Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 20 AP-35 PROJECTS
IntroducƟon
As shown in the previous sec Ɵon, AP-20 Annual Goals and Objec Ɵves, the Stanislaus HOME Consor Ɵum have idenƟfied goals to address housing and community development needs that both enƟƟes will work towards achieving in Fiscal Year 2026-2027. Below are the proposed projects to be funded with FY 2026-2027 federal funding from the CDBG, ESG, and HOME programs.
The project lis Ɵng below includes the proposed CDBG projects and administra Ɵon for the Stanislaus Urban County members according to their respecƟve allocaƟon.
The proposed HOME programs in clude the County’s administraƟon of the program and housing programs that will be made available to Stanislaus HOME Consor Ɵum members. Annually, HOME alloca Ɵons are distributed amount the ConsorƟum members and Consor Ɵum members are given six months from the beginning of each fiscal year to propose projects using their HOME allocaƟon. If no feasible project is proposed and approved by the County, the HOME funds will return to the County for reallocaƟon to an approved project through a compeƟƟve process such as a RFP process.
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Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 21 Stanislaus Urban County
# Project Name
1. Stanislaus County - CDBG Program Administra Ɵon FY 26-27 (CDBG)
2. Stanislaus County - West Modesto Sewer Infrastructure Project FY 26-27 (CDBG)
3. Stanislaus County – Project Sen Ɵnel, Inc.,- Housing Services FY 26-27 (CDBG)
4. City of Ceres - CDBG Project AcƟvity Delivery FY 26-27 (CDBG)
5. City of Ceres - Morrow Village ADA Improv ements Phase 3 (4 Phases) FY 26-27 (CDBG)
6. City of Hughson - CDBG Project AcƟvity Delivery FY 26-27 (CDBG)
7. City of Hughson – 7 th Street Sidewalk Improvement Project FY 26-27 (CDBG)
8. City of Newman - CDBG Project AcƟvity Delivery FY 26-27 (CDBG)
9. City of Newman – Ste ffensen-Sunshine Park Area Improvements Project FY 26-27 (CDBG)
10. City of Oakdale - CDBG Project AcƟvity Delivery FY 26-27 (CDBG)
11. City of Oakdale – North Fi Ōh Avenue Improvements Project FY 26-27 (CDBG)
12. City of Oakdale – South Sixth Avenue Improvements Project FY 26-27 (CDBG)
13. City of PaƩerson - CDBG Project AcƟvity Delivery FY 26-27 (CDBG)
14. City of PaƩerson – Apricot Estates Improvements Project FY 2627 (CDBG)
15. City of PaƩerson – E Street & 9th Street Water Improvements Project FY 26-27 (CDBG)
16. City of Riverbank - CDBG Project AcƟvity Delivery FY 26-27 (CDBG)
17. City of Riverbank – Texas Avenue Sewer Improvements Project FY 26-27 (CDBG)
18. City of Riverbank – Pioneer Park Improvements Project FY 26-27 (CDBG)
19. City of Riverbank – 7th Street Water Line InstallaƟon Project FY 26-27 (CDBG)
20. City of Waterford - CDBG Project AcƟvity Delivery FY 26-27 (CDBG)
21. City of Waterford – North Pasadena Avenue Improvement Project FY 26-27 (CDBG)
22. We Care Program – Turlock- Shelter Substance Abuse Counseling- Treatment Program FY 26-27 (CDBG-PSG)
23. Court Appointed Special Advocates (CASA)- Direct Services Project FY 26-27 (CDBG-PSG)
24. Children’s Crisis Center- Guardian Children’s Trauma and Behavioral Recovery Shelter FY 26-27 (CDBG-PSG)
25. Children’s Crisis Center- Marsha’s & Verda’s House Trauma and behavioral Recovery Shelters FY 26-27 (CDBG-PSG)
26. Healthy AlternaƟves to Violent Environments (HAVEN) – Legal Program FY 26-27 (CDBG-PSG)
27. Center for Human Services – Housing First- NavigaƟon and Stability Program FY 26-27 (CDBG-PSG)
28. Stanislaus County – Emergency SoluƟons Grants (ESG) Program FY 26-27 Stanislaus HOME ConsorƟum
# Project Name
1. Stanislaus County - HOME Program Administra Ɵon FY 26-27 (HOME)
2. Stanislaus County – Community Housing Development OrganizaƟon (CHDO) FY 26-27 (HOME)
3. Stanislaus County – Consor Ɵum Affordable Housing Program FY 26-27 (HOME)
4. Stanislaus County – Housing RehabilitaƟon Program FY 26-27 (HOME)
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 22 Describe the reasons for allocaƟon prioriƟes and any obstacles to addressing underserved needs:
The following are three specific HUD goals for the CDBG program:
• Provide decent housing;
• Provide a suitable living environment; and
• Expand economic opportunities.
HOME funds may be used for a variety of affordable housing acƟviƟes that generally fall into the four categories:
• Rehabilitation of owner-occupied housing;
• Assistance to homebuyers;
• Acquisition, rehabilitation, or construction of rental housing; and • Tenant-based rental assistance.
The 2025-2029 Consolidated Plan identifies the following priority needs for the Stanislaus HOME Consortium:
• Public infrastructure and facility improvements;
• Affordable housing;
• Community and economic development;
• Public services;
• Homeless services; and
• Community emergency responses.
These priority needs take into accoun t the Consolidated Plan Needs Assessment and Market Analysis data and are reflected in the projects identified below.
Obstacles in addressing underserved needs are:
• A lack of available funds and resources; and
• The constraints and restrictions of the funding programs requirements.
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Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 23 AP-38 PROJECT SUMMARY
Stanislaus Urban County
1. Stanislaus County - CDBG Program Administra Ɵon FY 26-27 (CDBG)
Target Area(s): Ceres, Hughson, Newman, Oakdale, Pa Ʃerson, Riverbank, Waterford, and Unincorporated Stanislaus County
Goals Supported: Improve Public Infrastructure and Facili Ɵes Provide and Ensure Access to EssenƟal Public Services
Work to Address, Prevent and MiƟgate Homelessness
Support Affordable Housing and Promote Accessible Housing OpƟons AdministraƟon
Needs Addressed: Public Infrastructure and Facility Improvement A ffordable Housing
Community and Economic Development
Public Services
Homeless Services
Funding: CDBG - $400,600
Description: Stanislaus County will provide ma nagement and administration services to the Stanislaus Urban County an d Stanislaus HOME Consortium member Cities. The funds will cover the costs of staff, publications, public notices, and other eligible costs directly related to the CDBG program.
These funds will also cover administration costs incurred from managing the ESG and HOME program (costs incurred in excess of ESG and HOME administration funds).
National Objective: N/A
Matrix Code: 21A
Target Date: 6/30/2027
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• N/A
LocaƟon DescripƟon: 1010 10
th Street, Suite 3400, Modesto, CA 95354
Planned AcƟviƟes: Administra Ɵon of CDBG, ESG and HOME programs, and projects for FY 26-27
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2. Stanislaus County - West Modesto Se wer Infrastructure Project FY 26-27 (CDBG)
Target Area(s): Unincorporated Stanislaus County
Goals Supported: Improve Public Infrastructure and FaciliƟes
Needs Addressed: Public Infrastructure Improvement
Funding: CDBG - $389,803.53
Description: This project will install sanitary se wer mains and laterals in three separate unincorporated neighborhoods within West Modesto in Stanislaus County. It is estimated that the project will include the installation of up to 80,000 linear feet of gravity mains and approximately 1,004 new house laterals in the Spencer/Marshall ( 144 services), Beverly/Waverly (527 services), and Rouse/Colorado ( 333 services) neighborhoods. The Spencer/Marshall neighborhood is located approximately 0.3 miles west of Highway 99 and is accessible from State Route 132 and Spencer Avenue. The Beverly/Waverly neighborhood is located approximately
0.9 miles west of Highway 99 and is accessible from Paradise Road. The Rouse/Colorado neighborhood is located approximately 0.6 miles west of Highway 99 and is accessible from Tuolumne Boulevard and Roselawn Avenue. The project may include target areas for sidewalks pending available funding and environmental review.
The targeted neighborhoods are disadvantaged communities located in West Modesto with predominantly residential parcels that currently rely on septic tanks for the treatment of sewage. The project is proposed in response to health and safety conc erns associated with failing septic systems which could lead to the degradation of groundwater quality. The complete project will allow property owners to abandon their existing septic tanks and connect to the public sewer system. The new sewer infrastructure will connect into the City of Modesto’s existing public sewer system. Upon completion of the project, infrastructure ownership will be transferred to the City of Modesto for operation and maintenance.
National Objective: Low/Moderate Area Benefit (LMA)
Matrix Code: 03K
Presumed Benefit: No
Objective: Address the need for infrastructure improvements in the low-income residential area of unincorporated West Modesto.
Performance Outcomes:
• Number of households with access to infrastructure: 1,004
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 25 • Number of residents impacted by infrastructure: 3,000 Target Date: 6/30/2030
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• 1,004 Households
• 3,000 Individuals
LocaƟon DescripƟon: 1010 10
th Street, Suite 3400, Modesto, CA 95354
Planned AcƟviƟes: FY 26-27 Ac ƟviƟes include design, engineering, and construcƟon of sewer infrastructure and related infrastructure improvements to the West Modesto Neighborhoods of:
• Spencer/Marshall - Proposed boundary area includes Maze Boulevard, Spencer Avenue, California Avenue, Briggs Ditch, and Spruce Street (3 Activities/Phases).
• Beverly/Waverly - Proposed boundary area includes Chicago Avenue, Ellen Avenue, Paradise Road, Ritsch Lane, Wade Avenue, and Ohio Avenue (2 Activities/Phases).
• Rouse/Colorado - Proposed bounda ry area includes between Sutter and Sunset Avenues, south of South Avenue, and north of Garden Avenue (2 Activities/Phases).
3. Project Sen Ɵnel Inc., - Housing Services FY 26-27 (CDBG)
Target Area(s): Ceres, Hughson, Newman, Oakdale, Pa Ʃerson, Riverbank, Waterford, and Unincorporated Stanislaus County
Goals Supported: Provide and Ensure Access to Essen Ɵal Public Services
Needs Addressed: A ffordable Housing
Funding: CDBG - $25,000
Description: Services include outreach, education, counseling, and the intake and processing of housing discrimination complaints.
Outreach and education efforts will focus on increasing awareness of fair housing rights and responsibilities, with targeted efforts toward populations that may be more vulnerable to housing discrimination, including veterans, immigrants, vict ims of domestic violence, persons with disabilities, and families with children.
Program activities include community presentations, trainings, and one- on-one consultations. Multilingual educational materials, including
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 26 Spanish and select Asian languages, will be distributed to improve access to information for diverse populations.
Through these efforts, community members and service providers will gain a better understanding of fair housing laws and how to identify potential violations. Individuals who experience housing discrimination will be supported in pursuing complaints, and when appropriate, cases will be referred for further investigation and enforcement. Education will also be provided to housing provid ers to promote compliance with fair housing requirements.
National Objective: N/A
Matrix Code: 21D
Presumed Benefit: No
Objective: Address the need to assist resident s with housing issues and to provide housing counseling.
Target Date: 6/30/2027
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• Number of Households: 5
• Number of Individuals: 12
LocaƟon DescripƟon: 1231 8
th Street, Suite #425, Modesto, CA 95354
Planned AcƟviƟes: Project Sen Ɵnel will carry out housing couns eling and housing services.
Funds will be used to provide housing informa Ɵon, housing counseling and tenant/landlord media Ɵon services to residents of the Stanislaus Urban County.
4. City of Ceres-CDBG Project Ac Ɵvity Delivery FY 26-27 (CDBG)
Target Area(s): Ceres
Goals Supported: Improve Public Infrastructure and Facilities Provide and Ensure Access to EssenƟal Public Services
AdministraƟon
Needs Addressed: Public Infrastructure Improvement
Affordable Housing
Economic Development
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 27 Public Services
Homeless Services
Funding: CDBG - $5,000
Description: This expenditure includes costs directly associated with implementing and managing CDBG projects.
National Objective: N/A
Matrix Code: 21A
Target Date: 6/30/2027
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• N/A
LocaƟon DescripƟon: 2720 2
nd Street, Ceres, CA 95307
Planned AcƟviƟes: Project ac Ɵvity delivery costs related to CDBG projects for the City of Ceres in FY 26-27.
5. City of Ceres-Morrow Village ADA Impr ovements Phase 3 (4 Phases) FY 26-27 (CDBG)
Target Area(s): Ceres
Goals Supported: Improve Public Infrastructure and Facili Ɵes
Needs Addressed: Public Infrastructure Improvement
Funding: CDBG - $255,115.18
Description: The project has four phases and will provide sidewalk, installation of curb and gutter on Morrow Avenue. The project is located in the City of Ceres, on Eloise Avenue from Garrison Street to Joy Avenue, in the Morrow Village Subdivision. Project will be phased out and costs include design, engineering, and construction.
National Objective: Low/Moderate Area Benefit (LMA)
Matrix Code: 03L
Presumed Benefit: No
Objective: Address the need for infrastructure improvements in the low-income residential area of Ceres.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 28
Performance Outcomes:
• Number of households with access to infrastructure improvements: 70 • Number of residents impacted by infrastructure improvement: 250 Target Date: 6/30/2030
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• 70 Households
• 210 Individuals
LocaƟon DescripƟon: 2720 2
nd Street, Ceres, CA 95307
Planned AcƟviƟes: Infrastructure Improvements
6. City of Hughson-CDBG Project Ac Ɵvity Delivery FY 26-27 (CDBG)
Target Area(s): Hughson
Goals Supported: Improve Public Infrastructure and Facilities Provide and Ensure Access to EssenƟal Public Services
AdministraƟon
Needs Addressed: Public Infrastructure Improvement
Affordable Housing
Economic Development
Homeless Services
Funding: CDBG - $5,000
Description: This expenditure includes costs directly associated with implementing and managing CDBG projects.
National Objective: N/A
Matrix Code: 21A
Target Date: 6/30/2027
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• N/A
LocaƟon DescripƟon: 7018 Pine Street, Hughson, CA 95326
Planned AcƟviƟes: Project ac Ɵvity delivery costs related to CDBG projects for the City of Hughson in FY 26-27.
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7. City of Hughson- 7 th Street Sidewalk Improvement Project FY 26-27 (CDBG)
Target Area(s): Hughson
Goals Supported: Improve Public Infrastructure and Facili Ɵes
Needs Addressed: Public Infrastructure Improvement
Funding: CDBG - $108,331.69
Description: The project includes the installation of curb, gutter, sidewalk infill, and ADA improvements. The project is part of a multi-year effort to complete sidewalk projects to improve connectivity, mobility, and access for pedestrians. The project area is located on 7th Street along the west side of the road, south of the Whitmore intersection. This project will connect existing subdivision improvements to the south with the existing accessible paths along Whitmore Avenue and provide safe paths for students at the nearby elementary school and high school. The project will be phased out and costs include design, engineering, and construction.
National Objective: Low/Moderate Area Benefit (LMA)
Matrix Code: 03M
Presumed Benefit: No
Objective: Address the need for infrastructure improvements in the low-income residential area of Hughson.
Performance Outcomes:
• Number of households with access to infrastructure improvements: 50 • Number of residents impacted by infrastructure improvement: 100
Target Date: 6/30/2030
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• 100 Individuals
• 50 Households
LocaƟon DescripƟon: 7018 Pine Street, Hughson, CA 95326
Planned AcƟviƟes: Infrastructure Improvements
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8. City of Newman-CDBG Project Ac Ɵvity Delivery FY 26-27 (CDBG)
Target Area(s): Newman
Goals Supported: Improve Public Infrastructure and Facilities Provide and Ensure Access to EssenƟal Public Services
AdministraƟon
Needs Addressed: Public Infrastructure Improvement
Affordable Housing
Economic Development
Public Services
Homeless Services
Funding: CDBG - $5,000
Description: This expenditure includes costs directly associated with implementing and managing CDBG projects.
National Objective: N/A
Matrix Code: 21A
Target Date: 6/30/2027
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• N/A
LocaƟon DescripƟon: 1162 Main Street, Newman, CA 95360
Planned AcƟviƟes: Project ac Ɵvity delivery costs related to CDBG projects for the City of Newman in FY 26-27.
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9. City of Newman – Ste ffensen-Sunshine Park Area Improvements FY 26-27 (CDBG)
Target Area(s): Newman
Goals Supported: Improve Public Infrastructure and Facili Ɵes
Needs Addressed: Public Infrastructure Improvement
Funding: CDBG - $124,001.66
DescripƟon: This project is to improve sidewalks, curbs, lights and make ADA improvements within the residen Ɵal area surrounding the community park. The project will be phased out and costs include design, engineering, and construcƟon.
National Objective: Low/Moderate Area Benefit (LMA)
Matrix Code: 03M
Presumed Benefit: No
Objective: Address the need for infrastructure improvements in the low-income residential area of Newman.
Performance Outcomes:
• Number of households with access to infrastructure improvements: 200 • Number of residents impacted by infrastructure improvement: 510
Target Date: 6/30/2030
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• 510 Individuals
• 200 Households
LocaƟon DescripƟon: 1162 Main Street, Newman, CA 95360
Planned AcƟviƟes: Infrastructure Improvements
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10. City of Oakdale – CDBG Project Ac Ɵvity Delivery FY 26-27 (CDBG)
Target Area(s): Oakdale
Goals Supported: Improve Public Infrastructure and Facili Ɵes Provide and Ensure Access to EssenƟal Public Services
AdministraƟon
Needs Addressed: Public Infrastructure Improvement
Affordable Housing
Economic Development
Public Services
Homeless Services
Funding: CDBG - $5,000
DescripƟon: This expenditure includes costs directly associated with implemen Ɵng and managing CDBG projects.
NaƟonal ObjecƟve: N/A
Matrix Code: 21A
Target Date: 6/30/2027
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• N/A
LocaƟon DescripƟon: 280 N. 3
rd Avenue, Oakdale, CA 95361
Planned AcƟviƟes: Project ac Ɵvity delivery costs related to CDBG projects for the City of Oakdale in FY 26-27.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 33
11. City of Oakdale – North Fi Ōh Avenue Improvements Project FY 26-27 (CDBG)
Target Area(s): Oakdale
Goals Supported: Improve Public Infrastructure and Facili Ɵes
Needs Addressed: Public Infrastructure Improvement
Funding: CDBG – $81,254.44
DescripƟon: The project includes the repair/replacement of sewer and water lines, re- pavement of sidewalk, and infill/re placement of hand icamp ramps, and update striping as needed. The project will be completed in phases and will include engineering, design, and construction costs.
NaƟonal ObjecƟve: Low/Moderate Area Benefit (LMA)
Matrix Code: 03L
Presumed Benefit: No
NaƟonal ObjecƟve: Address the need for infrastructure improvements in the low-income residenƟal area of Oakdale.
Performance Outcomes:
• Number of households with access to infrastructure improvements: 50 • Number of residents impacted by infrastructure improvement: 150
Target Date: 6/30/2030
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• 150 Individuals
• 50 Households
LocaƟon DescripƟon: 280 N. 3
rd Street, Oakdale, CA 95361
Planned AcƟviƟes: Infrastructure Improvements
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12. City of Oakdale – South Sixth Avenue Improvements Project FY 26-27 (CDBG)
Target Area(s): Oakdale
Goals Supported: Improve Public Infrastructure and Facili Ɵes
Needs Addressed: Public Infrastructure Improvement
Funding: CDBG – $81,254.45
DescripƟon: The project includes the repair/replacement of sewer and water lines, re- pavement of sidewalk, and infill/re placement of hand icamp ramps, and update striping as needed. The project will be completed in phases and will include engineering, design, and construction costs.
NaƟonal ObjecƟve: Low/Moderate Area Benefit (LMA)
Matrix Code: 03L
Presumed Benefit: No
NaƟonal ObjecƟve: Address the need for infrastructure improvements in the low-income residenƟal area of Oakdale.
Performance Outcomes:
• Number of households with access to infrastructure improvements: 50 • Number of residents impacted by infrastructure improvement: 150
Target Date: 6/30/2030
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• 150 Individuals
• 50 Households
LocaƟon DescripƟon: 280 N. 3
rd Street, Oakdale, CA 95361
Planned AcƟviƟes: Infrastructure Improvements
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13. City of Pa Ʃerson – CDBG Project AcƟvity Delivery FY 26-27 (CDBG)
Target Area(s): PaƩerson
Goals Supported: Improve Public Infrastructure and Facili Ɵes Provide and Ensure Access to EssenƟal Public Services
AdministraƟon
Needs Addressed: Public Infrastructure Improvement
Affordable Housing
Economic Development
Public Services
Homeless Services
Funding: CDBG - $5,000
DescripƟon: This expenditure includes costs directly associated with implemen Ɵng and managing CDBG projects.
NaƟonal ObjecƟve: N/A
Matrix Code: 21A
Target Date: 6/30/2027
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• N/A
LocaƟon DescripƟon: 1 Plaza, Pa Ʃerson, CA 95363
Planned AcƟviƟes: Project ac Ɵvity delivery costs related to CDBG projects for the City of PaƩerson in FY 26-27.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 36
14. City of Pa Ʃerson – Apricot Estates Improvements Project FY 26-27 (CDBG)
Target Area(s): PaƩerson
Goals Supported: Improve Public Infrastructure and Facili Ɵes
Needs Addressed: Public Infrastructure Improvement
Funding: CDBG - $100,000
DescripƟon: This project includes the installa Ɵon of curb, gu Ʃer, sidewalk, the installaƟon of streetlights and installa Ɵon of 33 ADA compliant curb ramps. The project will be mul Ɵ-phased, and costs include design, engineering, and construcƟon.
NaƟonal ObjecƟve: Low/Moderate Area Benefit (LMA)
Matrix Code: 03M
Presumed Benefit: No
ObjecƟve: Address the need for infrastructure improvements in the low-income residenƟal area of PaƩerson.
Performance Outcomes:
• Number of households with access to infrastructure improvements: 140 • Number of residents impacted by infrastructure improvements: 420
Target Date: 6/30/2030
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• 420 Individuals
• 140 Households
LocaƟon DescripƟon: 1 Plaza, Pa Ʃerson, CA 95363
Planned AcƟviƟes:
Infrastructure Improvements
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15. City of Pa Ʃerson – E Street and 9th Street Project FY 26-27 (CDBG)
Target Area(s): PaƩerson
Goals Supported: Improve Public Infrastructure and Facili Ɵes
Needs Addressed: Public Infrastructure Improvement
Funding: CDBG - $71,874.65
DescripƟon: The project consists of the design and replacement of waterlines and water service lines to numerous properties in the E Street neighborhood.
The project includes the replacement of an estimated 17,750 linear feet of existing water pipes of various sizes, and the installation of an estimated 1,000 feet of new water pipes in various sizes. The 9th Street portion of the project includes the re construction of 9th Street between Las Palmas and Sperry Avenues. Four existing ADA ramps and two driveways will be removed and replaced to meet ADA standards. The project will be mul Ɵ-phased and costs include design, engineering, and construcƟon.
NaƟonal ObjecƟve: Low/Moderate Area Benefit (LMA)
Matrix Code: 03K
Presumed Benefit: No
ObjecƟve: Address the need for infrastructure improvements in the low-income residenƟal area of PaƩerson.
Performance Outcomes:
• Number of households with access to infrastructure improvements: 80 • Number of residents impacted by infrastructure improvements: 280
Target Date: 6/30/2030
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• 280 Individuals
• 80 Households
LocaƟon DescripƟon: 1 Plaza, Pa Ʃerson, CA 95363
Planned AcƟviƟes: Infrastructure Improvements
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16. City of Riverbank – CDBG Project Ac Ɵvity Delivery FY 26-27 (CDBG)
Target Area(s): Riverbank
Goals Supported: Improve Public Infrastructure and Facili Ɵes Provide and Ensure Access to EssenƟal Public Services
AdministraƟon
Needs Addressed: Public Infrastructure Improvement
Affordable Housing
Economic Development
Public Services
Homeless Services
Funding: CDBG - $5,000
DescripƟon: This expenditure includes costs directly associated with implemen Ɵng and managing CDBG projects.
NaƟonal ObjecƟve: N/A
Matrix Code: 21A
Target Date: 6/30/2027
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• N/A
LocaƟon DescripƟon: 6707 3
rd Street, Riverbank, CA 95367
Planned AcƟviƟes: Project ac Ɵvity delivery costs related to CDBG projects for the City of Riverbank in FY 26-27.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 39
17. City of Riverbank – Texas Avenue Se wer Improvements Project FY 26-27 (CDBG)
Target Area(s): Riverbank
Goals Supported: Improve Public Infrastructure and Facili Ɵes
Needs Addressed: Public Infrastructure Improvement
Funding: CDBG – $50,000.00
DescripƟon: The project consists of the replacement of sewer infrastructure within 20 feet alleys and a 50-foot street at the following loca Ɵons: on Texas Ave., between Kansas Ave alley from 8
th Street to Chief Tucker Avenue; and on
Texas Ave between Terminal Avenue to 8th Street. The project consists of approximately 1,925 linear feet of sewer line replacement, all six-inch sewer lines will be removed and replaced with eight-inch sewer line, including reconnecƟon of approximately 53 sewer laterals. This is a mulƟ- year project that will be phased based on funding availability and will include design, engineering, and construcƟon costs.
NaƟonal ObjecƟve: Low/Moderate Area Benefit (LMA)
Matrix Code: 03K
Presumed Benefit: No
ObjecƟve: Improve health and safety issues for residents in conformance with the City of Riverbank adopted General Plan.
Performance Outcomes:
• Number of households with access to infrastructure improvements: 35 • Number of residents impacted by infrastructure improvement: 105
Target Date: 9/30/2028
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• 1,838 Individuals
• 525 Households
LocaƟon DescripƟon: 6707 3
rd Street, Riverbank, CA 95367
Planned AcƟviƟes: Infrastructure Improvements
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18. City of Riverbank – Pioneer Park Improvements Project FY 26-27 (CDBG)
Target Area(s): Riverbank
Goals Supported: Improve Public Infrastructure and Facili Ɵes
Needs Addressed: Public Infrastructure Improvement
Funding: CDBG – $72,663.12
DescripƟon: ADA accessibility improvements to Pioneer Park located at the corner of 1 st and High Street. Project will in clude ADA enhancements to ensure accessibility by the disabled community to areas such as the playground, restrooms, and the Scouts Hall Event Center. This is a multi-year project that will be phased based on funding availability and will include design, engineering, and construction costs.
NaƟonal ObjecƟve: Low/Moderate Area Benefit (LMA)
Matrix Code: 03E
Presumed Benefit: No
ObjecƟve: Improve health and safety issues for residents in conformance with the City of Riverbank adopted General Plan.
Performance Outcomes:
• Number of households with access to infrastructure improvements: 65 • Number of residents impacted by infrastructure improvement: 225
Target Date: 6/30/2030
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• 225 Individuals
• 65 Households
LocaƟon DescripƟon: 6707 3
rd Street, Riverbank, CA 95367
Planned AcƟviƟes: Infrastructure Improvements
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 41
19. City of Riverbank – 7 th Street Waterline InstallaƟon Project FY 26-27 (CDBG)
Target Area(s): Riverbank
Goals Supported: Improve Public Infrastructure and Facili Ɵes
Needs Addressed: Public Infrastructure Improvement
Funding: CDBG – $50,000
DescripƟon: The project will include the installa Ɵon of approximately 350 linear feet of an eight-inch water line and the connec Ɵon of water services/sewer laterals. The project is located from Nevada Street to Arizona Street. This is a mul Ɵ-year project that will be phased based on funding availability and will include design, engineering, and construcƟon costs.
NaƟonal ObjecƟve: Low/Moderate Area Benefit (LMA)
Matrix Code: 03J
Presumed Benefit: No
ObjecƟve: Improve health and safety issues for residents in conformance with the City of Riverbank adopted General Plan.
Performance Outcomes:
• Number of households with access to infrastructure improvements: 20 • Number of residents impacted by infrastructure improvement: 75
Target Date: 6/30/2030
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• 75 Individuals
• 20 Households
LocaƟon DescripƟon: 6707 3
rd Street, Riverbank, CA 95367
Planned AcƟviƟes: Infrastructure Improvements
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 42
20. City of Waterford – CDBG Project Ac Ɵvity Delivery FY 26-27 (CDBG)
Target Area(s): Waterford
Goals Supported: Improve Public Infrastructure and Facili Ɵes Provide and Ensure Access to EssenƟal Public Services
AdministraƟon
Needs Addressed: Public Infrastructure Improvement
Affordable Housing
Economic Development
Public Services
Homeless Services
Funding: CDBG - $5,000
DescripƟon: This expenditure includes costs directly associated with implemen Ɵng and managing CDBG projects.
NaƟonal ObjecƟve: N/A
Matrix Code: 21A
Target Date: 6/30/2027
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• N/A
LocaƟon DescripƟon: 101 E Street, Waterford, CA 95386
Planned AcƟviƟes: Project ac Ɵvity delivery costs related to CDBG projects for the City of Waterford in FY 26-27.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 43
21. City of Waterford – North Pasadena Avenue Improvement Project FY 26-27 (CDBG)
Target Area(s): Waterford
Goals Supported: Improve Public Infrastructure and Facili Ɵes
Needs Addressed: Public Infrastructure Improvement
Funding: CDBG - $112,565.28
DescripƟon: The project includes frontage improvements, curb, gu Ʃer, and ADA ramps along North Pasadena from Yosemite Boulevard (State Route 132) to Pecan Avenue. The project costs include design, engineering and construcƟon.
NaƟonal ObjecƟve: Low/Moderate Area Benefit (LMA)
Matrix Code: 03L
Presumed Benefit: No
ObjecƟve: Address the need for infrastructure improvements in the low-income residenƟal area of Waterford.
Performance Outcomes:
• Number of households with access to infrastructure improvements: 30 • Number of residents impacted by infrastructure improvement: 90
Target Date: 6/30/2027
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• 90 Individuals
• 30 Households
LocaƟon DescripƟon: 101 E Street, Waterford, CA 95386
Planned AcƟviƟes: Infrastructure Improvements
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 44
22. We Care Program – Turlock- Shelter Substance Abuse Counseling- Treatment Program FY 26-27 (CDBG-PSG)
Target Area(s): Ceres, Hughson, Newman, Oakdale, Pa Ʃerson, Riverbank, Turlock, Waterford, and Unincorporated Stanislaus County
Goals Supported: Provide and Ensure Access to Essen Ɵal Public Services Work to Address, Prevent and MiƟgate Homelessness
Needs Addressed: Public Services
Funding: CDBG-PSG - $172,000
DescripƟon: The We Care Program provides emergency shelter and supportive services to adult men experiencing homelessness in southern Stanislaus County. CDBG funding will support on-site substance use counseling and treatment services for shelter resident s. These services are designed to address the connection between homelessness and substance use and to help participants move toward stability and housing.
Services will include individual assessments, one-on-one counseling, recovery planning, relapse prevention support, and referrals to detoxification, residential treatment, outpatient programs, and medication-assisted treatment. Participants will also receive overdose prevention education and referrals to mental health and medical services as needed.
These services are provided in coordination with existing shelter supports, including case management, housing navigation, employment assistance, and connection to public benefits. The goal of this program is to increase participant engagement in recovery services, improve health and stability, and support individuals in transitioning to permanent housing.
Program success will be measured by the number of participants receiving services, engagement in counseling, referrals to treatment programs, and progress toward recovery and housing stability.
NaƟonal ObjecƟve: Limited Clientele (LMC)
Matrix Code: 05J
Presumed Benefit: No
ObjecƟve: Address the needs of the homeless with a substance abuse and treatment program, counseling and shelter services.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 45 Performance Outcomes:
• Number of homeless people that will receive services: 150 • Number of homeless people that will receive shelter: 150
Target Date: 6/30/2027
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• 300 Individuals
• 300 Households
LocaƟon DescripƟon: 219 S. Broadway, Turlock, CA 95380
Planned AcƟviƟes: Counseling, case management, shelter opera Ɵons and services
23. Court Appointed Special Advocates (CASA)- Direct Services Project FY 26-27 (CDBG-PSG)
Target Area(s): Ceres, Hughson, Newman, Oakdale, Pa Ʃerson, Riverbank, Waterford, and Unincorporated Stanislaus County
Goals Supported: Provide and Ensure Access to Essen Ɵal Public Services
Needs Addressed: Public Services
Funding: CDBG-PSG - $35,000
DescripƟon: Court Appointed Special Advocates (C ASA) of Stanislaus County provides advocacy services to children involved in the foster care system. Trained volunteers are appointed by the Juveni le Court to advocate for the best interests of children and youth, ensuring their needs are addressed and their voices are heard throughout the court process.
CASA volunteers conduct independent assessments, maintain regular contact with children, and collaborate with social workers, caregivers, and service providers to help ensure children receive appropriate services and support. Volunteers also help children understand the court process and advocate for safe and stable living arrangements.
CDBG funding will support staff responsible for recruiting, training, and supervising volunteer advocates, allowing CASA to serve additional children in foster care. The program aims to increase the number of
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 46 children receiving advocacy services and improve outcomes related to safety, stability, and well-being.
Program success will be measured by the number of children served, number of volunteers recruited and trained, and progress toward improved stability and support for participating children.
NaƟonal ObjecƟve: Limited Clientele (LMC)
Matrix Code: 05N
Presumed Benefit: Yes
ObjecƟve: Address the needs of youth at risk in and leaving the foster care system.
Performance Outcomes:
• Number of youth that will receive services: 15
Target Date: 6/30/2027
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• 15 Individuals
• 15 Households
LocaƟon DescripƟon: 915 17
th Street, Modesto, CA 95354
Planned AcƟviƟes: Case management
24. Children’s Crisis Center- Guardian Children’s Trauma and Behavioral Recovery Shelter FY 26-27 (CDBG-PSG)
Target Area(s): Ceres, Hughson, Newman, Oakdale, Pa Ʃerson, Riverbank, Waterford, and Unincorporated Stanislaus County
Goals Supported: Provide and Ensure Access to Essen Ɵal Public Services
Needs Addressed: Public Services
Funding: CDBG-PSG - $35,000
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 47 DescripƟon: The Children’s Crisis Center of Stanislaus County provides emergency shelter and trauma-informed care se rvices for children experiencing family crises, abuse, neglect, or homelessness. The Guardian Children’s Trauma and Behavioral Recovery Sh elter Program offers a safe and supportive environment for children from birth to 14 years of age, while also providing support services for their families.
CDBG funding will support crisis intervention services, emergency shelter, case management, and trauma-informed care for children and families in eastern Stanislaus County. Services include short-term shelter, behavioral support, counseling, parent support, referrals to community resources, and coordination with schools, healthcare providers, and social service agencies.
The program aims to improve child safety, reduce family stress, and support stabilization for families expe riencing crisis. Expected outcomes include increased child safety, improved emotional well-being, strengthened family stability, and reduced risk of abuse, neglect, or homelessness.
Program success will be measured by the number of children and families served, engagement in supportive services, and progress toward improved family stability and child well-being.
NaƟonal ObjecƟve: Limited Clientele (LMC)
Matrix Code: 05N
Presumed Benefit: Yes
ObjecƟve: Address the needs of youth and their caregivers that are in situa Ɵons of neglect and abuse.
Performance Outcomes:
• Number of individuals that will receive services: 133 • Number of households that will receive services: 36
Target Date: 6/30/2027
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• 133 Individuals
• 36 Households
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 48 LocaƟon DescripƟon: Con fidenƟal
Planned AcƟviƟes: Case management, shelter services, food services and health referrals.
25. Children’s Crisis Center- Marsha’s & Verda’s House Trauma and Behavioral Recovery Shelters FY 26-27 (CDBG-PSG)
Target Area(s): Ceres, Hughson, Newman, Oakdale, Pa Ʃerson, Riverbank, Waterford, and Unincorporated Stanislaus County
Goals Supported: Provide and Ensure Access to Essen Ɵal Public Services
Needs Addressed: Public Services
Funding: CDBG-PSG - $35,000
DescripƟon: The Children’s Crisis Center of Stanislaus County operates Marsha’s House in Ceres and Verda’s House in Turlock, which provide emergency shelter and trauma-informed care services for children and families experiencing crisis situations. These programs serve children from birth to 14 years of age from low- and moderate-income households throughout Stanislaus County who are experiencing abuse, neglect, homelessness, or family instability.
CDBG funding will support emergency shelter, crisis intervention, case management, and trauma-informed care services. Additional services include parent support, referrals to community resources, and coordination with schools, healthcare providers, and social service agencies to help stabilize families and improve child well-being.
The program aims to improve child safety, reduce family stress, and support long-term family stability. Expected outcomes include increased child safety, improved emotional and behavioral well-being, and strengthened family support systems.
Program success will be measured by the number of children and families served, engagement in supportive services, and progress toward improved family stability and child well-being.
NaƟonal ObjecƟve: Limited Clientele (LMC)
Matrix Code: 05N
Presumed Benefit: Yes
ObjecƟve: Address the needs of youth and their caregivers that are in situa Ɵons of neglect and abuse.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 49
Performance Outcomes:
• Number of individuals that will receive services: 187 • Number of households that will receive services: 67
Target Date: 6/30/2027
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• 187 Individuals
• 67 Households
LocaƟon DescripƟon: Con fidenƟal
Planned AcƟviƟes: Case management, shelter services, food services and health referrals.
26. Healthy Alterna Ɵves to Violent Environments (HAVEN) – Legal Program FY 26-27 (CDBG-PSG)
Target Area(s): Ceres, Hughson, Newman, Oakdale, Pa Ʃerson, Riverbank, Waterford, and Unincorporated Stanislaus County
Goals Supported: Provide and Ensure Access to Essen Ɵal Public Services
Needs Addressed: Public Services
Funding: CDBG-PSG - $35,000
DescripƟon: HAVEN provides legal advocacy services to survivors of domestic violence, sexual assault, stalking, and harassment. These services help survivors reduce safety risks and maintain stable housing by addressing legal barriers that may place them at risk of homelessness.
CDBG funding will support trauma-informed legal advocacy services, including assistance with restraining order paperwork, safety planning, court preparation, and court accomp animent when available. Services focus on helping survivors obtain civil legal protections, such as Domestic Violence Restraining Orders and Civil Harassment Orders, to improve safety and housing stability.
All services are voluntary, confiden tial, and provided at no cost to participants. The program aims to help survivors remain safely housed, reduce the risk of homelessness, and improve long-term stability.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 50 Program success will be measured by the number of individuals served and successful connections to legal protections and supportive services NaƟonal ObjecƟve: Limited Clientele (LMC)
Matrix Code: 05J
Presumed Benefit: Yes
ObjecƟve: Address the needs of clients feeling domes Ɵc violence receive legal guidance.
Performance Outcomes:
• Number of individuals that will receive services: 60
• Number of households that will receive services: 60
Target Date: 6/30/2027
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• 60 Individuals
• 60 Households
LocaƟon DescripƟon: Con fidenƟal
Planned AcƟviƟes: Case management, legal and shelter services.
27. Center for Human Services – Housing First- Naviga Ɵon and Stability Program FY 26-27 (CDBG- PSG)
Target Area(s): Ceres, Hughson, Newman, Oakdale, Pa Ʃerson, Riverbank, Waterford, and Unincorporated Stanislaus County
Goals Supported: Provide and Ensure Access to Essen Ɵal Public Services
Needs Addressed: Public Services
Funding: CDBG-PSG - $33,534
DescripƟon: The Housing First – Housing Navigation and Stability Program will assist approximately 50 households (estimat ed 150 individuals) in overcoming housing barriers through individualiz ed housing plans, direct case management, and coordination with local housing providers and
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 51 community partners. Services are grounded in a Housing First approach, focused on reducing homelessness and improving housing stability without requiring preconditions su ch as employment, income, or sobriety.
Participants will receive comprehensive housing stabilization services including housing search assistance, landlord engagement, connection to supportive services, and ongoing ca se management to promote long- term housing stability.
This program supports the Stanislaus Urban County Consolidated Plan goal of expanding housing stability services and improving access to housing resources for low- and moderate-income residents.
NaƟonal ObjecƟve: Limited Clientele (LMC)
Matrix Code: 05U
Presumed Benefit: N/A
ObjecƟve: Address the needs of residents needing employment search, u Ɵlity, housing and food assistance to find stable housing.
Performance Outcomes:
• Number of individuals that will receive services: 150 • Number of households that will receive services: 50
Target Date: 6/30/2027
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• 150 Individuals
• 50 Households
LocaƟon DescripƟon: 1010 10
th Street, Suite #3400, Modesto, CA 95354
Planned AcƟviƟes: Case management
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 52
28. Stanislaus County – Emergency Solu Ɵons Grants (ESG) Program FY 26-27
Target Area(s): Ceres, Hughson, Newman, Oakdale, Pa Ʃerson, Riverbank, Waterford, and surrounding Unincorporated Stanislaus County
Goals Supported: Work to Address, Preven t and Mitigate Homelessness
Needs Addressed: Homeless Services
Funding: ESG - $202,398
DescripƟon: Stanislaus County will utilize Emergency Solutions Grant (ESG) funds to support programs that assist individuals and families experiencing homelessness. ESG funding will support emergency shelter operations and rapid rehousing services to help individuals and families obtain and maintain stable housing.
Stanislaus County is recommending ESG funding for the following projects:
• Center for Human Services – Low Barrier Youth Shelter Amount: $60,546
This project will support operations of a low-barrier emergency shelter serving youth experiencing homelessness. Services will include temporary shelter, case management, and connections to supportive services to assist youth in transitioning to stable housing. • HAVEN – Emergency Shelter Services
Amount: $45,714
HAVEN will provide emergency shelter and supportive services for individuals and families experiencing homelessness, including survivors of domestic violence. Services will include shelter operations, case management, and referrals to community resources. • Community Housing and Shelter Services – Rapid Re-Housing Program Amount: $80,959
This project will provide rapid rehousing assistance including rental assistance, housing search assistance, and case management to help individuals and families experiencing homelessness quickly obtain permanent housing and maintain housing stability. • Stanislaus County – ESG Administration
Amount: $15,179
Stanislaus County will utilize ESG administration funds to support program oversight, monitoring, reporting, and compliance with federal ESG regulations.
ESG Program Goals:
• Reduce homelessness in Stanislaus County
• Increase access to emergency shelter and housing services • Assist individuals and families in obtaining permanent housing • Improve housing stability for program participants
• Strengthen coordination among homeless service providers
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 53 Target Population:
The ESG Program will serve individuals and families experiencing homelessness, including:
• Youth experiencing homelessness
• Survivors of domestic violence
• Chronically homeless individuals
• Families with children
• Individuals with disabilities
Expected Outcomes:
Through ESG-funded activities, Stanislaus County anticipates:
• Increasing the number of individuals served in emergency shelters • Increasing the number of households placed into permanent housing • Reducing the length of time individuals experience homelessness • Improving housing stability for program participants
Target Date: 6/30/2028
EsƟmate the number and type of families that will benefit from the proposed acƟviƟes:
• To Be Determined-Pending NOFA
LocaƟon DescripƟon: 1010 10
th Street, Suite #3400, Modesto, CA 95354
Planned AcƟviƟes: Shelter, Homeless Services, Rental Assistance and Case Management
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 54 Stanislaus HOME ConsorƟum
1. Stanislaus County – HOME Program Administra Ɵon FY 26-27 (HOME)
Target Area(s): Ceres, Hughson, Newman, Oakdale, Pa Ʃerson, Riverbank, Turlock, Waterford, and surrounding Unincorporated Stanislaus County
Goals Supported: Administra Ɵon
Support Affordable Housing and Promote Accessible Housing OpƟons
Needs Addressed: A ffordable Housing
Funding: HOME: $119,157
DescripƟon: Stanislaus County will provide management and administration of the HOME Investment Partnerships Program (HOME) on behalf of the Stanislaus HOME Consortium member jurisdictions, which include the cities of Ceres, Hughson, Newman, Oakdale, Patterson, Riverbank, Waterford, and Turlock. As the Lead Entity for the Consortium, Stanislaus County is responsible for ensuring compliance with all federal HOME program requirements and overseei ng the implementation of HOME- funded activities.
HOME administrative funds will be used to support eligible administrative and planning activities necessary to effectively operate the HOME program. Eligible costs may include staff salaries and benefits, environmental review activities, program monitoring, reporting, publication of required public notices, development of program policies and procedures, and other administrative expenses directly related to the administration of the HOME program.
These activities support the successful implementation of HOME-funded projects and ensure compliance with HUD regulations.
Target Date: 6/30/2028
Performance Outcomes: N/A
LocaƟon DescripƟon: Stanislaus Planning Area
Planned AcƟviƟes: Program Administra Ɵon
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 55
2. Stanislaus County – Community Housing Development Organiza Ɵon (CHDO) FY 26-27 (HOME)
Target Area(s): Ceres, Hughson, Newman, Oakdale, Pa Ʃerson, Riverbank, Turlock, Waterford, and surrounding Unincorporated Stanislaus County
Goals Supported: Support A ffordable Housing and Promote Accessible Housing OpƟons
Needs Addressed: A ffordable Housing
Funding: HOME: $178,736.79
DescripƟon: Stanislaus County will reserve HOME funds for eligible Community Housing Development Organizations (CHDOs) to support the acquisition, development, and/or rehabilitation of affordable housing for low-income households. This funding will be made available to qualified CHDOs through a competitive application pr ocess, consistent with HOME program requirements.
Eligible activities may include acquisition, new construction, and rehabilitation of affordable housing units to increase the supply of decent, safe, and affordable housing within the Stanislaus HOME Consortium jurisdictions.
These activities are authorized under HOME regulations at 24 CFR 92.205 and CHDO set-aside requirements at 24 CFR 92.300.
Target Date: 6/30/2030
Performance Outcomes:
• Number of households: 1
LocaƟon DescripƟon: Stanislaus Planning Area
Planned AcƟviƟes: CHDO project.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 56
3. Stanislaus County – Consor Ɵum Affordable Housing Program FY 26-27 (HOME)
Target Area(s): Ceres, Hughson, Newman, Oakdale, Pa Ʃerson, Riverbank, Turlock, Waterford, and surrounding Unincorporated Stanislaus County
Goals Supported: Support A ffordable Housing and Promote Accessible Housing OpƟons
Needs Addressed: A ffordable Housing
Funding: HOME: $446,842
DescripƟon: The Stanislaus HOME Consortium will provide funding for the acquisition, development, and/or rehabilitation of properties for the creation and preservation of affordable rental housing for income-eligible households.
This program is intended to increase the supply of affordable housing and address identified housing needs within the Stanislaus HOME Consortium jurisdictions.
Eligible activities may include acquisition of property, new construction, rehabilitation of existing structures , and preservation of affordable housing units. In some cases, properties developed through this program may be transferred to qualified nonprofit organizations or other eligible entities to provide long-term property management and ensure ongoing affordability.
Project activities may also include the purchase of affordability covenants on existing residential units to preserve affordability and prevent displacement of low-income households.
These activities are authorized under HOME regulations at 24 CFR 92.205.
Target Date: 6/30/2030
Performance Outcomes:
• Number of households: 5
LocaƟon DescripƟon: Stanislaus Planning Area
Planned AcƟviƟes: Acquisi Ɵon, development and/or rehabilita Ɵon of property for the development of affordable housing.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 57
4. Stanislaus County – Housing Rehabilita Ɵon Program FY 26-27 (HOME)
Target Area(s): Ceres, Hughson, Newman, Oakdale, Pa Ʃerson, Riverbank, Turlock, Waterford, and surrounding Unincorporated Stanislaus County
Goals Supported: Support A ffordable Housing and Promote Accessible Housing OpƟons
Needs Addressed: A ffordable Housing
Funding: HOME: $446,842
DescripƟon: The Stanislaus HOME Consortium will provide funding for the rehabilitation of owner-occupied housing units to preserve and maintain affordable housing for low- and moderate-income households. Through this program, eligible homeowners may receive loans and/or grants to address health and safety issues, correct code violations, improve accessibility, and complete necessary repairs to extend the useful life of the home.
The Housing Rehabilitation Program is intended to preserve existing affordable housing stock and improv e living conditions for low-income residents throughout the Stanislaus HOME Consortium jurisdictions.
Eligible activities may include, but are not limited to, roof repair or replacement, accessibility improvements, plumbing and electrical repairs, heating and cooling system improvements, and other eligible rehabilitation activities.
Project costs may include rehabilitation costs such as labor and materials, as well as eligible project delivery and soft costs necessary to complete the rehabilitation activities.
These activities are authorized under HOME regulations at 24 CFR 92.205.
Target Date: 6/30/2030
Performance Outcomes:
• Number of households: 5
LocaƟon DescripƟon: Stanislaus Planning Area
Planned AcƟviƟes: ConsorƟum wide housing rehabilita Ɵon for both owner and renter occupied units.
Space below intenƟonally leŌ blank.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 58 AP-50 GEOGRAPHIC DISTRIBUTION
Description of the geographic areas of the entitlement (inc luding areas of low-income and minority concentration) where assistance will be directed:
The Stanislaus Urban County includes the cities of Ceres, Hughson, Newman, Oakdale, Patterson, Riverbank, Waterford, and the unincorporated areas of Stanislaus County. The Stanis laus HOME Consortium includes these jurisdictions along with the City of Turlock. Together, these jurisdictions form the Stanislaus Planning Area. Assistance funded through the CDBG, HOME, and ESG programs will be directed throughout the Stanislaus Planning Area.
CDBG funding is required to primarily benefit low- and mode rate-income households. For most CDBG activities, at least 51 percent of residents in a defined service area must me et low- and moderate-income eligibility requirements. These requirements ensure that funding is directed toward communities with the greatest need.
Approximately 15 percent of the Stanislaus Urban County’s CDBG allocation is reserved for Public Services. These funds are awarded through a competitive application process to nonprofit organizations providing essential services to low- and moderate-income residents throughout the Stanislaus Urban County.
The remaining CDBG funds are distributed among Stanislaus Urban County member jurisdictions using a formula based on population and poverty data. These funds are typically used for infrastructure improvements and community development projects, including sewer improvements, st orm drainage, sidewalk infill, and other neighborhood improvements that benefit low- and moderate-income residents.
Rationale for the priorities for allocation investments geographically.
Geographic Distribution – Percentage of Funds
Target Area CDBG
West Modesto 21.40%
Ceres 11.29%
Hughson 4.92%
Newman 5.60%
Oakdale 7.28%
Patterson 7.68%
Riverbank 7.72%
Waterford 5.11%
Unincorporated
Stanislaus County
15.00%
Turlock N/A
CDBG funds allocated to the Stanislaus Urban County will be utilized for various programs including infrastructure improvements, public services, and fair housing. Some prog rams are funded collectively for the benefit of the entire
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 59 Stanislaus Urban County, such as homeless and public servic es. Other programs are specific to individual member jurisdictions of the Stanislaus Urban County. Each member jurisdiction of the Stanislaus Urban County identifies the specific needs within its respective communities as a means to determine use of its specific allocation.
In selecting infrastructure projects to be funded with CDB G funds, the County must ensu re that each project meets a national objective, most commonly the Low- and Moderate-I ncome Area (LMA) Benefit objective. To qualify under this objective, at least 51 percent of the residents within the defined project service area must be low- and moderate-income.
The County evaluates project eligibility using the most recent U.S. Census data, including American Community Survey (ACS) data, as provided through HUD’s Low- and Mode rate-Income Summary Data (LMISD). County staff work collaboratively with participating cities to review proposed project locations and confirm whether the project service areas meet income eligibility requirements. This coordination helps ensure that proposed projects are eligible for CDBG funding prior to inclusion in the AAP.
If a proposed project area does not meet the 51 percent low- and moderate-income threshold based on available census data, an income survey must be conducted of the project service area. Income surveys must be conducted in accordance with HUD guidance and methodology to determine whether the project area qualifies as primarily benefiting low- and moderate-income residents. If the income survey demonstrates that at least 51 percent of residents in the service area are low- and moderate-income, the project may be considered eligible under the LMA Benefit national objective.
All infrastructure projects currently included in this AAP are located within eligible CDBG project areas that meet the LMA Benefit threshold based on available HUD census data.
Areas of Low- and Moderate-Income Concentration
The Stanislaus Urban County prioritizes investments in neighborhoods with concentrations of low- and moderate-income households. These areas were identified using ACS data and local income surveys demonstrating that at least 51 percent of residents qualify as low- and moderate-income households . Below are the current project areas that have projects currently underway:
Unincorporated Stanislaus County
Spencer/Marshall Neighborhood
• Census Tracts: 16.01, 16.03, 16.04, and portions of 22.00 (West Modesto Area) • Median Household Income: Approximately $44,010
• Geographic Boundaries: The Spencer/Marshall Neighborhood is located in the West Modesto area of unincorporated Stanislaus County. The project area is generally bounded by Paradise Road to the north, Maze Boulevard to the south, and includes residential areas surrounding Spencer Avenue, Marshall Avenue, and adjacent local streets west of Martin Luther King Drive. • Project(s): West Modesto Sewer Infrastructure Project – Spencer/Marshall Neighborhood (County Area 7)
• Purpose: The Spencer/Marshall neighborhood incl udes aging housing stock and infrastructure deficiencies. Improvements in this area will be nefit low- and moderate-income households and support neighborhood revitalization.
Rouse/Colorado Neighborhood
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 60 • Census Tract 22, Block Groups 2, 3, and 4
• Median Household Income: Approximately $44,010
• Geographic Boundaries: The Rouse/Colorado Neighborhood is located approximately 0.6 miles west of Highway 99 in unincorporated Stanislaus County. The project area is generally bounded by Tuolumne Boulevard to the north and Roselawn Avenue to the south. • Project(s): West Modesto Sewer Improvement Project – Rouse/Colorado Neighborhood (County Area 9)
• Purpose: This neighborhood includes aging housing stock and infrastructure deficiencies.
Improvements in this area will benefit low- and moderate-income households and support neighborhood revitalization.
Beverly/Waverly Neighborhood
• Census Tract 16.03, Block Groups 1 and 2
• Median Household Income: Approximately $44,010
• Geographic Boundaries: The Beverly/Waverly Neighborhood is located approximately 0.9 miles west of Highway 99 in unincorporated Stanislaus County. • Project(s): West Modesto Sewer Improvement Project – Beverly/Waverly Neighborhood (County Area 21)
• Purpose: This neighborhood includes aging housing stock and infrastructure deficiencies.
Improvements in this area will benefit low- and moderate-income households and support neighborhood revitalization.
City Project Areas
City of Ceres
• Census Tracts 25.01, 25.02, 26.02, 26.05
• Median Household Income: Approximately $64,000 in Census Tract 25.01, which is below the California median income and reflects moderate-income conditions. • Geographic Boundaries: The City of Ceres project area is located within the Morrow Village residential neighborhood. The project area is generally bounded by:
o North: Garrison Street
o South: Whitmore Avenue
o East: Rose Avenue
o West: Moffet Road
The project includes improvements along Dale Avenue, Joy Avenue, El Dorado Avenue, Charlotte Avenue, and adjacent local streets within the Morrow Village subdivision. • Project: Morrow Village ADA Improvements Project
• Purpose: These improvements are intended to benefit low- and moderate-income residents and improve overall neighborhood livability.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 61 City of Hughson
• Census Tract 29.02, Block Group 3
• Median Household Income: Estimated below County median ($81,468) and verified through local income survey
• Geographic Boundaries: The project area generally includes residential neighborhoods along 7th Street and adjacent local streets within the City of Hughson. The CDBG-funded project area includes portions of:
o 7th Street
o Adjacent residential streets connecting to 7th Street o Nearby neighborhood access routes serving residential properties The project area is generally bounded by:
o North: Whitmore Avenue
o South: Pine Street / Downtown Hughson are
o East: Santa Fe Avenue (State Route 99 corridor vicinity) o West: Tully Road and surrounding residential neighborhoods These improvements include sidewalk reconstruction, curb and gutter installation, ADA- compliant curb ramps, driveway improvements, and pavement restoration. • Project: 7th Street Sidewalk Improvement Project
• Purpose: The project will construct new sidewalk improvements to enhance pedestrian safety, improve accessibility, and provide connectivity for residents. The improvements will benefit low- and moderate-income households and support neighborhood accessibility.
City of Newman
• Census Tract 34, Block Group 1
• Median Household Income: Estimated below County median ($81,468) and verified through local income survey
• Geographic Boundaries: The City of Newman project area is located within an existing residential neighborhood in the Steffensen-Sunshine Park area. The CDBG-funded project area includes the:
o 1900 blocks of Leslie Avenue
o Sydney Avenue
o Pine Street
o Pine Court
The project area is generally bounded by:
o North: Inyo Avenue
o South: Community facilities including Von Renner Elementary School, McConnell Senior Center, and Newman Resource Center
o East: Prince Road
o West: Upper Road
• Project: Steffensen- Sunshine Park Area Project
• Purpose: These improvements will enhance pedestrian safety, improve accessibility, and address infrastructure deficiencies within a low- and moderate-income neighborhood.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 62 City of Oakdale
• Census Tract 2.02, Block Group 1
• Median Household Income: Estimated below County median ($81,468) and verified through local income survey
• Geographic Boundaries: The City of Oakdale project area is located within the southwest downtown neighborhood of Oakdale. The project area is generally bounded by:
o North: G Street
o South: Church Street
o East: Yosemite Avenue
o West: J Street
Within these boundaries, improvements will occur along:
o A Street (between G Street and Yosemite Avenue)
o Second Avenue (between G Street and J Street)
o Third Avenue (between G Street and J Street)
o H Street (between Church Street and Yosemite Avenue)
o I Street (between First Avenue and South Yosemite Avenue) • Project: Southwest Downtown Safe Routes to School Project • Purpose: The improvements are intended to enhance pedestrian safety, accessibility, and neighborhood connectivity, particularly for school-aged children and residents within a low- and moderate-income service area
City of Patterson
Project #1
• Census Tract 32.01
• Median Household Income: Approximately $75,500 based on ACS 5-year estimates • Additional Patterson target tracts: 32.03, 32.04, 32.05 • Geographic Boundaries: The City of Patterson project area is located within an existing residential neighborhood in the central portion of the City of Patterson. The project area generally includes:
o 6th Street
o 9th Street
o F Street
o G Street
o Las Palmas Avenue
o Connecting residential alleys within the project area The improvements are located within existing public rights-of-way along these streets and adjacent residential areas.
• Project: Waterline Replacement and Street Improvements Project • Purpose: These improvements are intended to enhance infrastructure reliability, improve accessibility, and support neighborhood revitalization within a low- and moderate-income service area.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 63 Project #2
• Census Tract 32.01
• Median Household Income: Approximately $75,500 based on ACS 5-year estimates • Geographic Boundaries: The City of Patterson project area is located within the Apricot Estates residential neighborhood. The CDBG-funded project area includes:
o Residential streets within the Apricot Estates neighborhood o Adjacent residential properties within the subdivision o Local neighborhood streets serving Apricot Estates residents The project area is generally bounded by:
o North: Knutson Street
o South: E. Las Palmas Avenue
o East: Weber Avenue
o West: N. Hartley Street
• Project: Apricot Estates Project
• Purpose: These improvements are intended to enhance infrastructure reliability, improve accessibility, and support neighborhood revitalization within a low- and moderate-income service area.
City of Riverbank
Project #1
• Census Tracts: 30.02, 3.01, 3.03, 3.04, 4.06
• Median Household Income: Estimated below County median ($81,468) and verified through local income survey
• Geographic Boundaries: The City of Riverbank project area is located at Pioneer Park, situated at the northwest corner of 1st Street and High Street within the City of Riverbank. The project area includes improvements within the existing park boundaries and adjacent public access areas.
The project area generally includes:
o North: Residential neighborhood adjacent to Pioneer Park o South: High Street
o East: 1st Street
o West: Residential properties adjacent to Pioneer Park • Project: Pioneer Park Improvements Project
• Purpose: These improvements will enhance accessibility and usability of the park while improving community amenities within a low- and moderate-income service area.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 64 Project #2
• Census Tracts: 21.01 and 21.02
• Median Household Income: Approximately $79,734
• Geographic Boundaries: The City of Riverbank project area is located along Texas Avenue within an established residential neighborhood. The CDBG-funded project area includes:
o Texas Avenue
o Adjacent residential properties along Texas Avenue
o Local neighborhood streets connecting to Texas Avenue The project area is generally bounded by:
o North: Claribel Road
o South: Patterson Road / Downtown Riverbank area
o East: Third Street and surrounding residential neighborhoods o West: Atchison Street and nearby residential development • Project: Texas Avenue Sewer Improvements Project
• Purpose: These improvements are intended to enhance pedestrian safety, improve accessibility, and support neighborhood revitalization within a low- and moderate- income service area.
Project #3
• Census Tract: 21.01 (Central Riverbank Area)
• Median Household Income: Approximately $74,800 (ACS estimate for Census Tract 21.01, Stanislaus County)
• Geographic Boundaries: The City of Riverbank project area is located along 7th Street within an established residential neighborhood. The CDBG-funded project area includes:
o 7th Street
o Adjacent residential properties along 7th Street
o Local neighborhood streets connecting to 7th Street
The project area is generally bounded by:
o North: Claribel Road
o South: Patterson Road / Downtown Riverbank area
o East: Atchison Street and surrounding residential neighborhoods o West: Santa Fe Street and nearby residential development • Project: 7th Street Waterline Installation Project
• Purpose: These improvements are intended to enhance pedestrian safety, improve accessibility, and support neighborhood revitalization within a low- and moderate- income service area.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 65 City of Waterford
• Census Tract: 28.01
• Median Household Income: Approximately $79,734
• Geographic Boundaries: The City of Waterford project area is located along North Pasadena Avenue within an established residential neighborhood. The CDBG-funded project area includes:
o North Pasadena Avenue
o Adjacent residential properties along North Pasadena Avenue o Neighborhood access points connecting to local residential streets The project area is generally bounded by:
o North: Pecan Avenue
o South: Yosemite Boulevard (State Route 132)
o East: Reinway Avenue and surrounding residential neighborhoods o West: E Street and nearby residential development
• Project: North Pasadena Avenue Improvements Project
• Purpose: These improvements are intended to enhance pedestrian safety, improve accessibility, and support neighborhood revitalization within a low- and moderate- income service area.
HOME funds are distributed throughout the Stanis laus HOME Consortium to support affordable housing activities including acquisition, development, and rehabilitation of housing for income-eligible households. Approximately 15 percent of HOME funds are reserved for Community Housing Development Organizations (CHDOs) to develop affordable housing projects.
Stanislaus County, as the lead entity for the St anislaus HOME Consortium, programs HOME funds based on project readiness, community need, geog raphic distribution, and funding availability. All member jurisdictions propose projects for their ju risdiction and are involved in the review and prioritization of projects.
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Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 66 AP-55 AFFORDABLE HOUSING
Introduction
The tables in this section provide estimates, based on the 2025-2029 Consolid ated Plan planning process, 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 Goals for the Number of Households to be Supported Homeless 0
Non-Homeless 21
Special-Needs 0
Total 21
One Year Goals for the Number of Households Supported Through Programs Rental Assistance 0
The Production of New Units 11
Rehab of Existing Units 10
Acquisition of Existing Units 0
Total 21
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Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 67 Discussion
The 6 th Cycle Regional Housing Needs Allocations (2023-2031) fo r Stanislaus County shows that, to meet the coming housing needs, the following number of units for each tranche of incomes is needed:
Number of Units needed for each income bracket in jurisdicƟons (RHNA) Very Low
Income
(< 50% AMI)
Low Income
(50-80% AMI)
Moderate
Income (80-
120% AMI)
Above
Moderate
Income
(> 120% AMI)
Total
Stanislaus County
(Unincorporated areas)
574 398 458 1,045 2,475
Turlock 1,305 903 1,960 2,498 5,802
Ceres 706 489 661 1,505 3,361
Hughson 284 196 122 279 881
Newman 197 136 218 497 1,048
Oakdale 414 286 294 671 1,665
Patterson 1,046 724 593 1,353 3,716
Riverbank 181 672 594 1,355 3,591
Waterford 107 74 115 261 557
Data Source: Stanislaus County, Turlock, Ceres, Hughson, Newman, Oakdale, Patterson and Riverbank’s 6th Housing Elements 2023-2031
The type of housing currently available throughout the County is incongruent with the need, which indicates a demand for more affordable housing serving households earning 80% AMI or less.
The 2025-2029 Consolidated Plan identifies affordable housing as a Priority Need. In Fiscal Year 2025- 2026, the Stanislaus HOME Consortium will use funds available to address a variety of housing needs within the Stanislaus Planning Area.
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Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 68 AP-60 PUBLIC HOUSING
Introduction
The Stanislaus HOME Consortium maintains a close working re lationship with the SRHA and coordinates on an ongoing basis to address public housing needs and other affordable housing priorities. The Stanislaus HOME Consortium will continue to collaborate with SRHA and other public and pri vate housing and social service agencies to support public housing improvements, expand housing opportunities, and enhance services for residents.
Actions planned during the next year to address the needs to public housing:
The mission of the SRHA is to address unmet housing needs of residents and communities throughout Stanislaus County in accordance with Federal, State, and local regulations. SRHA owns and operates public housing units and administers the Housing Choice Voucher Program.
In addition to conventional public housing, SRHA operates several affordable housing programs, including:
• Year-round Farm Labor Housing
• Seasonal Migrant Farm Worker Housing
• Neighborhood Stabilization Program (NSP) units
• Housing Choice Voucher Program
• Other affordable housing properties throughout Stanislaus County These programs will continue to operate during the 2026-2027 fiscal year to provide safe, decent, and affordable housing to low- and moderate-income households.
SRHA also continues to pursue opportunities to increase the supply of affordable housing throughout Stanislaus County through partnerships, development opportunities, and leveraging available funding resources.
Actions to encourage public housing residents to beco me more involved in mana gement and pa rticipate in homeownership:
The SRHA previously implemented a services and communication “quality control” system that provides the SRHA with immediate customer feedback and identifies areas that ma y need improvement. The SRHA 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 flye rs. The SRHA has implemented a “curbside” appearance program. The focus of the program is the exterior of bu ildings, 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 SRHA newsletter. These actions have assisted the SRHA in creating an atmosphere which emphasizes customer satisfaction and communication.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 69 Further, the SRHA has a Resident Advisory Board (RAB) which represents the residents assisted by the agency. The RAB assists in the development of the SRHA’s five-year Plan. Resi dent involvement will continue to be supported in an effort to enhance the service delivery by taking into account input from those with lived experience.
Through these efforts, SRHA seeks to promote resident engagement, improve communication, and support pathways to housing stability and potential homeownership opportunities for eligible residents.
If the PHA is designated as troubled, describe the manner in which financial assistance will be provided or other assistance:
The SRHA is not designated as a troubled Housing Authority.
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Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 70 AP-65 HOMELESS AND OTHER SPECIAL NEEDS ACTIVITIES
The Stanislaus Community System of Care (CSoC), the locally recognized CoC, is comprised of an elected Board and various sub-committees. The CoC Board is comprised of represen tatives from homeless advocates, community members, and service providers, as well as public and private sector agen cies in the County. The CoC meets on a monthly basis to identify gaps and needs in homeless services and to pursue an overall systematic approach to address homelessness.
Through regular attendance and participation in the CoC meetings, Stanislaus HOME Consortium members consult with the CoC to develop cooperative plans and strategies to leverage resources to provide emergency shelter and rapid re- housing services, and is informed of changes in local goals, objectives and performance measures. The recognition of homelessness as a social and economic i ssue is uniting service providers, busine sses, the public, and private sectors in achieving compliance with the HEARTH Act, adopting best practices to end chronic homelessness, and improving the system to rapidly re-house individuals and families.
The following are a few County-wide efforts that are not directly funded by HUD entitlements funds but contribute to the overall CoC:
Access Center Emergency Shelter (ACES)
The Access Center Emergency Shelter (ACES), a 182 bed, low- barrier shelter focused on providing shelter to the most vulnerable unsheltered population by decreasing common barrier s to individuals accepting shelter service, such as, pets, partners, and possessions. ACES opened November 26, 2019 and is being operated by the Salvation Army through an agreement approved by the Board of Supervisors on Oc tober 1, 2019. The Community Assessment Response and Engagement (CARE) Multidisciplinary Team is also able to use the location to provide case management and shelter to the most vulnerable unsheltered individuals. ACES provides the homeless shelter and connects them with case management services, with a strong emphasis on assi sting shelter guests to become document ready for entry into the community’s coordinated entry housing continuum.
Empire Cold Weather Family Shelter
The Empire Cold Weather Family Shelter is a seasonal 22 bed shelter program that was initiated in November 2018 in partnership with the Stanislaus Regional Housing Authority. The target population served are families who are currently being case managed in the Community Service Agency’s (CSA) Housing Support Program (HSP) unit, have used all available temporary shelter nights, are still engaged in the search for permanent housing and have been unsheltered the longest based on date of referral to the HSP program.
CSA works in partnership with Community Housing and Shelter Services (CHSS) fo r placement of families at the Empire Cold Weather Family Shelter and has an existing contract with CHSS to administer, arrange and facilitate temporary housing services to CalWORKs and Welfare-to-Work eligible families. CHSS also provides case management services, which include assisting and educating participants on th eir income, household budgets, and housing options; aiding participants in completion of housing applications and landlord outreach; and providing housing search workshops.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 71 CSA has staff on-site during standard business hours to work wi th the families and CHSS staff also is available to assist families on a regular basis. Stanislaus County Affordable Housing Corporation (STANCO) provides on-site property management services including security and routine maintenance of the facility and units.
The County has also supported shelter and housing effort s through the Permanent Local Housing Allocation (PLHA) program. In 2025 and 2026, PLHA funds were awarded to supp ort emergency shelter programs to provide shelter and supportive services to individuals experiencing homelessness. These investments support the County’s ongoing efforts to expand housing opportunities and reduce homelessness.
Additionally, the County received the 2024 State Emergency Solu tions Grant (ESG) Allocation of funding on behalf of the Stanislaus Continuum of Care (CoC). These funds were awarded through a competitive process to support shelter operations and rapid re-housing services. Funding was awar ded to HAVEN and Center for Human Services to support emergency shelter operations, and to Turning Point Communi ty Programs to provide Rapid Re-Housing services. These programs assist individuals and families experiencing homelessness in obtaining stable housing and supportive services.
Through these combined efforts, Stanislaus County continues to expand shelter capacity, improve service coordination, and support individuals and families in achieving housing stability.
Homeless Strategic Plan
In 2021, the Stanislaus Homeless Alliance (SHA) and the CSoC collaborated to update the Regional Plan to address homelessness in Stanislaus County, originally prepared in January 2019. The updated plan, now referred to as the Homeless Strategic Plan (HSP), adopts a data-informed approach to addressing the needs of people experiencing homelessness by enhancing community decision-making, supporting organizational and provider capacity and improving systems coordination.
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Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 72 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.
Stanislaus County will continue to impl ement a coordinated, collaborative appr oach to outreach and engagement for individuals and families experiencing homelessness, with a particular focus on unsheltered populations. Outreach efforts are conducted in partnership with the CoC, local service providers, law enforcement agencies, behavioral health providers, and other community partners.
There are several service providers within the CoC that co nduct street outreach throughout the County. Through Behavioral Health and Recovery Services (BHRS) and a collaboration of several other County departments, an Outreach and Engagement Center (OEC) was established in 2018. Th e OEC coordinates the provis ion of multiple services throughout the County for those experiencing homelessness. Teams of outreach workers go out five days a week to connect homeless individuals 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.
Additionally, Stanislaus County particip ates in the annual Point-in-Time Count , which provides critical information about individuals experiencing homelessness, including those who ar e unsheltered. Data from the Point-in-Time Count is used to identify service gaps, assess needs, and guide planning and funding decisions.
Addressing the emergency shelter and transitional housing needs of homeless persons.
Shelters in Stanislaus County receive a combination of fe deral, state, local, private, and foundation funding from a diversified stream of sources including: federal CoC, ESG (state and federal) and CDBG programs, community foundations, and others. In total, there are 12 shelters represented on the 2026 HUD Housing Inventory Count (HIC), including several for specific populations like youth, families, or adults. Th ere is a continued dedication to low-barrier, housing-focused shelters, to move those without a place to live into permanent housing, and clients from the We Care Program, Children’s Crisis Center, Community Housing and Shelter Services (CHSS), and Turning Point Community Programs are able to receive rapid re-housing assistance to become stably housed.
Helping homeless persons (especially chronically homeless indi viduals and families, families with children, veterans and their families, and unaccompanied youth) make the transitio n 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 CoC continues to refine system processes and address ga ps in the service delivery system to ensure vulnerable populations receive appropriate services and support. As partnerships within the CoC strengthen and agencies gain a clearer understanding of their roles and responsibilities, the homeless response system becomes more effective in addressing the needs of individuals and families experiencing homelessness. The Coordinated Entry System (CES) plays a key role in prioritizing individuals and families based on vulnerability, streamlining access to available resources, and minimizing the length of time individuals experience homelessness.
The delivery of wrap-around supportive services is critical to the long-term success of individuals and families transitioning out of homelessness. Through the CoC and partner agencies, supportive services are available to assist households in maintaining stable housing. These servic es may include case management, financial assistance, security deposits, legal services, credit repair, utility assistance , counseling, employment support, and ot her stabilization services. Stanislaus
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 73 County and its partners recognize that the goal is not only to secure housing, but to ensure individuals and families have the resources and support necessary to maintain long-term housing stability and prevent future episodes of homelessness.
Agencies that are funded through the Stanislaus Urban County’s ESG program are required to participate in the planning and ongoing development of the CES. ESG sub- grantees must participate in the client referral system as long as it does not place any additional housing barriers on the client, cause a financial burden on the agency and compromises their other funding sources. Some of the larger agencies within the County that provide resources for homeless individuals and families include: We Care Program-Turlock, , The Salvatio n Army, Children’s Crisis Center, , and the Modesto Gospel Mission. Helping homeless persons (especially chronically ho meless individuals and families, families with children, veterans and their families and unaccompanied youth) make the transition to permanent housing and independent living is an overall goal of the CoC.
The Stanislaus Urban County works with the CoC towards this goal by funding programs with ESG funds that aim to shorten the period of time that individuals and families experience homelessness, facilitate access for homeless individuals and families to affordable housing units, and prevent individuals and families who were recently homeless from becoming homeless again. The Stanislaus Urban County’s homeless strategy also places a high priority on providing rental assistance, housing relocation and stabilization services to persons and households experiencing homelessness.
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 faciliti es, and correction s programs and institutions); or, receiving assistance from public or private agencies that address housing, health, social services, employment, education, or youth needs.
The Plan to address homelessness in Stan islaus County identifies discharge planning as a key part of the strategy in addressing homelessness throughout the County moving forward. Acknowledging that further collaboration among public institutions and other community system of care providers needs to occur so that no individual or family is discharged into homelessness, the CoC continues to work on these issues through awareness campaigns and coordinated efforts to align services and resources among CoC partners.
Local health care facilities have specific protocol in place requiring a safe discharge for al l patients. The County’s Public Health Agency established a task force to review the current protocol in place and address any gaps in services necessary to ensure successful discharge planning services. Currently th ere are discharge planning social workers on staff at the hospitals who work with service providers to locate appropriate housing that could include HUD McKinney-Vento funded emergency shelters, transitional or permanent housing units and prevent the release of patients to the streets. For adults recently released from custody, the County addresses hous ing 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 Life Challenge, and Modesto Gospel Mission.
As a result of the CoC’s coordination with the Probation Department and the Sheriff’s Office, a diversion program has been established. The diversion program helps homeless who would ot herwise be jailed for minor crimes stay at the Salvation Army shelter facility, where they receive overnight shelter and case management services. The County has transitional living procedures in place for juveniles exiting foster care to address youth in placement where the long-term plan is emancipation. These procedures are required by both the State and Federal governments. The County develops a 90-day transition plan that includes a housing component. A lead offi cer receives a list of those eligible minors from the case officers and works with the case officer, minor, family, and any services providers to develop the plan prior to the minor’s last status review (usually at 18 years old). A status review is a court hearing to review the minor’s status in placement.
The plans are submitted to the court and all involved parties, including the minor.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 74 AP-75 BARRIERS TO AFFORDABLE HOUSING
Introduction – Stanislaus HOME Consortium
The Stanislaus HOME Consortium will work to provide affo rdable housing opportunities with a focus on maintaining existing affordable housing opportunities and the development of new affordable housing units. One of the main barriers to affordable housing, both rental and homeownership, has been the lack of affordable housing units. In its efforts to expanding the inventory of housing units, the Stanislaus HOME Consortium will utilize its funding in support of the strategies identifies in the county-wide initiative, Housing Stanislaus, undertaken by Stanislaus County with an aim at building a shared vision and policy framework for housing in Stanislaus County: https://housingstanislaus.org/.
While many of the barriers to housing development are outside of the Stanislaus HOME Consor tium’s direct control, the individual member jurisdictions can work together to co llectively address the barriers through the development and implementation of their respective Housing Elements, currently in its 6 th cycle , which require s all governments to adequately plan to meet the housing needs of everyone in the community. Housing Elements include an assessment of housing needs, identify constraints, provide for a sites inventory, and include a housing plan with goals, objectives, and policies to maintain, preserve, improve, and develop housing.
HOME funds provide a much-needed contribution to the gap in the funding stream needed to undertake meaningful action to address affordable housing.
The members of the Stanislaus HOME Consortium will leve rage available funding for the development of affordable housing projects throughout Stanislaus Co unty and will support efforts to create access to capital needed to increase housing development and improve housing affordability in Stanislaus County.
Stanislaus County continues to implement strategies identifi ed in its 6th Cycle Housing Element to reduce barriers to affordable housing and facilitate residential development across all income levels. These efforts include rezoning sites for higher-density residential development, updating developmen t standards, and streamlining permitting processes to encourage housing production.
In addition to Stanislaus County’s actions, the participating jurisdictions within the Stanislaus HOME Consortium continue to update local policies, zoning regulations , and housing programs to reduce barriers to affordable housing. Based on currently available Housing Element materials and related public reports, these efforts include rezoning sites for higher- density residential development, streamlining permit proce sses, updating development sta ndards to comply with State law, reducing parking and other development constraint s, and expanding opportuniti es for supportive housing, emergency shelters, accessory dwelling units, and other housing types. Implementation status varies by jurisdiction, with some cities having adopted Housing Elements and ordinance changes and others continuing to work through revised draft and the HCD review processes.
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 Stanislaus Planning Area, 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.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 75 To address these barriers, Stanislaus HOME Consortium memb ers continue to implement strategies identified in their respective Housing Elements to reduce regulatory constrai nts and encourage affordable housing development. These actions include rezoning land for higher-density residential development, updating development standards, streamlining permitting processes, and increasing flexibility in housing types.
Development Process
To facilitate housing development and reduce barriers to affordable housing, the Stanislaus HOME Consortium will continue to work collaboratively with developers, nonprof it housing providers, local jurisdictions, and community stakeholders. These efforts are intended to identify constraints to housing development and promote public-private partnerships that support the production of affordable housing throughout the Stanislaus Planning Area.
The Stanislaus HOME Consortium will continue to support de velopment by coordinating with participating jurisdictions that are implementing Housing Element programs designed to streamline development processes, increase allowable densities, and reduce regulatory barri ers. These actions include rezoning sites for higher-density housing, adopting objective design standards, reducing parking requirements, and allowing a broader range of housing types, including multifamily housing, supportive housing, accessory dwelling units, and mixed-use developments.
The Stanislaus HOME Consortium will continue to support development opportunities through outreach to developers and property owners, particularly for sites identified through recent rezoning efforts. In 2026, the County, on behalf of the Consortium, plans to conduct developer outreach and facilitate connections between interested property owners and developers seeking to build affordable housing in the Stanislaus Planning Area.
Additionally, the Stanislaus HOME Consortium will continue to coordinate with participating jurisdictions to identify funding opportunities, streamline project review, and support development of a variety of housing types, including affordable rental housing, permanent supportive housing, and other housing options for low- and moderate-income households.
Through these coordinated efforts, the Stanislaus HOME Consortium will continue to support efficient project development, reduce barriers to housing production, and promote the development of affordable housing throughout the Stanislaus Planning Area.
Fee Structure
Members of the Stanislaus HOME Consortium will continue to review its fee systems as a me ans of reducing the cost of housing development. The members recognize that fees can affect the cost of cons truction of affordable housing in the community.
Development Standards and Processing Times
Members of the Stanislaus HOME Consortium will continue to review and, where reasonable and appropriate, amend development standards and permitting processes to reduce constraints and improve the efficiency of housing development. These efforts are intended to provide cost and time savings in the development of residential units while continuing to ensure the public health and safety of residents.
Efforts include but are not limited to adop tion of objective design standards, re ductions in minimum lot sizes, increased allowable densities, and expanded housing types such as accessory dwelling units, supportive housing, and mixed-use
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 76 development. These updates are intended to streamline the development process and reduce regulatory barriers to affordable housing.
The Stanislaus HOME Consortium will continue to monito r regulatory constraints and work collaboratively with participating jurisdictions, developers, and community stakeholders to identify and implement solutions that support the development of affordable housing throughout the Stanislaus Planning Area.
Discussion
For jurisdictions that charge development impact fees, th e California Mitigation Fee Act requires jurisdictions to demonstrate a nexus between the type of development and the impact being mitigated, and to ensure that fee amounts are proportional to the impact caused by development. While certain fees such as inclusionary housing in-lieu fees, permit processing fees, utility connection fees, and fees negotiat ed through development agreements are not covered by the Act, development fees can still represent a significant portion of overall housing development costs.
Because developers often pass these costs on to homebuyers or renters, high development fees may limit the feasibility of lower-cost housing more than higher -cost housing. As noted by the Terner Center for Housing Innovation at UC Berkeley, reducing or deferring development fees may impr ove financial feasibility for affordable housing projects.
Jurisdictions may also consider fee deferral strategies to reduce upfront development costs and support affordable housing production.
Municipal Processing Time: The time required to obtain development approvals is often cited as a factor contributing to the high cost of housing in California. Extended review timelines may increase project costs due to land holding expenses, interest payments, and construction delays. Processing time lines may be affected by coordination among multiple agencies, legislative review schedules, and staffing capacity. Stanislaus County and participating jurisdictions continue to evaluate opportunities to streamline permitting processes and reduce administrative barriers where feasible.
Prevailing Wages: Federal and State prevailing wage requirements may also affect housing development costs. Davis- Bacon prevailing wages apply to federally funded constructi on projects, including those funded with CDBG and certain HOME-funded projects. Additionally, California prevailing wage requirements apply to public works projects that support housing development, such as infrastructure improvemen ts. While prevailing wage requirements support fair labor standards, they may increase developm ent costs and affect project feasibilit y. Stanislaus County and participating jurisdictions continue to consider these factors when evaluating funding strategies and housing development opportunities.
Expiration of Affordability Contracts: Affordable housing developed with public funding is often subject to affordability restrictions for a defined period. As these affordability periods expire, there is a risk that units may convert to market- rate housing. Stanislaus County and participating jurisdictions continue to monitor expiring affordability agreements and pursue preservation strategies when feasible, including acquisition, rehabilitation, refinancing, and extension of affordability restrictions.
Through these coordinated efforts, Stanislaus County and participating jurisdictions will continue to monitor and address regulatory, financial, and administrative barriers to affo rdable housing development and preservation throughout the Stanislaus Planning Area.
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Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 77 AP-85 OTHER ACTIONS
Introduction
The Stanislaus HOME Consortium targets federal funds to residents who have traditionally not been served or are underserved by programs. Project activities funded through the Annual Action Plan are carefully designed to provide targeted assistance to vulnerable popu lations, including individuals experienci ng homelessness, persons with special needs, extremely low-income households, seniors, persons with disabilities, and residents living in areas with limited access to services and transportation.
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 Stanislaus HOME Consortium will continue to seek funding opportunities throug h different sources, encourage projects or programs that leverage funds, and ensure that projects and programs are operated as effectively and efficiently as possible.
The Stanislaus HOME Consortium will continue to coordinate closely with the CoC, to identify service gaps and develop strategies to address homelessness and housing instabilit y. Through regular particip ation in CoC meetings and committees, Stanislaus County and participating jurisdictions collaborate with service providers, public agencies, and community stakeholders to improve coordination and maximize available resources.
In addition, Stanislaus County Planning and Community De velopment has supported underserved populations through administration of federal and state funding, including ESG and State ESG funds awarded on behalf of the CoC. These funds support emergency shelter and rapid re-housing programs, including funding for HAVEN and Center for Human Services shelter operations, and Turning Point Community Programs fo r Rapid Re-Housing services. These programs help address the needs of individuals and families experiencing homelessness and those at risk of homelessness.
The Stanislaus HOME Consortium also continues to support underserved populations thro ugh Permanent Local Housing Allocation (PLHA) funding. Recent PLHA investments have supported shelter operations and housing-related services, including programs such as the ACES, HAVEN’s emergency shelter, Center for Human Service’s Youth Low Barrier Shelters and We Care’s Emergency Shelter.
The SRHA also plays a critical role in addressing underser ved housing needs. Through continued collaboration with the SRHA, the Stanislaus HOME Consortium will support efforts to identify housing needs, expand affordable housing opportunities, and provide rental assistance through progra ms such as public housing a nd the Housing Choice Voucher Program.
Through these coordinated efforts, the Stanislaus HOME Cons ortium will continue to address obstacles to meeting underserved needs by leveraging funding, strengthening part nerships, and expanding housing and supportive service opportunities throughout Stanislaus County.
Actions planned to foster and maintain affordable housing:
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 78 As identified throughout the Consolidated Plan and Annual Ac tion Plan, the preservation and development of affordable housing remains a high priority for the Stanislaus HOME Consortium. HOME funding will continue to be prioritized for the development, acquisition, and rehabilitation of affordable housing that serves low- and moderate-income households.
Affordable housing strategies include both the creation of new affordable housing units and the preservation of existing affordable housing stock.
In addition, CDBG funding will continue to support infrastructure improv ements that facilitate the development and preservation of affordable housing. These activities may incl ude improvements to water, sewer, streets, sidewalks, and other public infrastructure necessary to support residential development and maintain existing neighborhoods.
The Stanislaus HOME Consortium will co ntinue to collaborate with nonprofit or ganizations, for-profit developers, and public agencies to acquire, develop, and rehabilitate affordable housing units. Through coordinated funding strategies and partnerships, the Consortium w ill work to maximize available resources and in crease the number of affordable housing units produced and preserved each year.
Additionally, the Stanislaus HOME Consortium will continue to support affordable housing through coordination with the SRHA, implementation of Housing Element programs, and recent rezoning efforts designed to increase housing capacity and reduce barriers to development. These coordinated effo rts are intended to support long-term housing affordability throughout Stanislaus County.
Actions planned to reduce lead-based paint hazards:
Stanislaus County continues to address lead-based paint ha zards through coordination with the SRHA, the Stanislaus County Department of Environmental Resources, and othe r local and regional partners. These agencies work collaboratively to identify, reduce, and pr event lead-based paint hazards, particul arly in housing occupied by low- and moderate-income households and families with children.
The Childhood Lead Poisoning Prevention Program, admi nistered through the Stanislaus County Department of Environmental Resources in coordination with the SRHA, respon ds to reports of elevated blood lead levels in children.
When elevated blood lead levels are identified, families are notified and environmental investigations may be conducted by qualified professionals to determine potential sources of lead exposure. These investigations may include assessments of residential units, particularly those built prior to 1978, when lead-based paint hazards are more likely to be present.
The Stanislaus HOME Consortium will continue to coordina te with local agencies to pr ovide education and outreach regarding lead-based paint hazards and prevention strategies . Educational materials will be distributed to households participating in housing programs and rehabilitation activities, and information will be made available to property owners, tenants, and program participants.
Additionally, all housing units assisted with HOME and CDBG funds will comply with federal lead-based paint requirements under 24 CFR Part 35. These requirements include risk assessments, clearance testing, and lead-safe work practices when rehabilitation activities are conducted in units constructed prior to 1978. HOME and CDBG-funded rehabilitation activities may include the remediation or abatement of lead-based paint hazards when identified.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 79 The SRHA will continue to provide notices to landlords and tenants participating in the Housing Choice Voucher Program regarding the risks of lead-based paint and applicable comp liance requirements. These efforts help ensure that housing assisted with federal funding is safe and free from lead-based paint hazards.
Through these coordinated efforts, the Stanislaus HOME Consor tium will continue to reduce lead-based paint hazards, improve housing quality, and protect the health and safety of residents throughout the Stanislaus Planning Area.
Actions planned to reduce the number of poverty-level families:
The Stanislaus HOME Consortium works 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 Stanislaus HO ME Consortium is particularly focused on ensuring quality housing options to low- income individuals through the produc tion of new low-income units as well as the rehabilitation of existing low-income units and combating rental discrimination against minorities.
The Stanislaus HOME Consortium also collaborates closely with the CoC, local service providers, and community partners to coordinate services that address poverty-related challe nges, including homelessness, unemployment, and access to supportive services. Through these partnerships, the Consortium supports programs that provide housing navigation, case management, and access to employment and supportive services that assist households in achieving long-term stability.
The Stanislaus County Economic Development Action Committ ee (EDAC), with membership from all members of the Stanislaus HOME Consortium, collaboratively develops a nd updates the Stanislaus County Comprehensive Economic Development Strategy (CEDS) which presents the socio- economic overview of Stanislaus County, along with highlights of the economic development activities and projects that will be undertaken by private and public entities in a mission to create new jobs and provide critical services to the resi dents of Stanislaus County. The report can be found at:
http://www.stancounty.com/ceo/econ-dev/pdf/ceds.pdf. The CEDS recognizes impacts housing affordability and availability have on local economic development efforts and the need for a strong local workforce dependent on housing and training.
Equipped with this information, five workgroups, comprise d of technical experts, local community members and key stakeholders, came together to move key focus areas from analysis to prototypes and solutions for inclusion in a comprehensive investment document.
The workgroups focused on:
• Entrepreneurship and small business dynamism
• Talent development
• Addressing non-skill barriers to jobs and training
• Bioproducts and the circular economy growth strategy
• Technology and skill adoption in the agricultural sector
The comprehensive investment document, the Stanislaus 2030 Investment Blueprint (Investment Blueprint), is based on the understanding of larger market forces and future trends ; current and future state of Stanislaus County economy; knowledge of demographic shifts; and authentic community input. Four strategic focus areas were identified: (1) Bioindustrial Manufacturing; (2) Talent Development; (3) Re moval of NonSkill Barriers to Jobs & Training; and (4) Entrepreneurship and Small Business Dyna mism. A copy of the Investment Bluepr int is available in English and Spanish through the following link: www.stanislaus2030.com/resources.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 80 The Investment Blueprint, accepted by the Board of Supervisors on November 1, 2022, identifies strategic focus areas with initial investment strategies and tactics; funding and policy aligned with each of the strategies and performance that is reported regularly to partners and the public.
Through coordination of housing, supportive services, a nd economic development initiatives, the Stanislaus HOME Consortium will continue to implement st rategies to reduce the number of pove rty-level families and improve economic stability for residents throughout the Stanislaus Planning Area.
Actions planned to develop institutional structure:
The Stanislaus Urban County will continue to strengthen institutional structure by providing transparent funding opportunities, technical assistance, and coordination among public agencies, nonprofit organizations, and community stakeholders.
The Stanislaus Urban County publishes an annual Notice of Funding Availability (NOFA) of CDBG and ESG funds. The NOFA includes an announcement of a Grant Technical Workshop and timeline for the upcoming grant cycle. The NOFA is published in the local newspaper, The Modesto Bee, in English and Spanish. An e-mail is sent out to all past and current grantees and applicants that have applied in the last five (5) years. The Stanislaus Urban County also announces the NOFA at the CoC meeting, distributes a reminder, and e-mails the CoC agencies a NOFA announcement.
The Stanislaus Urban County conducts a Grant Technical Assi stance Workshop to release the application materials and explain program requirements, eligible activities, and eval uation criteria. County staff provide technical assistance throughout the application process and remain available by phone, email, and in person to assist applicants and encourage participation from new and underserved organizations.
The Stanislaus Urban County also requires those receiving gr ants (sub-grantees) to attend a Grantee Technical Workshop prior to receiving their agreements. Attendance of this workshop and a fully executed agreement is required prior to any reimbursements. At the technical workshop, the policies, procedures, program regulations, requirements and obligations of the grant are explained. All sub-grantees receive the electronic copies of the documents covered in the Grantee Technical Workshop.
Through these efforts, the Stanislaus Ur ban County will continue to strengthen institutional capacity, support program compliance, and improve coordination among agencies impl ementing housing and community development activities throughout the Stanislaus Planning Area.
Actions planned to enhance coordination between public and private housing and social service agencies:
Stanislaus County, as administrator of the Stanislaus Urban County and the Stanislaus HOME Consortium, coordinates and consults with services and housing prov iders, local, state and federal government entities, non-profit and for-profit organizations and business, professional organizations, interest groups, and other parties interested in the implementation of federal programs.
Specifically, they are: Stanislaus Region al Housing Authority, Stanislaus County Health Services Agency, Stanislaus County Community Services Agency, Stanislaus County Behavioral Health and Recovery Services; California Department of Housing and Community Development; U.S. Department of Housing and Urban Development (HUD); Stanislaus County Affordable Housing Corporation (STANCO), California Rural Legal Assist ance (CRLA), Great Valley Housing Corporation, and Self- Help Enterprises. These partnerships support the design, implementation, and monitoring of housing and community development activities outlined in the Annual Action Plan.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 81 Stanislaus County will continue to participate in regularly scheduled meetings with the cities of Modesto and Turlock to coordinate any CDBG, HOME and ESG funded activity that may be of benefit to each of the separate entitlement communities within Stanislaus County. Further, monthly meetings are held between the participating members of the Stanislaus HOME Consortium. This ensures that the activities outlined in the AAP are given the fullest attention for design and implementation or construction.
The Stanislaus HOME Consortium member jurisdictions will maintain active involvement in the CoC, a multi-agency collaborative which focuses on the community’s housing and social service needs, to continue outreach and information sharing with other Stanislaus County agencies serving similar clientele.
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Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 82 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.
This AAP has been developed to assist in achieving these th ree goals. The overriding consideration required of the CDBG program is to benefit those members of the population that meet the definition of Targeted Income. A Targeted Income person is one who earns 80% or less of the AMI for CDBG funds. Additionally, if a project benefits a specific neighborhood or community, at least 51% of the population within that geographic boundary must be within the Targeted Income Group (TIG).
As identified in the 2025-2029 Consolidated Plan, priority w ill be given to projects in the following areas: public infrastructure and facility improvement, affordable housing, community and ec onomic development, Public Services, homeless services, and community emergency responses.
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 proceeds from section 108 loan guarantees that 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
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. 90%
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 83 Emergency Solutions Grant (ESG)
Reference 91.220(l)(4)
1. Include written standards for providing ESG assistance (may include as attachment)
The Stanislaus Urban County adopted performance standards in line with HUD and HCD guidelines and in coordination with the CoC. These standards include: rapid re-housing clients into permanent housing within 30 days after determination of eligibility; retaining this housing for at least six months; attaining or maintaining income while in permanent housing.
Agencies are required to do housing stability planning with their clients and are strongly encouraged to use a progressive engagement with clients to determine their financial need an d receive just enough assistance to maintain housing. The annual NOFA included a new requirement that all ESG awarded agencies must have their policies and procedures approved prior to being awarded funding to help ensure the programs operate within the HUD standards for the ESG program. If an awarded agency is found to be out of co mpliance or can not adhere to HUD standards, the County will take steps to recapture funds and redistribute funding to the next agency according to their ranking score resulting from the annual NOFA.
2. If the Continuum of Care has established centralized or coordinated assessment system that meets HUD requirements, describe that centralized or coordinated assessment system.
The Stanislaus Urban County continues to work with the lo cal CoC to further develop the Coordinated Entry System and include a larger scale of community participation. The CoC has established a working committee to implement this system to ensure compliance with the HEARTH Ac t. The recently updated (January 2020) Coordinated Entry System Policies and Procedures Manual can be found at: https://csocstan.com/coordinated-entry-system-ces-policies-and-procedures-manual/
3. Identify the process for making sub-awards and describe how the ESG allocation was made available to private nonprofit organizations (including community and faith-based organizations).
For Fiscal Year 2026-2027, ESG funds will be allocated based on a competitive grant cycle to which public service providers can apply for ESG funds. Applicants will be restricted to s ubmitting one (1) application per agency for ESG funds. All applicants will be required to attend a Grant Technical Workshop prior to submission of an application. A Grant Review Panel made up of representatives from the Stanislaus Urban County, the County’s Chief Executive Office, and the local CoC will review each written application submission and oral presentation and will score them individually.
The following is the scoring criteria that is utilized by th e Grant Review Panel for CDBG Public Services Grant and ESG Program grant applications:
Capacity & Experience
• Agency & Staff Experience with Grant Administration
• Program Sustainability Outlook
Addressing the Need/Extent of the Problem
• Prevention Focus
• Consistency with Adopted Consolidated Plan/Priority Need • Identifying and Addressing a Community Need
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 84 Collaboration
• Are there Partnerships and Collaborations?
• Outreach and Referrals
Accomplishments & Program Evaluation
• Are Accomplishments Measurable?
• Standardized Methods and Tools to Evaluate Progress
• Are Goals Verifiable and Attainable?
• Will the Program be Impactful and Effective?
Financials
• Clear and Efficient Budget
• Leveraging Sources
Performance & Risk Assessment
• Implementation- Soundness of Approach
• Monitoring Results and Timeliness
Program Innovation
Program Innovation
Grant Submittal
• Is the Grant Application Clear?
• Presentation Value
4. If the jurisdiction is unable to meet the homeless participation requirement in 24 CFR 576.405(a), the jurisdiction must specify its plan for reaching out to and consulting with homeless or formerly homeless individuals in considering policies and funding decisions regarding facilities and services funded under ESG.
The Stanislaus Urban County consults wi th the local CoC which has formerly homeless individuals as members. Sub- grantees who administer the shelters and the rapid re-housi ng programs have formerly homeless individuals in their organizations who help shape policies and make decisions about services and programs that receive ESG funding.
5. Describe performance standards for evaluating ESG.
Under the ESG Program, Stanislaus County staff reviews quarterly ESG statistical tables, HMIS client reports, narratives, Request for Funds forms and budget printouts, which identify the total funds uses/requested by each grantee during that reporting period. Stanislaus County staff verifies match funding (i.e. - local unrestricted donations). In this manner, the subrecipient in turn ensures that dollar to dollar matchi ng requirements are satisfied by paying the remainder of the expenses from non-ESG sources.
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 85 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 Stanislaus HOME Consortium will permit HOME funds to be invested as loans, grants, deferred payment loans, and other types of investment as permitted by the regulations de scribed 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 low- income homebuyers. The HOME statue al so 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. The Stanislaus HOME Consortium has elected to establish a recapture provision as part of its program.
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 Stanislaus HOME Consortium is not required to repay the difference between the total direct HOME 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
Affordable Homeownership Limits
HUD provides that the HOME affordable homeownership limits (initial purchase price or after-rehabilitation 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 Federa l 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 must reflect 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 Stanislaus HOME Consortium will use the highest limit as determined by HUD or the HUD approved market analysis.
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 Stanislaus HOME Consortium will recapture the entire amount of the direct HOME subsidy
Stanislaus Urban County and Stanislaus HOME Consortium 2026-2027 Annual Action Plan 86 provided to the homebuyer before the homebuyer receives a return. The Stanislaus HOME Consortium’s recapture 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 of real estate lien notes and/or restrictive covenants outlining the Stanislaus HOME Consortium’s recapture provisions. Homeownership projects undertaken using the resale provision shall use deed restrictions, covenant s running with the land, or other similar mechanisms per 92.254(a)(5)(i)(A) to ensure the resale requirements are met. The period of affordability spec ified 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 guidelines required that will be used under 24 CFR 92.206(b), are as follows:
The Stanislaus HOME Consortium does not intend to refinance any kind of existing debt with HOME funds.
STANISLAUS HOME CONSORTIUM
HOME INVESTMENT PARTNERSHIPS PROGRAM (HOME)
FISCAL YEAR 2026-2027 ANNUAL ACTION PLAN
Final FY 2026-2027 HOME Allocation: $1,191,577.79
The table below shows the final HOME grant allocation breakdown among Stanislaus HOME Consortium members.
HOME ALLOCATIONS
HOME CONSORTIUM MEMBER ALLOCATION
City of Ceres $115,194
City of Hughson $82,115
City of Newman $85,534
City of Oakdale $96,720
City of Patterson $96,382
City of Riverbank $97,166
City of Turlock $141,014
City of Waterford $82,760
Stanislaus County $96,799
Community Housing Development
Organization (CHDO) Set-aside @ 15%
$178,736.79
HOME Total $1,072,420.79
County Administration Total $119,157
TOTAL ALLOCATION $1,191,577.79
*Please Note:. These funds will be allocated to individual Consortium members and must be committed to an approved project within six (6) months of July 1 of each program year, unless the deadline is extended by the County.
An approved project is one that has been included in a HUD-approved Annual Action Plan, authorized by the County, and has completed the required environmental review process. If a Consortium member does not have an approved project within this timeframe, the funds will be made available to all Consortium members through a County- administered Request for Proposals (RFP) process.
City Council Staff Report
May 12, 2026
From: Adrienne Werner, Development Services Director
Prepared by: Adrienne Werner, Development Services Director Agendized by: Gary Hampton, Interim City Manager
1. ACTION RECOMMENDED:
Resolution: Denying the appeal and reaffirming the Planning Commission Denial of Conditional Use Permit 2024-09 for the development of a food truck park at Fulkerth Road.
OR
Resolution: Approving the appeal and granting Conditional Use Permit 2024-09 for the development of a food truck park at 2400 Fulkerth Road.
2. NARRATIVE:
A conditional use permit (CUP) application was submitted to the Planning Division to develop the 1.31-acre parcel located at 2400 Fulkerth Road, Stanislaus County APN 089-019-022 with a mobile food truck park. The applicant planned for 14 food trucks, a 40’x20’ covered eating area, 31 parking spaces, trash enclosure, restrooms, landscaping, 6’8” wrought iron fencing and gates on the west, south, and north property lines securing the food park area and a 7’ masonry wall along the eastern property line, abutting the residential subdivision.
Access to the food truck park would be provided from Fulkerth Road through an existing 30’ wide access easement.
The Planning Commission heard the project at their March 6, 2025 meeting. After public comment and discussion, the Planning Commission denied the Conditional Use Permit with a vote of 1-5. On March 10, 2025, an application to appeal the Planning Commission’s decision was received by the City Clerk’s office.
The City Council heard the appeal of the Conditional Use Permit at the May 13, 2025 Council meeting. During the public hearing concerns were raised regarding traffic generated by the project and adequate parking for customers visiting the food trucks. After taking testimony and discussing the project City Council voted to continue the item and asked staff to address the parking and traffic issues and bring the project back for consideration.
Parking
The Turlock Municipal Code does not contain a parking standard for mobile food facilities but a ratio of two parking spaces per mobile food truck has been used on past mobile vendor projects.
A survey of parking standards for mobile food vendors of surrounding cities and the Counties of Merced and Stanislaus is illustrated in the table below:
City Parking Standard
Agenda Staff Report
5/12/2026
Hughson None identified.
Newman Sufficient parking as to not impact existing and surrounding businesses.
Oakdale Sufficient parking as to not impact existing and surrounding businesses.
Ceres No adopted standard, approved a food truck park at 2.5 spaces per truck
Waterford Sufficient parking as to not impact existing and surrounding businesses.
Los Banos 2 parking spaces per truck
Merced
County
None identified
Stanislaus
County
Sufficient as to not impact existing and surrounding businesses.
The applicant has reduced the number of food trucks from 14 to 12 and revised the site plan.
The revised site plan allows the food trucks and trailers to move in and out of the site without disrupting the other trucks and trailers. The revised site plan also increases the number of parking spaces from 31 to 36, providing 3 parking spaces per truck.
Traffic
The traffic study prepared for the City’s 2012 General Plan was designed to evaluate transportation impacts through the General Plan planning horizon of 2030, not just conditions at the time the plan was adopted. As part of that effort, the study considered projected population growth, planned land uses, and the level of development expected to occur throughout the City under the General Plan. Using these projections, the study evaluated how future traffic would affect the City’s roadway network and identified improvements and policies needed to accommodate that growth.
Because the study analyzed traffic conditions through the 2030 horizon year, it already accounted for the cumulative traffic expected from planned development throughout the community, including development on this site. As long as projects are consistent with the land uses and development levels assumed in the General Plan, their traffic impacts are considered within the scope of that analysis.
This is a standard planning approach. General Plan traffic studies are intended to evaluate long-term transportation needs based on the City’s adopted land use framework, rather than only current conditions. As a result, the 2012 General Plan traffic analysis remains a valid tool for evaluating development through the life of the General Plan.
The proposed project is consistent with the City’s adopted General Plan and the land uses planned for this area through 2030. The traffic impacts associated with commercial development of this site were already considered as part of the General Plan traffic analysis.
Because the project aligns with the adopted plan, additional traffic analysis is not required.
Agenda Staff Report
5/12/2026
CONDITIONAL USE PERMIT
In considering the Conditional Use Permit Turlock Municipal Code § 9-5-604 Conditional use permits: Granting, provided below, contains the findings that must be used in considering the application:
All actions of the Planning Commission relating to findings and recommendations shall be in accordance with the provisions of this article. The Planning Commission shall authorize the granting of the conditional use permit if it finds as follows:
(a)That the site for the proposed use is adequate in size and shape to accommodate such uses, all yards, open spaces, wall, fences, parking, loading, landscaping, and other features required by the Municipal Code or the Planning Commission to make sure such use is compatible with the land and uses in the vicinity
(b)That the site for the proposed use is related properly to streets and highways to carry the quantity and kind of traffic generated by the proposed use;
(c) That the proposed use will not adversely affect the abutting property or the permitted use thereof with the provisions of conditions; and
(d) That the site for the proposed use is in conformance with the General Plan.
In order to grant the Conditional Use Permit Council must be able to make all of these findings. If Council can not make all of these findings then the Conditional Use Permit would be denied. If Council cannot make all of the findings listed above the finding or findings that cannot be made should be identified.
PUBLIC NOTICING
Public notices were mailed to all property owners within a 500-foot radius of the project site.
Staff received emails from the residents expressing concerns of increased traffic and congestion on Fulkerth Road and the entrance to the site, noise disturbances, and the potential for attracting rodents because of the food trucks. The emails are attached to this report.
CONCLUSION
Based on the information provided in the staff report, including the revised site plan, parking revisions and analysis, and evaluation of traffic, the proposed project has been reviewed for consistency with the City’s General Plan and applicable development standards. The General Plan traffic analysis, which evaluates conditions through the 2030 planning horizon, accounts for the level of commercial development proposed. The project, as revised, reflects changes to site design and parking that respond to concerns raised during the March 2025 public hearing, while remaining consistent with the City’s adopted land use framework.
Agenda Staff Report
5/12/2026
3. FISCAL IMPACT / BUDGET AMENDMENT:
The applicant paid the application fee for the processing of the Conditional Use Permit and the Appeal Application.
4. ENVIRONMENTAL DETERMINATION:
The proposed project is consistent with the zoning regulations and the Turlock General Plan.
The project will not result in any significant impacts relating to traffic, noise, air quality, or water, nor does the site have any habitat value for endangered, rare, or other threatened species. The site can be adequately served by all required utilities and public services and is located entirely within the City Limits on a parcel no larger than five acres. The site in which the project is located is not environmentally sensitive. Therefore, pursuant to California Environmental Quality Act (CEQA) 15332 [In-Fill Development], this project is Categorically Exempt from the provisions of CEQA.
5. ALTERNATIVES:
1. The City Council may choose to add or modify Conditions of Approval. The City Council may choose to add to or modify any of the proposed conditions of approval.
2. The City Council may choose to uphold the Planning Commission’s decision. The City Council may choose to uphold the Planning Commission’s decision and deny the granting of a Conditional Use Permit for the project. However, this is not recommended as the project is consistent with the General Plan and Zoning Ordinance.
6. ATTACHMENTS:
1. CUP 24-09 Council resolution granting CUP
2. CUP 2024-09 Council Resolution Denying CUP
3. 12-9-25 Memorandum to A. Werner from B. Jolley re CEQA compliance
4. New Site Plan #6 2-5-26
5. Public Comments 5-12-26
6. Public Comments 3-6-25 & 5-13-25
BEFORE THE CITY COUNCIL OF THE CITY OF TURLOCK
IN THE MATTER OF APPROVING THE APPEAL } RESOLUTION NO. 2026- AND GRANTING CONDITIONAL USE PERMIT }
2024-09 }
}
WHEREAS, an application was received to develop the property at 2400 Fulkerth Road, Stanislaus County APN 089-019-022 with a mobile food vendor park to accommodate the parking of 12 mobile food vendors; and
WHEREAS, the Planning Commission considered the Conditional Use Permit application at a duly noticed public hearing on March 6, 2025; and
WHEREAS, the Planning Commission of the City of Turlock considered all information provided and comments received during the public hearing in making its findings and determinations; and
WHEREAS, the Planning Commission found the proposed project exempt from the provisions of CEQA; and
WHEREAS, the Planning Commission with a 1-5 vote to deny Conditional Use Permit 2024-09 after determining the findings contained in the draft resolution could not be made; and
WHEREAS, on March 10, 2025 the applicant filed an appeal of the Planning Commission’s denial of Conditional Use Permit 2024-09; and
WHEREAS, in making its decision, the City Council considered the CEQA determination, the public testimony, the evidence in the record, and the findings for approval; and
WHEREAS, after a public hearing held on May 13, 2025 the City of Turlock City Council continued the project to a later date in order to gather additional information regarding parking standards for mobile food vending and traffic impacts; and
WHEREAS, the applicant revised the site plan, reducing the number of mobile food vendors to 12 from 14; and
WHEREAS, the revised site plan increases the number of on-site parking spaces to 36 from 31; and
WHEREAS, after a public hearing held on May 12, 2026 the City of Turlock City Council found and determined as follows:
Section 1. The proposed project is “Categorically Exempt” from the provisions of the California Environmental Quality Act (CEQA) under the CEQA Guidelines Section 15332 [In-Fill Development Projects].
Section 2. That the project meets all of the findings for granting of a Conditional Use
Permit as follows:
1. That the site for the proposed use is adequate in size and shape to accommodate such uses, all yards, open spaces, wall, fences, parking, loading, landscaping and other features required by the Municipal Code or the commission to make sure such use is compatible with the land and uses in the vicinity;
2. That the site for the proposed use is related properly to streets and highways to carry the quantity and kind of traffic generated by the proposed use;
3. That the proposed use will not adversely affect the abutting property or the permitted use thereof with the provisions of conditions; and
4. That the site for the proposed use is in conformance with the General Plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Turlock that Conditional Use Permit 2024-09 (2400 Fulkerth Road) is hereby granted subject to compliance with all applicable codes and ordinances, subject to the terms and conditions set forth below. All conditions listed below shall be complied with prior to issuance of a Certificate of Occupancy, or equivalent, unless otherwise stipulated.
Section 3. That said Conditional Use Permit No. 2024-09 would be permissible subject to compliance with the following conditions:
Planning Division (668-5640)
1. This approval authorizes the development of a 1.31-acre parcel for a mobile food truck park at 2400 Fulkerth Road, Stanislaus County APN 089-019-022. The applicant has planned for 12 food trucks, a 40’x20’ covered eating area, 36 parking spaces, trash enclosure, restrooms, landscaping, 6’8” wrought iron fencing and gates on the west, south, and north property lines securing the food park area and a 7’ masonry wall along the east property line. Access to the food truck park is right-in-right out only, provided from Fulkerth Road through an existing 30’ access easement. (Attachment 1)
2. The project shall also comply with the conditions of approval established in Parcel Map 02-10.
3. Minor amendments to the site layout may be authorized by the Development Services Director on a case-by-case basis, provided that such amendments are consistent with the overall intent and purpose of the conditions contained herein.
4. The site must comply with the Turlock Municipal Code §5-28-100ART: Noise Standards at all times.
5. Pursuant to Turlock Municipal Code (TMC) §9-5-610, this approval shall expire one (1) year from the date of approval if the use has not commenced. If requested prior to the date of expiration, a time extension may be filed with the Turlock Planning Division to extend this deadline
6. The property owner and operator shall comply with all applicable State and federal laws and regulations at all times.
7. In the event the city determines that it is necessary to take legal action to enforce any of the provisions of these conditions, and such legal action is taken, the applicant shall be required to pay any and all costs of such legal action, including
reasonable attorney’s fees, incurred by the city, even if the matter is not prosecuted to a final judgment or is amicably resolved, unless the city should otherwise agree with applicant to waive said fees or any part thereof. The foregoing shall not apply if the permittee prevails on every issue in the enforcement proceeding.
8. The mobile food facility (vehicle/trailer) must be approved and permitted by the Stanislaus County Department of Environmental Resources. The mobile food facility must report to its approved commissary daily. A copy of the Stanislaus County Environmental Resources permit is required as part of the application for a Mobile Food Facility Permit.
9. The use of extension cords is strictly prohibited.
10. All activities shall cease and all mobile food trucks shall be off the site by 10:00 p.m. daily.
11. The use of generators is prohibited.
12. The canopy and restroom building elevations shall have design features that complement the existing development on the adjacent parcels and meet the Design Guidelines and the requirements of the Northwest Triangle Specific Plan.
A Minor Administrative Approval (MAA) shall be required for review of the elevations of these buildings.
13. The use shall be conducted entirely upon private property and not within any public right-of-way.
14. The use shall conform to all applicable building, electrical, fire, plumbing, engineering, solid waste, wastewater, water quality, and environmental regulations and laws.
15. No signs, balloons, or flags may be displayed on or off the site to promote the mobile food facility except those permanently affixed to the mobile food vehicle/trailer.
16. No outdoor music, live or amplified, is permitted.
17. Vehicle and temporary canopies or tents shall not be located closer than twenty (20') feet to a building or structure.
18. Vehicles and any temporary canopies or tents shall not be located on the same parcel, or closer than one hundred (100') feet from the lot line of an adjacent parcel, on which a flammable, combustible, or liquid petroleum gas dispensing or storage container is located.
19. The site shall be continuously maintained free of weeds, litter, and debris.
20. All mobile food facility operators shall obtain and maintain a valid Turlock business license and mobile food vendor permit at all times.
21. An agreement for the use of properly operating restroom facilities within 200-feet of the food truck’s location shall be maintained at all times.
22. Suspension or revocation of mobile food facility permit. Any mobile food facility permit may be suspended or revoked in accordance with the procedures and standards of Article 11 of Chapter 9-5 TMC (Enforcement). The permit shall be automatically suspended and may be revoked when the permit issued by the
Stanislaus County Environmental Resources Department is suspended or revoked for any reason.
23. Each mobile food facility shall obtain a mobile food facility permit from the Planning Division prior to operating on the site, this permit shall be renewed annually. Only 12 mobile food trucks shall be permitted to operate onsite at the same time.
Site Plan
24. The project shall be developed according to the site plan received by the Planning Division as part of the application. (Attachment 1)
25. No food trucks or canopy structures are permitted in the 15’ front yard setback.
26. A minimum of 10% of the lot shall be landscaped.
27. Chain link fencing is prohibited. All fencing shall be decorative fencing such as wrought iron, black powder coated or other material.
28. A 7’ tall masonry wall is required along the eastern property line.
29. All drive aisles shall remain clear of automobiles and any other obstruction.
30. No vehicles, food trucks, or canopies may be parked on the public right-of-way or blocking the driveway entrances or drive aisles.
31. All trash enclosures shall comply with the City of Turlock Standards and Specifications for construction and materials. Each recycling and trash enclosure shall be designed to allow walk-in access without having to open the main enclosure gate. Contact Turlock Scavenger to confirm the preferred angle of the enclosure.
32. Whenever feasible, the recycling collection area and the trash collection area shall be adjacent to one another and in one (1) enclosure.
33. A minimum two (2) foot perimeter at the base of each enclosure wall shall be irrigated and planted with landscaping, including the use of evergreen vines.
34. Outdoor storage is not permitted. All items stored shall be contained indoors.
Any outdoor storage will require additional Planning review and approval.
35. All electrical, gas, telephone, cable television, and similar distribution lines, including existing distribution lines, providing immediate service to the site shall be installed underground within the site. Any new electrical service must be underground in accordance with TMC§-2-120.
36. The outdoor seating area must remain clear of litter at all times. The permittee shall maintain the tables and chairs in the permitted outdoor seating area in a clean condition at all times.
37. Outdoor seating areas must conform to and comply with all relevant regulations in this Code and all applicable building laws including State laws and regulations.
Landscaping
38. Fully detailed landscape and irrigation plans shall be submitted to the Engineering Division for review and approval prior to the installation of any landscaping material or irrigation system. All landscaping and irrigation systems
shall be installed in accordance with the standards of TMC §9-2-109 and the Northwest Triangle Specific Plan.
39. The parking lot theme tree for the Countryside Community Commercial Subarea in Platanus Acerfolia (London Plane Tree). A minimum of 80% of the shade trees within parking areas must b comprised of this tree.
40. All landscaping and irrigation systems shall comply with the State Model Water Efficient Landscape Ordinance.
41. Prior to the issuance of a Certificate of Occupancy all landscaping and irrigation systems shall be installed in accordance with the standards of TMC §9-2-109.
42. In accordance with TMC §9-2-109, all landscape planter beds shall be a minimum of five (5) feet in depth and width.
43. Landscaped beds less than 10-feet in width that will be planted with a parking lot shade tree shall be fitted with deep root barriers for a length of at least 10-feet to ensure the root system does not impair the hardscape.
44. All planting areas shall be protected with raised concrete curbs.
45. Parking lot shade trees shall be installed along all parking areas in accordance with TMC §9-2-109: one shade tree per five (5) parking spaces. Parking lot shade trees shall be planted in landscape islands within the parking lot. Tree spacing shall be such that every tree trunk is within 30 feet of the trunk of a tree.
46. Deciduous non-fruiting trees shall be incorporated into the planting plan within the parking lot and around the building to provide shade relief from the summer sun.
47. A variety of plant types and species shall be incorporated into the planting scheme to provide interest and color. No one (1) species of plant shall exceed 20% of the plant material. Turf shall be limited to 25% of the total landscaped area.
48. All plant materials shall be sized and spaced to achieve immediate effect and shall normally not be less than 24-inch box for parking lot shade trees, 15-gallon container for trees, 5-gallon container for shrubs, and 1-gallon container for mass planting.
49. Trees planted in the 15’ landscape bed on the east property line abutting the residential subdivision shall be sized to provide immediate screening at planting.
50. All planting areas shall include a three (3) inch top dressing of an organic mulch or equivalent material. Mulches shall be reapplied as part of a regular maintenance program to reduce evaporation, soil compaction, and weeds.
51. All landscaped and un-landscaped areas shall be continuously maintained free of weeds, litter, and debris, and shall not become a source of nuisance to adjoining properties.
52. All landscaping material shall be maintained in accordance with the provisions of TMC §9-2-215: Driveway and corner visibility.
Parking
53. A minimum of 28 on-site parking spaces are required, 2 parking spaces for each mobile food truck. The project is constructing a total of 36 on-site parking spaces.
All parking spaces shall comply with dimensional standards for the City of Turlock. Standard parking spaces measure 9’x19’ and compact spaces measures 8’x16’.
54. A maximum of 30% of the total parking spaces may be constructed as compact spaces.
55. Wheel stops and striping are required.
56. On-site security lighting shall be located and directed so as not to spill over onto adjoining properties. A lighting plan is required for review and approval as part of the building permit and site improvement plan submittals.
57. Limit intensity, shield and/or situate all on-site lighting such that light does not spill over to adjacent properties. All lighting fixtures must be shielded to confine light spread within the site boundaries.
58. Security lighting fixtures shall not project above the fascia or roofline of the building and are to be shielded. The shields shall be painted to match the surface to which they are attached.
59. Building illumination and architectural lighting shall be indirect. Floodlights are prohibited.
60. Light standards for parking areas shall not exceed 30-feet in height.
61. Lights shall be placed to direct and control glare.
62. All lighting shall be designed to confine light spread within the site boundaries.
Lighting shall not become a source of glare for adjoining properties.
63. Automatic shutoff or motion sensors shall be used for lighting to be used intermittently or for safety purposes.
64. A photovoltaic plan shall be submitted with the site lighting plan.
Building
1. A building permit is required for any structure (electric gates, site lighting etc.) associated with the project.
2. Plans must be submitted electronically. Plans shall be prepared by a licensed California design professional.
3. The project shall comply with the current California Building Codes and Turlock Municipal Code in effect at the time of building permit application.
4. Additional requirements may be applicable upon review of the submitted building permits.
5. A separate permit is required for any site lighting.
6. A Construction Waste Management Plan form and a ESCP form will be required.
Engineering
1. The developer shall pay all applicable City of Turlock city wide and specific plan development impact fees adjusted to the current Engineering News Record, prior to issuance of a building permit.
2. The City of Turlock standard improvements necessary for fire and safety purposes shall be installed and accepted by the Fire Department prior to the issuance of any building permit.
3. Developer shall provide written consent, as provided in Section 54715 of the California Government Code, to the levy of an assessment to finance the operation and maintenance of drainage, flood control, street maintenance, and street lighting service which benefits the area to be developed. As an alternative to this, the City may form a community facilities district (CFD) to finance the operation and maintenance of said improvements and services.
4. Developer shall submit on-site and off-site (non-structural) improvement plans to the Engineering Division for review and approval. Please submit an improvement plan application along with the current plan check fee, five (5) sets of civil improvement plans including erosion control and landscape plans, an erosion and sediment control plan (ESCP) worksheet, one (1) copy of the soils report (California Building Code requirement) and one (1) copy of the land use permit. Landscape plans shall meet the requirements of the Model Water Efficient Landscape Ordinance (MWELO). All projects disturbing more than one acre of land must apply for a Notice of Intent with the State of California Water Quality Control Board. The W.D.I.D. number, which is provided by the state, must be provided prior to grading permit issuance.
5. Developer shall procure a grading permit from the Engineering Division for all on-site (non-structural) work prior to issuance of any building permits. Upon approval of the on-site improvement plans, please submit a grading permit application and a cost estimate for all on-site (non-structural) work.
6. Developer shall procure an encroachment permit from the Engineering Division for all off-site work done within existing City of Turlock right-of-way, proposed right-of-way and within any easements prior to the issuance of any building permits. Upon approval of the off-site improvement plans, please submit an encroachment permit application, a cost estimate for all off-site work, liability insurance as detailed in the encroachment permit application listing the City of Turlock as additional insured, and an improvement security equal to 110% of the valuation of the work in the form of a bond, letter of credit, cash or check.
7. Developer shall remove and replace any existing curb, gutter, sidewalk, driveway approaches, streetlights and roadway improvements along the road frontages in accordance with City of Turlock Standard Specifications and Drawings if, in the City Engineers opinion, the existing improvements do not meet current City Standards, accessibility standards or are in poor/damaged condition.
8. If the grade differential between lots or surrounding ground is between 1/2 foot and 1 foot, the developer shall use a wood type retaining wall/fence depending on the individual situation, to be approved by the City Engineer as part of the improvement plans. If the grade differential is over 1 foot, a retaining wall will be required and a building permit for the retaining wall will be required.
9. The Public Works Director, City Engineer, or their designee reserves the right to require full roadway reconstruction or a 2” asphalt overlay from curb to curb on the road frontages if, in their opinion, the roadway is in disrepair or the integrity
of the roadway has been compromised by: utility cuts (3 or more) or construction practices. Asphalt oil shall be PG 64-10.
10. Side yard fences, signs, and trees shall be set back 30 feet from street corners and 15 feet from driveways per City Standards.
11. No cross-lot drainage is allowed. Storm water run-off shall be designed to stay on property.
12. Any existing or new domestic, landscape, and fire water services shall be fitted with backflow prevention devices that meet the current City Standards. All water services shall have its own tap off the main.
13. A grease interceptor, if required, shall be installed per City Standards. The grease interceptor shall be installed outside of the PUD unless approve by all utility companies.
14. Developer shall repave all trenching in existing right-of-way per the current City Standards, including Errata 1, and pay applicable trench restoration fees in accordance with Section 7-4-203 of the City of Turlock Municipal Code.
15. Parking lot drive aisles and parking stalls shall follow the current City Standards.
16. Developer shall provide a Low Impact Development (LID) design for all added and/or reconstructed impervious surfaces that includes measures for site design, sources control, runoff reduction, storm water treatment, and baseline hydromodification management as defined in the Phase II MS4 General Permit in order to comply with the Phase II MS4 General Permit issued by the State Water Resources Control Board to the City of Turlock.
17. Developer shall maintain the 85th percentile storm even (0.5 inches) on-site prior to connecting to the existing storm drain.
18. Prior to improvement plan approval, a detailed hydrology/drainage study will be required to be submitted to the City Engineer for review and approval. The study shall be prepared by a registered Civil Engineer and shall include existing and proposed conditions.
19. Developer shall implement source control measures consistent with recommendations from the CASQA Stormwater BMP Handbook for New Development and Redevelopment for the pollutant generating activities listed in Section E.12.d of the Phase II MS4 General Permit.
20. Developer shall incorporate all post construction BMPs necessary to comply with the Phase II MS4 General Permit issued by the State Water Resources Control Board to the City of Turlock.
21. Developer shall execute an Operations and Maintenance Agreement with the City of Turlock for all post construction best management practices (BMPs) associated with the development prior to occupancy of the building.
22. Accessible signage and striping for accessible parking shall meet the requirements of the current California Building Code. The additional signage required under Section 11B-502.8 shall notify owners that towed vehicles may be reclaimed at: Turlock Police Department or by telephoning (209) 668-5550.
23. Developer shall provide an accessible pedestrian path from the entrance of all buildings to an accessible parking stall and to the public right-of-way. Handrails
for pedestrian ramps shall not extend into the public right-of-way.
24. Trash enclosures, if required, shall be per the current City Standards, located within the development as directed by Turlock Scavenger. A pedestrian path from an entrance for each building to a trash enclosure, meeting all accessible requirements, shall be indicated on the plans.
25. Developer shall install street trees spaced 30’-35’ apart along the road frontages per the City Standard Specifications and Drawings.
26. Conditions of approval for Tentative Parcel Map 02-10 are included and incorporated into these conditions of approval for this project.
27. The site shall pay their pro-rata share towards the installation of the median in Fulkerth Road. All access to the site shall be limited to right-in-right-out only.
28. If any survey monuments will be at risk during construction activities, the City of Turlock will require that there is an individual in responsible charge of the Land Surveying activities within the bounds of proposed development as follows:
• Acknowledgement of Monument Responsibility certificate signed and sealed by a Licensed Land Surveyor or a Professional Engineer authorized to perform Land Surveying in the State of California, will be required prior to issuance of the grading and/or encroachment permit. • Acknowledgement of Monument Preservation certificate signed and sealed by a Licensed Land Surveyor or a Professional Engineer authorized to perform Land Surveying in the State of California, will be required prior to final sign acceptance of the grading and/or encroachment permit.
Fire Services (668-5580)
1. The project shall comply with the current California Fire Code, National Fire Code (NFPA), California Mechanical Code, and the Turlock Municipal Code in effect at the time of building permit application. Additional requirements may be applicable upon Fire Department review of plans.
2. Before vertical construction begins: 1) Onsite fire hydrant shall be in service; 2) Blue hydrant markers shall be in street; 3) Fire access roadway shall be installed to support the imposed load of fire apparatus weighing at least 75,000 pounds; 4) Temporary address signage shall be clearly visible from the primary roadway.
3. Buildings or structures shall have an approved asphalt or concrete fire access road installed and accepted prior to final inspection
4. Address numerals shall be minimum of 6” tall with ¾” stroke, contrast with back ground, be clearly visible from the primary roadway and be illuminated either internally or externally between dusk and dawn daily.
5. Permanent all weather signage shall be installed: (minimum of 3” letters/numbers)
a. MAIN ELECTRICAL DISCONNECT
b. MAIN GAS SHUT OFF
c. FIRE CONTROL ROOM
d. FDC (address numerals)
e. ELECTRICAL ROOM
f. HVAC units shall be numbered (coordinating with breakers and fire alarm system)
6. Fire extinguishers with a minimum rating of 2-A:10-B:C shall be provided such that no point in the building is further than 75-foot travel distance to an extinguisher. Extinguishers shall be mounted on the wall or in cabinets, such that the top of the extinguisher is no more than four (4) feet above the floor.
7. Electrical disconnect shall be accessible from the exterior of the building or in a secure electrical room that opens directly to the outside. Disconnect or electrical room will be identified with an approved all weather sign.
8. Fire lane requirements shall be met. Fire lanes shall be painted throughout project.
9. Gates shall require Knox switch and Opticom sensor for electrical gates or Knox lock manual gates, keyed for Police and Fire.
Municipal Services (668-5590)
1. Prior to issuance of a building permit, water and sewer utilities shall be reviewed and approved by Municipal Services.
2. Any existing or new domestic, landscape, and fire water services shall be fitted with backflow prevention devices that meet the current City Standards. All water services shall have its own tap off the main.
3. Street trees shall be installed in the sidewalk in accordance with City of Turlock standards (TMC Section 7-7-500 and 9-2-109(9)(ii). The variety of street tree to be installed is Keith Davey Chinese Pistache. Any variation from the above listed street tree requirement must first be approved by the City of Turlock Municipal Services Department. The property owner or developer shall contact with department (209) 668-5594 for review of tree layout and inspection prior to installation of street trees.
Turlock Irrigation District (883-8385 irrigation, 883-8659 electrical)
1. The developer of the adjacent parcel to the west installed a primary conduit to serve future development on the subject parcel. The Developer of the subject parcel shall tie into this existing 4-inch primary conduit per District Electrical Engineering standards and specifications, which will provide electrical service to the subject parcel. The Developer shall contact the District Electrical Engineering Department to submit an application for the new service.
2. The District’s electric utility has an existing underground power line within the 10- foot Public Utility Easement. Underground Service Alert must be notified before digging.
3. The front building setback is to be a minimum of 15-feet from the property line and a minimum of 15-feet from the back-of-sidewalk to enable the safe placement of utilities.
4. The developer shall consult with TID Electrical Engineering for any existing service upgrades or any new services for the food trucks. Facility changes are performed at developer’s expense.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Turlock this 12th day of May, 2026, by the following vote:
AYES:
NOES:
NOT PARTICIPATING:
ABSENT:
ATTEST:
__________________________
_
Nichole Fiez, City Clerk,
City of Turlock, County of
Stanislaus, State of California
BEFORE THE CITY COUNCIL OF THE CITY OF TURLOCK
IN THE MATTER OF DENYING THE APPEAL } RESOLUTION NO. 2026- AND AFFIRMING THE PLANNING COMMISSION }
DENIAL OF CONDITIONAL USE PERMIT 2024-09}
}
WHEREAS, an application was received to develop the property at 2400 Fulkerth Road, Stanislaus County APN 089-019-022 with a mobile food vendor park to accommodate the parking of 14 mobile food vendors; and
WHEREAS, the Planning Commission considered the Conditional Use Permit application at a duly noticed public hearing on March 6, 2025; and
WHEREAS, the Planning Commission of the City of Turlock considered all information provided and comments received during the public hearing in making its findings and determinations; and
WHEREAS, the Planning Commission found the proposed project exempt from the provisions of CEQA; and
WHEREAS, the Planning Commission with a vote of 1-5 denied Conditional Use Permit 2024-09 after determining the findings contained in the draft resolution could not be made; and
WHEREAS, on March 10, 2025 the applicant filed an appeal of the Planning Commission’s denial of Conditional Use Permit 2024-09; and
WHEREAS, in making its decision, the City Council considered the CEQA determination, the public testimony, the evidence in the record, and the findings for approval; and
WHEREAS, after a public hearing held on May 13, 2025 the City of Turlock City Council continued the project to a later date in order to gather additional information regarding parking standards for mobile food vending; and
WHEREAS, the applicant revised the site plan, reducing the number of mobile food vendors to 12 from 14; and
WHEREAS, the revised site plan increases the number of on-site parking spaces to 36 from 31; and
WHEREAS, after a public hearing held on May 12, 2026 the City of Turlock City Council found and determined as follows:
Section 1. The proposed project is “Categorically Exempt” from the provisions of the California Environmental Quality Act (CEQA) under the CEQA Guidelines Section 15332 [In-Fill Development Projects].
Section 2. That the project does not meet all of the findings required for granting of a
Conditional Use Permit as follows:
1. That the site for the proposed use is adequate in size and shape to accommodate such uses, all yards, open spaces, wall, fences, parking, loading, landscaping and other features required by the Municipal Code or the commission to make sure such use is compatible with the land and uses in the vicinity;
2. That the site for the proposed use is related properly to streets and highways to carry the quantity and kind of traffic generated by the proposed use;
3. That the proposed use will not adversely affect the abutting property or the permitted use thereof with the provisions of conditions; and
4. That the site for the proposed use is in conformance with the General Plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Turlock as follows:
Section 3. That Conditional Use Permit 2024-09 is hereby denied as the following findings cannot be made:
1. That the site for the proposed use is adequate in size and shape to accommodate such uses, all yards, open spaces, wall, fences, parking, loading, landscaping and other features required by the Municipal Code or the commission to make sure such use is compatible with the land and uses in the vicinity;
2. That the site for the proposed use is related properly to streets and highways to carry the quantity and kind of traffic generated by the proposed use;
3. That the proposed use will not adversely affect the abutting property or the permitted use thereof with the provisions of conditions; and
4. That the site for the proposed use is in conformance with the General Plan.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Turlock this 12th day of May, 2026, by the following vote:
AYES:
NOES:
NOT PARTICIPATING:
ABSENT:
ATTEST:
__________________________
_
Nichole Fiez, City Clerk,
City of Turlock, County of
Stanislaus, State of California
MEMORANDUM
To: Adrienne Werner, Director of Development Services
From: Brett S. Jolley, Land Use Attorney for the Paul Family Matter: Paul Family Trust – Land Use
Subject: CEQA Guideline §15183 Applicability (2400 Fulkerth Development - CUP 2024-09) Date: December 9, 2025
ISSUE
To what extent may the City of Turlock require further environmental review for the development of a mobile food truck park at 2400 Fulkerth Road?
BRIEF ANSWER
Pursuant to Public Resource Code §21083.3 and CEQA Guideline §15183, because the Project is consistent with the City of Turlock General Plan for which an EIR was certified in 2012, no further environmental review is required.
FACTUAL BACKGROUND
Applicant Pushpinder Kahlan project seeks to purchase 2400 Fulkerth Road from the Paul Family and develop the currently vacant 1.31-acre site for use as a mobile food truck park (“the Project”). The Project is zoned community commercial. The original project description entails developing the site with thirty-three (33) on-site parking spaces, paving, and landscaping to allow for a maximum of fourteen (14) mobile food trucks to operate onsite with a canopy, seating area, trash enclosure, and restroom building. The Project will be accessed from Fulkerth Road through an existing 30’ access easement.
The Planning Commission denied the Project on March 6, 2025 based on objections from residential neighbors. The applicant appealed on March 10, 2025. The City Council heard the appeal on May 13, 2025 and continued the item to a non-specific date upon the request of the Applicant and Property Owner. At the hearing, community members and council members articulated concerns surrounding the Project causing traffic congestion and the reliance on the 2012 traffic analysis from the 2012 Turlock General Plan Environmental Impact Report (“EIR”).
In September 2012, the Turlock City Council adopted the updated General Plan. The General Plan is composed of goals, policies, a land use diagram, and other graphic figures and maps (e.g., open space systems, a transportation network, and public facilities) to guide future development within the City’s boundaries and in the immediately surrounding unincorporated area, referred to in the proposed Plan as the “Study Area,” through the year 2030. The EIR evaluates the potential impacts of the adoption of the proposed General Plan and serves the additional function of providing direction to the City in implementation of the new Plan.
2 LEGAL BACKGROUND
California Environmental Quality Act (hereinafter “CEQA”) Guidelines Section 15183 establishes streamlined environmental review of projects that are consistent with existing general plans, County plans, and zoning for which an EIR was certified. The regulation states that projects consistent with a general plan shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects peculiar to the project or its site (See. Hilltop Grp., Inc. v. Cty. of San Diego, (2024) 99 Cal. App. 5th 890).
This exemption prohibits additional environmental review for “projects that are consistent with the development density established by existing zoning, community plan or general plan policies for which an EIR was certified [ ], except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site.” (See, Lucas v.
City of Pomona (2023) 92 Cal.App.5th 508.)
The Secretary for Resources adopted Section 15183 pursuant to the authority of Public Resources Code section 21083.3, which provides a public agency need examine only those environmental effects that are peculiar to the project and were not addressed or were insufficiently analyzed as significant effects in the prior EIR (Lucas, supra, 92 Cal. App. 5th 508.) These provisions of CEQA operate as a “statutory exemption” and are intended to streamline the environmental review of certain types of projects, and to reduce the need to prepare repetitive environmental studies (See, Hilltop Group, Inc. v. Co. of San Diego (2024) 99 Cal.App.5th 890; Lucas, supra, 92 Cal. App. 5th 508.)
As summarized by the recent appellate court decision in Hilltop Group, Inc. v. County of San Diego (2024) 99 Cal.App.5th 890, 907–909 (overturning county board’s decision to reject staff’s reliance on §15183 exemption for an industrial project):
If the activity qualifies as a project, the agency must then determine whether the project is exempt from the CEQA review process under a statutory exemption or a categorical exemption pursuant to the CEQA Guidelines. ([Union of Medical Marijuana Patients, Inc. v. City of San Diego (2019) 7 Cal.5th 1171, 1185, 250 Cal.Rptr.3d 818, 446 P.3d 317 (Union).)]) If the project is exempt from further CEQA review, the agency may file a notice of exemption and need not proceed to the next steps of the review process. ([Lucas v. City of Pomona (2023) 92 Cal.App.5th 508, 534, 309 Cal.Rptr.3d 605 (Lucas)].)
One such exemption falls within Guidelines section 15183, subdivision (a), which requires no additional environmental review for projects “‘consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified,’ except as might be necessary to determine whether there are project-specific significant effects. Guidelines section 15183 was promulgated on the authority of ... section 21083.3, which provides a public agency need examine only those environmental effects that are peculiar to the project and were not addressed or were insufficiently analyzed as significant
3 effects in the prior EIR.” (Lucas, supra, 92 Cal.App.5th at p. 534, 309 Cal.Rptr.3d 605.)
Of particular interest in Hilltop Group, although County staff initially proceeded with a new EIR for the waste management project, Staff subsequently determined that the project was subject to §15183 and no further environmental review was required. After neighbors objected and demanded that the County require a new EIR the Board of Supervisors agreed and revised Staff’s §15183 determination. The Court of Appeal overturned this decision and held §15183 prevents additional CEQA analysis.
In Lucas v. City of Pomona (2023) 92 Cal.App.5th 508, 536, a case decided the year prior and cited with authority by the Hilltop Group court, in upholding the city’s use of §15183 exemption for a commercial cannabis overlay zoning district the Second District Court of Appeal also addressed the scope of the §15183 exemption, explaining:
Section 15183 of the Guidelines is a statutory provision, not a categorical exemption—i.e., it is not among those exemptions set forth in Guidelines sections 15300 through 15333. Guidelines section 15183 provides that exempt classes of projects include, but are not limited to, qualifying projects “consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified,” as was the case here. (Guidelines, § 15183, subd. (a).) Such projects “shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site.” (Ibid.; see also id., § 15183.3, subd. (d)(2)(A).) “This streamlines the review of such projects and reduces the need to prepare repetitive environmental studies.” (Id., § 15183, subd. (a); see also id., § 15183.3, subd. (c).)
In approving a project meeting the requirements of Guidelines section 15183, a public agency shall limit its examination of environmental effects/impacts to those which the agency, in its initial study or other analysis, determines: (1) are peculiar to the project or the parcel on which the project would be located; (2) were not analyzed as significant effects in a prior EIR on the zoning action, general plan or community plan with which the project is consistent; (3) are potentially significant (whether off-site or cumulative) and were not discussed in the prior EIR prepared for the general plan, community plan or zoning action; or (4) are determined to have a more severe adverse impact than discussed in the prior EIR. (Guidelines, § 15183, subd. (b)(1)–(4); see also Pub. Resources Code, § 21083.3.) (Lucas v. City of Pomona (2023) 92 Cal.App.5th 508, 536.) Thus, where a project is consistent with the development density1 of a general plan, community plan, or zoning ordinance for which and EIR was certified, the project is exempt from 1 Importantly, although “density” is often associated with residential development rather than non-residential uses, the Lucas court held §15183 is not limited to residential projects. The opponents asserted this argument regarding
4 environmental review, except in limited circumstances where the review is tiered and streamlined.
ANALYSIS
A. Substantial Evidence in the Record Shows that the Project Qualifies for Exemption from Further Environmental Review Pursuant to Public Resource Code §21083.3 and CEQA Guideline §15183 and Therefore No Additional Environmental Review is Required.
The Project qualifies for the streamlined environmental review process under CEQA section 15183 and Public Resources Code section 21083.3 and therefore no additional environmental review is required. As articulated in the Staff Report prepared for the May 15, 2025 City Council meeting, the Project is exempt under CEQA section 15183 as the Project is consistent with zoning regulations, the Turlock General Plan, and will not result in any significant impacts to traffic (Turlock General Plan.)
To that end, like the waste management project in Hilltop Group, the Project satisfies §15183 consistency requirement. It is planned “community commercial” (See, General Plan EIR Figure
3.2-2) which “provides for a full range of retail and personal service uses, including retail stores, food and drug stores, apparel stores, specialty shops, home furnishings, durable goods, offices, restaurants and other similar uses that serve a neighborhood or community wide market” (Turlock General Plan; Turlock Municipal Code § 9-3-301.) The “community commercial” General Plan land use designation is implemented by the “Community Commercial” (CC) zoning classification. The mobile food truck park use aligns with the intended purposes of this land use designation and zoning. The General Plan EIR thoroughly addressed anticipated traffic effects of projects like the proposed Project on its community commercial project site.
In measuring the operational status of a local roadway network, the Turlock General Plan EIR utilized the grading system called level of service (hereinafter “LOS”). LOS is a description of a facility’s operation, ranging from LOS A (indicating free-flow traffic conditions with little or no delay) to LOS F (representing over-saturated conditions where traffic flows exceed design capacity resulting in long queues and delays) (2019 General Plan Implementation Report.).
Roadway segment LOS is determined based on volume/capacity ratios where capacity is determined by facility type and volume is based on Average Daily Traffic (hereinafter “ADT”) (General Plan EIR.) ADT is defined as the total volume passing a point or segment of a roadway facility, in both directions, during a 24-hour period. Pursuant to the General Plan EIR Table 3.3- 2, Fulkerth road, the location of the Project Site, at General Plan Buildout Conditions would be at LOS E. However, Fulkerth road would be unmitigated because further widening beyond four lanes would not be feasible due to existing adjacent development (See, General Plan EIR Table
3.3-2.) The 2019 Implementation Report articulated that the traffic analysis provides a “planning the city’s commercial zoning overlay district, but the court rejected this claim as “too literal” a reading of the Guideline and explained, “Substantial evidence shows the Project's proposed commercial cannabis activities were similar to or ‘consistent’ with existing land uses or development density established by the 2014 EIR and General Plan Update, and thus meet the statutory exemption per Guidelines section 15183.” (Lucas, supra, at p. 541.)
5 level” evaluation of traffic conditions, which are considered sufficient for CEQA/NEPA clearance purposes. (See, 2019 General Plan Implementation Report.) Fulkerth road, the location of the Project Site, was reported in the 2019 Report as LOS D. (2019 General Plan Implementation Report.)
The proposed General Plan acknowledges some vehicular congestion in exchange for balanced improvement projects cognizant of all travel modes; however, the impact is considered significant and unavoidable relative to the defined threshold (See, General Plan EIR 3.3-1.) With that said, the City determined that it would not seek full mitigation of all impacts because it is not economically or technically feasible and would conflict with City policies that promote “Complete Street” concepts. (See, General Plan EIR Table 3.3-2.) Increased vehicular congestion on roadways, and the provision of improved access to alternative modes, may encourage increased use of alternative transportation modes. (General Plan EIR section 3.3-23.) The General Plan includes several policies that will reduce the impact of new traffic generated by buildout of the proposed General Plan. (General Plan EIR 3.3-24.) Further, the City adopted a Statement of Overriding Considerations (See, City Council Resolution No. 2012-156) as required by section 15183 of the CEQA Guidelines determining that Significant and Unavoidable impacts of development at the level permitted by the General Plan (including development of the Project Site with commercial uses) were outweighed by various economic, social, and legal benefits to Turlock. Resolution No. 2012-156 reiterates the General Plan Themes which includes attracting new businesses to Turlock to create jobs in order to boost revenue, remain competitive, attract new residents and provide opportunities to existing ones. (See, City Council Resolution No. 2012-156.) The Resolution further articulates that part of the General Plans multi-pronged approach to economic development includes targeting new industries.
B. There is No Evidence of Peculiar Impacts Requiring Additional CEQA Review.
As articulated by the Court in Lucas, “in approving a project meeting the requirements of Guidelines section 15183, a public agency shall limit its examination of environmental effects/impacts to those which the agency, in its initial study or other analysis, determines: (1) are peculiar to the project or the parcel on which the project would be located; (2) were not analyzed as significant effects in a prior EIR on the zoning action, general plan or community plan with which the project is consistent; (3) are potentially significant (whether off-site or cumulative) and were not discussed in the prior EIR prepared for the general plan, community plan or zoning action; or (4) are determined to have a more severe adverse impact than discussed in the prior EIR” (Lucas, supra, 92 Cal.App.5th 508.)
There are no peculiar impacts to the project or parcel on which the project is located as articulated in the Staff Report for the City Council Meeting, the Project Site is not environmentally sensitive. (See, City of Turlock Staff Report for the May 13, 2025 City Council Meeting.) To that end, the traffic impacts are not peculiar to the project or site as the Project involves a standard commercial use that is contemplated by the community commercial zoning
6 designation. (Turlock General Plan; Turlock Municipal Code § 9-3-301.) Moreover, the intensity of the proposed development will result in project level impacts that are equal to, or of lesser severity, than those anticipated in the General Plan EIR, and they would not be different from cumulative effects anticipated by the Turlock General Plan EIR.
The infrastructure in the Project area has been specifically designed to accommodate the traffic impacts anticipated from commercial development. Moreover, other uses in the district include a shopping center, coffee shop, restaurants, and a convenience store. The nature and intensity of traffic generated by a mobile food truck park is equitable. Mobile food trucks are similar in intensity to restaurants. Having multiple food trucks in one location is no different than a shopping center having multiple restaurants within the center or a mall having a food court in terms of the nature and intensity of the traffic generated. The traffic generated by retail stores, restaurants, and similar commercial uses is typical of what was analyzed in the General Plan EIR and what the existing infrastructure was designed to accommodate. The mere passage of time or general changes in traffic patterns do not constitute substantial new information requiring additional study, particularly where the Project involves the same type of commercial development that was originally contemplated and analyzed (Cal Pub Resource Code §21083.3.)
CONCLUSION
The Project qualifies for streamlined environmental review under CEQA Guidelines Section 15183 and Public Resources Code Section 21083.3. The Project is consistent with the community commercial zoning designation and General Plan, the General Plan EIR thoroughly addressed traffic impacts from commercial development, and no project-specific significant effects peculiar to the site exist that would warrant additional traffic study. Accordingly, no additional traffic study is necessary, and the Project should proceed under the streamlined review process.
City Council Staff Report
May 12, 2026
From: Christopher Fisher, Municipal Services Director
Prepared by: James Governale, Management Analyst
Agendized by: Gary Hampton, Interim City Manager
1. ACTION RECOMMENDED:
Resolution: Rescinding Resolution 2016-094 and adopting a new City of Turlock Street Tree List
Resolution: Adopting City of Turlock Street Tree Planting, Watering, and Maintenance Guidelines and authorizing administrative updates thereto
Ordinance: Introduction and first reading of an ordinance amending Turlock Municipal Code Title 7 (Public Works), Chapter 7-7 (Street Trees) and Title 9 (Zoning Ordinance), Chapter 9-2 (Regulations Applying to All Districts), Article 1 (Special Provisions Applying to All or Several Districts) and Article 2 (Off-street Parking and Loading Regulations)
2. NARRATIVE:
Introduction & Background
The City of Turlock is well-known in the valley for its trees; not just at City facilities and parks, but also those in residential areas, at California State University, Stanislaus, and more.
Between towering sycamores, charming floral growth, vibrant fall colors, and almond blossoms, trees are an integral part of our community. To memorialize its commitment to trees, the City has maintained an active membership as a "Tree City USA" for 35 years.
Street trees are some of the most common trees in Turlock: many of Turlock’s iconic streets are lined with street trees that provide shade to pedestrians, reduce air pollution and topsoil erosion, enhance the visual appeal of the community, and much more.
Just like any plant, trees need regular care, especially when they are young and still establishing their root system. Rather than the responsibility for taking care of street trees falling to the City and the cost to taxpayers at large, the maintenance of street trees is performed by the adjacent property owner (Turlock Municipal Code 7-7-206). In addition to practical considerations, this long-standing approach fosters a sense of pride and ownership in each tree.
However, when trees are not properly selected, planted, watered, or maintained, they can negatively impact nearby infrastructure, including curbs, gutters, sidewalks, and utility lines.
In May 2016, following findings by an ad hoc subcommittee tasked with evaluating tree maintenance and sidewalk repair programs, the City Council adopted Resolution No. 2016- 094, which updated the street tree list, themed planting areas, and provided some limited planting standards.
In conjunction with updates to the sidewalk maintenance policy discussed at the December 9, 2025, and January 13, 2026 City Council meetings, the Interim City Manager authorized a contract with a local professional landscape architect, Linda Fish. Her scope of work
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included evaluating the current street tree list; proposing updates to the street tree list; developing Planting, Watering, and Maintenance Guidelines; reviewing the Turlock Municipal Code; and reviewing the landscape section of the City Engineer’s Standard Specifications and Drawings (last revised in 2016).
Street Tree List
The current Street Tree List, adopted by Resolution No. 2016-094, includes some species that are not or no longer well-suited for Turlock, especially if they are planted in constrained planting areas, drop excessive berries or seeds, are likely to have a sprawling root system, or some other challenge.
Some examples of trees that are suggested to be removed from the Street Tree List include the Linden Littleleaf (Tilia cordata), California Sycamore (Platanus racemosa), and Bigleaf Maple (Acer macrophyllum) which are known for one or more of the following issues:
1. Not being utility friendly (branches vs. overhead utility lines)
2. High root damage potential (roots vs. infrastructure)
3. High susceptibility to disease and pests
4. High water usage
5. Excessive fruit, seed, or leaf litter
The proposed list includes only trees that are expected to thrive with minimal impact to nearby infrastructure when planted and maintained properly. Since it is not reasonable to expect members of the public to complete this kind of research on their own, the list is intended to make tree selection simpler.
Additionally, the existing list established themed planting areas across the City. In consultation with Ms. Fish and reflecting on the last ten years with the current theme map, it is clear that these themes have not been followed as originally intended and the desired consistency has not materialized. Furthermore, greater species diversity can promote overall tree health, and providing more options increases the likelihood of voluntary compliance by property owners.
Staff recommend eliminating the themed planting requirement and instead focusing on the practical need of identifying the available planting area when considering the most appropriate tree for each location. This approach would prioritize site-specific conditions, including available space, surrounding infrastructure, and compatibility with nearby trees.
The City would retain final authority over tree selection, ensuring consistency with broader planning and infrastructure considerations.
Planting, Watering, and Maintenance Guidelines
It is widely recognized that tree-related issues often stem from improper planting or maintenance. For example, planting large-growing species in small spaces, selecting trees with aggressive surface roots, or failing to provide adequate watering can result in unpredictable growth and increased risk of hazards such as sidewalk damage or falling branches.
While property owners are responsible for maintaining street trees, many lack knowledge of
Agenda Staff Report
5/12/2026
best practices. To address this, staff requested that Ms. Fish develop a comprehensive set of guidelines for public use. The proposed “City of Turlock Street Tree Planting, Watering, and Maintenance Guidelines” provide practical, easy-to-understand direction on tree selection, planting, and long-term care.
Features of this document include guidelines about:
1. How to properly select a tree for your location
2. How to properly plant a tree
3. How to properly irrigate a tree and what equipment is recommended
4. Irrigation schedules
5. Monitoring for signs of under or over-watering
6. Other helpful resources
Once adopted by the Council, these materials can be made available on the City’s website, distributed at public counters, and provided to new homeowners as part of City programs or transactions as a helpful resource.
Municipal Code Revisions
As part of her scope of work, Ms. Fish also reviewed the Turlock Municipal Code and provided recommended revisions. Drawing on her experience with municipal landscape standards, she identified opportunities to retain effective provisions while improving clarity and consistency.
The proposed changes align the municipal code with the updated tree list, maintenance guidelines, and the City Engineer’s Standard Specifications and Drawings, which she has also evaluated and provided to the City Engineer, creating a more cohesive and consistent regulatory framework.
Proposed changes to the municipal code include:
• Aligning it properly with the proposed resolutions
o Removing language about themed areas
o Modifying planting areas to match what is referenced in the Planting, Watering, and Maintenance Guidelines
• Performing cleanup work
Conclusion
Staff have worked with Ms. Fish to take a comprehensive approach on the consideration of trees in Turlock. If implemented, these updates are expected to improve public understanding of proper tree care and ownership responsibilities, particularly in relation to local and state requirements for maintaining sidewalks, curbs, gutters, and utility connections.
Staff recommend adoption of these materials, as they are expected to address ongoing concerns related to tree impacts on public infrastructure while supporting public health, safety, and the overall experience of residents and visitors. If approved for introduction, staff will bring the ordinance back for final adoption at the May 26, 2026, City Council meeting.
Agenda Staff Report
5/12/2026
3. FISCAL IMPACT / BUDGET AMENDMENT:
The cost to the City following the adoption of these actions is limited to printing and other costs associated with making these materials accessible to staff and the public at large. The cost to the public, if all the actions are adopted, is unchanged, and the contract with Ms. Fish is being expensed in Fiscal Year 2025 - 2026 with existing appropriations. No budget amendment is required.
4. ENVIRONMENTAL DETERMINATION:
The amendments to the Turlock Municipal Code, adoption of a new Street Tree List, and adoption of the Street Tree Planting, Watering, and Maintenance Guidelines involve administrative activities regarding general policy and procedure-making and does not itself result in direct or indirect physical changes in the environment. Therefore, the action is not a project under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378.
5. ALTERNATIVES:
1. The Council could adopt an amended Street Tree List that adds or removes one or more species to or from the proposed list. This alternative is not recommended because the list was developed in consultation with a local landscape architect and reviewed by staff with extensive knowledge of trees in the Municipal Services Department, who issue Street Tree Permits and are responsible for maintaining trees in parks, facilities, and assessment districts.
2. The Council could direct staff to reinstate the theme map in an effort to create and maintain areas throughout the City with uniform tree species. This alternative is not recommended because greater species diversity promotes overall tree health, and providing more options increases the likelihood of voluntary compliance by property owners.
3. The Council could choose not to adopt the Planting, Watering, and Maintenance Guidelines, or could direct staff to amend them. Staff recommend adoption of the guidelines as proposed because they have been developed in a partnership between Municipal Services Department staff with extensive knowledge of trees, along with Ms. Fish, a neutral third party who is also an expert in this field. In addition, a Council- adopted set of standards will increase public education on this subject and strengthen the City’s position when enforcing ordinances related to property maintenance and adjacent public right-of-way responsibilities.
4. The Council could choose not to adopt the proposed amendments to the Turlock Municipal Code. This alternative is not recommended because the proposed changes are part of a comprehensive approach to tree management in Turlock and primarily consist of clarifying and updating existing code provisions.
6. ATTACHMENTS:
1. Draft Resolution - Street Tree List
2. Draft Resolution - Planting, Watering, and Maintenance Guidelines
3. Draft Ordinance
4. Resolution No. 2016-094 - To Be Rescinded
Agenda Staff Report
5/12/2026
BEFORE THE CITY COUNCIL OF THE CITY OF TURLOCK
RESOLUTION NO. 2026-
WHEREAS , the City of Turlock has long recognized the publi c health, safety, environmental, and aesthetic benefits of street trees; and
WHEREAS, on May 24, 2016, the City Council adopted Resolution No. 2016-094, which updated the Street Tree List and established related street tree provisions; and
WHEREAS, since adoption of Resolution No. 2016-094, the City has experienced ongoing operational challenges related to certain t ree species, including sidewalk damage, conflicts with underground and overhead uti lities, and increased maintenance needs; and
WHEREAS, such conditions have contributed to impacts on pub lic infrastructure, pedestrian accessibility, and the City’s sidewalk compliance efforts; and
WHEREAS, over time, City staff has observed an increase in the need to remove and replace street trees due to species-related iss ues including root damage potential, susceptibility to pests and disease, and incompatibility with available planting areas; and
WHEREAS, in conjunction with recent updates to the City’s s idewalk compliance program, and following approximately ten years since the last comprehensive review, the City has evaluated the existing Street Tree List in consultation with a local professional landscape architect and City staff with expertise in street tree permitting, installation, and maintenance; and
WHEREAS, that evaluation was informed by current arboricult ural standards and best practices, as well as consideration of local c limate conditions, water use efficiency, and long-term tree health in the Central Valley environment; and
WHEREAS, the evaluation determined that certain species included on the Street Tree List as outlined under Resolution 2016-094 are no longer well-suited for planting in Turlock due to concerns including infrastructure co nflicts, higher root damage potential, and susceptibility to pests and disease; and
WHEREAS, the proposed City of Turlock Street Tree List is i ntended to simplify tree selection by identifying species appropriate f or available planting areas and by prioritizing trees with low to medium root damage p otential and compatibility with surrounding infrastructure; and
WHEREAS, the proposed Street Tree List is further intended to reduce long-term maintenance and infrastructure repair costs, improve consistency and transparency in the street tree permitting process, and provide clearer guidance to residents, developers, and }
}
}
}
}
IN THE MATTER OF RESCINDING
RESOLUTION 2016-094 AND ADOPTING A
NEW CITY OF TURLOCK STREET TREE
LIST
Resolution No. 2026-
staff; and
WHEREAS, the City Council finds that adoption of an updated Street Tree List will promote compatibility between trees and adjacent in frastructure, support long-term tree health, enhance public safety and accessibility, an d improve administrative efficiency in the City’s street tree program.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Turlock as follows:
Section 1: Recitals.
The City Council hereby finds that the above recitals are true and correct and, accordingly, are incorporated as a material part of this Resolution.
Section 2: Rescission of Resolution 2016-094
.
Resolution No. 2016-094 is hereby rescinded in its entirety.
Section 3: Adoption of new Street Tree List
.
In accordance with Turlock Municipal Code § 7-7-504 (“Location of street trees”), the City Council hereby adopts the “City of Turlock Street Tree List,” attached hereto as Exhibit A and incorporated herein by this reference. City sta ff responsible for administration of the City’s street tree program shall utilize Exhibit A when reviewing street tree permit applications and administering street tree planting within the public right-of-way. Final approval of species selection shall remain subject to City review based on available planting area, site conditions, surrounding infrastructure, utility conflicts, and compatibility with nearby trees.
Section 4: City Discretion.
The Municipal Services Director, or his or her desi gnee, may authorize the use of tree species not included on the Street Tree List based on site-specific conditions and where such authorization is consistent with the intent of this Resolution.
Section 5: City Standards
.
The City of Turlock Standard Specifications and Dra wings, as adopted by the City Council, shall apply to the installation of all street trees within the public right-of-way.
Section 6: Administrative Procedures
.
The City Manager is authorized to establish additio nal administrative procedures and internal review processes consistent with this Resolution to implement and administer the City’s street tree program.
Resolution No. 2026-
Section 7: CEQA
.
This action involves administrative activities rega rding general policy and procedure making and does not itself result in direct or indirect physical changes in the environment.
Therefore, the action is not a project under the Ca lifornia Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378.
Section 8: Effective Date.
This Resolution shall take effect immediately upon adoption.
PASSED AND ADOPTED at a regular meeting of the City Council of the Ci ty of Turlock this 12
th day of May, 2026, by the following vote:
AYES:
NOES:
NOT PARTICIPATING:
ABSENT: ATTEST:
__________________________
Nichole Fiez, City Clerk,
City of Turlock, County of Stanislaus,
State of California
CITY OF TURLOCK 144 S. BROADWAY
MUNICIPAL SERVICES DEPARTMENT T URLOCK , CA 95380
RECREATION DIVISION PHONE : (209) 668-5594
RECREATION @TURLOCK .CA .US
CITY OF TURLOCK STREET TREE LIST
Botanical Name Common Name Width Height Comments
For Parkways 3’ -4.5 ’ Wide (25’ Spacing) – incl. back of sidewalk for setbacks 15’ or less
Cercis canadensis texensis ‘Oklahoma’ Oklahoma Redbud 15’ -20’ 20’ D,M, F,C Chionanthus retusus Chinese Fringetree 15 ’-20’ 15’ -25’ D,M ,F Chitalpa tashkentensis ‘Pink Dawn’ Pink Dawn Chitalpa 15’ -20’ 15’ -25’ D,L ,F Lagerstroemia indica (hybrids) Crape Myrtle 12’ -20’ 20’ D,L,F,C
For Parkways 5’ -7.5’ Wide (30’ -40’ Spacing) – incl. back of sidewalk for setbacks 20’ -25’
Acer buerger ianum Trident Maple 20’ -25’ 25 ’-30’ D,M,C Acer rubrum ‘Redpointe’ Redpointe Maple 25’ -30’ 40’ -45’ D,M,C Ginkgo biloba ‘Autumn Gold’ Maidenhair Tree 25’ -35’ 45’ -50’ D,M,C,P D Koelreuteria bipinnata Chinese Flame Tree 20’ -25’ 25’ -35’ D,M,F Pistacia chinensis ‘Keith Davey’ Chinese Pistache 25’ -35’ 35’ -40’ D,L,C,P D Ulmus x ‘Frontier’ Frontier Elm 25’ -30’ 30’ -40’ D,M,C Zelkova serrata ‘Green Vase’ Sawleaf Zelkova 25’ -35’ 40’-50’ D,M,C,P D
For Parkways 8’ and Wider (30’ -40’ Spacing) – incl. back of sidewalk for setbacks 30’ or more
Acer rubrum ‘October Glory’ October Glory Maple 30’ -40’ 40’ -50’ D,M,C Celtis occidentalis Common Hackberry 25’ -35’ 35’ -50’ D,L Platanus x acerifolia ‘Columbia’ London Plane Tree 30’ -40’ 45’ -50’ D,M Quercus ilex Holly Oak 25’ -35’ 35’ -45’ E,M
Quercus rubra Red Oak 35’ -40’ 40’ -50’ D,M,C
Zelkova serrata ‘Village Green’ Sawleaf Zelkova 35’ -45’ 45’ -55’ D,M,C,P D
Comments Key:
D Deciduous
E Evergreen
M Moderate Water Use
L Low Water Use
F Flowering
C Notable Fall Color
PD Minimal Pest/Disease Issues
Notes:
1. The parkway widths are measured from
the back of the curb to the front edge of
the sidewalk.
2. The parkway widths shown assume that
root barriers and adequate irrigation are
used per City of Turlock Street Tree
Planting, Watering, and Maintenance
Guidelines.
3. Do not plant an alternate cultivar than
those shown on the list above without
permission of the City. Tree
characteristics vary widely between
cultivars and alternate cultivars may not
be appropriate for street tree use.
4. The tree selection is at the discretion of
the City.
BEFORE THE CITY COUNCIL OF THE CITY OF TURLOCK
RESOLUTION NO. 2026-
WHEREAS , the City of Turlock has long recognized the publi c health, safety, environmental, and aesthetic benefits of street trees; and
WHEREAS, the long-term success of street trees depends on p roper species selection, placement, planting, irrigation, and maintenance practices; and
WHEREAS, inconsistent or improper street tree practices can result in infrastructure damage, increased maintenance costs, safety hazards, and premature tree failure; and
WHEREAS, the City has developed comprehensive Street Tree P lanting, Watering, and Maintenance Guidelines to provide cle ar, practical direction to residents, contractors, developers, and City staff for the establishment and care of street trees; and
WHEREAS, these guidelines are intended to promote consisten cy, reduce conflicts with sidewalks, curbs, and utilities, and extend the functional lifespan of the City’s urban forest; and
WHEREAS, the guidelines reflect current arboricultural best practices while accounting for the operational realities of maintai ning public infrastructure in an urban environment; and
WHEREAS, making these guidelines publicly accessible will improve compliance, support voluntary cooperation, and reduce avoidable enforcement and maintenance burdens; and
WHEREAS, the Street Tree Planting, Watering, and Maintenanc e Guidelines are intended to provide general guidance based on typical conditions, and are not a substitute for site-specific evaluation, professional judgment, or compliance with applicable laws and regulations; and
WHEREAS, it is in the interest of the City to allow periodic administrative updates to these guidelines to reflect evolving best practi ces, operational experience, and environmental conditions without requiring repeated City Council action, provided such updates remain consistent with City ordinances and policies.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Turlock as follows:
Section 1: Recitals.
}
}
}
}
}
IN THE MATTER OF ADOPTING STREET
TREE PLANTING, WATERING, AND
MAINTENANCE GUIDELINES, AND
AUTHORIZING ADMINISTRATIVE
UPDATES THERETO
Resolution No. 2026-
The City Council hereby finds that the above recitals are true and correct and, accordingly, are incorporated as a material part of this Resolution.
Section 2: Adoption of Guidelines
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The City Council hereby adopts the document entitle d “City of Turlock Street Tree Planting, Watering, and Maintenance Guidelines”, at tached hereto as Exhibit A and incorporated herein by reference, as the City’s off icial guidance document for street tree establishment and care.
Section 3: Purpose and Use
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The adopted guidelines shall serve as a resource fo r City staff, residents, property owners, developers, contractors, and design profess ionals to assist in the proper selection, planting, irrigation, and maintenance of street trees. The guidelines are intended to support compliance with applicable City codes, standards, and permit requirements.
Section 4: Public Accessibility
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The City Manager is directed to ensure that the gui delines are made readily accessible to the public, including but not limited to publication on the City’s website and availability through relevant City departments.
Section 5: Informational Nature of Guidelines.
The Street Tree Planting, Watering, and Maintenance Guidelines are provided for informational and educational purposes only. They a re not intended to constitute professional, engineering, arboricultural, or legal advice. Property owners, residents, contractors, and other users of the guidelines are responsible for obtaining appropriate professional consultation, as needed, to address si te-specific conditions, safety considerations, and compliance with applicable laws, codes, and regulations. The City of Turlock makes no warranty or representation, expres s or implied, regarding the completeness or suitability of the guidelines for any particular situation.
Section 6: Administrative Authority for Updates.
The City Manager, or designee, is hereby authorized to approve and implement future revisions, updates, and technical modifications to the guidelines, as deemed necessary to:
Reflect current arboricultural standards and best practices; Address operational and maintenance considerations ;
Respond to changing environmental conditions, infr astructure needs, or regulatory requirements; and
Resolution No. 2026-
Improve clarity, usability, and effectiveness of t he document.
Section 7: Limitations on Administrative Updates
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Administrative updates shall not conflict with, ame nd, or supersede any provision of the Turlock Municipal Code, adopted resolutions, or for mally adopted City policies. Any substantive policy changes beyond the scope of technical or procedural updates shall be brought back to the City Council for consideration.
Section 8: Implementation
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City departments are authorized and directed to uti lize the adopted guidelines in the administration of street tree-related programs, per mits, and maintenance activities, as applicable.
Section 9: CEQA
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This action involves administrative activities rega rding general policy and procedure making and does not itself result in direct or indirect physical changes in the environment.
Therefore, the action is not a project under the Ca lifornia Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378.
Section 10: Effective Date.
This Resolution shall take effect immediately upon adoption.
PASSED AND ADOPTED at a regular meeting of the City Council of the Ci ty of Turlock this 12
th day of May, 2026, by the following vote:
AYES:
NOES:
NOT PARTICIPATING:
ABSENT: ATTEST:
__________________________
Nichole Fiez, City Clerk,
City of Turlock, County of Stanislaus,
State of California
CITY OF TURLOCK 144 S. BROADWAY
MUNICIPAL SERVICES DEPARTMENT T URLOCK , CA 95380
RECREATION DIVISION PHONE : (209) 668-5594
RECREATION @TURLOCK .CA .US
Effective: May 12, 2026 | Last Revised: May 12, 20 26
Resolution: 2026-XYZ
CITY OF TURLOCK STREET TREE PLANTING,
WATERING, AND MAINTENANCE GUIDELINES
SUMMARY
Overview
This document provides comprehensive guidelines for establishing and maintaining healthy street trees in Turlock, balancing best arboricultu ral practices with urban infrastructure constraints.
Key Sections
Street Tree Planting – see page 3
Tree Placement (pg. 3): Trees planted in parkways, behind sidewalks/curbs, or in tree wells, with specific spacing requirements
Tree Selection (pg. 4): Choose species based on parkway width using the Ci ty's approved tree list; match existing streetscape patt erns; verify exact cultivar names when purchasing
Tree Planting (pg. 5): Use 24" deep root barriers within 10' of paved sur faces; install both surface and deep root irrigation; use proper staking with two 8' lodgepole stakes; apply mulch and slow-release fertilizer
Street Tree Irrigation – see page 6
Irrigation Methods & Equipment (pg. 6): Combine surface irrigation with deep root bubblers (18" deep root watering tubes with 0.25 gp m bubblers) Irrigation Schedule (pg. 7): New trees need approximately 15 gallons three ti mes weekly through combined irrigation methods, establi shed trees need to be watered deeply and infrequently (typically once weekly)
Monitoring (pg. 8): Watch for signs of under-watering (wilting, leaf c url, dry soil) and over-watering (yellowing leaves, standing water, al gae) Street Tree Maintenance – see page 8
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Tree Litter (pg. 8): Regular sweeping, raking
Tree Pruning (pg. 9):
o Only prune for structural development, clearance, s afety, or health—never to limit size
o Consult certified arborists; winter is best for str uctural pruning o Never top trees, make heading cuts, or remove more than 25% of canopy o Avoid root pruning; if necessary beyond 5' from tru nk, use clean cuts and consult arborists for roots over 2" diameter
Critical Success Factors
1. Proper species selection matching available space
2. Installation of root barriers at all paved surfaces
3. Dual irrigation system (surface + deep root)
4. Appropriate watering schedules that evolve as trees mature
5. Minimal, informed pruning that respects natural tre e form
Goal
Reduce infrastructure conflicts, minimize long-term costs, and extend the functional lifespan of Turlock's street tree inventory through consistent application of these practices.
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INTRODUCTION
Street trees are a vital part of the urban landscap e, providing shade, improving air quality, enhancing neighborhood character, and contributing to the overall health and livability of a city. When properly selected, planted, watered, and maintained, street trees can thrive for decades with relatively modest inputs. When these s teps are poorly executed, however, trees can become a source of ongoing maintenance ch allenges, infrastructure damage, and premature decline.
These guidelines are intended to provide practical, easy-to-understand direction for the successful establishment and long-term care of stre et trees. The guidelines are designed for use by a wide audience, including City staff, residents, contractors, and design professionals, and reflect a balance between current arboricultura l best practices and the real-world constraints of urban environments.
The goal of this document is not only to support he althy tree growth, but also to reduce common conflicts between trees and sidewalks, curbs , utilities, and adjacent properties. By promoting appropriate tree selection, thoughtful pl anting practices, realistic irrigation strategies, and proper maintenance, these guideline s aim to improve tree performance, reduce long-term costs, and extend the functional lifespan of the city’s street tree inventory.
STREET TREE PLANTING
Street trees provide shade, improve air quality, an d enhance the public realm, but their long term success depends on proper placement, species s election, and planting practices.
Tree Placement
Proper street tree placement is critical to ensuring healthy growth while minimizing conflicts with sidewalks, utilities, and adjacent infrastruct ure. Street trees are planted in one of three locations:
1. Parkway – If a parkway is present, this is the loca tion of the street tree(s).
2. Back of Sidewalk or Curb – If a parkway is not pres ent, the street tree(s) are planted behind the sidewalk or curb.
3. Tree Well – Certain downtown locations or other urb an locations (such as Geer Road) require tree wells (a cut-out in a sidewalk for a t ree) within an enlarged sidewalk.
Most single family homes will have one street tree if they are on a standard lot, and three street trees if they are on a corner lot. Multi-fa mily residential developments, commercial
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projects, and streetscapes in general, have a regul ar street tree pattern of one tree every 30’ to 40’ of a single species. This ensures a continuous canopy over sidewalks and street edges at maturity.
When locating street trees, first identify obstruct ions and observe distance minimums.
Street trees should be placed:
1. At least 15’ from street lights
2. At least 5’ from fire hydrants
3. At least 5’ from water and sewer lines
4. At least 8’ from driveways
5. At least 10’ from curb return (the curb connecting two streets at a corner)
6. For street trees without a parkway, place 3’ from t he back of curb or sidewalk
7. In a continuous pattern with street trees on adjace nt properties
8. Centered between obstructions (such as paved surfac es and utilities) to the extent possible
*Exceptions to the above standards may be approved at the discretion of the Municipal Services Director or his/her designee.
If the site is new, there is opportunity to design for street tree success. Design the site with the following considerations:
1. Always plan for street tree locations in the earlie st stages of project planning. Street trees need unobstructed space, and generally speaki ng, the more space they are given the less likelihood of future problems with s idewalk lifting and other harm.
2. Locate utilities as closely together as possible, l eaving the most space possible for tree canopies and roots.
3. In single family home developments, consider locati ng street lights and fire hydrants in the small parkway space between driveways rather than the parkway space centered on the home.
Tree Selection
Selecting appropriate trees species for street envi ronments is another key decision to ensure long term success. When an existing tree ne eds removal and replacement, contact the City for a free removal permit and repl acement guidance. When selecting a tree, the three most important decisions are:
1. The planting space available (usually parkway width )
2. The existing streetscape, if any
3. Individual tree characteristics
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With these criteria, first evaluate the space avail able, and check it against the City of Turlock Street Tree List, which lists trees by parkway widt h. Second, check the street tree species of neighboring properties and down the street in bo th directions. If street trees exist (even if they are not on neighboring properties), use mat ching street trees. If the species is unknown to you, an online key, such as https://urba ntreekey.calpoly.edu, may be helpful. If neighboring street trees do not exist, or there is currently a large variety of trees where a single species does not predominate, choose a tree from the City of Turlock Street Tree List that corresponds with the parkway space you have to work with.
When purchasing a tree from a nursery, carefully ch eck the tag to be sure that it matches the chosen street tree exactly. A common mis-step is purchasing a tree whose tag is mostly, but not completely, correct. For example, a Pistac ia chinensis ‘Keith Davey’ is on the City of Turlock Approved Street Tree List. The nursery may only have Pistacia chinensis, missing the ‘Keith Davey’ cultivar designation. There are critical differences that will affect the tree’s long term performance. The ‘Keith Davey’ cultivar is gua ranteed to be male, which produces minimal flower litter. The plain species (without the cultivar designation) has a 50% chance of being female, which after 5-6 years produces lar ge quantities of clustered red berries annually that produce a heavy load of litter and st ain concrete.
Tree Planting
Once the tree has been selected and the location(s) have been decided, it is time to plant the tree. First, the site must be prepared. The tr ee planting process is as follows:
1. Install the irrigation laterals first (see Tree Irr igation section, below). If there will be deep root barriers, ensure the laterals are deep en ough to clear the panels. Position the laterals for upcoming bubbler connections.
2. Second, install root barriers for all trees planted within 10’ of a paved surface. Root barriers are rigid, thick plastic panels that are i nstalled directly next to the paved surface, such as a curb, sidewalk, or driveway. Us e 12’ lengths of 24” deep panels, DeepRoot UB Root Barrier, https://www.deeproot.com/ products/barriers/tree-root- barrier at every tree and along every paved surface , installed per manufacturer’s specifications. The tree will be planted at the midpoint of the root barrier. See details L-1 and L-2 of the City of Turlock Standard Specifi cations and Drawings.
3. Next, dig the planting pit. The planting pit shoul d be the same, or slightly shallower, than the soil height in the tree container, so that the tree will sit at the same level, or slightly higher, when it is in the ground. The pla nting pit should be at least twice the diameter of the tree container. Mix the removed so il with compost (available at nurseries and hardware stores) at a rate of 4 parts native soil to 1 part compost.
Scarify the bottom and sides of the planting pit.
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4. Install the deep root bubblers (see Tree Irrigation section, below) and connect them to the laterals placed in step 1, above.
5. Place slow release fertilizer tabs, such as Agrifor m planting tabs (or equal) at the bottom of the planting pit. Use 3 planting tabs for 15 gal. trees and 5 planting tabs for 24” box trees, evenly spaced in the planting pit.
6. Remove the tree from the container and evaluate the roots. Circling or girdling roots lead to poor tree development and they need to be d ealt with at this point. Untangle by hand to the degree possible. A few roots may be cut without harm to the tree, but most need to be left intact. If the circling is th ick and severe, and they are unable to be pried into a looser position, contact the nurser y for a remedy or replacement tree.
7. Place the tree in the planting pit and rotate as ne eded to direct roots in the most advantageous direction possible away from paved sur faces and other obstructions.
Make sure the tree is at the same level, or slightl y higher, then the surrounding soil surface. Backfill the tree planting pit with the n ative soil and compost mix and tamp lightly around the sides of the tree. Create a sha llow soil saucer for water retention around the tree, keeping it 12” away from the trunk. Water thoroughly to wet the entire root ball.
8. Remove the thin nursery stake that was tied to the tree. It will prevent the tree from developing a strong root system and trunk. Install two lodgepole stakes, 8’ long and 2” diameter. Place one on each side of the tree, 3” away from the rootball, oriented perpendicular to the prevailing wind. The stakes should be driven 36” into the ground, making sure that the irrigation bubblers and pipes will not be hit. Tie the tree to the pole in at least 3 locations with “Super Tree” nylo n reinforced vinyl tree ties as shown on City of Turlock Standard Specifications and Draw ings L-1 and L-2.
9. Apply a 3” minimum layer of mulch to the area, keep ing the mulch 6” away from the trunk.
STREET TREE IRRIGATION
Proper irrigation is one of the most important fact ors influencing street tree survival and long-term health. Proper irrigation also significa ntly reduces the risk of lifted and damaged pavement. A combination of surface and deep root irrigation is recommended. As a general rule, watering should be done deeply and often when young, and deeply and infrequently when mature.
Irrigation Methods & Equipment
There are three primary types of irrigation equipme nt used to water trees: spray, drip, and bubblers. As stated above, trees perform best when provided with both surface AND deep
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root irrigation. All newly planted trees should be provided with both, unless existing conditions do not allow.
There are different approaches to tree irrigation d epending on the street tree’s situation.
Common scenarios with irrigation solutions are as f ollows:
1. If there is an existing street tree with existing i rrigation, see the Irrigation Schedule section, below.
2. If a new street tree is being planted and there IS NOT existing irrigation present:
a. Irrigation must be added to provide both surface ir rigation and deep root irrigation.
b. Two deep root bubblers are used for deep root irrig ation. Use 18” deep root watering tubes, such as Rain Bird RWS-M or Hunter R ZWS-18, with .25 gpm (gallons per minute) bubblers. See City of Turlock Standard Drawing L-4 for reference.
c. If there will be shrub or turf planting in conjunct ion with the tree, the drip or spray irrigation for this planting will provide sur face irrigation for the tree. d. If there will NOT be shrub or turf planting (such a s in a tree well), surface irrigation for the tree is still needed. In that c ase, one of the two bubblers should instead be a surface bubbler. See City of T urlock Standard Drawing L- 4 for reference.
3. If a new street tree is being planted and there IS existing drip or spray irrigation present:
a. Aim to provide the street tree with both surface ir rigation and deep root irrigation.
b. If it is possible to add another irrigation line on a separate valve for deep root bubblers, do so.
c. If it is impossible or impractical to add bubblers, adjust the drip and spray as needed to provide adequate root zone coverage and longer run times to water the tree deeply. See the Irrigation Schedule secti on, below. d. In the first 2 years of planting, if deep root bubblers are not added, deeply hand water in addition to the existing drip or spray irr igation. To deeply hand water, slowly apply 10 gallons of water per tree, twice pe r week in warm months and once per week in cool months.
Irrigation Schedule
The irrigation schedule is a critical component of tree irrigation. In the first two years of planting, trees need to be watered frequently and deeply, both at the surface and in the root zone.
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1. For NEW TREES in their first two years:
a. Provide approximately 15 gallons of water, three ti mes per week, including all forms of irrigation.
b. When a tree uses 2 deep root bubblers plus drip at the surface, that could be accomplished with a 20 minute run time for the bubb lers (2 bubblers, .25 gpm each) PLUS a 90 minute run time for drip (assuming 6 drip emitters at .06 gph each for the tree only, additional drip emitters fo r shrubs). c. When a tree uses 2 deep root bubblers plus spray at the surface, that could be accomplished with a 20 minute run time for the bubb lers (2 bubblers, .25 gpm each) PLUS a 35 minute run time for high efficiency spray heads. This will typically give tree enough surface water while stil l giving the lawn what it needs.
d. When a tree in a tree well is irrigated with one de ep root bubbler and one surface bubbler, that could be accomplished with a 30 minute run time (2 bubblers, .25 gpm each).
e. The time for drip or spray may be reduced or elimin ated based on rain. In the first two years, decrease the bubbler irrigation by 50% if there are typical, periodic storms. If it is a wet winter, with exten sive rain, shut off the bubblers.
If it is a dry winter, decrease the bubbler irrigat ion by only 25%.
2. For ESTABLISHED TREES from 2 years through maturity:
a. Mature street trees should be irrigated deeply, infrequently, and independently of turf whenever possible. Relying on turf irrigat ion alone, watering lightly and frequently, or skipping water altogether create con ditions that lead to shallow roots and sidewalk damage.
b. Mature tree watering needs vary more than newly planted trees. Their canopies are larger, making more leaf surface area for trans piration loss, but their roots reach farther, making more water sources available to them. The irrigation on your property, the irrigation on neighboring proper ties, the landscape density, wind patterns, the amount of shade cast by nearby b uildings, and more, all factor into the amount of water the tree will need.
c. As a starting point for irrigation scheduling for t rees with 2 deep root bubblers and drip, use a 20 minute run time for the bubblers, once per week, PLUS a 90- 120 minute run time for drip. Observe the tree regu larly and adjust watering times accordingly.
d. As a starting point for trees planted in lawn with spray irrigation (and no drip), continue with 20 minute run time for the bubblers, once a week and a time the spray for the lawn needs only. Observe the tree re gularly and adjust watering times accordingly.
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e. As a starting point for trees in a tree well irriga ted with one deep root bubbler and one surface bubbler, use a 30 minute run time once a week. Again, observe the tree regularly and adjust watering times accord ingly. f. Shut off irrigation in winter, but if trees show signs of under-watering in winter, water very infrequently, such as once per month, at the watering times shown above.
Monitoring
Regularly evaluate the tree for signs of over-watering and under-watering, and adjust or shut off irrigation as needed to remedy. The symptoms of over-watering and under-watering can appear similar, so it is important to factor in soi l moisture, recent weather, and irrigation history.
1. Signs of under-watering include:
a. Wilting or drooping leaves, especially mid-day
b. Leaf curl or dry, brittle leaves
c. Premature leaf drop
d. Dieback at branch tips
e. Dry soil
f. Soil pulling away from the tree root ball
2. Signs of over-watering include:
a. Leaves yellowing (chlorosis)
b. Soft, limp leaves
c. Leaf drop without scorching
d. Muddy soil or standing water
e. Sour soil odor
f. Algae on the soil surface
STREET TREE MAINTENANCE
Routine maintenance is necessary to preserve tree h ealth, maintain public safety, and protect surrounding infrastructure over the life of the tree.
Tree Litter
Leaf drop, flowers, and fruit are natural character istics of trees and should be anticipated and managed as part of routine street tree maintena nce. Most of the year, infrequent sweeping is all that is needed to manage tree litte r on paved surfaces. Deciduous leaf litter in fall and winter should be cleared from paved sur faces and private property and disposed of in the green bin. See the City’s website for an y leaf pick-up program details.
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Tree Pruning
Street tree pruning may require a no-cost permit pu rsuant to Turlock Municipal Code Chapter 7-7 Article 3, available online or upon req uest.
Street tree pruning should focus on developing a st rong, well-spaced branch structure that supports long-term health, clearance, and public sa fety.
1. Street trees should only be pruned for the followin g reasons:
a. To develop strong structure and a central leader
b. Facilitating clearance underneath for pedestrians, vehicles, and sightlines c. Removing dead, dying, or hazardous branches
d. To maintain tree health and natural form
2. Street trees should not be pruned to limit overall size or reduce leaf or debris clean- up.
3. The overall natural form of the tree must be respec ted when pruning. Identify the street tree before starting, to understand how the tree should look as it matures. If you don’t know what the tree is, a key, such as htt ps://urbantreekey.calpoly.edu, should be useful.
What TO DO when pruning street trees:
1. First consider if the tree actually requires prunin g due to structural or safety reasons.
A minimal pruning is better than over-pruning the t ree.
2. It is highly recommended that a certified arborist be consulted prior to pruning any tree, as improper pruning can cause irreparable har m to the form and structure of the tree.
3. In general, structural pruning is best done in wint er, when canopy growth is slowest and for deciduous trees, the branching structure is easiest to see. Pruning to correct a hazard, such as a broken branch, should be done i mmediately.
4. When the tree is young (in the first 2 years) make sure there is a central leader, and that branches aren’t crossing or rubbing. If these conditions are present, prune to correct them.
5. A helpful document on pruning young trees is found on the Arbor Day Foundation website. Click on the “Download Bulletin” link on this webpage https://www.arborday.org/tree-resources/how-prune-y oung-shade-trees to see tips with graphics regarding tree pruning. Techniques a re shown on pages 5-7.
6. The Arbor Day Foundation has three short “Ask an Ar borist” videos that show a good overview of pruning decisions and priorities. The are at the bottom of this webpage:
https://www.arborday.org/tree-care-maintenance/prun ing .
What NOT TO DO when pruning street trees:
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1. Never top a tree as this ruins the form forever, st resses the tree, and triggers dense, weakly attached shoots.
2. Never randomly shorten branches without regard to g rowth habit. This practice, called “heading cuts” damages the tree both structu rally and aesthetically. A heading cut chops off the end of a branch at an indiscriminate point, which produces a cluster of weak, fast-growing small branches and destroys the natural branch structure of the tree. It also increases future pruning needs.
3. Avoid cutting branches flush to the trunk, as the branch collar (the swollen area at the base of the branch where it joins a larger branch o r trunk) protects the tree.
4. Avoid lion-tailing, which is removing the interior branches, leaving foliage only at the branch tips. This weakens the tree by concentratin g weight at the branch tips, increasing the risk of branch breakage. This practi ce also exposes the limbs to sunburn.
5. Never remove more than 25% of the canopy in a singl e pruning cycle. A standard pruning cycle for young trees (first 5 years) is ev ery 1-3 years and every 3-5 years for mature trees.
6. Avoid pruning for clearance too aggressively. This raises the center of gravity and leads to unstable, top-heavy trees.
7. Avoid removing large limbs on mature trees unless n ecessary for safety.
Many residents, concerned with sidewalk lifting, wa nt to cut tree roots. Roots provide the tree with stability and water uptake, and are vital for the tree. When considering root cutting, the following principles should be followed:
1. Avoid root pruning if at all possible. Root prunin g should be considered a last resort, and ideally should never happen.
2. Root pruning within 5’ of a trunk must be done unde r the supervision of a certified arborist.
3. Beyond 5’, a limited amount of root pruning may be acceptable.
4. If a root is over 2” in diameter, an arborist must evaluate and approve the cut.
5. Cutting tools must be clean and sharp. The cuts mus t be clean, not tearing or jagged.
CONCLUSION
Healthy street trees are the result of thoughtful d ecisions made over time, beginning with appropriate species selection and continuing throug h planting, irrigation, and ongoing maintenance. No single practice ensures success on its own; rather, long-term tree performance depends on the cumulative effect of man y small, informed actions carried out consistently and with care.
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These guidelines are intended to support a common u nderstanding among City staff, residents, contractors, and designers regarding bes t practices for street tree management.
By following these recommendations, stakeholders ca n help reduce avoidable conflicts with infrastructure, minimize maintenance costs, and pro mote the long-term health, safety, and appearance of the urban forest. When applied consis tently, these practices will contribute to a more resilient, attractive, and sustainable st reetscape for the community as a whole.
BEFORE THE CITY COUNCIL OF THE CITY OF TURLOCK
ORDINANCE NO. -CS
WHEREAS , the City of Turlock has long recognized the publi c health, safety, environmental, and aesthetic benefits of street trees; and
WHEREAS , street trees contribute to the character of the City, provide shade, reduce air pollution and erosion, and support the overall quality of life for residents and visitors; and
WHEREAS , the proper planting, placement, and maintenance of street trees is necessary to prevent damage to public infrastructure, includi ng sidewalks, curbs, gutters, and utilities, and to minimize risks to public safety; and
WHEREAS , the Turlock Municipal Code currently establishes requirements related to street trees and landscaping, including responsibil ities for adjacent property owners and standards applicable to development; and
WHEREAS , the City has identified the need to update and cl arify these provisions to improve consistency, usability, and alignment with current practices related to tree planting, maintenance, and infrastructure protection; and
WHEREAS , the proposed amendments are intended to reorganiz e and refine existing regulations, remove outdated or ineffective provisions, and improve coordination between street tree requirements and other development standards within the Municipal Code; and
WHEREAS , the City Council finds that these amendments will promote clearer administration and enforcement of the Municipal Cod e while continuing to protect public improvements and support the long-term health and sustainability of the City’s urban forest; and
WHEREAS, the City further finds that restructuring and clari fying these provisions will improve transparency and ease of use for residents, property owners, and staff responsible for implementation and compliance.
BE IT ORDAINED by the City Council of the City of Turlock as follows:
SECTION 1. ENVIRONMENTAL DETERMINATION: The Ordinance has been reviewed with respect to applicability of CEQA and the CEQA Guidelines. This action involves administrative activities regarding general policy and procedure making and does not itself result in direct or indirect physical changes in the envir onment. Therefore, the action is not a project under the California Environmental Quality Act (CEQ A) pursuant to CEQA Guidelines Section }
}
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IN THE MATTER OF AMENDING TURLOCK
MUNICIPAL CODE TITLE 7 (PUBLIC WORKS),
CHAPTER 7-7 (STREET TREES) AND TITLE 9
(ZONING ORDINANCE), CHAPTER 9-2
(REGULATIONS APPLYING TO ALL DISTRICTS),
ARTICLE 1 (SPECIAL PROVISIONS APPLYING TO
ALL OR SEVERAL DISTRICTS) AND ARTICLE 2
(OFF-STREET PARKING AND LOADING
REGULATIONS)
}
}
}
}
}
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}
15378.
SECTION 2. AMENDMENT: Title 7, Chapter 7-7 shall hereby be amended to re ad as follows:
CHAPTER 7-7
STREET TREES
Article 1
Miscellaneous
§ 7-7-101. Purpose.
The Council finds that:
(a) Street trees are of economic, environmental, and aesthetic importance to the City; and
(b) The City requires the planting of street trees as a part of subdivision developments and along
major streets to enhance the character of the City; and (c) Street trees directly benefit the City residents by:
(1) Reducing erosion of the topsoil by breaking the summer winds; (2) Reducing air pollution by producing oxygen from carbon dioxide; (3) Increasing property values;
(4) Maintaining the ecological balance of the area;
(5) Providing shade and buffering noise and glare; and
(6) Providing energy conservation by the reduction of summer temperatures; and
(d) The health, safety, and general welfare of the citizens will best be served by regulating the removal, severe pruning, topping, an d planting of street trees and encouraging the reforestation of areas in which street trees have been removed. § 7-7-102. Definitions.
For the purposes of this chapter, unless otherwise apparent from the context, certain words and phrases used in this chapter are defined as follows:
(a) "Department" shall mean the Parks, Recreation and Public Facilities Department. (a) "Director" shall mean the Parks, Recreation and Public Facilities Municipal Services Director or his or her designated representative. (b) "Street Tree Plan" shall mean the officially adopted plan for the planting of certain varieties of trees in public rights-of-way , or planting easements , or along certain
specified theme streets .
(c) "Planting easement" shall mean an easement on p rivate property of five (5') feet in width along the frontage of the parcel for the p urposes of planting and maintaining street trees.
(d) "Parkway" shall mean that portion of land withi n the public right-of-way between the curb or curb line and sidewalk.
(e) "Street Tree List" shall mean the list of stree t trees specified by resolution and approved for planting and maintenance as street trees.
(f) "Theme street" shall mean a specifically named street, or streets within an area, specified by resolution, for which uniformity of species is desired for special effects or purposes.
(g) (f) "Maintenance" or "maintain" shall mean and include pruning, spraying, watering, mulching, fertilizing, cultivating, supporting, treating for disease or injury, or any other similar act which promotes the life, growth, health, or beauty of street trees.
(h) (g) "Pruning" shall mean the usual pruning, cutting, or thinning or otherwise the removal of branches, stems, and other parts of a tree.
(i) (h) "Person" shall be defined as set forth in TMC 1-3-1 3 and shall include a public utility company or similar entity.
(i) "Property owner" shall mean the owner of the real p roperty, or the owner of the property adjacent to the right-of-way, on which the street tree is located or his authorized agent or representative.
(j) “Trimming” shall mean the minor cutting or removal of small branches or foliage for routine clearance or maintenance that does not materially alter the tree’s natural form, structure, health, or stability.
Article 2
Responsibilities, Authority, Duties, And Costs
§ 7-7-201. Director to enforce chapter provisions.
The Director, under the general direction of the Ci ty Manager, shall have the authority and responsibility to carry out the provisions of this chapter. § 7-7-202. Authority to enter premises.
The Director or his or her designee shall have the authority to enter in or upon any part of the parkway or planting easement or adjacent property as is reasonably necessary for the purpose of planting, maintaining, pruning, spraying, or removing a street tree. § 7-7-203. Control of disease and the like.
The Director or his or her designee shall have the authority to order a property owner to
take such action as is necessary to control insects , scales, parasites, fungus, or other injurious pests or plant materials which could cause serious injuries to the City street trees or other plant materials within the City. The Director or his or her designee shall notify the property owner in writing of the condition which ex ists and the controls necessary to correct the conditions and establish a reasonable time in which the corrective action shall be taken.
§ 7-7-204. Responsibility for condition of trees.
The Director or his or her designee shall be respon sible for inspecting, supervising, or ordering the maintenance, removal, and replaceme nt of street trees planted within parkways or planting easements by the property owner or by the City. The Director or his or her designee may cause or permit street trees or other plant materials planted in the parkways or planting easements to be removed by the City or the property owner if the trees are deemed by the Director or his or her designee to be unhealthy, hazardous, undesirable, or causing, or will cause, excessive d amages to the existing public improvements or street trees.
§ 7-7-205. Authority to seek advice.
The Director or his or her designee shall have the authority to consult and seek the advice and recommendations of nurserymen, arborists, and o ther persons qualified in horticulture.
§ 7-7-206. Duty to maintain.
It shall be the duty of every property owner and ev ery person occupying property within the City to maintain street trees in the parkway or planting easement on or adjacent to his or her property.
(a) In conjunction with any sale or transfer of real property and using the Local Option Real Estate Transfer Disclosure Statement form set forth in Civil Code Section 1102.6a, the seller/transferor shall provide notice of the maintenance obligations set forth in this article to the buyer/transferee. The notice shall, at a minimum, include the following language:
Every property owner and every person occupying pro perty within the City shall maintain street trees in the parkway or plant ing easement on or adjacent to his/her property.
(b) To provide all property owners and occupants wi th notice of his/her obligation to maintain street trees as set forth in this article, the ordinance codified in this chapter shall be recorded with the County Clerk of the County of Stanislaus. § 7-7-207.
Trimming Pruning .
Street trees shall be pruned trimmed as needed to enhance the natural growth, characteristics, and traits of the trees. A street tree permit is required for all pruning o f
street trees pursuant to TMC 7-7-301, except for th e trimming of small branches necessary to maintain clearance for pedestrian or v ehicle travel from ground level that does not materially alter the tree’s structure or r emove more than 10% of live foliage.
Street trees shall not be pruned to create a form unnatural to the street tree. § 7-7-208. Duty to protect.
It shall be the responsibility of every property owner and every person occupying land to protect street trees planted in the parkways or pla nting easements on or adjacent to his property from physical damages and other plant mate rials which can be detrimental to the street tree's growth or health.
§ 7-7-209. (Not used).
§ 7-7-210. Owners to perform work: Costs.
All work, and the costs thereof, required in the re moval, pruning, or maintenance of a street tree shall be provided by the property owner or his agent, including the removal of the stump to a depth as specified by the Director or his or her designee. § 7-7-211. Refusal to perform work.
If the property owner refuses to perform the work a fter notice from the Director or his or her designee, the Director or his or her designee m ay order the work done by the City, and the costs shall be assessed to the property own er and tenant consistent with the provisions of TMC 7-7-210 as a personal debt and, i f unpaid within thirty (30) days after billing by the City, shall become a lien on the property. § 7-7-212. Appeals.
Any person aggrieved by any action taken
by any City Official pursuant to the provisions of
this chapter or any guideline or procedure issued p ursuant to the chapter, may appeal such action the decision first to the City Manager or their des ignee, then to the City Council pursuant to TMC 1-4-01(b) as provided by Chapter 1-4 TMC .
Article 3
Permits: Costs: Removal And Limb Reduction
§ 7-7-301. Permits required.
It shall be unlawful for any person to remove, prune,
or severely prune , or alter any street
tree within the City, without a permit from the Cit y. This prohibition does not extend to trimming as outlined the regular maintenance required under TMC 7-7-207 206 . § 7-7-302. Applications for permits.
Any person desiring to remove, prune, severely prun e, or otherwise alter a street tree shall file an application for a permit with the Dir ector or his or her designee. Such application shall be provided by the Director or his or her designee and may contain such
information deemed necessary by the Director or his or her designee to insure ensure compliance with the spirit and intent of this chapter.
Applications for permits shall be signed by the property owner. § 7-7-303. Time for performance under permits.
The Director or his or her designee shall stipulate a time by which all work shall be performed, not to exceed sixty (60) days after the date of the issuance of the permit, and may require the posting of cash or other surety in an amount equal to the cost of the work to
insure ensure the faithful completion of the work specified and t he cleanup of debris within the time stipulated for performance.
§ 7-7-304. Removal permits.
(a) Upon the receipt of an application to remove a street tree, the Director or his or her designee shall determine whether or not such tree should be removed. (b) The Director or his or her designee may issue a permit to remove or conditionally remove a street tree when one (1) or more of the following conditions apply to the tree:
The tree is:
(1) Dying or dead;
(2) Decayed, rotted, or otherwise hazardous to the public; (3) Diseased beyond reclamation;
(4) Damaging public improvements, such as curbs, gu tters, sidewalks, or other utilities;
(5) Required to be removed due to building moving f rom the lot or parcel
provided it is not practical or reasonable to save the tree; all work and costs will be provided by the owner;
(6) Required to be removed for new construction and the Director or his or her designee believes better and more suitable planting will result provided there is no practical or reasonable means to save t he tree; all work and costs will be provided by the owner; or
(7) Located so that thinning is desired to improve spacing or conformity. (c) The Director or his or her designee, as a condi tion of the removal of a tree, whenever possible shall require the planting of either a theme tree or a tree from the Street Tree List in a location along the proper ty frontage in keeping with the Street Tree Plan.
§ 7-7-305. Pruning permits.
(a) Upon the receipt of an application to prune or severely cut a street tree, the Director
or his or her designee shall determine whether or not the tree should be pruned or otherwise severely cut.
(b) The Director or his or her designee may issue a permit to prune or severely cut a street tree when limb reduction or severe cutting is required either to:
(1) Maintain pedestrian or traffic clearance and visibility; (2) Maintain tree health;
(3) Maintain continuity with prior pruning practices; or (4) Remove a building from the parcel.
§ 7-7-306. Permits not required.
A permit shall not be required when an immediate th reat to the public health and safety exists due to an accidental occurrence or act of God and, in the opinion of the Director or his or her designee, the removal, pruning, or cutting is required.
Article 4
Cooperation With Other Agencies And Departments
§ 7-7-401. Public utilities.
(a) Any public utility maintaining any overhead wir e or underground pipe, wire, or conduit shall obtain permission from the Director o r his or her designee before performing any maintenance to wires or pipes or con duits which would cause injuries to street trees. Such public utility shall in no way injure, deface, prune, scar, or top any tree until its plans and procedures have been approved by the Director or his or her designee.
(b) The Director or his or her designee shall be pe rmitted to inspect all maintenance or operational work performed by public utilities which might affect the street trees.
If, in the opinion of the Director or his or her de signee, the performance of work would cause excessive or unnecessary injuries to an y street tree, the Director or his or her designee shall have the authority to sto p such maintenance and operational work and arrange with such utility anot her method of maintenance or operational work satisfactory to the City.
(c) This section shall not apply to emergency public utility maintenance work which is performed during nonworking hours for City personnel.
§ 7-7-402. Notification of street improvements.
The Engineering Department and Planning Department shall notify the Director or his or her designee of any known applications for a new cu rb, gutter, sidewalk, driveway approach, or other installation which might require the removal of, or cause injury to, any street tree or otherwise be contrary to the intent of this chapter.
Article 5
Street Tree Plan
§ 7-7-501. Street trees required.
Street trees shall be planted and maintained as par t of all new construction and all remodeling which exceeds twenty-five (25%) percent of the value of the structure as shown on the latest equalized assessment roll of th e County. All required street trees shall be planted as required by this chapter prior to the issuance of a certificate of occupancy or approval of final inspection by the Building Inspector. § 7-7-502.
Subdivision Street Tree List and Theme Street List.
Street trees shall be planted of the type, size, an d at the locations specified in the Subdivision Street Tree List and Theme Street List which shall be adopted by resolution of the Council.
§ 7-7-503. Street tree types.
REPEALED
§ 7-7-504. Location of street trees.
Street trees shall be planted in the following locations:
(a) In areas of the City
, where parkways exist, and not more than fifty (50%) percent of the block frontage has been converted to current sidewalk standards, street trees may shall be planted in the parkway.
(b) In areas where parkways do not exist and tree wells are not required, blocks where more than fifty (50%) percent of the parkway has be en eliminated and replaced consistent with current sidewalk standards street trees shall be planted three (3’) two and one-half (2-1/2') feet behind the sidewalk.
(c) In commercial areas or in those areas in which sidewalks are required or authorized to extend from the curb to the property line, stree t trees shall be planted in the sidewalk area in a four (4') foot by six (6’) foot rectangular square area adjacent to the curb, unless otherwise authorized by the Director or his or her designee. (See City Standard No. of Turlock Standard s, Specifications and Drawings No. ST-22. ) (d) In all subdivisions for which the final map is filed prior to June 1, 1978, street trees shall be planted two and one-half (2-1/2') feet behind the sidewalk. (e) (d) In all subdivisions and parcel map areas, street trees shall be planted three (3’) two and one half (2 ½’) within an area two and one-half (2-1/2') feet to four (4') feet behind the sidewalk in a planting easement , except in areas with parkways. (f) (e) In industrial areas and other commercial areas, str eet trees shall be planted as provided in the Street Tree List or as determined b y the Director or his or her designee.
SECTION 3. AMENDMENT: Title 9, Chapter 9-2, Article 1 shall hereby be am ended to read as follows:
CHAPTER 9-2
REGULATIONS APPLYING TO ALL DISTRICTS
Article 1
Special Provisions Applying To All Or Several Districts
§ 9-2-109. Landscaping and irrigation.
The following City of Turlock landscape and irrigat ion ordinance shall be used in conjunction with the State of California Water Effi cient Landscape Ordinance enacted pursuant to California Code of Regulations Title 23 , Waters, Division 2, Department of Water Resources, Chapter 2.7, Model Water Efficient Landscape Ordinance. The City shall implement the ordinance and shall maintain an adapted version of the State ordinance for public distribution.
(a) Purpose and intent. The purpose and intent of this section is to establ ish landscaping regulations that are intended to:
(1) Enhance the aesthetic appearance of development in all areas of the City by providing standards relating to quality, quantit y, and functional aspects of landscaping and landscape screening.
(2) Increase compatibility between residential and abutting commercial and industrial uses.
(3) Reduce the heat and glare generated by development. (4) Establish a water conservation plan to reduce w ater consumption in the landscape environment using conservation principles.
(5) Protect public health, safety, and welfare by m inimizing the impact of all forms of physical and visual pollution, controlling soil erosion, screening incompatible land uses, preserving the integrity of neighborhoods, and enhancing pedestrian and vehicular traffic and safety.
(6) Encourage the incorporation of low impact devel opment design standards for storm water retention and treatment within the landscape areas. (b) Applicability. All development in the City shall comply with the p rovisions of this section which establishes the criteria for the preparation of landscape and irrigation plans required by this section. All required landsc aping shall be installed by the developer and approved by the Planning Division pri or to the occupancy of any building, unless other arrangements are agreed to b y the Director. Landscaping installed by a developer or public agency within th e public right-of-way shall be reviewed by the Planning Division and the Departmen t of Parks, Recreation, and Public Facility Maintenance prior to the issuance o f an encroachment or grading
permit. In residential areas, developer-installed f ront yard landscaping shall be installed prior to final occupancy. In residential areas, owner-installed front yard landscaping shall be installed prior to final occupancy unless a deferral agreement has been entered into with the City and recorded on the property. Public agency and private development projects are subject to the requirements of this section. (1) Applicable projects. The following shall be subject to the provisions of this section:
(i) New construction and rehabilitated landscapes r equiring a discretionary
land use permit, such as, but not limited to, minor
administrative approvals, minor discretionary permits, design review, conditional use permits, or a planned development;
(ii) New construction projects with an aggregate la ndscape area equal to or greater than five hundred (500) square feet requiring a building permit, encroachment, and/or grading permit;
(iii) Rehabilitated landscape projects with an aggr egate landscape area equal to or greater than two thousand five hundred (2,500) square feet requiring a building permit, encroachment, and /or grading permit; or
(iv) Any other projects that are determined to be a pplicable projects pursuant to the State of California Model Water Eff icient Landscape Ordinance (California Code of Regulations Title 23, Waters, Division 2, Department of Water Resources, Chapter 2.7, Mode l Water Efficient Landscape Ordinance) or Office of the Gov ernor Executive Orders, as may be amended from time to time.
(2) Exempt projects. This section does not apply to:
(i) Interior remodels, tenant improvements, and dem olitions; (ii) Changes of use to any existing building that d oes not require a discretionary permit; and
(iii) Routine maintenance of existing landscaping.
(c) Statutory authority in case of conflicting provisions. Nothing in this section shall be deemed to affect, annul, or abrogate any other l aws or ordinances pertaining or applicable to the properties and areas affected by this section. (d) Water conservation definition. "Water conservation" shall mean a combination of landscape features and techniques that in the aggre gate reduce the demand for and consumption of water, including appropriate low water using plants, nonliving ground cover, a low percentage of turf coverage, pe rmeable paving, and water conserving irrigation techniques and systems in acc ordance with the State of California Model Water Efficient Landscape Ordinanc e (California Code of Regulations Title 23, Waters, Division 2, Department of Water Resources, Chapter
2.7, Model Water Efficient Landscape Ordinance) or Office of the Governor Executive Orders, as may be amended from time to time.
(e) Process. The Development Services Director shall establish a format for plans and any other procedural guidelines for submittal as deemed necessary. (1) Plans required. Plans for the development of required landscaping shall be submitted to the Engineering Services Divi sion or the Building and Safety Division for review and approval prior to th e issuance of any building permit. (The plan shall be prepared by a person aut horized by the State of California to sign and stamp landscape design drawi ngs or the contractor completing the work.) Where special conditions of design warrant, modifications may be submitted for consideration.
(2) Plan review and approval. The Development Services Department shall review each project and proposed landscape plan for compliance with the landscape and water conservation requirements.
(3) Alternative means of compliance. The Development Services Director may allow alternative means of complying with the requirements in this section provided the alternative achieves results comparable to those achieved through strict application of the provisions of this section. (f) Development standards.
(1) Required. In the following designated districts, not less tha n the stipulated percent of gross site area shall be land scaped in accordance with this section:
Landscape Area Requirements
Zone District Required Landscaping (% of
site)
R-L/R-L4.5 30 (b)
R-M 30 (a) (b) (d)
R-H 30 (a) (b) (d)
C-O 15 (b) (c) (d)
C-C 10 (b) (c) (d)
C-H 7.5 (b) (c) (d)
C-T 7.5 (b) (c) (d)
I-BP 7.5 (b) (c) (d)
I 5 (b) (c) (d)
(a) In multiple-family developments of twelve (12) or more dwelling units, ten (10%) percent of the total building site shall be set aside and landscaped for the purposes
of common recreational open space. Such ten (10%) p ercent may be included in the general landscaping requirements.
(b) This requirement may be waived by the Developme nt Services Director for remodeling, alterations, or renovations to existing buildings and developments on parcels or building sites where an existing buildin g occupies a substantial portion of the site.
(c) In commercial and industrial districts, where a lot larger than ten thousand (10,000) square feet is to be developed in phases, the Development Services Director may determine that only the developed portion of the si te need be landscaped.
Provision shall be made, however, to insure that th e landscape requirement can still be met upon full development of the site. This exception shall not apply to any setback along a public street which shall be landsc aped upon the initial development of the site. Unlandscaped areas shall b e continuously maintained free of weeds, litter, and debris, and shall not be come a source of nuisance to adjoining property.
(d) A required "landscape strip" (per the City Gene ral Plan "Typical Street Elements and Widths") abutting the front or corner side yard may be counted toward the landscaping requirement when maintained by the priv ate property owner.
Commercial districts shall maintain a minimum landscaped building setback of ten (10') feet from the back of the public sidewalk whe n the lot is adjacent to a public street, except as otherwise provided in an applicable specific or master plan. (2) Determination of landscaped areas. In determining landscaped areas, landscaped areas in the setback, private patios, and all other areas not occupied by buildings, parking lots, vehicle storage areas, and driveways shall be included. Areas occupied by clubhouses, recreati on buildings, pools, saunas, inter-walkways, and similar amenities may be included as landscaped areas. Planned landscaping areas within the public right-of-way may be included in the landscaped area provided the landsc aped area is maintained as part of the property and abuts landscaped area l ocated on the property. In industrial zoning districts, areas planted along a public right-of-way shall qualify as one and one-half (1-1/2) times the area toward t he overall required landscaping area.
(3) Landscape materials and placement. All landscape areas shall demonstrate a recognizable pattern or theme for the overall development. To accomplish this, new landscaping and landscape area s shall conform to the following:
(i) Plant materials shall be selected for maintenan ce efficiency, drought tolerance and adaptability, and relationship to Turlock's environment and climate. Trees and shrubs in reasonable numbers shall be used in the landscape design; ground cover alone shall not be acceptable.
No one (1) species of plant shall exceed twenty (20%) percent of the plant material. Landscaped areas shall incorporate a minimum of two (2) of the following plantings: (1) grasses and gro und covers, (2)
shrubs, and (3) trees.
(ii) For all commercial, industrial and multifamily projects, plant materials shall be sized and spaced to achieve immediate effe ct and shall normally not be less than twenty-four (24") inch bo x for parking lot shade trees, fifteen (15) gallon container for tree s, five (5) gallon container for shrubs, and a one (1) gallon containe r for mass planting. Non-turf areas, such as shrub beds, shall be top dressed with a bark chip mulch or approved alternative.
(iii) Turf may only be used in C and I districts when used for recreational or functional purposes. Turf shall be limited to twenty-five (25%) percent of the total landscaped area in all C and I districts. In residential districts turf shall not exceed fifty (50%) twenty-five (25%) percent of the total front yard landscaped area.
(aa) "Permeable paving" shall mean a paving material that permits water penetration to a soil depth of eighteen (18") inches or more, including nonporous surface material poure d or laid in sections not exceeding one (1) square foot in area and
collectively comprising less than two-thirds (2/3) of the total surface area of the lot and loosely laid materials such as crushed stone or gravel.
(ab) "Hardscape" shall mean areas covered with
nonpermeable paving, including buildings and other structures, parking lots, driveways, and walkways.
(4) Landscape irrigation. Provisions shall be made for a permanent "in place" irrigation system to all landscaped areas required herein, including street tree wells. All new irrigation systems shall use xeriscape principles including such techniques and materials as
high-efficiency low precipitation sprinkler
heads, bubblers, drip irrigation systems, smart controllers timing devices , and moisture sensors. All irrigation systems must be designed to minimize overspray onto impervious surfaces, such as buildin gs, sidewalks, parking areas, etc. , through the use of such techniques as low-traject ory spray nozzles or underground low volume applicators . All irrigation system controllers shall be set in compliance with the day and hour watering requirements of the City of Turlock and shall be designed to minimize water use by installing weather sensors automatic systems such as multi-start controllers and soil moisture sensors that automatically shut off the system during inclement weather .
(5) Site preparation and installation.
(i) Prior to the planting of any materials, the com pacted soils surrounding a building site will be returned to a f riable condition.
Friable condition shall mean returning the soil to an easily crumbled or loosely compacted condition down to a minimum de pth per
planting material requirements, whereby the root st ructure of newly planted material will be allowed to spread unimpeded. The soil must be returned to a friable condition to a minimum depth as required for the planting material.
(ii) Trees should be adequate in trunk diameter to support the top area of the tree. Trees planted closer in landscaped area less than ten (10') feet to a paved surface, curb, or building in diameter shall be planted using a deep root planter root barriers in accordance with the adopted Turlock Standards, Specifications and Drawi ngs. Trees, shrubs, and vines should have body and fullness that is typical of the species.
(iii) All ground cover should be healthy, densely f oliated, and well rooted cuttings, or one (1) gallon container plants .
(iv) The spacing of trees and shrubs should be appr opriate to the species used. The plant materials should be spaced so that they do not interfere with the adequate lighting of the premises or restrict access to emergency apparatus such as fire hydrants or fir e alarm boxes.
Proper spacing should also insure unobstructed acce ss for vehicles and pedestrians in addition to providing clear visi on of the intersections from approaching vehicles. Plant mate rial should conform to the following spacing standards:
(aa) A minimum of twenty-five (25') ten (10’) feet from the property corner at a street intersection curb returns to the center of the first tree or large shrub over three (3’) feet tall . (ab) A minimum of fifteen (15') feet between center of trees and large shrubs to light standards.
(ac) A minimum of fifteen (15') eight (8’) feet between center of trees or large shrubs and fire hydrants.
(ad) A minimum of fifteen (15') feet from the inter section of a
non-residential driveway with a street right-of-way to the center of any tree having a diameter larger than eighteen (18") twenty- four (24”) inches at maturity or large shrub over three (3’) feet tall .
(6) Protective barrier. All planting areas abutting a paved or concrete surface for vehicle use shall be protected with raised concrete curbs. All planting areas abutting undeveloped areas shall be protected by either a fence or landscape edging raised concrete or timber barrier . Openings shall be allowed in the barrier to allow storm water run-off to enter landscaped areas. (7) Maintenance. Required planting areas shall be permanently mainta ined.
As used in this section, "maintained" includes: wat ering, weeding, pruning, insect control, and replacement of plant materials and irrigation equipment
as needed to preserve the health and appearance of plant materials. (8) Parking lot landscaping. Parking lots and parking structures shall be landscaped in accordance with Article 2 of this chapter. (9) Landscaping in rights-of-way. All land area within the public right-of-way adjoining all sides of any parcel or building site that is not otherwise covered with a building, structure, paving, or similar impe rvious surface shall be landscaped and maintained in conjunction with the landscaping installed on the adjoining property as regulated in this section . Planned landscaping within the public right-of-way may be used toward determining the required percentage of landscaping as required in this artic le provided the landscaped area is maintained as part of the property and abuts landscaped area located on the property.
(i) Design. The design of the landscaping of the public right-of-way shall be included in the landscape plan and meet the requ irements set forth in this section. Adequate space shall be prov ided in the landscape area to allow free, unrestricted growth a nd development of the landscaping and street trees.
(ii) Street trees. Street trees shall be planted in accordance with th e Theme Street List Street Tree List or as otherwise set forth in Article 5 of Chapter 7-7 TMC of this Code relating to street trees and in accordance with the street tree planting standards City of Turlock Standard Specifications and Drawings as established by the City Engineer .
(10) Driveway and corner visibility. All landscaping material shall be maintained in accordance with the provisions of TMC 9-2-215: Driveway and corner visibility.
(11) Landscaping along walls. All solid walls over three (3') feet in height that are adjacent to public streets or rights-of-way shall comply with one (1) of the following:
(i) Be fully landscaped with vines and/or other pla nt materials to prevent the placement of graffiti. All landscaping shall include the installation of a permanent irrigation system.
(ii) If not landscaped, shall be constructed of spl it-face concrete, brick, or some other type of material that will dis courage the placement of graffiti in conjunction with anti-graffiti materials . (12) Landscape screening of R properties. Where a commercial or industrial site adjoins an R district, opaque screening which is at least seventy-five (75%) percent opaque at least eight (8’) feet in height shall be provided. Where fences are required, such fencin g shall be landscaped as appropriate.