large. All of the needs iden(fied above are iden(fied as “High” priority – this is because the needs iden(fied were found to be true among all sources: ci(zen par(cipa(on, stakeholder consulta(on, and data analysis.

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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 145 Priority Needs – City of Turlock
Priority Needs Summary
1 Priority Need
Name
Public Infrastructure and Facility Improvement
Priority Level High
Population Extremely Low Income
Low Income
Moderate Income
Middle Income
Large Families
Families with Children
Elderly
Public Housing Residents
Chronic Homelessness
Individuals
Mentally Ill
Chronic Substance Abuse
veterans
Persons with HIV/AIDS
Victims of Domestic Violence
Elderly
Frail Elderly
Persons with Mental Disabilities
Persons with Physical Disabilities
Persons with Developmental Disabilities
Persons with Alcohol or Other Addictions
Persons with HIV/AIDS and their Families
Victims of Domestic Violence
Geographic
Areas
Affected
Turlock
Associated
Goals
Improve Public Infrastructure and Facilities
Administration
Description Turlock will continue addressing infrastructure improvement needs in lowincome neighborhoods to create improved suitable living environments.

Basis for
Relative
Priority
Within the City there are neighborhoods and communities with minimal public infrastructure and there is a community desire for public infrastructure improvements especially in the low-income communities.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 146 2 Priority Need
Name
Affordable Housing
Priority Level High
Population Extremely Low Income
Low Income
Moderate Income
Middle Income
Large Families
Families with Children
Elderly
Public Housing Residents
Chronic Homelessness
Individuals
Mentally Ill
Chronic Substance Abuse
veterans
Persons with HIV/AIDS
Victims of Domestic Violence
Elderly
Persons with Mental Disabilities
Persons with Physical Disabilities
Persons with Developmental Disabilities
Persons with Alcohol or Other Addictions
Victims of Domestic Violence
Geographic
Areas
Affected
Turlock
Associated
Goals
Support Affordable Housing and Promote Accessible Housing Options Administration
Description The City of Turlock intends to use a portion of their CDBG allocation. These affordable housing activities are varied and may include property acquisition to ensure affordable housing development, homeownership and rental rehabilitation, and down payment assistance, among other opportunities that may present that will contribute to affordable housing in Turlock.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 147 Basis for
Relative
Priority
According to data provided in the Needs Assessment and the Market Analysis completed as part of this Consolidated Plan, high housing cost burden, overcrowding, and low vacancy rates create a high need for affordable housing.

Those households most impacted by these issues are low- and moderate-income households. Based on this data and the housing market analysis completed as part of this Consolidated Plan, the City of Turlock will pursue the creation of affordable housing (new unit production and conversion or preservation) as resources are available, which will benefit low-income households, homeless persons, households at-risk of homelessness and those with special needs. Home ownership will be supported and made available for low and moderate households through the First-time Homebuyer program.
3 Priority Need
Name
Public Services
Priority Level High
Population Extremely Low Income
Low Income
Moderate Income
Large Families
Families with Children
Elderly
Chronic Homelessness
Individuals
Mentally Ill
Chronic Substance Abuse
veterans
Persons with HIV/AIDS
Victims of Domestic Violence
Unaccompanied Youth
Elderly
Frail Elderly
Persons with Mental Disabilities
Persons with Physical Disabilities
Persons with Developmental Disabilities
Persons with Alcohol or Other Addictions
Persons with HIV/AIDS and their Families
Victims of Domestic Violence
Non-housing Community Development
Geographic
Areas
Affected
Turlock

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 148 Associated
Goals
Provide and Ensure Access to Essential Public Services
Administration
Description The City of Turlock will utilize up to a maximum of 15% of its annual award for the provision of public services. Public services include services targeted to extremely low, low, and moderate-income families and individuals, as well as services targeted to special populations such as at-risk youth, persons over 62 years of age, or persons with disabilities.

Basis for
Relative
Priority
The needs assessment and market analysis indicate a great need for public services for extremely low- and low-income households, the elderly, persons with disabilities, and at-risk youth. Public service programs help these vulnerable populations meet their basic needs, such as food and shelter, and provide them with the resources and referrals for any additional needed services. Through supporting the meeting of basic needs, these individuals and families may focus their resources on other things that may increase their overall economic and financial stability.
4 Priority Need
Name
Homeless Services
Priority Level High
Population Extremely Low Income
Large Families
Families with Children
Elderly
Rural
Chronic Homelessness
Individuals
Mentally Ill
Chronic Substance Abuse
veterans
Persons with HIV/AIDS
Victims of Domestic Violence
Unaccompanied Youth
Geographic
Areas
Affected
Turlock
Associated
Goals
Work to Address, Prevent and Mitigate Homelessness
Administration

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 149 Description The City of Turlock allocates up to 15% of each annual award for public services grants, which include programs that provide homeless services. HMIS Activity funds will be utilized to work with the Stanislaus CoC on coordinated assessment, outreach, and data collection. Affordable housing activities, as described in Priority Need 2 – Affordable Housing, will also be a part of the regional approach to solving homelessness.

Basis for
Relative
Priority
As discussed in greater detail in the Needs Assessment, homeless individuals were counted as part of Stanislaus County’s 2024 Point-In-Time (PIT) count, including those who were unsheltered. The data indicates a need to support programs that serve individuals and families experiencing homelessness.

Homelessness was also identified as a High priority in the community input from stakeholders and the public at-large. The City of Turlock will focus CDBG and HOME resources on shelter, rental assistance, and affordable housing, which is crucial to both preventing and ending homelessness. Both entities will also work closely with the Stanislaus CoC to ensure that ESG programs are working collaboratively with Stanislaus CoC Transitional and Permanent Supportive Housing programs.

Narrative (Optional)
Priority needs are those that were identified through data collection in the Needs Assessment and Market Analysis, as well as survey results, consultations with stakeholders and the community at large.

All the needs identified above are identified as “High” priority – this is because the needs identified were found to be true among all sources: citizen participation, stakeholder consultation, and data analysis.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 150 SP-30 Influence of Market Conditions - 91.415, 91.215(b) Influence of Market Conditions
Affordable Housing
Type
Market Characteristics that will influence
the use of funds available for housing type
Tenant Based Rental
Assistance (TBRA)
Insufficient number of Housing Choice Vouchers for the target populations who need them. Long waitlists.

TBRA for Non-Homeless
Special Needs
Limited financial resources (e.g. HOME) from HUD
Rates of uptake by owners/landlords of rental housing units Availability of rental units for housing TBRA voucher holders New Unit Production Data in the Needs Assessment and Market Analysis sections indicate a greater need for housing units affordable to low- and moderate-income households
Increases in development costs, including land, construction materials and labor; and availability of public capital subsidies at the city, county, state, and Federal levels will affect the ability to produce new units Rehabilitation Declining vacancy rates suggest a tight housing market which affects the availability and cost of acquiring housing for rehabilitation
Limited availability of public capital subsidies for acquisition, rehabilitation and conversion of market rate rental housing to deed-restricted affordable housing will affect the ability of developers to perform rehabilitation to existing units
Increases in constructions costs, including materials and labor, will affect the ability to rehabilitate units Acquisition, including
preservation
Limited availability of public capital subsidies for acquisition, rehabilitation and conversion of market rate rental housing to deed-restricted affordable housing will affect the ability of developers to perform rehabilitation to existing units

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 151 SP-35 Anticipated Resources - 91.420(b), 91.215(a)(4), 91.220(c)(1,2) Introduction
Stanislaus Urban County
During the five-year Consolidated Plan period, the Stanislaus Urban County expects to receive approximately:
• $2,305,008 million annually in CDBG funding, for a five-year total of approximately $11,500,000 million • $205,225 annually in ESG funding, for a five-year total of approximately $1,000,000 million The Stanislaus Urban County also has a balance of approximately $459,200.98 in Neighborhood Stabilization (NSP) 1 program income funding and $722,798.26 in NSP 3 program income funding. The NSP funding is anticipated to be utilized during Fiscal Year 2025-2026 for housing development and/or infrastructure activities. The projects and programs’ allocated funding listed in the AAP will be adjusted proportionally according to the final HUD allocations awarded to Stanislaus County.

The Stanislaus Urban County also has a balance of approximately $459,200.98 in Neighborhood Stabilization (NSP) 1 program income funding and $722,798.26 in NSP 3 program income funding. The NSP funding is anticipated to be utilized during Fiscal Year 2025-2026 for housing development and/or infrastructure activities. The projects and programs’ allocated funding listed in the AAP will be adjusted proportionally according to the final HUD allocations awarded to Stanislaus County.

Anticipated Resources – Stanislaus Urban County
Program Source
of Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount Available Reminder of
Consolidated Plan
$
Annual
Allocation: $
Program
Income: $
Prior Year
Resources: $
Total:
$
CDBG public -
federal
• Infrastructure
• Property Acquisition
• Admin and Planning
• Housing
• Public Facility
Improvements
• Public Services
$2,305,008 $0 $5,291,782 $7,596,790 $9,220,032

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 152 •
ESG public -
federal
• Overnight shelter
• Rapid re-housing
• Rental Assistance
Services
• Homeless Prevention
Services
• HMIS Data System
Support
$205,225 $0 $331,622 $536,847 $820,900
Stanislaus HOME Consortium
During the five-year Consolidated Plan period, the Stanislaus HOME County expects to receive approximately:
• $1,262,718 million annually in HOME funding, for a five-year total of approximately $6,300,000 million An1cipated Resources – Stanislaus HOME Consor1um
Program Source
of Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount Available Reminder of
Consolidated Plan
$
HOME Public -
federal
• Acquisition
• Homebuyer assistance
• Homeowner rehab
$1,262,718 $0 $1,262,718 $2,525,436 $5,050,873

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 153 • Multifamily rental new
construction
• Multifamily rental
rehab
• New construction for
ownership
City of Turlock
During the five-year Consolidated Plan period, the City of Turlock expects to receive $621,000 annually in CDBG funding, for a five-year total of approximately $3.1 million in CDBG alloca(ons; the City is also es(ma(ng $100,000 in program income for CDBG. There is no es(mated prior year carryover for CDBG for Fiscal Year 2024-2025. The City is also es(ma(ng to receive HOME program income of $110,000 per year for a total of $550,000 during the five-year Consolidated Plan period. In addi(on, the City has approximately $6,000,000 in carry-over funds related to HOME ac(vi(es approved under the City’s prior 2024-2025 AAP; any changes to the City’s prior 2024-2025 AAP will be done through the City’s 2024-2025 AAP through a substan(al amendment, as appropriate.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 154 An1cipated Resources – City of Turlock
Program Source
of Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount Available Reminder
of Consolidated Plan
$
Annual
Allocation: $
Program
Income: $
Prior Year
Resources: $
Total:
$
CDBG Public -
federal
• Infrastructure
• Property Acquisition
• Admin and Planning
• Housing
• Public Facility
Improvements
• Public Services
$ 621,000 $100,000 $0 $721,000 $2,884,000
HOME* Public -
federal
• Administration and
Planning
• Housing
$0 $110,000 $0 $110,000 $440,000
* Prior HOME Program Income resource funding
Explain how federal funds will leverage those additional resources (private, state and local funds), including a description of how matching requirements will be satisfied.

The Stanislaus Urban County members and the City of Turlock will con(nue the use of State of California funds as they become available to fund projects/programs.

If appropriate, describe publicly owned land or property located within the jurisdiction that may be used to address the needs identified in the plan
According to the consortia’s Housing Elements, each respective jurisdiction has the following land available that could accommodate lowerincome housing:

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 155 • Stanislaus County has identified two publicly owned parcels – one in Keyes and one in Empire - that are vacant and considered developable for housing.
• Ceres has not identified any publicly owned surplus lands available for housing development in its jurisdiction. • Newman has identified one publicly owned parcel that is vacant and considered developable. It is estimated that it could yield 24 units. • Oakdale has not identified any publicly owned surplus lands available for housing development in its jurisdiction. • Patterson has not identified any publicly owned surplus lands available for housing development in its jurisdiction. • Riverbank has not identified any publicly owned surplus lands available for housing development in its jurisdiction. • Turlock’s Successor Agency to the Redevelopment Agency owns a parcel with a small office building. The building is currently leased for $1.00 per year to Haven Women’s Center. The intent of the five-year lease has been to bring needed an(-domes(c violence services to City of Turlock and overcome the transporta(on barrier of clients and families traveling the fipeen miles to Modesto to get to needed services. The City owns 5 sites with single-family dwellings that are intended to be rehabilitated and sold to income eligible first-(me homebuyers or sold to a nonprofit agency to provide affordable rental housing. • Waterford has not identified any publicly owned surplus lands available for housing development in its jurisdiction.

Discussion
The Annual Action Plans associated with this Consolidated Plan include contingency provision language to explain how project/program funding amounts will be adjusted once actual funding is made available by the U.S. Department of Housing and Urban Development

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 156 SP-40 Institutional Delivery Structure - 91.415, 91.215(k) Explain the institutional structure through which the jurisdiction will carry out its Consolidated Plan including private industry, non-profit organizations, and public institutions.

Responsible Entity Responsible Entity
Type
Role Geographic Area
Served
Stanislaus County Government -Economic
Development
-Homelessness
-Non-homeless special
needs
-Rental
-Public Infrastructure
-Public services
-Affordable Housing
Homeownership/Rent
al
Region
City of Ceres Government -Economic
Development
-Non-homeless special
needs
-Neighborhood
improvements
Jurisdiction
City of Hughson Government -Economic
Development
-Non-homeless special
needs
Neighborhood
improvements
Jurisdiction

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 157 City of Newman Government -Economic
Development
-Non-homeless special
needs
-Neighborhood
improvements
Jurisdiction
City of Oakdale Government -Economic
Development
-Non-homeless special
needs
-Neighborhood
improvements
Jurisdiction
City of Patterson Government -Economic
Development
-Non-homeless special
needs
-Neighborhood
improvements
Jurisdiction
City of Riverbank Government -Economic
Development
-Non-homeless special
needs
-Neighborhood
improvements
Jurisdiction
City of Waterford Government -Economic
Development
-Non-homeless special
needs
-Neighborhood
improvements
Jurisdiction
City of Turlock Government --Non-homeless
special needs
-Neighborhood
improvements
-Affordable Housing
Homeownership/Rent
al
Jurisdiction

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 158 Stanislaus Regional
Housing Authority
PHA -Public Housing Region
Stanislaus Community
System of Care
Continuum of Care
(CoC)
-Homelessness Region
Assess of Strengths and Gaps in the Institutional Delivery System The Stanislaus Urban County and the Stanislaus HOME Consor(um have a comprehensive planning and coordina(on system involving service providers and program operators at all levels (government, nonprofit, and private for-profit). The collabora(ve programming between the local government en((es and nonprofits is iden(fied as a key strength and contributes to a regional approach of service delivery.

The Stanislaus System of Community Care, the local Con(nuum of Care (CoC), is a key part of this collabora(ve strength and as the CoC evolves its partnerships and knowledge of resources available throughout the County, all ci(es and unincorporated areas will benefit.

The primary gap is inadequate funding to meet the level of need. Funding gaps are most common for extremely low-income households, chronically homeless, homeless youth, and those living in transi(onal shelters. These funding gaps are either a lack of monetary resources to meet physical needs such as housing and food, or staffing needs for nonprofits to employ the needed number of capable staff to provide case management and other suppor(ve services.

Availability of services targeted to homeless persons and persons with HIV and mainstream services Homelessness Prevention
Services
Available in the
Community
Targeted to
Homeless
Targeted to People
with HIV
Homelessness Prevention Services
Counseling/Advocacy X X X
Legal Assistance X X
Mortgage Assistance X
Rental Assistance X X X
Utilities Assistance X X X
Street Outreach Services
Law Enforcement X
Mobile Clinics X
Other Street Outreach Services X X

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 159 Supportive Services
Alcohol & Drug Abuse X X X
Child Care X
Educa(on X
Employment and Employment
Training X
Healthcare X X X

HIV/AIDS X
Life Skills X X X
Mental Health Counseling X X
Transporta(on X X
Other
Other
Describe how the service delivery system including, but not limited to, the services listed above meet the needs of homeless persons (particularly chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) The County and the City of Turlock are ac(ve partners in the local CoC. The CoC con(nues to improve its Coordinated Entry System (CES), a key tool in addressing individualized needs of those persons experiencing homelessness. As indicated through consulta(ons, the service delivery system is becoming increasingly effec(ve in addressing the housing needs and those other suppor(ve service needs for those experiencing homelessness, however as those with fewer needs get the support they need quickly, those individuals and families with high or difficult needs are more open slower to receive support.

The CoC and its partners strive to deliver individualized support to each person because it is more efficient, and it minimizes the number of days a person may spend homeless and/or in a more vulnerable state.

Each month the CoC gathers to discuss topics at-hand for two and a half hours, these mee(ngs occur to share resources and knowledge, in an effort to beYer support the County and each City within.

The Coordinated Entry System (CES) Policies and Procedures Manual was approved in November 2021, and can be found at: hYps://csocstan.com/coordinated-entry-system-ces-policies-and-proceduresmanual/.

Describe the strengths and gaps of the service delivery system for special needs population and persons experiencing homelessness, including, but not limited to, the services listed above A strength in the service to special needs popula(ons is similar to what is stated above; there is an increasing amount of communica(on and collabora(on coming from the CoC and its partners. Many services and facili(es provided serve the general popula(on of homeless persons but there are also a number of programs that are targeted to meet the needs of special needs homeless such as persons with HIV/AIDS, veterans, youth, aging-out foster youth, women and children, and the mentally ill.

Although treatment for substance abuse disorders is available in the community, there are limited opportuni(es for persons who are ac(vely using to be housed other than an overnight emergency shelter.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 160 The same holds true for those who live with a severe and chronic mental illness. Although there are services available and there is suppor(ve housing (transi(onal and permanent), those with the most severe mental illnesses open do not have housing that is coupled with the level of care required. Such popula(ons are open housed temporarily through short-term confinement or ins(tu(onaliza(on as the result of arrest by law enforcement but struggle to find suitable permanent housing placements.

Provide a summary of the strategy for overcoming gaps in the institutional structure and service delivery system for carrying out a strategy to address priority needs The Stanislaus Urban County and the City of Turlock will con(nue to work collabora(vely with area service and shelter providers to iden(fy and address gaps in the service delivery system.

The Stanislaus Urban County and the City of Turlock con(nue to invest (me and resources in the CoC. The Stanislaus 2021 Regional Strategic Plan to Address Homelessness was completed in September 20211. It outlines the strategies for crea(ng a more complete and efficient system of care.

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1 2021 Stanislaus Regional Homeless Strategic Plan

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 161 SP-45 Goals - 91.415, 91.215(a)(4) Goals Summary Information Goals Summary Information – Stanislaus Urban County
# Goal Name Start
Year
End
Year
Category Geographic
Area
Needs
Addressed
Funding Goal Outcome
Indicator
1 Improve Public
Infrastructure
and Facilities
2025 2029 Non-Housing
Community
Development
Stanislaus
Urban
County
Public
Infrastructure
Improvement
CDBG:
$7,595,030
Households:2,500
2 Provide and
Ensure Access
to Essential
Public Services
2025 2029 Non-Homeless
Special Needs
Stanislaus
Urban
County
Public
Services
CDBG:
$1,625,000
Individual Persons:
6,000
3 Work to
Address,
Prevent and
Mitigate
Homelessness
2025 2029 Homeless Stanislaus
Urban
County
Homeless
Services
Public
Services
ESG:
$949,170
Individual Persons:
1,750
4 Support
Affordable
Housing and
Promote
Accessible
Housing
Options
2025 2029 Affordable
Housing
Stanislaus
Urban
County
Affordable
Housing
HOME:
$5,682,230
Households: 40
5 Administration 2025 2029 Administration Stanislaus
Urban
County
Public
Infrastructure
Improvement
Homeless
Services
Public
Services
Affordable
Housing
CDBG:
$2,305,010
ESG:
$76,955
HOME:
$631,360
Other: 5

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 162 Goal Descriptions – Stanislaus Urban County
1 Goal Name Improve Public Infrastructure and Facilities Goal Description Continue to work on infrastructure and facility projects in income-qualified residential neighborhoods who are lacking sewer, water, or stormwater systems, or where infrastructure exists but needs repair.
2 Goal Name Provide and Ensure Access to Essential Public Services Goal Description Projects and activities under this goal may support organizations that offer services such as educational programs, food boxes, and health care services. 3 Goal Name Work to Address, Prevent and Mitigate Homelessness Goal Description Projects under this goal will support organizations providing shelter and services for those individuals or families experiencing homelessness, including emergency shelters, transitional shelters, permanent supportive housing, and rapid re-housing. 4 Goal Name Support Affordable Housing and Promote Accessible Housing Options Goal Description Housing improvements for those persons with disabilities and projects that may consist of rehabilitation or development of affordable housing units for either renters or homeowners. 5 Goal Name Administration
Goal Description Administration for CDBG and ESG programs.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 163 Goals Summary Information – City of Turlock
Goals Summary
Sort
Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Needs
Addressed
Funding Goal Outcome
Indicator
1 Support
Affordable
Housing and
Promote
Accessible
Housing
Options
2025 2029 Affordable
Housing
Turlock Affordable
Housing
CDBG:
$1,718,250
HOME:
$550,000
5 Household
Housing Units
Homeowner
Housing
Rehabilitated:
50 Household
Housing Unit
Direct
Financial
Assistance to
Homebuyers:
50 Households
Assisted
2 Work to
Address,
Prevent and
Mitigate
Homelessness
2025 2029 Homeless Turlock Homeless
Services
CDBG:
$100,000
Homeless
Person
Overnight
Shelter: 800
Persons
3 Improve
Public
Infrastructure
and Facilities
2025 2029 Non-Housing
Community
Development
Turlock Public
Infrastructure
and Facility
Improvement
CDBG:
$300,000
Public Facility
or
Infrastructure
Activities
other than
Low/Moderate
Income
Housing
Benefit: 400
Persons
Assisted

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 164 Sort
Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Needs
Addressed
Funding Goal Outcome
Indicator
4 Provide and
Ensure Access
to Essential
Public Services
2025 2029 Homeless
Non-Homeless
Special Needs
Turlock Public
Services
CDBG:
$365,750
Public service
activities other
than
Low/Moderate
Income
Housing
Benefit: 3,500
Persons
Assisted
5 Administration 2025 2029 Administration Turlock Public Infrastructure
and Facility
Improvement
Affordable
Housing
Public
Services
Homeless
Services
Community
Emergency
Responses
CDBG:
$621,000
N/A
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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 165 Goal Descriptions – City of Turlock
1 Goal Name Support Affordable Housing and Promote Accessible Housing Options Goal Description To acquire and/or rehabilitate real property and/or units for them to be used as affordable housing units in Turlock. Projects under this goal will support both renter- and owner-occupied units in rehabilitation with the aim to increase the value and bring the housing unit up to code. The City will offer loans and grants to maintain single and multifamily affordable housing stock for low- and moderate-income households. Projects under this goal may also provide first-time homebuyer assistance.
2 Goal Name Work to Address, Prevent and Mitigate Homelessness Goal Description Funding will support organizations providing shelter and services for those experiencing homelessness; this goal may include emergency shelter, transitional, permanent supportive, and rapid re-housing services. 3 Goal Name Improve Public Infrastructure and Facilities Goal Description May provide funding for projects that will improve sidewalks, streets, curbs, gutters, and sewers in the City.
4 Goal Name Provide and Ensure Access to Essential Public Services Goal Description Will address basic needs as well as provide important services to the community. Projects and activities under this goal may provide meals as congregate sites and home delivery to seniors, provide recreational services, 5 Goal Name Administration
Goal Description Administration for CDBG programs.

Estimate the number of extremely low-income, low-income, and moderate-income families to whom the jurisdiction will provide affordable housing as defined by HOME 91.315(b)(2) The esAmated number of extremely low-income, low-income, and moderate-income families that the Stanislaus HOME consorAum will provide affordable for is:

The Stanislaus HOME Consor(um will work to develop and/or assist 10 units of moderate- and belowincome households per year throughout the next 5 years.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 166 SP-50 Public Housing Accessibility and Involvement - 91.415, 91.215(c) Need to Increase the Number of Accessible Units (if Required by a Section 504 Voluntary Compliance Agreement)
The Stanislaus Regional Housing Authority (Housing Authority) is not under a Sec(on 504 Voluntary Compliance Agreement.

Activities to Increase Resident Involvements
The Housing Authority provides homeownership resources to par(cipants in the Housing Choice Voucher Program. The Family Self-Sufficiency (FSS) Program has established partnerships with a variety of community resources to refer par(cipants for services including pre- and post-secondary educa(on, health care, childcare, employment development, supported employment, and small business development including micro-loans. The FSS Program also encourages families to par(cipate in financial wellness programs including financial literacy and credit repair with an emphasis on long-term financial stability for the purposes of homeownership. Suppor(ve services are provided through the Community Services Agency and the County’s Department of Behavioral Health and Recovery Services The Housing Authority previously implemented a services and communica(on “quality control” system that provides the Housing Authority with immediate customer feedback and iden(fies areas that may need improvement.

The Housing Authority has also implemented a resident educa(on program with regularly scheduled mee(ngs and wriYen communica(ons on agency policy, rules, and leases.

Efforts to improve communica(ons with residents and program par(cipants include on site resident training/informa(onal mee(ngs, regular newsleYers and flyers.

The Housing Authority has implemented a “curb-side” appearance program. The focus of the program is the exterior of buildings, parking areas, playgrounds and other areas of the complexes. Rodent and insect problems are addressed when residents report a problem and/or on Annual Inspec(ons. In an effort to beYer educate residents concerning these problems, informa(on is regularly provided through the Housing Authority’s resident newsleYer.

These ac(ons have assisted the Housing Authority in crea(ng an atmosphere which emphasizes customer sa(sfac(on and communica(on.

Is the public housing agency designated as troubled under 24 CFR part 902? No.

Plan to remove the ‘troubled’ designation
N/A

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 167 SP-55 Strategic Plan Barriers to Affordable Housing - 91.415, 91.215(h) Barriers to Affordable Housing
The Stanislaus Urban County and the City of Turlock work to provide affordable housing opportuni(es.

One of the main barriers to affordable housing, both rental and homeownership, has been the supply of affordable housing units. For residents that are ren(ng, the rents in the area have increased and made it difficult for renters to move or new renters to find housing units. For renters, rent prices have climbed by nearly 106% in the last four years. In the area of homeownership, many residents are outpriced and cannot afford to purchase the homes that are available. Some of the barriers that impact the availability of affordable housing are outlined below.

Shortage of Affordable Housing Funding
The availability of funding for affordable housing has dropped drama(cally in the past decade for all jurisdic(ons in California, including Stanislaus Urban County and the City of Turlock, that do not have local public or private housing funds. Dissolu(on of redevelopment agencies in the State of California in 2012, resulted in a significant drop in funding for housing projects.

Compe((on for tax credits and other State funding with jurisdic(onsin California and diminished amounts of HUD funding create a shortage of affordable housing.

Planning and Development Fees
Housing development imposes short- and long-term costs upon local government, such as the cost of providing site reviews, permitng and inspec(on, and maintaining General Plan and zoning regula(ons addressing housing development. Jurisdic(ons also charge impact fees to offset the cost of providing the infrastructure and public facili(es that are required to serve new housing development. To help recoup costs and ensure that essen(al services and infrastructure are available when needed, Stanislaus County jurisdic(ons charge various types of development fees. The fee amounts vary based on the needs of each jurisdic(on and the services provided.

The fees can add significant costs to housing construc(on, which can disincen(ve new housing development. In California jurisdic(ons, fees account for between six and eighteen percent of the price of housing2
. At a minimum, developers should be able to access a jurisdic(on’s current fee schedules to es(mate fees as a part of total development project costs in advance.

Un(l 1978, property taxes were the primary revenue source for financing the construc(on of infrastructure and improvements for residen(al development in California. Proposi(on 13, passed in 1978, limited a local jurisdic(on’s ability to raise property taxes, which contributed to an increased reliance on other funding sources to provide infrastructure, public improvements, and public services. An alterna(ve funding source widely used among local governments in California is the development impact fee, which is charged to the project developers/owners for publicly provided infrastructure that supports the development, including water and sewer facili(es, parks, and transporta(on. 2 It All Adds Up: The Cost of Housing Development Fees in Seven California Cities - Terner Center

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 168 For jurisdic(ons to charge an impact fee, the California Mi(ga(on Fee Act requires that the jurisdic(on demonstrate the “nexus” between the type of development in ques(on and the impact being mi(gated by the proposed fee, and that fee amount be propor(onal to the impact caused by the development. Fees not covered by the California Mi(ga(on Fee Act include inclusionary housing ordinance in-lieu fees, permit processing fees, u(lity connec(on fees, and fees included within specific development agreements between a jurisdic(on and a developer.

Despite state law limi(ng direct impact fees, the fees can be a large part of a jurisdic(on’s total fee requirements for housing development. Because developers tend to pass these fees onto the final housing owner, the effects of reducing these fees on housing affordability depend on the amount of the fee reduc(on and current home prices. Because the eventual owner bears the brunt of fees, high fees limit development of lower-cost housing more than higher-cost housing. (Terner Center for Housing Innova(on- UC Berkeley, Current Prac(ces and Policy Considera(ons to Improve Implementa(on of Fees Governed by the Mi(ga(on Fee Act, August 2019)
A reduc(on in development fees for low-income housing may help these projects become financially feasible. A jurisdic(on deferring development fees un(l a certain (me aper project comple(on can also help add flexibility to the project’s upfront costs and assist in the development of low-income housing.

Municipal Processing Time
The processing (me required to obtain full approval of a development project is open cited as a contribu(ng factor to the high cost of housing in the State of California Review and legisla(ve approval, while open necessary steps in the development process, add to the cost of construc(on by increasing land holding costs and interest payments. Governments are not always able to control delays when there are mul(ple levels of government that must communicate, review, and approve plans, delays due to the schedule or (ming of legisla(ve boards of approval, or delays based on the amount of municipal staff capacity to review plans when demand for services is high.

Prevailing Wages
Davis-Bacon prevailing wages must be paid to laborers when federal Community Development Block Grant (CDBG) dollars are used to pay for any construc(on project over $2,000 or on any mul(family housing project over eight units. Davis-Bacon wages must also be paid on any HOME-funded mul(family housing project that directly funds twelve or more units. While compe((ve wages are currently high, Davis-Bacon wages open add addi(onal costs to housing construc(on and rehabilita(on ac(vi(es.

California’s separate Prevailing Wage Law requires contractors to pay minimum wage rates on public works projects that receive any public funding, including publicly subsidized affordable housing projects. The rates are set by the California Department of Industrial Rela(ons. These addi(onal costs may add to local costs for housing development.

ExpiraGon of Affordability Contracts
Affordability contracts that have public funding have a (me limit that runs out aper a contractually set number of years. Unless the affordability contracts are renewed with the property owner, the affordable rental housing units will expire at that (me and can convert to market-rate housing.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 169 Strategy to Remove or Ameliorate the Barriers to Affordable Housing The Stanislaus Urban County and the City of Turlock will con(nue to review local development standards and development review procedures to ensure that such do not have unintended nega(ve consequences, and to improve policies and procedures to increase the feasibility of developing affordable housing.

Layers of different federal and state requirements may limit cost, size, design, return on investment, and subsidies. Such constraints are designed to ensure the proper use of limited public resources. However, they also force developers to be driven by the requirements of the funding sources rather than the needs of the community or the residents who will live in the housing. These requirements open compel assisted housing to serve narrow segments of the popula(on (as opposed to crea(ng mixed-income housing).

The strategy of the Stanislaus Urban County and the City of Turlock will be to con(nue ongoing efforts to review all poten(al barriers to affordable housing that are within their authority to address; to con(nue to pursue and u(lize available funding for mortgage assistance and housing rehabilita(on; and to con(nue to work with and partner with housing nonprofit agencies, and housing developers from the nonprofit and for-profit sectors to promote the development of affordable and special-needs housing across the County.

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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 170 SP-60 Homelessness Strategy - 91.415, 91.215(d)
Describe how the jurisdiction's strategic plan goals contribute to:

Reaching out to homeless persons (especially unsheltered persons) and assessing their individual needs
In September 2021, the CoC approved the Stanislaus 2021 Regional Strategic Plan to Address Homelessness3 which is a comprehensive report about homelessness in the County. The report takes stock of the services, shelters, and programs already available, then moves to outline gaps and strategies to overcome those gaps. The report is summarized in the following responses, please see the link in the footnote below to see the en(re report.

County and the City of Turlock par(cipate in the CoC and is part of the planning of services from outreach to housing placement and service provision. The Stanislaus 2021 Regional Strategic Plan to Address Homelessness iden(fy the organiza(ons and programs that conduct outreach and engagement throughout the County. Across the CoC there is a par(cular focus on iden(fying and engaging individuals who may not otherwise seek or obtain services.

Stanislaus Housing Assessment Team (HAT)
HAT provides suppor(ve services to people of all ages experiencing homelessness or at risk of homelessness. They also serve as a point of entry for the homeless services delivery system through the CoC.

Central Star Youth with Serious EmoGonal Disorder
This program is a Full-Service Partnership (FSP) that provides behavioral health services, including outreach and engagement, to high-risk children and youth with serious emo(onal disturbances (SED) and their families. This FSP provides 24/7 crisis response, outreach and engagement, and on-site intensive mental health services. Since its ini(al launch in March of 2017, the program has served 23, exceeding its 15-client target, with 83% of discharged individuals mee(ng goals or transi(oning to a lower level of care.

Garden Gate Respite
A residen(al based respite program that targets TAY, adults, and older adults from diverse and/or underserved popula(ons who are either known or suspected to experience mental illness, and are either homeless or at risk of homelessness, incarcera(on vic(miza(on, and/or psychiatric hospitaliza(on. GGR provides crisis interven(on and basic needs such as food, clothing, shelter, individual needs assessment to facilitate targeted crisis interven(on case management and support services and linkage to outreach and engagement services. In FY 2016-2017, 86% of clients surveyed indicated that they deal more effec(vely with daily problems as a result of services. Through stakeholder and client feedback, gaps in services for respite care for families, effec(ve collabora(on with the County’s new Outreach and Engagement Center, and low-barrier shelters that allow pets were iden(fied as challenges that were incorporated into this plan.
3 2021 Stanislaus Regional Homeless Strategic Plan

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 171 Outreach and Engagement Center (OEC)
The Outreach and Engagement Center (OEC) coordinates the provision of mul(ple services throughout the County for those experiencing homelessness. Teams from OEC go out 5 days a week to connect people directly with benefits and services to engage those who may otherwise not seek assistance. The OEC also serves as a physical entry point for support through assessments and referrals and is open for walk-in access Monday through Friday.

ESG funds may be used for costs of providing essen(al services necessary to reach out to unsheltered homeless people; connect them with emergency shelter, housing, or cri(cal services; and provide urgent, non-facility-based care to unsheltered homeless people who are unwilling or unable to access emergency shelter, housing, or an appropriate health facility. Any funding provided for such services through the ESG program would be subject to the compe((ve grant award process.

Addressing the emergency and transitional housing needs of homeless persons The needs of those individuals in emergency and transi(onal shelter situa(ons are met by service providers within the CoC. The CoC con(nues to increase its effec(veness over the past several years and will con(nue to work together to meet the needs of all individuals and families needing services along the spectrum of assistance provided by the CoC and its partners.

The Coordinated Entry System (CES) is an important tool u(lized by the CoC in its effort to customize care and use resources in the most efficient manner. Matching an individual/family with the correct housing op(on, whether it be emergency shelter, transi(onal shelter, or permanent suppor(ve housing, is an important component of addressing the needs a person has. Upon entering an emergency shelter or transi(onal shelter, the CoC partners work to provide the services that will best match the needs of the individual or household.

Short-term strategies for addressing the emergency and transi(onal housing needs of homeless persons include but are not limited to the following:
• Con(nue to support and work with those organiza(ons tasked with outreach and engagement, ensuring the coordinated entry system is fully being u(lized when possible. • Sustaining exis(ng emergency shelter and transi(onal housing inventory and helping those in shelters exit clients to permanent housing through rental assistance combined with wrap-around services that assist clients in developing life skills and reduces barriers to retaining housing.

Long-term strategies include but are not limited to the following:
• Expanding economic stability programming such as job training and voca(onal opportuni(es to help par(cipants achieve long-term stability and reduce recidivism. • Increasing inventory of permanent suppor(ve housing for homeless households through the development of affordable housing.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 172 Helping homeless persons (especially chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) make the transition to permanent housing and independent living, including shortening the period of time that individuals and families experience homelessness, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again.

Key to stabilizing housing for these homeless popula(ons is the provision of suppor(ve services, tailored to fit the needs of the individual. These efforts are coordinated through the CoC, the CES, and services providers throughout the County.

Permanent housing des(na(ons for those who were recently homeless generally include a subsidized or unsubsidized apartment or permanent suppor(ve housing. The CES is a powerful tool used to track individuals across the system and is able to adjust services and engagement strategies as needed on a case-by-case basis. A return to homelessness is indicated by a new entry in a homeless residen(al program (emergency shelter, transi(onal housing, rapid re-housing) in HMIS within 365 days aper exi(ng to permanent housing.

The Stanislaus CoC strategies encourage housing homeless households quickly and with suppor(ve services that are of greatest need to support stable housing; other needs the households may have are addressed through referrals to exis(ng resources available in the community.

Helping low-income individuals and families avoid becoming homeless, especially extremely lowincome individuals and families who are likely to become homeless after being discharged from a publicly funded institution or system of care, or who are receiving assistance from public and private agencies that address housing, health, social services, employment, education or youth needs The CoC system helps low-income individuals and families avoid becoming homeless, especially extremely low-income individuals and families and those who are: 1) being discharged from publicly funded ins(tu(ons and systems of care (such as health care facili(es, mental health facili(es, foster care and other youth facili(es, and correc(ons programs and ins(tu(ons); or, 2) receiving assistance from public or private agencies.

The state has policies in place that require health care facili(es to par(cipate in regional planning mee(ngs and develop a specific document to iden(fy best prac(ces for the post-hospital transi(on of homeless pa(ents. Local health care facili(es have specific protocols in place requiring a safe discharge for all pa(ents. The County’s Health Services Agency is ac(vely involved in the Stanislaus CoC. Representa(ves from Behavioral Health and Recovery Services (BHRS) and the Community Services Agency (CSA) are also ac(ve par(cipants in discharge coordina(on planning. There are discharge planning social workers on staff at the hospitals who work with service providers to locate appropriate housing.

For adults recently released from custody, Stanislaus County addresses housing issues through the Day Repor(ng Center (DRC). The Sheriff’s Department conducts Proba(on Orienta(on Mee(ngs at the DRC.

The Stanislaus County Sherriff’s and Proba(on Departments also began a diversion program, where homeless individuals who would otherwise be jailed for minor crimes are able to stay at the Salva(on Army shelter facility, where they are temporarily housed and connected to case management services.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 173 Stanislaus County Community Services Agency has transi(onal living procedures in place for juveniles exi(ng foster care planning for emancipa(on. Stanislaus County develops a 90-day transi(on plan that includes a housing component. A status review is a court hearing to review the minor’s status in placement. The plans are submiYed to the court and all par(es involved, including the minor.

Through contracted services with Behavioral Health and Recovery Services, the Westside Stanislaus Homeless Outreach Program (SHOP), which is Stanislaus County's primary agency for outreach to chronically homeless/mentally ill persons, provides treatment and discharge planning to adults with mental illness and/or chemical addic(on. Discharge planning is mul(-disciplinary and starts upon a client’s admission to a facility. Discharge planning includes suppor(ve or protec(ve housing if the pa(ent is incapable of independent living. Agencies receive diagnosis, medica(on and other per(nent informa(on to assist with follow up services. Appropriate discharge setngs include nursing homes, basic care facili(es, adult foster care, and independent living which are not funded through HUD McKinney-Vento resources. SHOP assists individuals to complete applica(ons for housing and other resources such as Social Security prior to the pa(ent’s discharge.

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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 174 SP-65 Lead-based Paint Hazards - 91.415, 91.215(i)
Actions to address LBP hazards and increase access to housing without LBP hazards All housing related program funding administered by the Stanislaus Urban County and the City of Turlock, including Rapid Re-Housing, and HOME Consor(a projects, require that all units constructed before 1978 be screened and inspected for lead-based paint hazards. HOME Consor(a projects are generally inspected by the Housing Authority and ESG Rapid Re-Housing units are inspected by Stanislaus County Building Inspectors, unless the Housing Authority has already conducted a Lead Based Paint inspec(on. The leadbased paint regula(on that became effec(ve April 22, 2010 added a requirement that requires contractors bidding on the rehabilita(on of homes built prior to 1978 provide documenta(on of EPA Lead Renova(on and Repair and Pain(ng cer(fica(on. If lead is found in any housing unit, a lead-based paint clearance test is conducted, aper the work has been completed, by a licensed contractor with exper(se in this type of work. Final payment is not released un(l the unit has passed the lead-based paint tes(ng requirements.

These requirements will assist Stanislaus County in its goal to eliminate the lead-based hazards.

How are the actions listed above related to the extent of lead poisoning and hazards? All housing-related programs administered by the Stanislaus Urban County and the City of Turlock, including Rapid Re-Housing and HOME Consor(a project who collaborate with the Housing Authority, have policies in place which require that all units constructed before 1978 be screened for LBP hazards. This reduces and prevents the hazards of lead poisoning in older homes.

How are the actions listed above integrated into housing policies and procedures? All housing-related programs administered by the Stanislaus Urban County and the City of Turlock, including Rapid Re-Housing and HOME Consor(a project who collaborate with the Housing Authority, have policies in place which require that all units constructed before 1978 be screened for LBP hazards.

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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 175 SP-70 Anti-Poverty Strategy - 91.415, 91.215(j)
Jurisdiction Goals, Programs and Policies for reducing the number of Poverty-Level Families Stanislaus Urban County and the City of Turlock work to reduce poverty through ensuring an adequate, affordable, quality housing supply, improving low-income neighborhoods, strengthening the employment skills of the community and ensuring access to basic needs such as food and shelter. The CoC has developed into a more coordinated organiza(on over the past five years, and the County will con(nue to leverage those partnerships and resources to address the issues of poverty.

How are the Jurisdiction poverty reducing goals, programs, and policies coordinated with this affordable housing plan
The goals and priority needs outlined in this sec(on all work with the Stanislaus Urban County and City of Turlock programs and policies in order to support low-income families so they may direct their own resources in ways that may improve their economic condi(on. Through the projects and ac(vi(es that will be associated with this Consolidated Plan, the Stanislaus HOME Consor(um will work with partners to relieve financial pressures on low-income households, with the long-term goal of liping those households out of poverty. This is true both for those households experiencing homelessness and those households that are low-income homeowners and all types of households between.

By con(nuing to fund the acquisi(on, development, and/or rehabilita(on of affordable housing units when funding resources are available, the Stanislaus Urban County will be providing individuals and families in poverty with a decent, affordable place to live, which will allow them to focus their efforts on other opportuni(es that may offer further stability to the household. Providing financial assistance to first-(me homebuyers can help them become homeowners and build equity in their own home, genera(ng long-term wealth.

While the ability to achieve equity in a home is limited for extended periods of (me under most housing assistance programs, a valuable credit history can be created which increases a family's access to borrowed money. In addi(on, the eventual termina(on of restric(ons permits direct access to accumulated equity at some point in the future.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 176 SP-80 Monitoring - 91.230
Describe the standards and procedures that the jurisdiction will use to monitor activities carried out in furtherance of the plan and will use to ensure long-term compliance with requirements of the programs involved, including minority business outreach and the comprehensive planning requirements
Stanislaus County
Stanislaus County monitors all sub-recipients on a regular basis, a minimum of two on site visits and desk audits. Monitoring is conducted to ensure statutory, regulatory, and programma(c requirements are being met and that informa(on submiYed to Stanislaus County is accurate and complete.

An agreement is executed with every sub-recipient which clearly states all contractual requirements including but not limited to the project scope of work, performance measurement standards, repor(ng requirements, drawdown requirements, and applicable federal requirements. The monitoring process emphasizes on-site field visits, desk audits, technical assistance, and assistance to sub-recipients to ensure a good data collec(on and repor(ng system is in place.

Stanislaus County staff reviews quarterly project progress reports, requests for funds forms and related back up documenta(on which iden(fy the total funds used by all jurisdic(ons during a given month.

Stanislaus County staff verifies and cross-references the informa(on on the quarterly budget ac(vity reports. Monitoring visits are also scheduled throughout the year by Stanislaus County staff for each subrecipient to ensure appropriate expenditure of funds. Finally, Stanislaus County tracks the (meliness of drawdowns within the IDIS system to assure that the program meets or exceeds the threshold requirements established by HUD.

Stanislaus County staff reviews quarterly public services grantee sta(s(cs tables, narra(ves, request for funds forms, and budget printouts which iden(fy the total funds used/requested by each grantee during that repor(ng period. Stanislaus County staff verifies and cross-references the informa(on on the quarterly budget ac(vity reports. Monitoring visits are also scheduled throughout the year by Stanislaus County staff for each grantee to ensure appropriate expenditure of funds and recommenda(ons are provided to the sub-grantee within 30 days of the monitoring visit.

City of Turlock
The City of Turlock monitors all sub-recipients on a regular basis. Monitoring is conducted to ensure statutory, regulatory, and programma(c requirements are being met and that informa(on submiYed to City is accurate and complete.

An agreement is executed with every sub-recipient which clearly states all contractual requirements including but not limited to the project scope of work, performance measurement standards, repor(ng requirements, drawdown requirements, and applicable federal requirements. The monitoring process emphasizes on-site field visits, desk audits, technical assistance, and assistance to sub-recipients to ensure a good data collec(on and repor(ng system is in place.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 177 APPENDIX A:

COMMUNITY ENGAGEMENT MEETING SUMMARIES & SURVEY RESULTS

COMMUNITY ENGAGEMENT MEETING SUMMARIES
City of Ceres Type of
Mee)ng:

Community
Mee/ng
Date: 4/17/2025
at 11:00 a.m.

Mee)ng Loca)on:

Via Zoom
Mee)ng Purpose:

Stakeholder mee/ng focused
on review of the draE
Consolidated Plan and
Annual Ac/on Plan.

Mee)ng Notes:
• No comments received.

City of Ceres Type of
Mee)ng:

Community
Mee/ng
Date: 4/17/2025
at 5:30 p.m.

Mee)ng Loca)on:

City of CeresCommunity Center
Classroom
2nd floor, City Hall
2701 4th Street,
Ceres
Mee)ng Purpose:

Stakeholder mee/ng
focused on review of the
draE Consolidated Plan and
Annual Ac/on Plan.

Mee)ng Notes:
• Comments from residents included ques/ons on funding for affordable housing and needed sidewalk improvements.

City of Ceres Type of
Mee)ng: City
Council
Mee/ng
Date: 4/28/2025
at 6:00 p.m.

Mee)ng Loca)on:

City of Ceres-City
Hall 2701 4th Street,
Ceres
Mee)ng Purpose:

Considera/on for approval
of the draE Consolidated
Plan and Annual Ac/on Plan
Mee)ng Notes:
• Comments pending for April mee/ng.

City of Hughson Type of
Mee)ng:

Community
Mee/ng
Date: 4/14/2025
at 5:15 p.m.

Mee)ng Loca)on:

City of Hughson- City
Hall, 7018 Pine
Street, Hughson (and
Via Zoom)
Mee)ng Purpose:

Stakeholder mee/ng
focused on review of the
draE Consolidated Plan and
Annual Ac/on Plan
Mee)ng Notes:
• No comments received.

City of Hughson Type of
Mee)ng:

City Council
Mee/ng
Date: 4/28/2025
at 6:00 p.m.

Mee)ng Loca)on:

City of Hughson- City
Hall, 7018 Pine
Street, Hughson
Mee)ng Purpose:

Considera/on for approval
of the draE Consolidated
Plan and Annual Ac/on Plan
Mee)ng Notes:
• Comments pending for April mee/ng.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 178 City of Newman Type of
Mee)ng:

Community
Mee/ng
Date: 4/15/2025
at 3:00 p.m.

Mee)ng Loca)on:

Via Zoom
Mee)ng Purpose:

Stakeholder mee/ng
focused on review of the
draE Consolidated Plan and
Annual Ac/on Plan
Mee)ng Notes:
• No comments received.

City of Newman Type of
Mee)ng:

Community
Mee/ng
Date: 4/15/2025
at 4:00 p.m.

Mee)ng Loca)on:

City of Newman- City
Hall, 938 Fresno
Street, Newman
Mee)ng Purpose:

Stakeholder mee/ng
focused on review of the
draE Consolidated Plan and
Annual Ac/on Plan
Mee)ng Notes:
• No comments received.

City of Newman Type of
Mee)ng: City
Council
Mee/ng
Date: 4/22/2025
at 7:00 p.m.

Mee)ng Loca)on:

City of Newman- City
Hall, 938 Fresno
Street, Newman
Mee)ng Purpose:

Considera/on for approval
of the draE Consolidated
Plan and Annual Ac/on Plan
Mee)ng Notes:
• No comments received.

City of Oakdale Type of
Mee)ng:

Community
Mee/ng
Date: 4/11/2025
at 9:30 a.m.

Mee)ng Loca)on:

City of OakdalePublic Services
Conference Room
455 S. 5th Avenue,
Oakdale (and via
Zoom)
Mee)ng Purpose:

Stakeholder mee/ng
focused on review of the
draE Consolidated Plan and
Annual Ac/on Plan
Mee)ng Notes:
• No aZendees.

City of Oakdale Type of
Mee)ng: City
Council
Mee/ng
Date: 4/21/2025
at 7:00 p.m.

Mee)ng Loca)on:

City of Oakdale- City
Hall, 277 North
Second Avenue,
Oakdale
Mee)ng Purpose:

Considera/on for approval
of the draE Consolidated
Plan and Annual Ac/on Plan
Mee)ng Notes:
• No comments received.

City of PaZerson Type of
Mee)ng:

Community
Mee/ng
Date: 4/9/2025
at 5:30 p.m.

Rescheduled New Date:
4/24/2025 at 5:00 p.m.

Mee)ng Loca)on:

City of PaZersonCity Hall, 1 Plaza,
PaZerson
(and via Zoom)
Mee)ng Purpose:

Stakeholder mee/ng
focused on review of the
draE Consolidated Plan and
Annual Ac/on Plan
Mee)ng Notes:
• No comments received.

City of PaZerson Type of
Mee)ng: City
Date: 4/15/2025
at 7:00 p.m.

Mee)ng Loca)on: Mee)ng Purpose:

Considera/on for approval

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 179 Council
Mee/ng
Rescheduled NEW Date:
5/6/2025 at 7:00 p.m.

City of PaZersonCity Hall, 1 Plaza,
PaZerson
of the draE Consolidated
Plan and Annual Ac/on Plan
Mee)ng Notes:
• Comments pending for April mee/ng.

City of Riverbank Type of
Mee)ng:

Community
Mee/ng
Date: 4/9/2025
at 4:30 p.m.

Mee)ng Loca)on:

City of RiverbankCity Hall, 6707 Third
Street
Suite B, Riverbank
(and via Zoom)
Mee)ng Purpose:

Stakeholder mee/ng
focused on review of the
draE Consolidated Plan and
Annual Ac/on Plan
Mee/ng Notes:
• No comments received.

City of Riverbank Type of
Mee)ng: City
Council
Mee/ng
Date: 4/22/2025
at 6:00 p.m.

Mee)ng Loca)on:

City of RiverbankCity Hall, 6707 Third
Street
Suite B, Riverbank
Mee)ng Purpose:

Considera/on for approval
of the draE Consolidated
Plan and Annual Ac/on Plan
Mee)ng Notes:
• No comments received.

City of
Turlock/Community
Collabora/ve
Type of
Mee/ng:

Community
Mee/ng
Date: 4/15/25 at 1:30
p.m.

Mee)ng Loca)on:
(via Zoom)
Mee)ng Purpose:

Stakeholder mee/ng
focused on review of the
draE Consolidated Plan and
Annual Ac/on Plan
Mee)ng Notes:
• Is the funding up or down or the same as it has been? • County and City were advised to look at last year’s funding and use the same. HUD rep is an/cipa/ng funding to remain the same.
• Once actual alloca/ons are out, reports will be updated accordingly. • County annual grants should be released late May.

City of Turlock Type of
Mee)ng:

Community
Mee/ng
Date: 4/17/2025
at 5:30 p.m.

Mee)ng Loca)on:

City of Turlock- City
Hall
156 S. Broadway,
Turlock (and via
Zoom)
Mee)ng Purpose:

Stakeholder mee/ng
focused on review of the
draE Consolidated Plan and
Annual Ac/on Plan
Mee)ng Notes:
• How are HOME funds u/lized?
• Why does the City of Turlock receive their own CDBG carve out of funding? • Why did the City of Turlock give up the posi/on of ‘lead en/ty’ with respect to consolidated plans? • Will Gospel be part of the City’s Annual Ac/on Plan?
• How is funding for homelessness preven/on u/lized?

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 180 • Will there be a first /me homebuyer program? Housing is out of reach for many people in the City both for rental and homeownership.
• Why hasn’t the City released more informa/on regarding the various proposed projects listed in the City’s Annual Ac/on Plan?
City of Turlock Type of
Mee)ng: City
Council
Mee/ng
Date: 5/13/2025
at 6:00 p.m.

Mee)ng Loca)on:

City of Turlock- City
Hall, 156 S.

Broadway, Turlock
Mee)ng Purpose:

Considera/on for approval
of the draE Consolidated
Plan and Annual Ac/on Plan
Mee)ng Notes:
• Comments pending for May mee/ng.

City of Waterford Type of
Mee)ng:

Community
Mee/ng
Date: 4/9/2025
at 5:00 p.m.

Mee)ng Loca)on:

City of WaterfordCity Hall, 101 E.

Street, Waterford
(and via Zoom)
Mee)ng Purpose:

Stakeholder mee/ng
focused on review of the
draE Consolidated Plan and
Annual Ac/on Plan
Mee)ng Notes:
• One individual (resident) in aZendance. No comments, ques/ons or concerns.

City of Waterford Type of
Mee)ng: City
Council
Mee/ng
Date: 4/17/2025
at 6:30 p.m.

Mee)ng Loca)on:

City of WaterfordCity Hall, 101 E.

Street, Waterford
Mee)ng Purpose:

Considera/on for approval
of the draE Consolidated
Plan and Annual Ac/on Plan
Mee)ng Notes:
• No comments received.

Parklawn
Neighborhood
Type of
Mee)ng:

Community
Mee/ng
Date: 5/1/2025 at 6:00
p.m.

Mee)ng Loca)on:
1601 Midway Ave,
Modesto
Mee)ng Purpose:

Stakeholder mee/ng
focused on review of the
draE Consolidated Plan and
Annual Ac/on Plan
Mee)ng Notes:
• Comments pending for May mee/ng.

South Business
United- Crows
Landing
Community
Type of
Mee)ng:

Community
Mee/ng
Date: 4/23/2025 at 6:00
p.m.

Mee)ng Loca)on:
via Zoom
Mee)ng Purpose:

Stakeholder mee/ng
focused on review of the
draE Consolidated Plan and
Annual Ac/on Plan
Mee)ng Notes:
• Comments pending for April mee/ng.

Stanislaus
Homeless Alliance
Type of
Mee)ng:

Community
Mee)ng
Date: 4/9/25 at 5:30 p.m. Mee)ng Loca)on:
1010 10th Street,
Basement Training
Room, Modesto.

Mee)ng Purpose:

Stakeholder mee/ng
focused on review of the
draE Consolidated Plan and
Annual Ac/on Plan
Mee/ng Notes:
• In survey results, what are the types of community organiza/ons?

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 181 • Do you expend funds based on popula/on? Needs?
• Does each city get a propor/onate share of those funds? • Do you ever see ci/es pool funds together?
• When is the community mee/ng in Waterford?
• Have proposed projects already been decided? If a city is thinking about poten/al projects, do they have to wait 5 years?
• What is the status of funding? And what are the differences in funding in terms of their poten/al uses? • Where on website can someone find informa/on for community mee/ngs and the draE consolidated plan, annual ac/on plans etc.?
• When can feedback be given un/l?
• Can HUD funding be u/lized for senior housing?
• Is the 2025 PIT data posted?
Stanislaus
Community System
of Care
Type of
Mee)ng:

Community
Mee/ng
Date: 4/17/2025
at 2:30 p.m.

Mee)ng Loca)on:
3800 Cornucopia
Way, Modesto
Mee)ng Purpose:

Stakeholder mee/ng
focused on review of the
draE Consolidated Plan and
Annual Ac/on Plan
Mee)ng Notes:
• How did the Ci/es chose the projects for the next 5 years? • Did you not use a formula based on popula/on to determine how much the Ci/es receive? • $20,000 for homeless, 2 shelters in Turlock, what other funding? • Turlock funds Center for Human Services for naviga/on and case management services for homeless youth and homeless shelter through Public Service Grants.
• How do shelters in Turlock get their funding?
Stanislaus County Type of
Mee)ng:

Community
Mee/ng
Date: 4/28/2025
at 12:00 p.m.

Mee)ng Loca)on:

Stanislaus CountyBasement Training
Room
1010 10th Street
Basement Level,
Modesto
Mee)ng Purpose:

Stakeholder mee/ng
focused on review of the
draE Consolidated Plan and
Annual Ac/on Plan
Mee)ng Notes:
• Comments pending for April mee/ng.

Stanislaus County Type of
Mee)ng:

Community
Mee/ng
Date: 4/30/2025
at 5:00 p.m.

Mee)ng Loca)on:

Stanislaus CountyBasement Training
Room
1010 10th Street
Basement Level,
Modesto
Mee)ng Purpose:

Stakeholder mee/ng
focused on review of the
draE Consolidated Plan and
Annual Ac/on Plan
Mee)ng Notes:
• Comments pending for April mee/ng.

Stanislaus County Type of
Mee)ng:

Date: Mee)ng Loca)on:
via Zoom
Mee)ng Purpose:

Stakeholder mee/ng

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 182 Community
Mee/ng
5/1/2025
at 12:00 p.m.
5/1/2025
at 6:00 p.m.
5/3/2025
at 10:00 a.m.
5/6/2025
at 5:30 p.m.
focused on review of the
draE Consolidated Plan and
Annual Ac/on Plan
Mee/ng Notes:
• Comments pending for May mee/ngs.

Stanislaus County Type of
Mee)ng:

Board of
Supervisors
Mee/ng
Date: 5/13/2025
at 9:00 a.m.

Mee)ng Loca)on:

Stanislaus County
Board of Supervisors
Mee/ng-Public
Hearing
1010 10th Street
Basement-Board
Chambers, Modesto
Mee)ng Purpose:

Considera/on for approval
of the draE Consolidated
Plan and Annual Ac/on Plan
Mee)ng Notes:
• Comments pending for May mee/ng.

Newspaper Ad: Public hearings and no/ce of the document availability of the Consolidated Plan and Annual Ac/on Plan AAP for public review, were published in newspapers covering the Stanislaus Planning Area (Ceres Courier, Hughson/Denair Dispatch, Modesto Bee (English and Spanish), Newman/Gus/ne Westside Index, Oakdale Leader, Turlock Journal and PaZerson Irrigator).

Comments: Comments pending

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 183

SUMMARY OF SURVEY RESULTS
Survey Methodology
The Stanislaus Urban County and City of Turlock Consolidated Plan Survey was conducted online and made accessible to the public through a shared link. The survey was available in both English and Spanish, with op@ons for respondents to complete it online or via hard copy. Hard copy responses were manually entered into the online system for analysis. The survey remained open from February 25th through March 18th, 2025. In total, 210 residents par@cipated, of those, 207 respondents completed the survey in English and 3 respondents in Spanish.

Survey Key Themes
Stanislaus Urban County Community Survey Findings
• The Stanislaus Urban County Community Survey highlighted several key priori@es iden@fied by residents. The highest housing needs included a strong demand for more affordable housing op@ons for seniors, families, and individuals with disabili@es as well as Construc@on of new affordable housing for homeownership. Addi@onally, residents emphasized the importance of affordable rental housing and homeownership assistance. • Addressing homelessness was another significant concern, with services such as homeless shelters, preven@on and outreach programs, and suppor@ve housing receiving high importance ra@ngs.
• Concerns about domes@c violence and elder abuse also emerged as key themes. Respondents par@cularly stressed the need for increased outreach and support services for vic@ms of domes@c violence and elder abuse.
• Regarding community facili@es, the most highly rated priori@es were the development and enhancement of parks and recrea@onal facili@es, health care facili@es, and youth centers. • Infrastructure improvements were also a notable concern, with water improvements, curb, guQer, and sidewalk improvements, street ligh@ng, and street improvement ra@ng high in priority.
• Among public service needs, crime preven@on, child abuse preven@on, Medical and dental services, and drug abuse educa@on were considered the most important. Among other community services, trash and debris removal and youth services were rated as high priority. • When it comes to special needs services, respondents iden@fied homeless shelters and related services and accessibility improvements, as the highest priori@es. • In terms of economic and community development, respondents voiced strong support for the redevelopment or demoli@on of abandoned proper@es to revitalize neighborhoods and

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 184 s@mulate community growth. Addi@onally, job crea@on and reten@on assistance, along with employment training programs, were rated as highly important. • The survey also revealed gaps in residents' understanding of their fair housing rights.

Approximately a quarter of respondents indicated they did not understand their fair housing rights, and around 52 percent were unaware of how to file a housing discrimina@on complaint.

Addi@onally, survey responses indicated that the lack of affordable housing for families, seniors, and individuals and the displacement of residents due to rising housing costs are the most significant barriers to fair housing in the Stanislaus Urban County.

City of Turlock Community Survey Findings
The City of Turlock Community Survey highlighted several key priori@es iden@fied by survey responses.
• The highest housing needs included a strong demand for more affordable housing op@ons for seniors, families, and individuals with disabili@es. Addi@onally, residents emphasized the importance of rehabilita@ng affordable rental housing, par@cularly through energy efficiency improvements, and providing financial assistance to homeowners for housing repairs and upgrades.
• Addressing homelessness was another significant concern, with services such as homeless shelters, preven@on and outreach programs, and suppor@ve housing receiving high importance ra@ngs.
• Concerns about domes@c violence and elder abuse was rated as highly important.

Respondents par@cularly stressed the need for increased outreach and support services for vic@ms of domes@c violence and elder abuse.
• Regarding public facili@es and infrastructure, the most highly rated needs included the development and enhancement of community and recrea@onal centers, such as childcare centers, senior centers, youth centers, parks, and recrea@onal facili@es. Residents also iden@fied health care facili@es and public safety offices, including fire sta@ons, police departments, and emergency management centers, as top priori@es. • Among public service needs, crime preven@on, child abuse preven@on, and drug abuse educa@on were considered the most important. When it comes to special needs services, respondents iden@fied services for neglected and abused children, as well as homeless shelters and related services, as the highest priori@es. • Regarding community facili@es, the most highly rated priori@es were the development and enhancement of community centers, health care facili@es, and parks and recrea@onal facili@es.
• Infrastructure improvements were also a notable concern, with approximately one-third of respondents iden@fying road repairs as a top priority.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 185 • In terms of economic and community development, respondents voiced strong support for the redevelopment or demoli@on of abandoned proper@es to revitalize neighborhoods and s@mulate community growth. Addi@onally, job crea@on and reten@on assistance, along with employment training programs, were rated as highly important. • The survey also revealed gaps in residents' understanding of their fair housing rights.

Approximately a quarter of respondents indicated they did not understand their fair housing rights, and around 60 percent were unaware of how to file a housing discrimina@on complaint.

Addi@onally, survey responses indicated that the lack of affordable housing and the displacement of residents due to rising housing costs are the most significant barriers to fair housing in Turlock.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 186 Survey Responses Per QuesAon
Note: Ques@ons with open ended answers (Ques@ons 2, 27, and 41) are not included below but the key themes from comments are included in the key themes summary above.

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 187

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 188

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 189

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 190

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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 192

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 193

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 194

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 195

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 196

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 197

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 198

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 199

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 200

Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 201

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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 206

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Stanislaus Urban County and City of Turlock Joint 2025-2029 Consolidated Plan 219

Prepared by the City of Turlock
156 S Broadway, Suite 250
Turlock, CA 95380
(209) 668-5825
https://www.cityofturlock.org/
FISCAL YEAR 2025-2026

ANNUAL ACTION PLAN

CITY OF TURLOCK

FOR HUD ENTITLEMENT PROGRAMS ANNUAL ACTION PLAN
This Annual Action 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

Mayor Amy Bublak
Vice Mayor Rebecka Monez
Councilmember Kevin Bixel
Councilmember Erika Phillips
Councilmember Cassandra Abram

Annual Action Plan Fiscal Year 2025-2026

TABLE OF CONTENTS
ES-05 EXECUTIVE SUMMARY ................................................................................................................................... 3 PR-05 LEAD&RESPONSIBLE AGENCIES.......................................................................................................................... 6 PR-10 CONSULTATION..................................................................................................................................................... 8 PR-15 CITIZENPARTICIPATION..................................................................................................................................... 14 AP-15 EXPECTED RESOURCES ................................................................................................................................. 18 AP-20 ANNUAL GOALS AND OBJECTIVES .............................................................................................................. 17 AP-35 PROJECTS......................................................................................................................................................... 19 AP-38 PROJECT SUMMARY........................................................................................................................................ 21 AP-50 GEOGRAPHIC DISTRIBUTION........................................................................................................................ 28 AP-55 AFFORDABLE HOUSING ............................................................................................................................... 29 AP-60 PUBLIC HOUSING.......................................................................................................................................... 30 AP-65 HOMELESS AND OTHER SPECIAL NEEDS ACTIVITIES............................................................................ 32 AP-75 BARRIERS TO AFFORDABLE HOUSING....................................................................................................... 35 AP-85 OTHER ACTIONS ........................................................................................................................................... 38 AP-90 PROGRAM SPECIFIC REQUIREMENTS ...................................................................................................... 42

City of Turlock 2025-2026 Annual Action Plan 3
ES-05 EXECUTIVE SUMMARY
Introduction
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 City of Turlock, 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 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. And, 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 2024/25 AAP; any changes to the City’s prior 2024/25 AAP will be done through the City’s 2024/25 AAP through a substantial amendment, as appropriate. For Fiscal Year 2025-2026, the CDBG funding allocation for the City of Turlock is $621,000.

This Annual Action 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.

The Consolidated Plan for Fiscal Years 2025-2029 identifies housing and community development activities for the fiveyear period. This document is the Fiscal Year 2025-2026 AAP for Year 1 of the Consolidated Plan. The majority of this document is generated through HUD’s Integrated Disbursement and Information System (IDIS) System.

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

City of Turlock 2025-2026 Annual Action Plan 4
Consolidated Plan
The purpose of the Consolidated Plan is to identify housing and community development needs, priorities, goals, and strategies on how the Stanislaus Urban County, Stanislaus HOME Consortium, and City of Turlock HUD funds will be utilized over a five- year period.

The AAP is the one-year plan that is prepared pursuant to the goals outlined in the Consolidated Plan. This AAP details the projects and activities that the City of Turlock will undertake to address the housing and community development needs and local objectives using CDBG funds. This AAP covers the funds received during Fiscal Year 2025-2026.

Summary of the Objectives and OutcomesIdentified in the Plan Needs Assessment Overview The City of Turlock has identified five goals to address housing and community development needs during the 2025-2029 Consolidated Plan:

1. Improve public infrastructure and facilities

2. Provide and ensure access to essential public services;

3. Support affordable housing and promote accessible housing options;

4. Work to address, prevent, and mitigate homelessness; and

5. Administration.

CDBG funds are used by the City of Turlock for support and preservation of affordable housing, support of homeless prevention services, public services, public facilities and infrastructure improvements, and planning and administrative costs.

Evaluation of Past Performance
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- and 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 moderate-income households and seniors, as well as emergency shelter services, recreation scholarships for low- and moderate-income youth, essential housing related services for low- and moderate-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- and moderate-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, 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.

Summary of Citizen Participation Process and Consultation Process The community outreach process for the AAP included online community meetings, in person community meetings, agency phone and email consultations, and consultation with the local CoC. Draft documents were made available to the public via Turlock’s City website. A summary of the citizen participation process and comments is included in Appendix A.

City of Turlock 2025-2026 Annual Action Plan 5
Summary of Public Comments
The outreach effort for the Consolidated Plan and AAP reached a wide number of agencies and individuals throughout the Urban County and the 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 were significant needs expressed for infrastructure and facility development and improvements. Any public comments received during the public review period or provided at the subsequent final public hearing to consider approval of the AAP will be incorporated into the final AAP 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.

City of Turlock 2025-2026 Annual Action Plan 6
The Process
PR-05 Lead & Responsible Agencies
Agency/entity responsible for preparing/administering the Consolidated Plan

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 (Consolidated Plan) on behalf of the City of Turlock, and those responsible for administration of each grant program and funding source.

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 City of Turlock, 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 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. And, 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 2024/25 AAP; any changes to the City’s prior 2024/25 AAP will be done through the City’s 2024/25 AAP through a substantial amendment, as appropriate. For Fiscal Year 2025-2026, the HUD funding allocation for the City of Turlock is $621,000.

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.

City of Turlock 2025-2026 Annual Action Plan 7
Consolidated Plan Public Contact Information
City of Turlock
Jennifer Figueroa
Housing Program Manager
156 S Broadway, Suite 140
Turlock, CA 95380
Telephone: 209- 668-5610
E-mail: [email protected]

City of Turlock 2025-2026 Annual Action Plan 8
PR-10 Consultation
Introduction
In preparing the AAP, the City of Turlock consulted with various organizations that provide services to residents in the City. The community outreach process for the AAP included online community meetings, in person community meetings, agency phone and email consultations, and consultation with the local CoC. Draft documents were made available to the public via Turlock’s City website and email blasts. A summary of the citizen participation process and comments is included in Appendix A.

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

The community outreach process included a County-wide survey, stakeholder meetings and agency phone and email consultations on the consolidated plan. Draft documents were made available to the public online as well. A summary of the citizen participation process and activities to date is included in Appendix A; it also includes anticipated events and meetings in the near future prior to submission to HUD.

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.

City of Turlock staff collaborated with the Continuum of Care (CoC) in multiple ways. The CoC is made up of representatives from the City of Modesto, the City of Turlock, Stanislaus County, the Stanislaus Regional Housing Authority, law enforcement agencies, housing service providers, social service providers, fair housing service providers, health service providers, and homeless service providers. Announcements for all funding opportunities through the Stanislaus Urban County are routinely advertised at the CoC meetings.

The City of Turlock takes partin regularly scheduledmonthly CoCmeetings and consultsregularly with attendees on housing needs, social service needs, and homelessness needs. This ongoing partnership increases shared understanding of roles and responsibilities throughout the continuum.

In preparation of this AAP, the City of Turlock consulted 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 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.

DescribeconsultationwiththeContinuum(s)ofCare thatservesthejurisdiction's areaindetermininghow to allocate ESG funds, develop performance standards and evaluate outcomes, and develop funding, policies and procedures for the administration of HMIS.

N/A

City of Turlock 2025-2026 Annual Action Plan 9
Describe agencies, groups, organizations and others who participated in the process and describe the jurisdictions consultations with housing, social service agencies and other entities. 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.

City of Turlock 2025-2026 Annual Action Plan 10
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.

City of Turlock 2025-2026 Annual Action Plan 11
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.

City of Turlock 2025-2026 Annual Action Plan 12
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.

Identify any agency types not consulted and provide rationale for not consulting.

N/A

City of Turlock 2025-2026 Annual Action Plan 13
Describe other local/regional/state/federal planning efforts considered when preparing the Plan.

Name of Plan Lead Organization How do the goals of your Strategic Plan overlap with the goals of each plan?
Continuum of Care Stanislaus County Homeless Strategy
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.

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.

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,
CDBG, or HOME funds.

Public Housing Agency (PHA) Plan Stanislaus Regional
Housing Authority
Both include 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 MultiJurisdictional Hazard Mitigation Plan update to make the County, its 10 participating jurisdictions,
and its residents less vulnerable and more
resilient to future hazard events

City of Turlock 2025-2026 Annual Action Plan 14
PR-15 Citizen Participation

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

In order to ensure maximum participation in the AAP process among all populations and special needs groups and to ensure that theirissues and concerns are adequately addressed, the City of Turlock 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 AAP. The community outreach process for the AAP included online community meetings, in person community meetings, agency phone and email consultations.

The public review period for the Fiscal Year 2025-2026 Annual Action 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, the City also utilizes existing listservs to notify interested parties of the AAP’s availability for review.

Summary of Citizen Participation
Information pending the end ofthe Public Review Period

City of Turlock 2025-2026 Annual Action Plan 15
Citizen Participation Outreach
Mode of
Outreach
Target of
Outreach
Meeting Location Summary of
Comments
Received
Summary of
Comments
Not Accepted
Public
Meetings
-Non-English
Speaking -
Specify other
language:

Spanish

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

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

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

Oakdale
• April 11, 2025, at 9:30am, Community Meeting/City Hall, 455 South Fifth Ave., Oakdale.
• April 11, 2025, at 9:30am, Community Meeting, via Zoom. • April 21, 2025, at 7:00pm, Oakdale City Council Meeting/City Hall, 455 South Fifth Ave., Oakdale.

Comments
pending for
April Meetings
N/A

City of Turlock 2025-2026 Annual Action Plan 16
Patterson
• April 9, 2025, at 5:30pm, Community Meeting/City Hall, 1 Plaza, Patterson. • April 9, 2025, at 5:30pm, Community Meeting, via Zoom. • April 15, 2025, at 7:00pm, Patterson City Council Meeting, City Hall, 1 Plaza, Patterson.

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

Turlock
• April 9, 2025, at 5:30pm, Stanislaus Homeless Alliance (SHA), 1010 10th Street, Stanislaus Board of Supervisors Chambers, Modesto.
• April 15, 2025, at 1:30pm, Turlock Community Collaborative Meeting, via Zoom. • April 17, 2025, at 2:30pm, 3800 Cornucopia Way, Modesto. (Stanislaus Continuum of Care Meeting)
• April 17, 2025, at 5:30pm, Community Meeting, City Hall, 156 S. Broadway, Turlock. • May 13, 2025, at 6:00pm, Turlock City Council Meeting, City Hall, 156 S. Broadway, Turlock.

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

City of Turlock 2025-2026 Annual Action Plan 17
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 Meeting, 1010 10th Street, Basement Training Room, Modesto.
• May 3, 2025, at 10:00am, Community Meeting, via Zoom video conferencing. • May 6, 2025, at 6:00pm, Community Meeting, 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

City of Turlock 2025-2026 Annual Action Plan 18
AP-15 EXPECTED RESOURCES
Introduction
During Fiscal Year 2025-2026, the City of Turlock is estimating and planning for a CDBG annual allocation of $621,000 and is estimating $100,000 in program income for CDBG. There is no estimated prior year carryover for CDBG for Fiscal Year 2024-2025. 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 2024/25 AAP; any changes to the City’s prior 2024/25 AAP for HOME funds will be done through the City’s 2024/25 AAP through a substantial amendment, as appropriate. All proposed activities’ budgets will be proportionally increased or decreased from the estimated funding levels to match actual allocation amounts.

Anticipated Resources
Program Source of Uses of Funds Expected Amount Available Year 1 Expected Amount Available Narrative Description Funds Annual
Allocation: $
Program
Income: $
Prior Year
Resources: $
Total:
$
Remainder of Consolidated
Plan
$
CDBG public -
federal
Administration and Planning
Housing
Public Improvements Public
Services
$621,000 $100,000 $0 $721,000 $2,884,000 Funds will be utilized for affordable housing, temporary relocation assistance, public
improvements, , a maximum of 15% will be set aside
for Public
Services, and 20% for administration
HOME* Public -
federal
Administration and Planning
Housing
$0 $110,000 $0 $110,000 $440,000 Funds will be utilized for HOME consortium wide housing rehabilitation for owner and renter occupied
units and delivery costs.
*Prior HOME Program Income resource funding

City of Turlock 2025-2026 Annual Action Plan 19
Annual Action Plan Fiscal Year 2025-2026
Explain how federal funds will leverage those additional resources (private, state and local funds), including a description of how matching requirements will be satisfied.

Leveraging HUD funding allows the City of Turlock and the Stanislaus County HOME Consortium (HOME Consortium) to bring in local, state, and other sources to combine with federal financial resources to maximize the reach and impact of the City's HUD-funded programs.

City of Turlock will continue to use CalHome Program Income as additional funding sources for the firsttime home buyer program. In previous years, the city received grant funds from State HOME and CalHome programs.

In previous years, combinations of Housing Set-Aside funds as well as Low-Income Housing Tax Credits have been used to construct rental housing or rehabilitation projects. Turlock and the HOME Consortium will continue to look for funds to match and leverage HUD funding.

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

The City of Turlock’s Successor Agency to the Redevelopment Agency owns a parcel with a small office building. The building is currently leased for $1.00 per year to Haven Women’s Center. The intent of the five-year lease has been to bring much needed anti-domestic violence services to the City of Turlock and overcome the transportation barrier of clients and families traveling the 15 miles to Modesto to get much needed services. In addition, the City of Turlock owns 5 sites with single-family dwellings that are intended to be rehabilitated and sold to income-eligible first-time homebuyers or sold to nonprofit agencies for affordable rental housing.

Space below intentionally left blank.

City of Turlock 2025-2026 Annual Action Plan 17
AP-20 ANNUAL GOALS AND OBJECTIVES
Goals and Summary Information
Sort
Order
Goal Name Start
Year
End
Year
Category Needs Addressed Funding GoalOutcome
Indicator
1 Support Affordable
Housing and Promote
Accessible Housing
Options
2025 2026
Affordable Housing
Affordable Housing CDBG: $506,800
HOME: $110,000
Household Housing
Unit Homeowner
Housing
Rehabilitated 7
2 Provide and Ensure Access to
Essential Public Services
2025 2026 Non-Homeless Special
Needs
Public Services CDBG: $50,000 Public service
activities for Low
Income Housing
benefit: 380
Households assisted
3 Work to Address, Prevent and
Mitigate Homelessness
2025 2026 Homeless Homeless Services
Public Services
CDBG: $20,000 Homeless Person
overnight Shelter:
300 persons
assisted
4 Improve Public Infrastructure
and Facilities
2025 2026 Public Facilities and
Infrastructure
Public Infrastructure
Improvement
CDBG: $0 N/A
5 Administration 2025 2026 Administration Public Infrastructure Improvement
Homeless Services
Public Services
Affordable Housing
CDBG: $144,200 Other: 1

City of Turlock 2025-2026 Annual Action Plan 18
Goal Descriptions
1 Goal Name Improve Public Infrastructure and Facilities Goal Description This goal may provide funding for projects that will improve sidewalks, streets, curbs, gutters, and sewers. 2 Goal Name Provide and Ensure Access to Essential Public Services Goal Description This goal will address basic needs as well as provide important services to the community. Projects and activities under this goal may provide meals as congregate sites and provide recreational services. 3 Goal Name Work to Address, Prevent and Mitigate Homelessness Goal Description Funding towards this goal 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.
4 Goal Name Support Affordable Housing and Promote Accessible Housing Options Goal Description This goal will work to acquire and/or rehabilitate real property and/or units in order for them to be used to increase the number of affordable housing units in Turlock. Projects under this goal will support both renter- and owner-occupied units in 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. 5 Goal Name Administration
Goal Description Administration for CDBG programs.

City of Turlock 2025-2026 Annual Action Plan 19
AP-35 PROJECTS
Introduction – City of Turlock
As shown in the previous section, AP-20 Annual Goals and Objectives, the City of Turlock has identified goals to address housing and community development needs for Fiscal Year 2025-2026. During this year, the City of Turlock will work towards achieving all of the goals outlined above.

Below are the proposed projects funded with FY 2025-2026 federal funding from the Community Development Block Grant (CDBG) and estimated program income for HOME funds
# Project Name

1. Housing Rehabilitation (CDBG) 2025-2026

2. We Care Program- Turlock Shelter Services (CDBG-PSG) 2025-2026

3. City of Turlock Recreation (CDBG-PSG) 2025-2026

4. United Samaritans Foundation-Food Box (CDBG-PSG) 2025-2026

5. United Samaritans Foundation-Senior Meals (CDBG-PSG) 2025-2026

6. Center for Human Services Youth Navigation Services (CDBG-PSG) 2025-2026

7. Healthy Alternatives to Violent Environments (HAVEN) (CDBG-PSG)

8. Housing Resource Services(CDBG-PSG) 2025-2026

9. Program Administration (CDBG) 2025-2026

10. Housing Rehabilitation (HOME) 2025-2026

City of Turlock 2025-2026 Annual Action Plan 20
Describe the reasons for allocation priorities and any obstacles to addressing underserved needs:

There are three specific HUD goals for the CDBG program. They are:
• Provide decent housing
• Provide a suitable living environment
• Expand economic opportunities
The Priority Needs section within this Consolidated Plan identifies the key priority needs in the City of Turlock. These priority needs are reflected in the projects identified above. More specifically, the needs expressed by data in the Needs Assessment and Market Analysis are taken into account when considering projects to allocate resources to.

Obstacles in addressing underserved needs are:
• A lack of available funds and resources
• The constraints and restrictions of the funding programs requirements Space below intentionally left blank.

City of Turlock 2025-2026 Annual Action Plan 21
AP-38 PROJECT SUMMARY
City of Turlock

1. Housing Rehabilitation FY 25-26 (CDBG)
Target Area(s): Turlock
Goals Supported: Support Affordable Housing and Promote Accessible Housing Options

Needs Addressed: Affordable Housing
Funding: CDBG - $506,800
Description: Rehabilitation of existing housing in Turlock with loans and grants to maintain single and multifamily affordable housing.

National Objective: LMH
Matrix Code: 14A
Presumed Benefit: No
Objective: Rehabilitation of existing housing in Turlock.

Performance Outcomes: Number of families that benefit from proposed activities.

Target Date: 6/30/2026
Estimate the number and type of families that will benefit from the proposed activities: 6 families Location Description: City of Turlock
Planned Activities: Rehabilitation of existing housing in Turlock.

2. We Care Program- Turlock Shelter Services FY 25-26 (CDBG) Target Area(s): Turlock
Goals Supported: Work to Address, Prevent and Mitigate Homelessness Needs Addressed: Homeless Services
Funding: CDBG - $10,000

City of Turlock 2025-2026 Annual Action Plan 22
Description: The We Care Program serves chronically homeless men over the age of 18. The shelter has the capacity to shelter 49 men at night. The shelter provides a safe and stable environment for individuals who would otherwise be sleeping on the street or in places not meant for human habitation.

National Objective: LMC
Matrix Code: 05Z
Presumed Benefit: Yes
Objective: Address the need for public services
Performance Outcomes: Number of households with access to infrastructure: 300 homeless men over 18 years of age Target Date: 6/30/2026
Estimate the number and type of families that will benefit from the proposed activities: 300 homeless men over age 18 Location Description: City of Turlock
Planned Activities: Emergency men’s shelter

3. City of Turlock Recreation FY 25-26 (CDBG)
Target Area(s): City of Turlock
Goals Supported: Provide and Ensure Access to Essential Public Services Needs Addressed: Public Services
Funding: CDBG - $10,000
Description: Turlock Recreation Services strengthens the community’s fabric, health and well-being, economic base, and security. Through quality programming and implementation, Recreation Services provides safe, supervised activities for residents of all ages. Families and individuals have the opportunity to enhance their lives by participating in fitness programs, support activities, family events, community traditions, arts, social and educational activities, and a wide range of enrichment classes. Scholarships are available for participation. Participants must be 18 years of age or younger or 62 years of age and older.

National Objective: LMC
Matrix Code: 05Z
Presumed Benefit: N/A
Objective: Provide Public Services

City of Turlock 2025-2026 Annual Action Plan 23
Performance Outcomes: Number of individuals that will benefit from the public services Target Date: 6/30/2026
Estimate the number and type of families that will benefit from the proposed activities: 30 individuals Location Description: City of Turlock
Planned Activities: Recreation for all scholarship program

4. United Samaritan’s Foundation- Food Box FY 25-26 (CDBG) Target Area(s): City of Turlock
Goals Supported: Provide and Ensure Access to Essential Public Services Needs Addressed: Public Services
Funding: CDBG - $10,000
Description: The food box program provides food assistance to income eligible individuals and families in Turlock who are experiencing food insecurity and lack sufficient quantities of food. Food boxes are distributed on the last Tuesday and Friday of every month. Homeless individuals are eligible for a food box every month. Each box is filled with ample provisions to feed every person in the family three meals a day for three days.

National Objective: LMC
Matrix Code: 05Z
Presumed Benefit: No
Objective: Provide Public Services
Performance Outcomes: Number of individuals that will benefit from the public services Target Date: 6/30/2026
Estimate the number and type of families that will benefit from the proposed activities: 200 individuals Location Description: City of Turlock
Planned Activities: Emergency Food Box Program

5. United Samaritans Foundation- Senior Meals FY 25-26 (CDBG) Target Area(s): City of Turlock
Goals Supported: Provide and Ensure Access to Essential Public Services

City of Turlock 2025-2026 Annual Action Plan 24
Needs Addressed: Public Services
Funding: CDBG - $10,000
Description: The senior congregate meal program aims to provide age-appropriate nutrient dense mid-day meals to residents 60 years of age and older. The congregate meals offer comprehensive nutritionally planned meals and a social element to help seniors create friendship and relationships.

National Objective: LMC
Matrix Code: 05Z
Presumed Benefit: No
Objective: Public Services
Performance Outcomes: Number individuals with access to public service: 25 Households Target Date: 6/30/2026
Estimate the number and type of families that will benefit from the proposed activities: 25 Location Description: City of Turlock
Planned Activities: Senior Congregate Meal Program

6. Center for Human Services Youth Navigation Services FY 25-26 (CDBG) Target Area(s): City of Turlock
Goals Supported: Work to Address, Prevent and Mitigate Homelessness Needs Addressed: Homeless Services
Funding: CDBG - $10,000
Description: Street outreach and navigation/case management services specifically targeted toward Turlock youth, ages 13-24 years of age who are homeless and unsheltered.

National Objective: LMC
Matrix Code: 05Z
Presumed Benefit: Yes
Objective: Provide Public Services

City of Turlock 2025-2026 Annual Action Plan 25
Performance Outcomes: Number of individuals that will benefit from the public services Target Date: 6/30/2026
Estimate the number and type of families that will benefit from the proposed activities: 19 individuals Location Description: City of Turlock
Planned Activities: Street Outreach and navigation of homeless youth

7. Healthy Alternatives to Violent Environments FY 25-26 (CDBG) Target Area(s): City of Turlock
Goals Supported: Provide and Ensure Access to Essential Public Services Needs Addressed: Public Services
Funding: CDBG - $10,000
Description: HAVEN will provide housing resources and services, financial literacy training and safety planning to low- and moderate-income victims of domestic violence.

National Objective: LMC
Matrix Code: 05Z
Presumed Benefit: No
Objective: Address the need for infrastructure improvements in the low- and moderate-income residential area of Hughson.

Performance Outcomes: Number of individuals with access services: 75 Target Date: 6/30/2026
Estimate the number and type of families that will benefit from the proposed activities: 75 individuals Location Description: City of Turlock
Planned Activities: Housing services for victims of domestic violence

8. Housing Resource Services FY 25-26 (CDBG)
Target Area(s): City of Turlock
Goals Supported: Provide and Ensure Access to Essential Public Services

City of Turlock 2025-2026 Annual Action Plan 26
Needs Addressed: Public Services
Funding: CDBG - $10,000
Description: Housing resource services for the City’s residents.

National Objective: LMC
Matrix Code: 05Z
Presumed Benefit: No
Objective: Provide Public Services
Performance Outcomes: Number of individuals that will benefit from the public services Target Date: 6/30/2026
Estimate the number and type of families that will benefit from the proposed activities: 30 households Location Description: City of Turlock
Planned Activities: Housing Services

9. Program Administration FY 25-26 (CDBG)
Target Area(s): City of Turlock
Goals Supported: Administration
Needs Addressed: Public Infrastructure Improvement
Affordable Housing
Public Services
Homeless Services
Funding: CDBG - $144,200
Description: Program administration
National Objective: N/A
Matrix Code: N/A
Presumed Benefit: N/A
Objective: Program administration
Performance Outcomes: N/A

City of Turlock 2025-2026 Annual Action Plan 27
Target Date: 6/30/2026
Estimate the number and type of families that will benefit from the proposed activities: N/A Location Description: City of Turlock
Planned Activities: Program Administration

10. Rehabilitation FY 25-26 (HOME)
Target Area(s): Ceres, Hughson, Newman, Oakdale, Patterson, Riverbank, Turlock, Waterford, and surrounding Unincorporated Stanislaus County.

Goals Supported: Support Affordable Housing and Promote Accessible Housing Options Needs Addressed: Affordable Housing
Funding: HOME: $110,000
Description: Funds will be utilized for HOME consortium wide housing rehabilitation for owner and renter occupied units and delivery costs.

Target Date: 6/30/2026
Performance Outcomes: Number of households: 1
Location Description: Ceres, Hughson, Newman, Oakdale, Patterson, Riverbank, Turlock, Waterford, and surrounding Unincorporated Stanislaus County.

Planned Activities: Rehabilitation of existing housing in Turlock.

City of Turlock 2025-2026 Annual Action Plan 28
AP-50 GEOGRAPHIC DISTRIBUTION
Description of the geographic areas of the entitlement (including areas of low-income and minority concentration) where assistance will be directed:

The City of Turlock does not have plans to pursue any official HUD designated geographic based priority areas. Funds will be allocated based on program eligibility and in accordance with priority needs and goals outlined in this section.

There are three specific HUD goals for the CDBG program. They are:
• Provide decent housing
• Provide a suitable living environment
• Expand economic opportunities
The Priority Needs section within this Consolidated Plan identifies the key priority needs in both the Urban County and the City of Turlock. These priority needs are reflected in the projects identified above. More specifically, the needs expressed by data in the Needs Assessment and Market Analysis are taken into account when considering projects to allocate resources to.

Obstacles in addressing underserved needs are:
• A lack of available funds and resources
• The constraints and restrictions of the funding programs requirements

City of Turlock 2025-2026 Annual Action Plan 29
AP-55 AFFORDABLE HOUSING
Introduction
The tables in this section provide estimates on the number of homeless, non-homeless, and special needs households to be provided affordable housing during the program year and the number of affordable units that will be provided by program type, including rental assistance, production of new units, rehabilitation of existing units, or acquisition of existing units.

One Year Goalsfor the Number of Householdsto be Supported Homeless 0
Non-Homeless 0
Special-Needs 7
Total 0
One Year Goalsfor the Number of Households Supported Through Rental Assistance 0
The Production of New Units 0
Rehab of Existing Units 7
Acquisition of Existing Units 0
Total 0
Discussion
Housing assistance and programs were identified as a community need via the Consolidated Plan process. In Fiscal Year 2025-2026, the City of Turlock will continue to use funds available to address the variety of housing needs. Although the City of Turlock has identified housing assistance and housing programs as priorities, the City of Turlock’s ability to contribute toward the provision and development of affordable housing programs/projects has been drastically limited both by the State of California’s elimination of redevelopment agencies which was the most significant tool for the provision of affordable housing, economic development, job creation, and elimination of blight, as well as by the steadily increasing price of the housing market in terms of land, labor, construction, and materials.

City of Turlock 2025-2026 Annual Action Plan 30
AP-60 PUBLIC HOUSING
Introduction
The City of Turlock, Stanislaus Urban County, and the Stanislaus Regional Housing Authority (Housing Authority) continue to have a close working relationship and meet on an as-needed basis to discuss concerns relevant to public housing and other housing matters. The Housing Authority has three public housing developments in Turlock in addition to the more than 1,000 Housing Choice Vouchers in use in Turlock. The City will continue to work with the Housing Authority and other public and private housing and social service agencies to foster public housing improvements and resident initiatives.

Actions planned during the next year to address the needs to public housing The Housing Authority’s mission is committed to addressing the unmet housing needs of residents and communities in the county, consistent with Federal, State, and local law. The Housing Authority owns and operates public housing units in addition to operating the Housing Choice Voucher Program.

The Housing Authority operates conventional public housing units and operates several affordable housing programs in addition to Public Housing, including year-round Farm Labor Housing, Seasonal Migrant Farm Worker Housing, and several smaller affordable housing properties including units funded under the Neighborhood Stabilization Program and the Housing Choice Voucher Program. These affordable housing programs will continue to operate in the 2025-2026 program year. The Housing Authority continues to work on increasing the stock of affordable housing in Stanislaus County through other available resources, programs, and partnerships as opportunities arise.

Actions to encourage public housing residents to become more involved in management and participate in homeownership
The Housing Authority previously implemented a services and communication “quality control” system that provides the Housing Authority with immediate customer feedback and identifies areas that may need improvement. The Housing Authority has also implemented a resident education program with regularly scheduled meetings and written communications on agency policy, rules, and leases.

Efforts to improve communications with residents and program participants include: on-site resident training/informational meetings, regular newsletters, and flyers. The Housing Authority has implemented a “curbside” appearance program. The focus of the program is the exterior of buildings, parking areas, playgrounds and other areas of the complexes. Rodent and insect problems are addressed when residents report a problem and/or on Annual Inspections. In an effort to better educate residents concerning these problems, information is regularly provided through the Housing Authority newsletter.

These actions have assisted the Housing Authority in creating an atmosphere which emphasizes customer satisfaction and communication.

Further, the Housing Authority has a Resident Advisory Board (RAB) which represents the residents

City of Turlock 2025-2026 Annual Action Plan 31
assisted by the agency. The RAB assists in the development of the Housing Authority’s five-year Plan.

Resident involvement will continue to be supported in an effort to enhance the service delivery by taking into account input from those with lived experience.

These actions have assisted the Housing Authority in creating an atmosphere which emphasizes customer satisfaction and communication.

If the PHA is designated as troubled, describe the manner in which financial assistance will be provided or other assistance
The Housing Authority is not designated as a troubled Housing Authority.

City of Turlock 2025-2026 Annual Action Plan 32
AP-65 HOMELESS AND OTHER SPECIAL NEEDS ACTIVITIES
Homeless services are a high priority and homeless prevention activities are a medium priority. The ultimate goal is to increase housing stability and decrease incidents of homelessness in City of Turlock by targeting funds to populations most in need, meeting both the immediate and long-term needs of the homeless, and avoiding the duplication of services by coordinating with service providers and the CoC. The focus of CoC funding has been to provide permanent supportive housing (PSH) for the chronically homeless, homeless veterans, and for homeless youth out of foster care.

Describe the jurisdictions one-year goals and actions for reducing and ending homelessness including:

Reaching out to homeless persons (especially unsheltered persons) and assessing their individual needs
The City of Turlock’s strategy remains in assisting and building the capacity of local nonprofits that provide services to the homeless. The City of Turlock will continue to engage those nonprofitsin projectsthat build capacity..

The CoC will continue the implementation of the Coordinated Entry System (CES) to match those individuals experiencing homelessness to the services that best suit their needs including connecting homeless to housing opportunities. The CoC formed a CES Task Force that will continue to meet regularly to assist with the continued evolution and implementation of the CES and address any issues that arise.

The CoC will provide continued training for participating service providers and continue developing any necessary toolsto effectively manage the system. This matching of appropriate needsis the most effective use of resources and minimizes bottlenecks in the service delivery system.

The CoC has several programs that focus on outreach to individuals and family engagement. The Community Assessment, Response, and Engagement (CARE) Team’s mission is to facilitate the expedited identification, assessment, and linkage of homeless individuals to housing and supportive services within Stanislaus County subject to the provisions of the Welfare and Institutions Code (WIC) section 18999.8. This WIC Code section was added effective January 1, 2018, to authorize California counties to establish multidisciplinary personnel teams to address homelessness within the county. Every CARE Team member is tasked with conducting outreach and engagement. The strength of the CARE Team comes from the ability to leverage experience and expertise from multiple disciplines when assisting a CARE client. During the initial and on-going client contacts, rapport is developed, and client issues are identified and prioritized.

When issues are general, CARE Team members will link the client to a resource; whereas when the need is more specific, the relevant team member provides specialized care. For example, when the CARE Team identifies a CARE client who has agreed to take a mental health assessment, the CARE Team clinician will respond to the location to provide brief counseling, and schedule and conduct the mental health assessment. The need for this type of service was identified during the CARE planning process, and by implementing this, the CARE program is utilizing an innovative approach to meet the needs of the CARE population.

City of Turlock 2025-2026 Annual Action Plan 33
Addressing the emergency shelter and transitional housing needs of homeless persons All individuals and families receiving services through the CoC are receiving care that is individualized.

Meaning whether the individual/family is in an emergency shelter or a transitional shelter, the most effective support the CoC can offer is that which directly meets the needs of the individual/family as opposed to a “one-sized-fits-all” type of support.

The service providers and stakeholders involved in the CoC meet monthly to discuss issues and concerns that arise, this discussion may also include a look forward to needs and gaps experienced by a specific subpopulation. These monthly meetings are an effective place to coordinate the support and care for those individuals and families that are in an emergency shelter or a transitional shelter. Service providers, community members, faith-based organizations, and government agencies make up the Turlock Community Collaborative (TCC). This group assists Turlock in determining and addressing the needs of the homeless in the city. The TCC is a recognized committee of CoC.

Short-term strategies for addressing the emergency and transitional housing needs of homeless persons include but are not limited to the following:
• Expanding street outreach efforts to prioritize the needs of persons living outside, especially those whose health is compromised.
• Sustaining existing emergency shelter inventory and helping those in shelter exit to permanent housing through rental assistance and case management addressing specific barriers to obtaining and retaining housing.
• Expanding the capacity of non-profit agencies that assist emergency shelter and transitional housing.

Helping homeless persons (especially chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) make the transition to permanent housing and independent living, including shortening the period of time that individuals and families experience homelessness, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again
The Continuum of Care (CoC) strategies encourage providing homeless households with housing quickly and in conjunction with supportive services which are of greatest need to support stable housing; other needs households may have should be addressed through existing mainstream resources available in the community. This reflects an emphasis on both homelessness prevention and rapid re-housing.

Permanent housing destinations generally include an apartment or house, permanent supportive housing, or living permanently with friends or family. A return to homelessness is indicated by a new entry in a homeless residential program (emergency shelter, transitional housing, rapid re-housing) within 365 days after exiting to permanent housing.

City of Turlock 2025-2026 Annual Action Plan 34
Ending the cycle of homelessness requires a combination of rental assistance, homeless prevention, rehousing, and permanent supportive housing programs along with long-range homeless reduction strategies.

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

The State has policies in place that require health care facilities to participate in regional planning meetings and develop a specific document to identify best practices for the post-hospital transition of homeless patients, methods to establish and support effective communications between hospitals and stakeholders regarding this transition, and the identification of resources. Local health care facilities have specific protocols in place requiring a safe discharge for all patients. In 2008, the Stanislaus County Public Health Agency reestablished the task force to review the current protocol in place and address any gaps in services necessary to ensure successful discharge planning services. The Public Health Agency has become actively involved in the Continuum of Care (CoC) and working toward developing liaisons with housing services agencies in the CoC to update the existing discharge planning protocol. Currently in place, there are discharge planning social workers on staff at the hospitals who work with service providers to locate appropriate housing and prevent the release of patients to the streets or to HUD McKinney-Vento funded emergency shelters, transitional, or permanent housing units.

Representatives from Behavioral Health and Recovery Services (BHRS) and the Community Services Agency (CSA) regularly attend the monthly CoC meetings and are active participants in discharge coordination planning, in particular for homeless individuals, throughout Stanislaus County, including Turlock.

For adults recently released from custody, Stanislaus County addresses housing issues through the Day Reporting Center (DRC). The Sheriff’s Department conducts Probation Orientation Meetings at the DRC in which several programs have participated in the past including Solidarity, Teen Challenge, and Gospel Mission. As a result of the CoC’s coordination with the Probation Department, the Stanislaus County Sheriff’s and Probation Departments also recently began a diversion program, where homeless individuals who would otherwise be jailed for minor crimes are able to stay at the Salvation Army shelter facility, where they receive shelter and case management services. Collaboration with public service providers and the Probation Department is ongoing.

City of Turlock 2025-2026 Annual Action Plan 35
AP-75 BARRIERS TO AFFORDABLE HOUSING
Introduction – City of Turlock
The City of Turlock works with Stanislaus County in efforts to provide affordable housing opportunities. One of the main barriers to affordable housing, both rental and homeownership, has been the supply of affordable housing units. For residents that are renting, the rents in the area have increased and made it difficult for renters to move or new renters to find housing units. In the area of homeownership, many residents are outpriced and cannot afford to purchase the homes that are available. Some of the barriers that impact the availability of affordable housing are outlined below.

Accessory Dwelling Units (ADUs): Separate living quarters on a property (also called a “granny flat” or “guesthouse” can add additional housing units into single-family residential neighborhoods. Government regulations of ADUs can reduce or eliminate this housing development. However, passage of numerous California legislative bills have eliminated many of the local impediments to the construction of ADU’s.

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.

Planning and Development Fees: Housing development imposes short- and long-term costs upon local government, such as the cost of providing site reviews, permitting and inspection, and maintaining General Plan and zoning regulations addressing housing development. The City of Turlock also charges impact fees to offset the cost of providing the infrastructure and public facilities that are required to serve new housing development.

To help recoup costs and ensure that essential services and infrastructure are available when needed, the City of Turlock charges various types of development fees.

The fees can be a significant factor in housing development throughout California, raising housing costs and disincentivizing new residential development, factors that contribute to statewide high housing costs. Among California jurisdictions, fees account for between six and eighteen percent of the price of housing. (Terner Center for Housing Innovation- UC Berkeley, It All Adds Up: The Cost of Housing Development Fees in Seven California Cities, March 2018.)
Actions it planned to remove or ameliorate the negative effects of public policies that serve as barriers to affordable housing such as land use controls, tax policies affecting land, zoning ordinances, building codes, fees and charges, growth limitations, and policies affecting the return on residential investment Potential constraints to housing development vary by area throughout the City of Turlock, but generally include cost of infrastructure, residential development fees, development standards, land use entitlement processing times, and limited funding for affordable housing development. Barriers to housing also include personal barriers such as poor credit history, involvement with the law, limited knowledge about tenants’ rights and the complaints process.

Development Process: To expedite project facilitation and provide internal support to project applicants, the City of Turlock will continue to undertake efforts to build relationships between the City and the development

City of Turlock 2025-2026 Annual Action Plan 36
community to identify the barriers and constraints to the development of affordable housing to identify public/private partnership opportunities for the development of affordable housing.

Fee Structure: The City of Turlock will continue to review its fee systems as a means of reducing the cost of housing development. The City recognizes that fees can affect the cost of construction of affordable housing in the community.

Subdivision Improvement Standards and Zoning Ordinance: The City of Turlock will review and provide input to modify Subdivision Improvements Standards, where reasonable and appropriate, to provide cost savings in the development of residential units while continuing to ensure the public health, safety, and welfare of residents.

Affordable Housing: The City of Turlock will continue to assign priority to educating City residents regarding the importance of providing affordable housing to support job growth. This will be done through public education, public participation, and fair housing information. The City will continue to monitor constraints and where possible, undertake efforts that can address these constraints and their effect on the provision of affordable housing.

Discussion
For jurisdictions (such as the City of Turlock) to charge an impact fee, the California Mitigation Fee Act requires that the jurisdiction demonstrate the “nexus” between the type of development in question and the impact being mitigated by the proposed fee, and that fee amount be proportional to the impact caused by the development.

Fees not covered by the California Mitigation Fee Act include inclusionary housing ordinance in-lieu fees, permit processing fees, utility connection fees, and fees included within specific development agreements between a jurisdiction and a developer. Despite state law limiting direct impact fees, the fees can be a large part of a jurisdiction’s total fee requirements for housing development. Because developers tend to pass these fees onto the final housing owner, the effects of reducing these fees on housing affordability depend on the amount of the fee reduction and current home prices. Because the eventual owner bears the brunt of fees, high fees limit development of lower-cost housing more than higher-cost housing. (Terner Center for Housing Innovation- UC Berkeley, Current Practices and Policy Considerations to Improve Implementation of Fees Governed by the Mitigation Fee Act, August 2019). A reduction in development fees for low-income housing may help these projects become financially feasible. A jurisdiction deferring development fees until a certain time after project completion can also help add flexibility to the project’s upfront costs and assist in the development of low-income housing.

Municipal Processing Time: The processing time required to obtain full approval of a development project is often cited as a contributing factor to the high cost of housing in the State of California. Review and legislative approval, while often necessary steps in the development process, add to the cost of construction by increasing land holding costs and interest payments. Governments are not always able to control delays when multiple levels of government must communicate, review, and approve plans, these include delays due to the schedule or timing of legislative boards of approval, or delays based on the amount of municipal staff capacity to review plans when demand for services is high.

Prevailing Wages: Davis-Bacon prevailing wage must be paid to laborers when federal Community Development Block Grant (CDBG) dollars are used to pay for any construction project over $2,000 or on any multifamily housing project over eight units. Prevailing wage must also be paid on any HOME-funded multifamily housing project that directly funds twelve or more units. While competitive wages are currently high, Davis-Bacon wages may be higher and add additional cost to housing construction and rehabilitation activities. California’s Prevailing Wage Law requires contractors to pay minimum wage rates on public works projects that support housing construction such as roads, water and sewer projects, and other public utilities. The rates are set by the California Department

City of Turlock 2025-2026 Annual Action Plan 37
of Industrial Relations. These additional costs could add to local costs for housing development.

Expiration of Affordability Contracts: Affordability contracts with private property owners have a time limit that runs out after a contractually- set number of years. Unless the affordability contracts are renewed with the property owner, the affordable rental housing units will expire and become market-rate housing.

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City of Turlock 2025-2026 Annual Action Plan 38
AP-85 OTHER ACTIONS
Introduction
The City of Turlock targets Federal funds to residents who have traditionally not been served or are underserved by programs. Project activities funded through the Consolidated Plan are carefully designed to provide appropriate and needed services, particularly to those who may not be eligible for assistance from other sources, or are geographically isolated by lack of transportation, or lack basic amenities, particularly medical care, in their neighborhoods.

Actions planned to address obstacles to meeting underserved needs One of the ongoing challenges in meeting the needs of the underserved is the lack of sufficient funding for services provided by local governments, non-profit organizations, and other agencies. Service providers faced with this challenge are expected to provide more and more services with the same, if not smaller, budgets every year. The City of Turlock will continue to seek funding opportunities through different sources, encourage projects or programs that leverage funds, and ensure that projects and programs are operated as effectively and efficiently as possible.

The City of Turlock will continue being an involved stakeholder in the CoC and the formed Stanislaus Homeless Alliance (SHA). These organizations both function to bring stakeholders and residents together to identify needs, service gaps, and potential solutions and partnerships to address housing and homelessness needs within the region.

The Housing Authority supports low- and moderate-income families throughout the region, and also plays a key role in overcoming obstacles in meeting needs. Through working closely with the Housing Authority, the City of Turlock, will continue to support the Housing Authority in their efforts to first identify needs and further meet those needs.

Actions planned to foster and maintain affordable housing As stated throughout the Consolidated Plan and AAP, affordable housing is considered a high priority.

Affordable housing strategies include both development of new affordable housing units as well as the preservation/conservation of existing affordable housing units.

The City of Turlock relies on private non-profit organizations and for-profit developers to acquire, develop, or rehabilitate affordable units. The City of Turlock will continue to work closely with these entities to ensure that each year as many new affordable units are produced, or rehabilitated, as possible.

Actions planned to reduce lead-based paint hazards
The Housing Authority serves as the lead agency for the City of Turlock and Stanislaus Urban County in the identification, documentation, and prevention of lead poisoning. The Childhood Lead Poisoning Prevention

City of Turlock 2025-2026 Annual Action Plan 39
Program of Stanislaus County, administered through the Housing Authority, becomes involved with childhood lead-based poisoning when notification of an elevated screening blood level is received either from the laboratory or physician. If the blood level is 10ug/dL (micrograms per deciliter), notification is made to the family. Once a child meets the case definition, an environmental investigation is performed by a Registered Environmental Health Specialist to determine, if possible, the source of lead exposure. The Housing Authority, in partnership with the Department of Environmental Resources, conducts the investigation of residences where children with elevated levels of lead reside.

Stanislaus Urban County and the City of Turlock partner with the Childhood Lead Poisoning Prevention Program to distribute information in the City and unincorporated areas of Stanislaus County and through members of the HOME Consortium. If the source of lead exposure is related to the residential physical environment (e.g., peeling paint that indicates the presence of lead), then the Housing Rehabilitation Program may participate in source eradication.

The Housing Authority actively addresses the issue of lead-based paint hazards by providing notices to landlords and tenants who participate in the Housing Choice Voucher Program, warning them of the hazards of lead-based paint. The City of Turlock and HOME Consortium Owner Occupied Housing Rehabilitation Loan Program and homebuyers who use HOME and CDBG fund are provided the notices by the member jurisdictions. Additionally, all units that are rehabilitated with CDBG and HOME funds are subject to lead-based paint compliance requirements.

Actions planned to reduce the number of poverty-level families The City of Turlock worksto reduce poverty through ensuring an adequate, affordable, quality housing supply, improving low- and moderate-income neighborhoods, strengthening the employment skills of the community and ensuring access to basic needs such as food and shelter. The City of Turlock is particularly focused on ensuring quality housing options to low- and moderate-income individualsthrough the production of new lowand moderate income units as well as the rehabilitation of existing low- and moderate-income units and combating rental discrimination against minorities.

The City of Turlock realizes that it cannot combat poverty alone, and it is a top priority of the City of Turlock to coordinate with other entities when possible. The City of Turlock is particularly committed to coordinating with Stanislaus County which manages many housing and social service programs. The City of Turlock also coordinates with other entities such as the CoC and various community-oriented nonprofit groups that have a stake in the community. It is a top goal of the City of Turlock to ensure that it accesses all available grant money to assist the community.

The CoC has developed into a more coordinated organization over the past five years, and the City of Turlock as well as the County will continue to leverage those partnerships and resources to address the issues of poverty.

The Stanislaus County Alliance WorkNet (Alliance), The Community Services Agency’s CalWorks Program, and the California Employment Development Department are all resources available to persons seeking employment.

City of Turlock 2025-2026 Annual Action Plan 40
In addition, the City of Turlock, through its economic development efforts,strivesto promote activitiesthat will ultimately have major impacts on the community, such as job creation that in turn will reduce poverty. The Alliance partners with Stanislaus County, Turlock and others in fulfilling the following objectives:
• Promotion of Stanislaus County and its nine incorporated cities as a desirable location for new and expanding businesses.
• To work with public agencies and local businesses to promote cooperation in the economic development process.
• To assist in business retention and expansion efforts by offering programs for technical and financial assistance.

In addition, the City of Turlock, through its economic development efforts, strives to promote activities that will ultimately have major impacts on the community, such as job creation that in turn will reduce poverty.

The Alliance maintains a small revolving loan fund for gap financing. Typically, the Alliance will provide up to half the business financing needs while a bank provides the other half. The Alliance revolving loans are for terms of up to seven years and are at competitive interest rates.

Actions planned to develop institutional structure
The City of Turlock relies on the nonprofit service sector to provide emergency shelter, transitional and special needs housing, and services to the homeless population. The City of Turlock will continue to support these organizations and their activities.

The Continuum of Care (CoC) continues to work to improve services provided, including data collection quality through the HMIS system, to ensure that participants receiving services do not experience any gaps as they strive to reach their goals of independence from the need of public services in the community. To the extent that a gap exists in the institutional structure, a strategy of the Action Plan is to take action to close that gap.

Actions planned to enhance coordination between public and private housing and social service agencies
The City of Turlock relies on private nonprofit organizations and for-profit developers to build and acquire, and develop, affordable units. The City will continue to work closely with these entities to ensure that each year as many new affordable units are produced, or are available, as possible.

The City of Turlock also relies on the nonprofit service sector to provide emergency shelter and transitional and special needs housing. The City will continue to support these organizations and their activities.

City of Turlock 2025-2026 Annual Action Plan 41
The City of Turlock also consults with other program providers, local, State, and Federal government entities, nonprofit and for- profit organizations and business, professional organizations, interest groups, and other parties interested in the implementation of federal programs. Specifically, they are: the Housing Authority; HUD; BHRS; HCD; Stanislaus County Health Services Agency; Stanislaus County Community Services Agency; U.S. Department of Agriculture/Rural Development; U.S. Economic Development Administration; California Coalition for Affordable Housing; Habitat for Humanity; Stanislaus County Affordable Housing Corporation; California Rural Legal Assistance; and Self-Help Enterprises. This will assure that the activities outlined in the Annual Action Plan are given the fullest attention for design and implementation or construction.

The City of Turlock will maintain its membership and active involvement in the Continuum of Care (CoC) to continue outreach and information sharing with other Stanislaus County agencies serving similar clientele.

City of Turlock 2025-2026 Annual Action Plan 42
AP-90 PROGRAM SPECIFIC REQUIREMENTS
Introduction
There are three specific goals of the CDBG program:

1. Provide decent housing.

2. Provide a suitable living environment.

3. Expand economic opportunities.

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

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

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

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

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

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

1. The amount of urgent need activities 0

2. The estimated percentage of CDBG funds that will be used for activities that benefit persons of low and moderate income. Overall Benefit - A consecutive period of one, two or three years may be used to determine that a minimum overall benefit of 70% of CDBG funds is used to benefit persons of low and
moderate income. Specify the years covered that include this Annual Action Plan. 80%
HOME Investment Partnerships Program (HOME)
Reference 24 CFR 91.220(l)(2)

1. A description of other forms of investment being used beyond those identified in Section

92.205 is as follows:

The City will permit HOME funds to be invested as loans, grants, deferred payment loans, and other

City of Turlock 2025-2026 Annual Action Plan 43
types of investment as permitted by the regulations described in 92.205(b). Other forms of investment will not be permitted without the prior approval of HUD.

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

The HOME statute states that resale provisions must limit subsequent purchase of the property to income-eligible families, provide the owner with a fair return on investment, including any improvements, and ensure that the housing will remain affordable to a reasonable range of lowincome homebuyers. The HOME statue also specifies that recapture provisions must recapture the HOME investment from available net proceeds in order to assist other HOME-eligible families. Under the recapture provision, the property may be sold without income-edibility restrictions.

In cases where the net proceeds available at the time of sale are insufficient to recapture the entire direct HOME subsidy provided to the homebuyer, the City, on behalf of prior HOME consortium funding, is notrequired to repay the difference between the total directHOME subsidy and the amount recaptured from available net proceeds. The net proceeds are the sales price minus loan repayment (other than HOME funds) and closing costs. In applying the option of the recapture provision, the following formulas will be used:

HOME investment / (HOME investment + Homeowner investment) X Net proceeds = HOME amount to be repaid
Homeowner investment / (HOME investment + Homeowner investment) X Net proceeds = Amount to Homeowner

City of Turlock 2025-2026 Annual Action Plan 44
Affordable Homeownership Limits
HUD provides that the HOME affordable homeownership limits (initial purchase price or afterrehabilitation value) of homeownership units assisted with HOME funds not to exceed 95 percent of the area median purchase price for single family housing. Under the Code of Federal Regulations at title 24, part 92, section 254, paragraph (a)(2)(iii), HUD allows jurisdictions to prepare a market analysis to determine this limit following HUD guidance. The 95 percent of median area purchase price must be established in accordance with a market analysis that ensures that a sufficient number of recent housing sales are included in the survey. Sales must cover the requisite number of months based on volume. The address of the listed properties must include the location within the consortia's jurisdiction. The housing sales data mustreflect all, or nearly all, of the one-family house sales in the entire consortia jurisdiction. After identifying the median sales price per HUD's guidance, the amount should be multiplied by 0.95 to determine the 95 percent of the median area purchase price. Final limits are rounded to the nearest thousand. The City, on behalf of the Stanislaus HOME Consortium, will use the highest limit as determined by HUD or the HUD approved market analysis for prior HOME Consortium funding that is being carried over to the City of Turlock.

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

In the case of affordability, the City, on behalf of the HOME Consortium, will recapture the entire amount of the direct HOME subsidies. The recaptured amount will be limited to the net proceeds available from the sale. While the home may be sold without restriction on the new buyers’ income, the recaptured funds will be used to assist other income eligible homebuyers.

Recapture provision will be ensured through the use ofreal estate lien notes and/orrestrictive covenants outlining the Stanislaus HOME Consortium’s recapture provisions. Homeownership projects undertaken using the resale provision shall use deed restrictions, covenantsrunning with the land, or othersimilar mechanisms per 92.254(a)(5)(i)(A) to ensure the resale requirements are met. The period of affordability specified in the mortgage will be the minimum period for the recapture scenario as specified above. The period of affordability will be based on the total amount of direct HOME funds invested in the housing project.

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

The City does notintend to refinance any kind of existing debt with HOME funds.

City Council Staff Report
May 13, 2025
From: Adrienne Werner, Development Services Director
Prepared by: Adrienne Werner, Development Services Director Agendized by: Susan E. Borrego, Interim City Manager

1. ACTION RECOMMENDED:

Ordinance: Introduction and first reading of an Ordinance extending by Amendment, in a form approved by the City Attorney, the Development Agreement between Fire House and the City of Turlock for the operation of a cannabis retail dispensary at 1601 W. Main Street, Turlock, CA, County of Stanislaus, Assessor’s Parcel Number 089-015-006 through June 30, 2026.

2. DISCUSSION OF ISSUE:

The initial round of approvals for the Development Agreements allowing operation in the City as a cannabis business began to expire in October 2024. As a result, under the City Manager’s authority of the Development Agreement, the City and Fire House have entered into a Second Amendment to the Development Agreement extending the Development Agreement through December 31, 2024.

On September 19, 2024, the Planning Commission recommended the City Council extend the Development Agreement to June 30, 2025 to give staff and the cannabis operators the opportunity to get together to discuss potential amendments to the Development Agreements and Ordinance without interrupting business. The City Council approved the extension of the Development Agreement at their October 8, 2024 meeting.

Staff and the cannabis operators met on February 19, 2025. Points raised during the discussion included fixed monthly fee vs. a percentage-based fee, employee and security personnel work permits, signage, the cost and frequency of annual audits.

The cannabis pilot program has been in place for 5-years. Staff and the cannabis operators recognize there are areas of the ordinance and DAs that need to be revisited and potentially amended. The request to extend the Development Agreements to June 30, 2026 will allow staff and the cannabis operators additional time to meet and work together to potentially amend the DAs and ordinance without an interruption in their businesses.

Fire House and the other cannabis operators will be subject to any amendments to the Development Agreements and Ordinance.

As part of the Public Noticing process property owners within 500-feet of the project site were notified of the May 1, 2025 public hearing before the Planning Commission. Planning staff received a comment letter from the General Manager of the Days Inn regarding Fire House's security monitoring services and the alarms setting off at all hours of the night.

Staff reached out to Fire Houses' representative, Mike Warda, and brought the issue of the security monitoring system and alarms to his attention. Mr. Warda stated he would contact Fire House and have them review their system and correct any problems. The email from

Agenda Staff Report
5/13/2025
Days Inn is included with this report as Attachment 3.

3. BASIS OF RECOMMENDATION:

1. Development Agreement Section 1.9 requires major amendments to the Development Agreement be approved by the City Council.

2. At the May 1, 2025 Planning Commission meeting the Commission voted 7-0 to recommend the City Council extend the term of the Development Agreement through June 30, 2026.

4. FISCAL IMPACT / BUDGET AMENDMENT:

If City Council does not elect to extend the terms of the Development Agreement with Fire House the Development Agreement will terminate. If the agreement is terminated Fire House can no longer operate and is no longer obligated to comply with the terms of the agreement including depositing the public benefit amount as specified in the agreement.

5. STAFF RECOMMENDATION:

Recommend approval.

6. CITY MANAGER COMMENTS:

Recommend approval.

7. ENVIRONMENTAL DETERMINATION:

This request is not subject to the provisions of the California Environmental Quality Act (CEQA) in accordance with Section 15378(b)(5) [Project] of the CEQA guidelines. This is an organizational or administrative activity involving the request for a time extension for the Development Agreement (DA) between the City of Turlock and Fire House. This action will not result in direct or indirect physical changes in the environment.

8. ALTERNATIVES:

1. City Council could choose not extend the term of the Development Agreement with Fire House. If the City Council does not choose to extend the term of the Development Agreement, the Development Agreement will terminate and will eliminate any further obligation by Fire House.

9. ATTACHMENTS:

1. Fire House DA Extension Ordinance

2. DA Amendment Fourth Firehouse CLEAN 2025_04

3. Days Inn email - security system

BEFORE THE CITY COUNCIL OF THE CITY OF TURLOCK
WHEREAS, on June 11, 2019, the City Council of the City of Turlock (the “City Council”) adopted Ordinance No. 1255-CS to enact cannabis regulations for cannabis businesses pursuant to AUMA and MAUCRSA, by amending the City’s cannabis business regulations and establishing a Cannabis Business Pilot Program (the “Pilot Program”); and WHEREAS, on June 11, 2019, the City adopted Ordinance No. 1255-CS amending the City’s cannabis business regulations and establishing a Cannabis Business Pilot Program (the “Pilot Program”) to regulate the operation of commercial cannabis businesses within the City; and
WHEREAS, the City and Fire House entered into a Development Agreement dated September 15, 2020, which permitted Fire House to operate a cannabis dispensary at 1601 W. Main Street, Turlock, California, County of Stanislaus Assessor’s Parcel Number 089- 015-006; and
WHEREAS, on September 10, 2019 the City adopted Ordinance No. 1260-CS approving a Development Agreement by and between the City and Fire House to operate a storefront retail dispensary as defined in Turlock Municipal Code Section 5.21 in strict accordance with applicable state and local law, at 1601 W. Main Street, Turlock, California, County of Stanislaus Assessor’s Parcel Number 089-015-006 (the “Project”), consistent with the General Plan, as amended; and
WHEREAS, on August 30, 2024 the City and Fire House entered into that certain First Amendment to extend the term of the Development Agreement dated August 3, 2020 through December 31, 2024; and
WHEREAS, on October 8, 2024 the City and Fire House entered into that certain Second Amendment to extend the term of the Development Agreement dated August 3, 2020 through June 30, 2025; and
WHEREAS, under Section 5-21-103 of the Turlock Municipal Code, any cannabis dispensary business allowed in the City shall obtain a development agreement, a City business license, and conditional use permit; and
}
}
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}
INTRODUCTION AND FIRST READING OF AN ORDINANCE NO. 13XX-CS

ORDINANCE EXTENDING BY AMENDMENT, IN A

FORM APPROVED BY THE CITY ATTORNEY, THE

DEVELOPMENT AGREEMENT BETWEEN FIRE

HOUSE AND THE CITY OF TURLOCK FOR THE

OPERATION OF A CANNABIS RETAIL
DISPENSARY AT 1601 W. MAIN STREET,

TURLOCK, CALIFORNIA, STANISLAUS COUNTY
APN 089-015-006 THROUGH JUNE 30, 2026

Ordinance No. 13XX-CS

WHEREAS, pursuant to Section 1.9 of the Development Agreement a “Major Amendment” to the Development Agreement shall be approved by the City Council; and WHEREAS, after the public hearing held on May 1, 2025, the Planning Commission recommended the City Council extend the term of the Development Agreement through June 30, 2026.

WHEREAS, the City Council, based on its independent review and analysis of the Planning Commission’s recommendation, oral and written testimony, and the record as a whole, finds, after due study, deliberation, and public hearing, and based on its independent judgement, that the following circumstances exist:

1. The Project is consistent with the goals, policies, and standards of the City’s General Plan and all other applicable standards and ordinances of the City.

2. In accordance with the Development Agreement Statute, the City Council finds that the amendment to the Development Agreement:
a. Will not be detrimental to the health, safety, and general welfare of persons residing in the immediate area nor detrimental to the general welfare of the residents of the City as a whole; and
b. Will not adversely affect the orderly development of property or the preservation of property values; and
c. Is consistent with the relevant provisions of Government Code Sections 65864 through 65869.5; and
d. Contains a legal description of the property.

NOW THEREFORE, BE IT RESOLVED, that the City Council of the City of Turlock does hereby determine:

Section 1. This request is not subject to the provisions of the California Environmental Quality Act (CEQA) in accordance with Section 15378(b)(5) [Project] of the CEQA guidelines. This is an organizational or administrative activity involving the request for a time extension for the Development Agreement (DA) between the City of Turlock and Fire House. This action will not result in direct or indirect physical changes in the environment.

Section 2. The City Council of the City of Turlock extends the terms of the Development Agreement between the City of Turlock and Fire House through June 30, 2026.

Section 3. If any section, subsection, sentence, clause, phrase, or word of this Ordinance is for any reason held by a court of competent jurisdiction to be unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of the Ordinance. The City Council hereby declares that it would have passed this Ordinance and each section, subsection, sentence, clause, phrase, and word thereof, irrespective of the fact that any one or more sections(s), subsection(s), sentence(s), clause(s), phrase(s), or word(s) be declared invalid.

Section 4. Upon passage of this Ordinance, the City Manager is authorized to

Ordinance No. 13XX-CS

execute the amendment to the Development Agreement on behalf of the City. Within ten (10) days of the execution, but no earlier than 30 days after passage of this Ordinance, the City Clerk shall cause the amendment to the Development Agreement to be recorded in the Office of the County Recorder as provided for by Government Code section 65868.5. The amendment to the Development Agreement shall not take effect for thirty (30) days following passage and adoption of this Ordinance.

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: ( )
SIGNED:
____________________________
Amy Bublak, Mayor
ATTEST: APPROVED AS TO FORM:
___________________________ _____________________________ Nichole Fiez, City Clerk, George A. Petrulakis, City Attorney City of Turlock, County of Stanislaus,
State of California

FOURTH AMENDMENT TO DEVELOPMENT AGREEMENT BETWEEN THE CITY OF TURLOCK AND FIRE HOUSE

RECORDING REQUESTED BY

AND WHEN RECORDED MAIL
TO:

City of Turlock
156 S Broadway
Turlock, CA 95380
Attention: City Clerk
Recording Fee Exempt per Government Code §6103 SPACE ABOVE THIS LINE FOR RECORDER'S USE

FOURTH AMENDMENT TO DEVELOPMENT AGREEMENT BETWEEN

THE CITY OF TURLOCK AND FIRE HOUSE

THIS F O U R T H A M E N D M E N T T O DEVELOPMENT AGREEMENT (“Fourth Amendment”) is made and entered into this ___ day of _________ 2025, by and between the City of Turlock, a California municipal corporation (“City”), and Fire House Turlock, Inc., dba Firehouse, a California non-profit mutual benefit corporation formerly registered under the name of Fire House Cooperative, Inc. (“Developer” or “Fire House”). City and Fire House may be referred to herein individually as a “Party” or collectively as the “Parties.” There are no other parties to this Fourth Amendment.

RECITALS
A. The City and Fire House Cooperative, Inc. dba Firehouse entered into that certain Development Agreement dated August 3, 2020, which permitted Fire House Cooperative, Inc., dba Firehouse to operate a cannabis dispensary in the City of Turlock (“Development Agreement”).

B. The City and Fire House Cooperative, Inc. dba Firehouse entered into that certain First Amendment to Development Agreement dated July 25, 2022 which amended the name of Developer to Fire House Turlock, Inc. (“First Amendment”).

C. The City and Fire House Turlock, Inc. entered into that certain Second Amendment to Development Agreement dated August 30, 2024 (“Second Amendment”).

D. The City and Fire House Turlock, Inc. entered into that certain Third Amendment to Development Agreement dated on or about October 8, 2024 (“Third Amendment”).

E. Under Section 5-21-103 of the Turlock Municipal Code, any cannabis dispensary business allowed in the City shall obtain a development agreement, a City business license, and a conditional use permit.

F. Pursuant to the relevant provisions of the Development Agreement, the Parties wish to enter into this Fourth Amendment.

FOURTH AMENDMENT TO DEVELOPMENT AGREEMENT BETWEEN THE CITY OF TURLOCK AND FIRE HOUSE

NOW, THEREFORE, and based upon the representations herein, the Parties do agree as follows:

Section 1. Recitals. The above recitals are incorporated by this reference and made a part of this Fourth Amendment.

Section 2. Effect of Amendment. The sole effect of this Fourth Amendment is to extend the term of the Agreement through June 30, 2026.

Section 3. Entire Agreement. The Development Agreement, the First Amendment, the Second Amendment, the Third Amendment together with this Fourth Amendment, constitute the entire agreement between the Parties.

Section 4. Effective Date of Amendment; Recordation. This Fourth Amendment shall become effective on the date upon which it is executed by Fire House and City, whichever is later (the “Fourth Amendment Effective Date”). This Fourth Amendment shall be recorded by the City in the Official Records of the County of Stanislaus within ten (10) days following the Fourth Amendment Effective Date.

Section 5. Counterparts. This Fourth Amendment may be executed in several counterparts, each which shall be deemed an original, but which together shall constitute one and the same instrument.

Section 6. Authority. All Parties to this Fourth Amendment warrant and represent that they have the power and authority to enter into this amendment and the names, titles and capacities herein state on behalf of any entities, persons, states or firms represented or purposed to be represented by such entities, persons, states or firms and that all former requirements necessary or required by state or federal law in order to enter into this Fourth Amendment have been fully complied with. Further, by entering into this Fourth Amendment, each Party represents that this Fourth Amendment has not caused any breach of the terms or conditions of any other contract or agreement to which such Party is obligated.

IN WITNESS WHEREOF, this Fourth Amendment has been entered into by and between Fire House and City as of the Effective Date, as defined above. “CITY”
CITY OF TURLOCK, a
California municipal Corporation
By: ________________________
Susan Borrego
Interim City Manager

FOURTH AMENDMENT TO DEVELOPMENT AGREEMENT BETWEEN THE CITY OF TURLOCK AND FIRE HOUSE

Dated: _____________________
ATTEST:

By: ________________________
Nichole Fiez
City Clerk
APPROVED AS TO FORM:

By: ________________________
George A. Petrulakis
City Attorney
“DEVELOPER”/”FIRE HOUSE”
FIRE HOUSE TURLOCK, INC., a
California non-profit mutual benefit
Corporation
By: _________________________
Angilbert Sarkis
Its: Owner/COO
Dated: ______________________

City Council Staff Report
May 13, 2025
From: Adrienne Werner, Development Services Director
Prepared by: Adrienne Werner, Development Services Director Agendized by: Susan E. Borrego, Interim City Manager

1. ACTION RECOMMENDED:

Ordinance: Introduction and first reading of an Ordinance extending by Amendment, in a form approved by the City Attorney, the Development Agreement between JDI Farms, Inc. and the City of Turlock for the operation of an indoor cannabis cultivation, manufacturing, and distribution business at 600 D Street, Turlock, CA, County of Stanislaus, Assessor’s Parcel Number 043-018-016 through June 30, 2026

2. DISCUSSION OF ISSUE:

The initial round of approvals for the Development Agreements allowing operation in the City as a cannabis business began to expire in October 2024. As a result, under the City Manager’s authority of the Development Agreement, the City and JDI Farms entered into a First Amendment to the Development Agreement extending the Development Agreement through December 31, 2024.

On September 19, 2024, the Planning Commission recommended the City Council extend the Development Agreement to June 30, 2025 to give staff and the cannabis operators the opportunity to get together to discuss potential amendments to the Development Agreements and Ordinance without interrupting business. The City Council approved the extension of the Development Agreement at their October 8, 2024 meeting.

Staff and the cannabis operators met on February 19, 2025. Points raised during the discussion included fixed monthly fee vs. a percentage-based fee, employee and security personnel work permits, signage, the cost and frequency of annual audits.

The cannabis pilot program has been in place for 5-years. Staff and the cannabis operators recognize there are areas of the ordinance and DAs that need to be revisited and potentially amended. The request to extend the Development Agreements to June 30, 2026 will allow staff and the cannabis operators additional time to meet and work together to potentially amend the DAs and ordinance without an interruption in their businesses.

JDI Farms, Inc. and the other cannabis operators will be subject to any amendments to the Development Agreements and Ordinance.

3. BASIS OF RECOMMENDATION:

1. Development Agreement Section 1.9 requires major amendments to the Development Agreement be approved by the City Council.

2. At the May 1, 2025 Planning Commission meeting the Commission voted 6-1 to recommend the City Council extend the term of the Development Agreement through June 30, 2026.

Agenda Staff Report
5/13/2025

4. FISCAL IMPACT / BUDGET AMENDMENT:

If City Council does not elect to extend the terms of the Development Agreement with JDI Farms, Inc. the Development Agreement will terminate. If the agreement is terminated JDI Farms, Inc. can no longer operate and is no longer obligated to comply with the terms of the agreement including depositing the public benefit amount as specified in the agreement.

5. STAFF RECOMMENDATION:

Recommend approval.

6. CITY MANAGER COMMENTS:

Recommend approval.

7. ENVIRONMENTAL DETERMINATION:

This request is not subject to the provisions of the California Environmental Quality Act (CEQA) in accordance with Section 15378(b)(5) [Project] of the CEQA guidelines. This is an organizational or administrative activity involving the request for a time extension for the Development Agreement (DA) between the City of Turlock and JDI Farms, Inc. This action will not result in direct or indirect physical changes in the environment.

8. ALTERNATIVES:

1. City Council could choose not extend the term of the Development Agreement with JDI Farms, Inc. If the City Council does not choose to extend the term of the Development Agreement, the Development Agreement will terminate and will eliminate any further obligation by JDI Farms, Inc.

9. ATTACHMENTS:

1. JDI DA Extension Ordinance

2. DA Amendment Third JDI Farms CLEAN 2025_04

BEFORE THE CITY COUNCIL OF THE CITY OF TURLOCK
WHEREAS, on June 11, 2019, the City Council of the City of Turlock (the “City Council”) adopted Ordinance No. 1255-CS to enact cannabis regulations for cannabis businesses pursuant to AUMA and MAUCRSA, by amending the City’s cannabis business regulations and establishing a Cannabis Business Pilot Program (the “Pilot Program”); and WHEREAS, on June 11, 2019, the City adopted Ordinance No. 1255-CS amending the City’s cannabis business regulations and establishing a Cannabis Business Pilot Program (the “Pilot Program”) to regulate the operation of commercial cannabis businesses within the City; and
WHEREAS, the City and JDI Farms, Inc. entered into a Development Agreement dated October 8, 2019, which permitted JDI Farms, Inc. to operate an indoor cannabis cultivation, manufacturing, and distribution business at 600 D Street, Turlock, California, County of Stanislaus Assessor’s Parcel Number 043-018-016; and WHEREAS, on October 8, 2019 the City adopted Ordinance No. 1264-CS approving a Development Agreement by and between the City and JDI Farms, Inc. to operate an indoor cannabis cultivation, manufacturing, and distribution business as defined in Turlock Municipal Code Section 5.21 in strict accordance with applicable state and local law, at 600 D Street, Turlock, California, County of Stanislaus Assessor’s Parcel Number 043-018-016 (the “Project”), consistent with the General Plan, as amended; and WHEREAS, on August 30, 2024 the City and JDI Farms, Inc. entered into that certain First Amendment to extend the term of the Development Agreement dated August 8, 2019 through December 31, 2024; and
WHEREAS, on October 8, 2024 the City and JDI Farms, Inc. entered into that certain Second Amendment to extend the term of the Development Agreement dated August 8, 2019 through June 30, 2025; and
}
}
}
}
}
}
}
}
}
}
}
INTRODUCTION AND FIRST READING OF AN ORDINANCE NO. 13XX-CS

ORDINANCE EXTENDING BY AMENDMENT, IN A

FORM APPROVED BY THE CITY ATTORNEY, THE

DEVELOPMENT AGREEMENT BETWEEN JDI

FARMS, INC AND THE CITY OF TURLOCK FOR

THE OPERATION OF AN INDOOR CANNABIS

CULTIVATION, MANUFACTURING, AND
DISTRIBUTION BUSINESS AT 600 D STREET,

TURLOCK, CALIFORNIA, STANISLAUS COUNTY
APN 043-018-016 THROUGH JUNE 30, 2026.

Ordinance No. 13XX-CS

WHEREAS, under Section 5-21-103 of the Turlock Municipal Code, any cannabis cultivation, manufacturing, and distribution business allowed in the City shall obtain a development agreement, a City business license, and conditional use permit; and WHEREAS, pursuant to Section 1.9 of the Development Agreement a “Major Amendment” to the Development Agreement shall be approved by the City Council; and WHEREAS, after the public hearing held on May 1, 2025, the Planning Commission recommended the City Council extend the term of the Development Agreement through June 30, 2026.

WHEREAS, the City Council, based on its independent review and analysis of the Planning Commission’s recommendation, oral and written testimony, and the record as a whole, finds, after due study, deliberation, and public hearing, and based on its independent judgement, that the following circumstances exist:

1. The Project is consistent with the goals, policies, and standards of the City’s General Plan and all other applicable standards and ordinances of the City.

2. In accordance with the Development Agreement Statute, the City Council finds that the amendment to the Development Agreement:
a. Will not be detrimental to the health, safety, and general welfare of persons residing in the immediate area nor detrimental to the general welfare of the residents of the City as a whole; and
b. Will not adversely affect the orderly development of property or the preservation of property values; and
c. Is consistent with the relevant provisions of Government Code Sections 65864 through 65869.5; and
d. Contains a legal description of the property.

NOW THEREFORE, BE IT RESOLVED, that the City Council of the City of Turlock does hereby determine:

Section 1. This request is not subject to the provisions of the California Environmental Quality Act (CEQA) in accordance with Section 15378(b)(5) [Project] of the CEQA guidelines. This is an organizational or administrative activity involving the request for a time extension for the Development Agreement (DA) between the City of Turlock and JDI Farms, Inc. This action will not result in direct or indirect physical changes in the environment.

Section 2. The City Council of the City of Turlock extends the terms of the Development Agreement between the City of Turlock and JDI Farms, Inc. through June 30, 2026.

Section 3. If any section, subsection, sentence, clause, phrase, or word of this Ordinance is for any reason held by a court of competent jurisdiction to be unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of the Ordinance. The City Council hereby declares that it would have passed this Ordinance and each section, subsection, sentence, clause, phrase, and word thereof,

Ordinance No. 13XX-CS

irrespective of the fact that any one or more sections(s), subsection(s), sentence(s), clause(s), phrase(s), or word(s) be declared invalid.

Section 4. Upon passage of this Ordinance, the City Manager is authorized to execute the amendment to the Development Agreement on behalf of the City. Within ten (10) days of the execution, but no earlier than 30 days after passage of this Ordinance, the City Clerk shall cause the amendment to the Development Agreement to be recorded in the Office of the County Recorder as provided for by Government Code section 65868.5. The amendment to the Development Agreement shall not take effect for thirty (30) days following passage and adoption of this Ordinance.

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: ( )
SIGNED:
____________________________
Amy Bublak, Mayor
ATTEST: APPROVED AS TO FORM:
___________________________ _____________________________ Nichole Fiez, City Clerk, George A. Petrulakis, City Attorney City of Turlock, County of Stanislaus,
State of California

THIRD AMENDMENT TO DEVELOPMENT AGREEMENT BETWEEN THE CITY OF TURLOCK AND JDI FARMS

RECORDING REQUESTED BY

AND WHEN RECORDED MAIL
TO:

City of Turlock
156 S Broadway
Turlock, CA 95380
Attention: City Clerk

SPACE ABOVE THIS LINE FOR RECORDER'S USE
Recording Fee Exempt per Government Code §6103

THIRD AMENDMENT TO DEVELOPMENT AGREEMENT BETWEEN

THE CITY OF TURLOCK AND JDI FARMS
THIS T H I R D A M E N D M E N T T O DEVELOPMENT AGREEMENT (“Third Amendment”) is made and entered into this ___ day of _________ 2025, by and between the City of Turlock, a California municipal corporation (“City”), and JDI FARMS, INC., a California corporation (“Developer” or “JDI Farms”). City and JDI Farms may be referred to herein individually as a “Party” or collectively as the “Parties.” There are no other parties to this Third Amendment.

RECITALS
A. The City and JDI Farms entered into that certain Development Agreement dated October 8, 2019, which permitted JDI Farms to operate cultivation, manufacturer, and distribution cannabis businesses in the City of Turlock (“Development Agreement”).

B. The City and JDI Farms entered into that certain First Amendment to Development Agreement dated August 30, 2024 (“First Amendment”).

C. The City and JDI Farms entered into that certain Second Amendment to Development Agreement dated on or about October 8, 2024 (“Second Amendment”).

D. Under Sections 5-21-105(a), 5-21-107(a), and 5-21-108(a) of the Turlock Municipal Code, cultivation, manufacturing and distribution cannabis businesses are allowed in the City with a development agreement and a conditional use permit.

E. Pursuant to the relevant provisions of the Development Agreement, the Parties wish to enter into this Third Amendment.

NOW, THEREFORE, and based upon the representations herein, the Parties do agree as follows:

THIRD AMENDMENT TO DEVELOPMENT AGREEMENT BETWEEN THE CITY OF TURLOCK AND JDI FARMS

Section 1. Recitals. The above recitals are incorporated by this reference and made a part of this Third Amendment.

Section 2. Effect of Amendment. The sole effect of this Third Amendment is to extend the term of the Agreement through June 30, 2026.

Section 3. Entire Agreement. The Development Agreement, the First Amendment, the Second Amendment together with this Third Amendment, constitute the entire agreement between the Parties.

Section 4. Effective Date of Amendment; Recordation. This Third Amendment shall become effective on the date upon which it is executed by JDI Farms and City, whichever is later (the “Third Amendment Effective Date”). This Third Amendment shall be recorded by the City in the Official Records of the County of Stanislaus within ten (10) days following the Third Amendment Effective Date.

Section 5. Counterparts. This Third Amendment may be executed in several counterparts, each which shall be deemed an original, but which together shall constitute one and the same instrument.

Section 6. Authority. All Parties to this Third Amendment warrant and represent that they have the power and authority to enter into this amendment and the names, titles and capacities herein state on behalf of any entities, persons, states or firms represented or purposed to be represented by such entities, persons, states or firms and that all former requirements necessary or required by state or federal law in order to enter into this Third Amendment have been fully complied with. Further, by entering into this Third Amendment, each Party represents that this Third Amendment has not caused any breach of the terms or conditions of any other contract or agreement to which such Party is obligated.

IN WITNESS WHEREOF, this Third Amendment has been entered into by and between JDI Farms and City as of the Effective Date, as defined above. “CITY”
CITY OF TURLOCK, a
California municipal Corporation
By: ________________________
Susan Borrego
Interim City Manager
Dated: _____________________

THIRD AMENDMENT TO DEVELOPMENT AGREEMENT BETWEEN THE CITY OF TURLOCK AND JDI FARMS

ATTEST:

By: ________________________
Nichole Fiez
City Clerk
APPROVED AS TO FORM:

By: ________________________
George A. Petrulakis
City Attorney
“DEVELOPER”/JDI FARMS”
JDI FARMS, INC., a California
corporation
By: _________________________
Darron Silva
Its: CEO
Dated: ______________________

City Council Staff Report
May 13, 2025
From: Adrienne Werner, Development Services Director
Prepared by: Adrienne Werner, Development Services Director Agendized by: Susan E. Borrego, Interim City Manager

1. ACTION RECOMMENDED:

Ordinance: Introduction and first reading of an Ordinance extending by Amendment, in a form approved by the City Attorney, the Development Agreement between Perfect Union and the City of Turlock for the operation of a cannabis retail dispensary at 2500 N. Golden State Boulevard, Turlock, CA, County of Stanislaus, Assessor’s Parcel Number 088-007- 025 through June 30, 2026

2. DISCUSSION OF ISSUE:

The initial round of approvals for the Development Agreements allowing operation in the City as a cannabis business began to expire in October 2024. As a result, under the City Manager’s authority of the Development Agreement, the City and Perfect Union entered into a First Amendment to the Development Agreement extending the term of the Development Agreement through December 31, 2024.

On September 19, 2024, the Planning Commission recommended the City Council extend the Development Agreement to June 30, 2025 to give staff and the cannabis operators the opportunity to get together to discuss potential amendments to the Development Agreements and Ordinance without interrupting business. The City Council approved the extension of the Development Agreement at their October 8, 2024 meeting.

Staff and the cannabis operators met on February 19, 2025. Points raised during the discussion included fixed monthly fee vs. a percentage-based fee, employee and security personnel work permits, signage, the cost and frequency of annual audits.

The cannabis pilot program has been in place for 5-years. Staff and the cannabis operators recognize there are areas of the ordinance and DAs that need to be revisited and potentially amended. The request to extend the term of the Development Agreements to June 30, 2026 will allow staff and the cannabis operators additional time to meet and work together to potentially amend the DAs and ordinance without an interruption in their businesses.

Perfect Union and the other cannabis operators will be subject to any amendments to the Development Agreements and Ordinance.

Prior to the May 1, 2025 Planning Commission meeting, Perfect Union wrote a letter of support for the time extension and requesting the Planning Commission recommend the City Council approve the time extensions for the Development Agreement. Perfect Union's letter is included as Attachment 3.

3. BASIS OF RECOMMENDATION:

Agenda Staff Report
5/13/2025

1. Development Agreement Section 1.9 requires major amendments to the Development Agreement be approved by the City Council.

2. At the May 1, 2025 Planning Commission meeting the Commission voted 7-0 to recommend the City Council extend the term of the Development Agreement through June 30, 2026.

4. FISCAL IMPACT / BUDGET AMENDMENT:

If City Council does not elect to extend the terms of the Development Agreement with Perfect Union the Development Agreement will terminate. If the agreement is terminated Perfect Union can no longer operate and is no longer obligated to comply with the terms of the agreement including depositing the public benefit amount as specified in the agreement.

5. STAFF RECOMMENDATION:

Recommend approval.

6. CITY MANAGER COMMENTS:

Recommend approval.

7. ENVIRONMENTAL DETERMINATION:

This request is not subject to the provisions of the California Environmental Quality Act (CEQA) in accordance with Section 15378(b)(5) [Project] of the CEQA guidelines. This is an organizational or administrative activity involving the request for a time extension for the Development Agreement (DA) between the City of Turlock and Perfect Union. This action will not result in direct or indirect physical changes in the environment.

8. ALTERNATIVES:

1. City Council could choose not extend the term of the Development Agreement with Perfect Union. If the City Council does not choose to extend the term of the Development Agreement, the Development Agreement will terminate and will eliminate any further obligation by Perfect Union.

9. ATTACHMENTS:

1. Perfect Union DA Extension Ordinance

2. DA Amendment Third Perfect Union CLEAN 2025_04

3. Perfect Union comment letter

BEFORE THE CITY COUNCIL OF THE CITY OF TURLOCK
WHEREAS, on June 11, 2019, the City Council of the City of Turlock (the “City Council”) adopted Ordinance No. 1255-CS to enact cannabis regulations for cannabis businesses pursuant to AUMA and MAUCRSA, by amending the City’s cannabis business regulations and establishing a Cannabis Business Pilot Program (the “Pilot Program”); and WHEREAS, on June 11, 2019, the City adopted Ordinance No. 1255-CS amending the City’s cannabis business regulations and establishing a Cannabis Business Pilot Program (the “Pilot Program”) to regulate the operation of commercial cannabis businesses within the City; and
WHEREAS, the City and Perfect Union entered into a Development Agreement dated September 15, 2020, which permitted Perfect Union to operate a cannabis dispensary at 2500 N. Golden State Boulevard, Turlock, California, County of Stanislaus Assessor’s Parcel Number 088-007-025; and
WHEREAS, on September 24, 2019 the City adopted Ordinance No. 1263-CS approving a Development Agreement by and between the City and Perfect Union to operate a storefront retail dispensary as defined in Turlock Municipal Code Section 5.21 in strict accordance with applicable state and local law, at 2500 N. Golden State Boulevard, Turlock, California, County of Stanislaus Assessor’s Parcel Number 088-007-025 (the “Project”), consistent with the General Plan, as amended; and
WHEREAS, on August 30, 2024 the City and Perfect Union entered into that certain First Amendment to extend the term of the Development Agreement dated September 15, 2020 through December 31, 2024; and
WHEREAS, on October 8, 2024 the City and Perfect Union entered into that certain Second Amendment to extend the term of the Development Agreement dated September 15, 2020 through June 30, 2025; and
WHEREAS, under Section 5-21-103 of the Turlock Municipal Code, any cannabis dispensary business allowed in the City shall obtain a development agreement, a City business license, and conditional use permit; and
}
}
}
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}
}
}
INTRODUCTION AND FIRST READING OF AN ORDINANCE NO. 13XX-CS

ORDINANCE EXTENDING BY AMENDMENT, IN A

FORM APPROVED BY THE CITY ATTORNEY, THE

DEVELOPMENT AGREEMENT BETWEEN PERFECT

UNION AND THE CITY OF TURLOCK FOR THE

OPERATION OF A CANNABIS RETAIL
DISPENSARY AT 2500 N. GOLDEN STATE

BOULEVARD, TURLOCK, CALIFORNIA,
STANISLAUS COUNTY APN 088-007-025 THROUGH
JUNE 30, 2026.

Ordinance No. 13XX-CS

WHEREAS, pursuant to Section 1.9 of the Development Agreement a “Major Amendment” to the Development Agreement shall be approved by the City Council; and WHEREAS, after the public hearing held on May 1, 2025, the Planning Commission recommended the City Council extend the term of the Development Agreement through June 30, 2026.

WHEREAS, the City Council, based on its independent review and analysis of the Planning Commission’s recommendation, oral and written testimony, and the record as a whole, finds, after due study, deliberation, and public hearing, and based on its independent judgement, that the following circumstances exist:

1. The Project is consistent with the goals, policies, and standards of the City’s General Plan and all other applicable standards and ordinances of the City.

2. In accordance with the Development Agreement Statute, the City Council finds that the amendment to the Development Agreement:
a. Will not be detrimental to the health, safety, and general welfare of persons residing in the immediate area nor detrimental to the general welfare of the residents of the City as a whole; and
b. Will not adversely affect the orderly development of property or the preservation of property values; and
c. Is consistent with the relevant provisions of Government Code Sections 65864 through 65869.5; and
d. Contains a legal description of the property.

NOW THEREFORE, BE IT RESOLVED, that the City Council of the City of Turlock does hereby determine:

Section 1. This request is not subject to the provisions of the California Environmental Quality Act (CEQA) in accordance with Section 15378(b)(5) [Project] of the CEQA guidelines. This is an organizational or administrative activity involving the request for a time extension for the Development Agreement (DA) between the City of Turlock and Perfect Union. This action will not result in direct or indirect physical changes in the environment.

Section 2. The City Council of the City of Turlock extends the terms of the Development Agreement between the City of Turlock and Perfect Union through June 30, 2026.

Section 3. If any section, subsection, sentence, clause, phrase, or word of this Ordinance is for any reason held by a court of competent jurisdiction to be unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of the Ordinance. The City Council hereby declares that it would have passed this Ordinance and each section, subsection, sentence, clause, phrase, and word thereof, irrespective of the fact that any one or more sections(s), subsection(s), sentence(s), clause(s), phrase(s), or word(s) be declared invalid.

Ordinance No. 13XX-CS

Section 4. Upon passage of this Ordinance, the City Manager is authorized to execute the amendment to the Development Agreement on behalf of the City. Within ten (10) days of the execution, but no earlier than 30 days after passage of this Ordinance, the City Clerk shall cause the amendment to the Development Agreement to be recorded in the Office of the County Recorder as provided for by Government Code section 65868.5. The amendment to the Development Agreement shall not take effect for thirty (30) days following passage and adoption of this Ordinance.

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: ( )
SIGNED:
____________________________
Amy Bublak, Mayor
ATTEST: APPROVED AS TO FORM:
___________________________ _____________________________ Nichole Fiez, City Clerk, George A. Petrulakis, City Attorney City of Turlock, County of Stanislaus,
State of California

THIRD AMENDMENT TO DEVELOPMENT AGREEMENT BETWEEN THE CITY OF TURLOCK AND PERFECT UNION

RECORDING REQUESTED BY

AND WHEN RECORDED MAIL
TO:

City of Turlock
156 S Broadway
Turlock, CA 95380
Attention: City Clerk
Recording Fee Exempt per Government Code §6103 SPACE ABOVE THIS LINE FOR RECORDER'S USE

THIRD AMENDMENT TO DEVELOPMENT AGREEMENT BETWEEN

THE CITY OF TURLOCK AND PERFECT UNION
THIS T H I R D A M E N D M E N T T O DEVELOPMENT AGREEMENT (“Third Amendment”) is made and entered into this ___ day of _________ 2025, by and between the City of Turlock, a California municipal corporation (“City”), and Perfect Union Turlock LLC, a California limited liability company (“Developer” or “Perfect Union”). City and Perfect Union may be referred to herein individually as a “Party” or collectively as the “Parties.” There are no other parties to this Third Amendment.

RECITALS
A. The City and Perfect Union entered into that certain Development Agreement dated September 15, 2020, which permitted Perfect Union to operate a cannabis dispensary in the City of Turlock (“Development Agreement”).

B. The City and Perfect Union entered into that First Amendment to Development Agreement dated August 30, 2024 (“First Amendment”).

C. The City and Perfect Union entered into that Second Amendment to Development Agreement dated on or about October 8, 2024 (“Second Amendment”).

D. Under Section 5-21-103 of the Turlock Municipal Code, any cannabis dispensary business allowed in the City shall obtain a development agreement, a City business license, and a conditional use permit.

E. Pursuant to the relevant provisions of the Development Agreement, the Parties wish to enter into this Third Agreement.

NOW, THEREFORE, and based upon the representations herein, the Parties do agree as follows:

Section 1. Recitals. The above recitals are incorporated by this reference and made a part of this Third Amendment.

THIRD AMENDMENT TO DEVELOPMENT AGREEMENT BETWEEN THE CITY OF TURLOCK AND PERFECT UNION

Section 2. Effect of Amendment. The sole effect of this Third Amendment is to extend the term of the Agreement through June 30, 2026.

Section 3. Entire Agreement. The Development Agreement, the First Amendment, the Second Amendment together with this Third Amendment, constitute the entire agreement between the Parties.

Section 4. Effective Date of Amendment; Recordation. This Third Amendment shall become effective on the date upon which it is executed by Perfect Union and City, whichever is later (the “Third Amendment Effective Date”). This Third Amendment shall be recorded by the City in the Official Records of the County of Stanislaus within ten (10) days following the Third Amendment Effective Date.

Section 5. Counterparts. This Third Amendment may be executed in several counterparts, each which shall be deemed an original, but which together shall constitute one and the same instrument.

Section 6. Authority. All Parties to this Third Amendment warrant and represent that they have the power and authority to enter into this amendment and the names, titles and capacities herein state on behalf of any entities, persons, states or firms represented or purposed to be represented by such entities, persons, states or firms and that all former requirements necessary or required by state or federal law in order to enter into this Third Amendment have been fully complied with. Further, by entering into this Third Amendment, each Party represents that this Third Amendment has not caused any breach of the terms or conditions of any other contract or agreement to which such Party is obligated.

IN WITNESS WHEREOF, this Third Amendment has been entered into by and between Perfect Union and City as of the Effective Date, as defined above. “CITY”
CITY OF TURLOCK, a
California municipal Corporation
By: ________________________
Susan Borrego
Interim City Manager
Dated: _____________________

THIRD AMENDMENT TO DEVELOPMENT AGREEMENT BETWEEN THE CITY OF TURLOCK AND PERFECT UNION

ATTEST:

By: ________________________
Nichole Fiez
City Clerk
APPROVED AS TO FORM:

By: ________________________
George A. Petrulakis
City Attorney
“DEVELOPER”/”PERFECT UNION”
PERFECT UNION TURLOCK LLC., a
California limited liability company
By: _________________________
Thomas Sheridan
Its: CEO
Dated: ______________________

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:

Adopting a resolution declaring certain real property owned by the City of Turlock located at 570 Jason Drive, Turlock California, Stanislaus County APN 050-036-008, is exempt surplus land, and authorizes the City Manager to take the required actions to comply with the requirements of the Surplus Land Act.

Adopting a resolution declaring certain real property owned by the City of Turlock located at 1827 Shadow Park Drive, Turlock, California, Stanislaus County APN 088-015-057, is exempt surplus land, and authorizes the City Manager to take the required actions to comply with the requirements of the Surplus Land Act.

Adopting a resolution declaring certain real property owned by the City of Turlock located at 2065 Cody Court, Turlock, California, Stanislaus County APN 089-004-012, is exempt surplus land, and authorizes the City Manager to take the required actions to comply with the requirements of the Surplus Land Act.

Adopting a resolution declaring certain real property owned by the City of Turlock located at 573 Birchwood Way, Turlock, California, Stanislaus County APN 043-055-049, is exempt surplus land, and authorizes the City Manager to take the required actions to comply with the requirements of the Surplus Land Act.

Adopting a resolution declaring certain real property owned by the City of Turlock located at 591 Birchwood Way, Turlock, California, Stanislaus County APN 043-055-048, is exempt surplus land, and authorizes the City Manager to take the required actions to comply with the requirements of the Surplus Land Act

2. DISCUSSION OF ISSUE:

Assembly Bill (AB) 1486 and AB 1255 made changes to the Surplus Land Act (SLA) found in Government Code, Title 5, Division 2, Part 1, Chapter 5, Article 8, a state law which governs disposition of city lands. The stated general purpose of the amendments was to promote affordable housing development on unused or undeveloped public land throughout the state to respond to the existing affordable housing crisis. The amendments strengthened reporting and enforcement provisions of the SLA and have changed the process a local agency must go through prior to disposing of property owned by the local agency.

The Surplus Land Act, Government Code Sections 54220-54233 (“Act”), provides that land shall be declared either “surplus land” or “exempt surplus land” before the City may dispose of it consistent with the City’s policies and procedures. Under the Act, surplus land is land owned in fee simple by the City for which the City Council takes formal action in a regular

Agenda Staff Report
5/13/2025
public meeting declaring the land is surplus and not necessary for the City’s use. Under the Act, land is necessary for the City’s use if the land is being used, or is planned to be used pursuant to a written plan adopted by the City Council, for City work or operations.

Land may be determined to be exempt surplus land if it meets one of the exemptions in the Act.

The City owns five (5) properties purchased with the intent to rehabilitate the housing units up to housing quality standards, if needed, and transfer the properties to non-profit agencies to provide and sustain affordable housing units within the City of Turlock or sell to income eligible first-time homebuyers. Details about the specifics of each property are provided below.

The action before Council tonight is a necessary step prior to moving forward with the disposition of these properties. This action does not authorize how the properties will be disposed of. A separate item will be brought back to Council for these matters.

Property can be determined to be “exempt surplus land” in accordance with Government Code Section 54221(f)(1)(B) if the property is less than one-half acre or 21,780 square feet in size and is not contiguous to land owned by a state or local agency that is used for openspace or low-and moderate-income housing purposes. The following three (3) properties meet this criteria.

570 Jason Drive
The property located at 570 Jason Drive, Turlock, CA is a single-family home with four (4) bedrooms and two and a half (2.5) bathrooms. It was acquired using Community Development Block Grant (CDBG) funds in 2023 and is currently vacant. No rehabilitation is required for this property. At a later date, a recommendation regarding the property’s disposition will be presented to Council for guidance. This property is approximately 2,600 square feet in size and is not adjacent to land owned by a state or local agency that is used for low- and moderate-income housing.
1827 Shadow Park Drive
The property located at 1827 Shadow Park Way, Turlock, CA is a single-family home with three (3) bedrooms and two (2) bathrooms. It was acquired using CDBG and HOME Investment Partnerships Program (HOME) funds in 2023 and is currently vacant. The property is scheduled for rehabilitation using Permanent Local Housing Allocation (PLHA) funds within the next 3-6 months and a recommendation regarding its disposition will be presented to Council for guidance at a later date. This property is approximately 6,050 square feet in size and is not adjacent to land owned by a state or local agency that is used for low- and moderate-income housing.
2065 Cody Court
The property located at 2065 Cody Court, Turlock, CA is a single-family home with three (3) bedrooms and two (2) bathrooms. It was acquired using CDBG funds in 2023 and is currently vacant. The property is scheduled for rehabilitation using PLHA funds within the next 3-6 months and a recommendation regarding its disposition will be presented to