Turlock City Council
August 11, 2026

STANI S LAUS
COUNTY

W CHRISTOFFERSEN PKWY

WTAYLOR
RD

ETAYLOR RD

W MONTEVISTA AVE E MONTEVISTA AVE

WTUOLUMNE RD ETUOLUMNE RD

FULKERTH RD

WEST MAIN ST EAST AVE

W E LINWOOD AVE LINWOOD AVE

SWALNUT RD

S LANDER AVE

SOUTH AVE

W CANAL DR

E CANAL DR

NWALNUT RD

GEER RD

N OLIVE AVE

N BERKELEY AVE

E OLIVE ST

MARSHALL ST
D ST

FIFTH ST

N GOLDEN STATE BLVD

S GOLDEN STATE BLVD

S QUINCY RD

S JOHNSON RD

N DAUBENBERGER RD

N ROSE ST

DELS LN

CROWELL RD

N COLORADO AVE

E MINNESOTA AVE

NORTH AVE

N SODERQUIST RD

S KILROY RD

STEGNER RD

FRANSIL LN

DIANNE DR

GOLF RD

HARDING RD

BRIER RD
Low- to Moderate-Income
Population, Block Group
0 ¼ ½ 1
Miles
Low to Moderate
Income Population (HUD)
Block Groups with 51% or greater
Low to Moderate Income Population

MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-5 Low- to Moderate-Income Population, Block Group.mxd Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-7

STANI S LAUS
COUNTY
Source: HUD, 2020; City of Turlock, 2021;
Dyett & Bhatia, 2024

STANI S LAUS
COUNTY

W CHRISTOFFERSEN PKWY

WTAYLOR
RD

ETAYLOR RD

W MONTEVISTA AVE E MONTEVISTA AVE

WTUOLUMNE RD ETUOLUMNE RD

FULKERTH RD

WEST MAIN ST EAST AVE

W E LINWOOD AVE LINWOOD AVE

SWALNUT RD

S LANDER AVE

SOUTH AVE

W CANAL DR

E CANAL DR

NWALNUT RD

GEER RD

N OLIVE AVE

N BERKELEY AVE

E OLIVE ST

MARSHALL ST
D ST

FIFTH ST

N GOLDEN STATE BLVD

S GOLDEN STATE BLVD

S QUINCY RD

S JOHNSON RD

N DAUBENBERGER RD

N ROSE ST

DELS LN

CROWELL RD

N COLORADO AVE

E MINNESOTA AVE

NORTH AVE

N SODERQUIST RD

S KILROY RD

STEGNER RD

FRANSIL LN

DIANNE DR

GOLF RD

HARDING RD

BRIER RD
Census
Tract:

36.10 Census
Tract:

36.12 Census
Tract:

36.09 Census
Tract:

36.11 Census
Tract:

36.08 Census
Tract:
37 Census
Tract:

38.02 Census
Tract:

36.03 Census
Tract:

39.08 Census
Tract:

38.03 Census
Tract:

39.04 Census Tract:

39.09 Census
Tract:

39.05 Census
Tract:

39.06 Census
Tract:

39.07 Census
Tract:

38.05 Census
Tract:

38.04 Poverty Status (2019)
0 ¼ ½ 1
Miles
Percent of Population whose income in
the past 12 months is below poverty
level (2017-2021)
< 10%
10% - 20%
20% - 30%
30% - 40%

MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-6 Poverty Status (2021), Turlock.mxd Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-8

STANI S LAUS
COUNTY
Source:American Community Survey (ACS) (2017-2021);
City ofTurlock, 2021; Dyett & Bhatia, 2024

Appendix D: Assessment of Fair Housing
D-30 Hearing Draft | August 6, 2026
Race/Ethnicity Turlock County State
White alone, not Hispanic or Latino 11.3% 11.2% 8.8%
Black alone 15.5% 19.3% 19.6%
American Indian and Alaska Native alone 13.9% 17.2% 18.4% Asian alone 14.6% 17.5% 10.0%
Native Hawaiian and Other Pacific Islander alone 8.4% 12.1% 12.2% Some other race alone 12.8% 12.8% 17.3%
Two or more races 13.8% 11.6% 11.7%
Hispanic or Latino origin (of any race) 15.3% 11.6% 16.2% Source: U.S. Census Bureau, 2020 ACS 5-year estimates subject table (S1701) Income largely determines a household’s ability to purchase or rent housing. While higher-income households have more discretionary income to spend on housing, lower- and moderate-income households are limited in the range of housing they can afford. In Turlock, most lower-income households (those making less than 80 percent of AMI) are renters, while the majority of households making above 80 percent of AMI are homeowners. Multi-family residential is heavily concentrated in tracts along North and South Golden State Boulevard, while tracts located in the northeast portion of the City are majority single-family homes.

Considering the disproportionate racial/ethnic share of renters in Turlock (see Table B-27 in the Appendix B:

Housing Needs Assessment) and that majority of the people below the poverty line are renters, neighborhood stabilization and homeownership strategies are pivotal in alleviating these patterns to further fair housing within Turlock. Further, expanding the areas where multifamily residential is permitted can also alleviate the concentration of poverty and low-income areas in Turlock.

HOUSING CHOICE VOUCHERS
Housing Choice Vouchers (HCVs) allow very low-income families to choose and lease or purchase safe, decent, and affordable privately-owned housing, where the choice of housing is put in the hands of the individual family. In Turlock, as seen in Map D-9, there is a concentration of Housing Choice Vouchers relative to low to moderate income population along South Golden State Road in Downtown and Geer Road. In total, there are three tracts in Turlock where 15 to 30 percent of renter occupied units use the HCVs; two of the tracts (39.08 and 39.04) overlap with block groups with 51 percent or greater of the population with low to moderate incomes, but otherwise there is little overlap between the location of HCVs and areas with lower incomes. City staff noted Stanislaus Regional Housing Authority issues over 3,000 vouchers, with rent limits based on HUD's Benefit Payment Standards. Recipients choose units based on family size, affordability, and proximity to services. City staff noted affordability was the primary concern for voucher recipients when selecting housing, rather than proximity to work. The tracts with over 15 percent of renter occupied housing units using HCVs are largely in areas determined by the Tax Credit Allocation Committee (TCAC) as Moderate Resource and High Resource; one tract, Tract 39.08, is located near Downtown within close proximity to shops, services, transit, and jobs. In Stanislaus County, Modesto is the other city with concentrations of HCV users, particularly in southwest and north Modesto. During the consultation process the Turlock/Stanislaus HOME Consortium conducted in 2022, service providers reported that potential renters find the application process daunting. Moreover, because of the shortage of affordable rental housing in Turlock and the County as a whole, landlords are able to discriminate based on voucher usage, along with other factors including protected class status.17 17 Turlock/Stanislaus County HOME Consortium, pp. 9-10.

Table D-3: Poverty Status in the Past 12 Months by Race/Ethnicity, 2020

STANISLAUS
COUNTY

W CHRISTOFFERSEN PKWY

W TAYLOR
RD

E TAYLOR RD

W MONTE VISTAAVE E MONTE VISTAAVE

W TUOLUMNE RD E TUOLUMNE RD

FULKERTH RD

WEST MAIN ST EAST AVE

W LINWOOD AVE E LINWOOD AVE

S WALNUT RD

S LANDER AVE

SOUTH AVE

W CANAL DR

E CANAL DR

N WALNUT RD

GEER RD

N OLIVE AVE

N BERKELEY AVE

E OLIVE ST

MARSHALL ST
D ST

FIFTH ST

N GOLDEN STATE BLVD

S GOLDEN STATE BLVD

S QUINCY RD

S JOHNSON RD

N DAUBENBERGER RD

N ROSE ST

DELS LN

CROWELL RD

N COLORADO AVE

E MINNESOTA AVE

NORTH AVE

N SODERQUIST RD

S KILROY RD

S TEGNER RD

FRANSIL LN

DIANNE DR

GOLF RD

HARDING RD

BRIER RD
Census
Tract:

36.04 Census
Tract:
37 Census
Tract:

38.02 Census
Tract:

36.03 Census
Tract:

39.08 Census
Tract:

38.03 Census
Tract:

39.04 Census Tract:

39.09 Census
Tract:

39.05 Census
Tract:

39.06 Census
Tract:

39.07 Census
Tract:

38.05 Census
Tract:

36.06 Census
Tract:

38.04 Census
Tract:

36.05 Housing Choice Vouchers
0 ¼ ½ 1
Miles
HCV Public Percent

0.0%

0.1% - 5%
5% - 15%
15% - 30%

MERCED COUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-7 Housing Vouchers (2019), Turlock.mxd Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-9

STANISLAUS
COUNTY
Source: HCD, 2022; City of Turlock, 2021;
Dyett & Bhatia, 2024

Appendix D: Assessment of Fair Housing
D-32 Hearing Draft | August 6, 2026
Subsidized and Income Restricted Housing
There are technically two housing authorities in Stanislaus County; the Stanislaus Regional Housing Authority (SHRA) administers the programs of Riverbank Housing Authority. The Stanislaus Regional Housing Authority (SRHA,) a nonprofit, public corporation, is committed to addressing the unmet housing needs of residents and communities in the county. The Authority is governed by a citizen’s commission appointed by the County Board of Supervisors. In addition to the HUD subsidized units, Low-Income Housing Tax Credits (LIHTC), general funds, and state housing funds are also used to develop affordable units; however, Stanislaus County’s recent housing production using LIHTC, is low compared to the rest of the state.

Together, SHRA and Riverbank Housing Authority provide access to 6,335 subsidized housing units that include 736 public housing units, 1,060 project-based Section 8 units, and 4,460 housing choice vouchers (as of when the Stanislaus County 2020-2025 AI was published). Since 2008, HUD has recognized SHRA as “high performing” because it scores a cumulative 90 out of 100 points for a variety of inspection points (physical condition, financial condition, and management). A challenge many housing authorities face, SHRA has long waiting lists for its units with a waiting time of ten years for public housing and only occasional openings for housing choice voucher applications.

Between 2016-2018, only 55 low-income housing units were created in the County compared to 18,803 in the rest of the State. Modesto’s HUD-funded affordable housing stock comprised more than 70 percent of the affordable housing in the County. As of 2018, 4.6 percent of Turlock’s housing stock qualified as affordable units (1,202 units or 19.1 percent of all affordable units in the County).18 As of 2018, Stanislaus County had 6,302 affordable units (3.5 percent of housing stock). In summary, Turlock and Modesto are where subsidized housing is concentrated within the County, with an even greater concentration existing within Modesto.

There are subsidized housing options located throughout Turlock that are income restricted and accept HCVs:
• Avena Bella Apartments. Avena Bella Phase 1 introduced 28 income restricted units, while Phase 2 provides 61 income restricted units. Avena Bella is located on the southern edge of Turlock. • Cherry Tree Village. Cherry Tree Village is an income restricted apartment complex with 104 units, located in the northern part of Turlock.
• Crane Terrace Apartments. Crane Terrace is a senior restricted complex with 44 income restricted units, located in the western part of Turlock.
• Denair Manor. Denair Manor is a senior restricted complex with income restrictions located in central Turlock.
• Parkwood Apartments. Parkwood has 178 income restricted units and is located the northern part of Turlock.
18 2018 HUD Picture of Subsidized Housing data; DP04, Selected Housing Characteristics, ACS 5-year estimates (2013- 2017)

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-33
• Turlock Silvercrest. Silvercrest is a senior restricted complex with 78 income restricted units, located in the southern part of Turlock.
• Villas ats Parkside. Lake Park has 103 income restricted units in central Turlock.

Map D-10 shows the subsidized housing options located throughout Turlock that are income restricted and accept HCVs. Most are located in central Turlock such as Villa at Parkside, Denair Manor, Crane Terrace Apartments and Silvercrest Residence, with close proximity to Downtown and access to transit. The southern most subsidized housing option is Avena Bella Apartments, located on the southern edge of Turlock adjacent to Highway 99. Notably, there are no subsidized housing options in northeastern Turlock, where the census tracts are High and Highest Resource.

Buildout of the inventory would increase the share of LMI households in Highest and High Resource tracts in Turlock and decrease that share of LMI households in Moderate Resource tracts, thereby improving the overall balance of income segments in different areas throughout the residential part of the city. Further, the development of ADUs/JADUs and affordable housing on properties owned by religious institutions through the congregational overlay (Program 1-F) would create additional housing opportunities for LMI households in High and Highest Resource areas beyond as further discussed and shown in Table D-8. These strategies would further contribute to a better balance of housing types within the community, would increase affordable housing and access to opportunity for lower and moderate income households in High and Highest Resource tracts in Turlock.

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STANISLAUS
COUNTY

W CHRISTOFFERSEN PKWY

W TAYLOR
RD

E TAYLOR RD

W MONTE VISTA AVE E MONTE VISTA AVE

W TUOLUMNE RD E TUOLUMNE RD

FULKERTH RD

WEST MAIN ST EAST AVE

W LINWOOD AVE E LINWOOD AVE

S WALNUT RD

S LANDER AVE

W CANAL DR

E CANAL DR

N WALNUT RD

GEER RD

N OLIVE AVE

N BERKELEY AVE

E OLIVE ST

MARSHALL ST
D ST

FIFTH ST

N GOLDEN STATE BLVD

S GOLDEN STATE BLVD

S QUINCY RD

S JOHNSON RD

N DAUBENBERGER RD

N ROSE ST

DELS LN

CROWELL RD

N COLORADO AVE

E MINNESOTA AVE

N SODERQUIST RD

S KILROY RD

S TEGNER RD

FRANSIL LN

DIANNE DR

GOLF RD

HARDING RD

BRIER RD
Avena Bella
Apartments
(500West Linwood
Avenue)
CherryTreeVillage
(139W Minnesota Ave)
CraneTerrace
Apartments
(1318 E Canal Dr)
Denair Manor
(550Wayside
Dr)
Parkwood Apartments
(3800 Crowell Rd)
Turlock Silvercrest
(865 Lander Ave)
Villas at
Parkside
(381W Hawkeye Ave)
Location of Publicly
Subsidized Housing
inTurlock
0 ¼ ½ 1
Miles
Low to Moderate
Income Population (HUD)
Block Groups with 51% or greater
Low to Moderate Income Population

MERCED COUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\Map D-8 Location of Publicly Subsidized Housing in Turlock.mxd Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-10

STANISLAUS
COUNTY
Source: HUD, 2020; City of Turlock, 2021;
Dyett & Bhatia, 2024
!( Subsidized Housing Developments

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-35
D.3 Racially/Ethnically Concentrated Areas of Poverty
and Affluence
HUD defines racially or ethnically concentrated areas of poverty (R/ECAPs) as census tracts where 50 percent or more of the population is non-White and more than 40 percent of the households have incomes below the poverty line or is three or more times the average tract poverty rate for the metropolitan/micropolitan area, whichever threshold is lower. There are five R/ECAPs in the central part of Stanislaus County, where Turlock, Modesto, and Ceres, the three most populous cities in the county are located. None of these R/ECAPS are in Turlock but one census tract (Tract 38.02) in Turlock does meet the Tax Credit Allocation Committee/HCD criteria as a High Segregation and Poverty (HSP) tract (Map D11). The California Tax Credit Allocation Committee and HCD (TCAC/HCD) established a Fair Housing Task Force that created an alternate set of criteria that it considered more appropriate for evaluating access to opportunity than the HUD R/ECAP criteria. Because using absolute thresholds could result in comparisons among very different areas of the state (e.g. rural farming communities and dense, urbanized neighborhoods in coastal cities), the TCAC/HCD approach scores census tracts relative to other tracts in the same region. The methodology filters areas meeting standards for both racial segregation (overrepresentation of people of color relative to the entire county) and poverty (30 percent of the population living below the poverty line) and rates them according to scores based on nine economic, educational and environmental indicators. The higher composite scores mean more access to resources that offer residents a better chance at economic advancement, positive educational outcomes, and better physical and mental health. 19
As discussed above, Turlock has only one census tract that meets the criteria for designation as High Segregation and Poverty compared with four in Modesto and one in Ceres. In Turlock, Tract 38.02 - the High Segregation and Poverty tract is bordered on the west by SR-99, intersected by the railroad, and includes three unincorporated county islands. The population of this tract is predominantly Hispanic (73.9 percent according to the 2020 decennial Census). Since 1990, Tract 38.02 has seen an increase in Hispanic or Latino residents and a decrease in non-Hispanic White residents that reflects Turlock’s overall demographic changes.

From 2010 to 2020, the percentage of households living below the poverty line increased more in Tract

38.02 than it did citywide (1.8 in the HSP tract compared 0.5 citywide). As of 2020, the average income in the HSP census tract was $41,580 while in Turlock as a whole it was $78,930, almost 90 percent higher. 19 Office of The State Treasurer (STO), California Fair Housing Task Force, 2020. Methodology for the 2020 TCAC/HCD Opportunity Map. Available: https://www.treasurer.ca.gov/ctcac/opportunity/2020-tcac-hcdmethodology.pdf

STANI S LAUS
COUNTY

W CHRISTOFFERSEN PKWY

WTAYLOR
RD

ETAYLOR RD

W MONTEVISTA AVE E MONTEVISTA AVE

WTUOLUMNE RD ETUOLUMNE RD

FULKERTH RD

WEST MAIN ST EAST AVE

W E LINWOOD AVE LINWOOD AVE

SWALNUT RD

S LANDER AVE

SOUTH AVE

W CANAL DR

E CANAL DR

NWALNUT RD

GEER RD

N OLIVE AVE

N BERKELEY AVE

E OLIVE ST

MARSHALL ST
D ST

FIFTH ST

N GOLDEN STATE BLVD

S GOLDEN STATE BLVD

S QUINCY RD

S JOHNSON RD

N DAUBENBERGER RD

N ROSE ST

DELS LN

CROWELL RD

N COLORADO AVE

E MINNESOTA AVE

NORTH AVE

N SODERQUIST RD

S KILROY RD

STEGNER RD

FRANSIL LN

DIANNE DR

GOLF RD

HARDING RD

BRIER RD
Census
Tract:

36.04 Census
Tract:

38.02 Census
Tract:

39.05 0 ¼ ½ 1
Miles
Racially Concentrated Areas
of Affluence (RCAA)
High Segregation & Poverty

MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-8 Segregation and Income.mxd Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-11

STANI S LAUS
COUNTY
S
R/ECAP and RCAA Locations
egregation and Income,
Source: HCD, 2021 & 2023;
City ofTurlock, 2021; Dyett & Bhatia, 2024

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-37
Residents of Tract 38.02 are more likely to be renters than elsewhere in Turlock. Although the proportion of renter-occupied housing in Turlock only increased by 2.1 percent between 2000 and 2010, the percentage of renter occupied housing in the Tract 38.02 increased 12.9 percent, with 70.2 percent of residents in renter occupied housing in 2020.

Tract 38.02 is designated as Disadvantaged Community (DAC) under SB535, indicating it has a high share of lower income residents disproportionately impacted by pollution and adverse health outcomes.

Calenviroscreen data, developed by the State to help characterize conditions in DACS throughout California, indicates that Tract 38.02 ranks in the 95th percentile for pollution exposure and the 94th percentile for rate of poverty statewide. Given its proximity to SR-99, exposure to fine particulate matter (92nd percentile) and diesel particulate matter (0th percentile) in the tract also ranks among the highest in California, although it should be noted that there are a total of 8 DACs in Turlock and Tract 38.02 is not substantially more impacted by pollution than other DACs, nor is the rate of poverty more acute. Existing land use in Tract 38.02 is predominantly residential, with a mix of single-family and multifamily homes in both the incorporated and unincorporated parts of the tract. Other notable land uses include Wakefield Elementary School, Montana Park, three churches and various heavy commercial/industrial uses adjacent to the freeway in the western part of the tract. Current zoning generally matches existing land use, with areas in the northern incorporated park of the tract zoned for High Density Residential uses and areas in the southern incorporated park of the tract zoned for Low Density Residential uses, with areas adjacent to the freeway zoned Industrial. Census data does not indicate a preponderance of substandard housing in the area, although the City received several applications for rehabilitation grants from property owners between 2014 and 2023, suggesting there is some need for rehabilitation of homes in the area. Program 3-E in the Action Plan identifies a series of projects to improve infrastructure, amenities and quality of life in Turlock’s disadvantaged communities, including Tract 38.02. These projects include construction of the Columbia Pool, support buildings and restrooms, to serve neighborhoods in southwest Turlock, and re-pavement and rehabilitation of various street segments and installation of ADA-compliant ramps and resurfacing and restriping of the multi-purpose court at Columbia Park.

Tract 38.02 and other centrally located tracts typically contain older housing stock that was constructed prior to the 1980s. Unlike Turlock's newer subdivisions, these areas do not have assessment districts that providing funding for roadway construction and maintenance. Therefore, to improve roadway conditions in older residential neighborhoods without assessment districts Turlock and Stanislaus voters have passed two ballot measures that provide ongoing sources of funding for improvements. With the approval of Measure A, a three-quarter cent transactions and use (sales) tax, the Turlock City Council has committed 55 percent of this new revenue to its Roads Program. For the last two fiscal years, the City has allocated $36.2 million to its Roads Program from Measure A dollars alone. With the additional assistance of a $29.5 million-dollar bond issuance and the County Measure L program, within fiscal year 2024-2025 the City has budgeted $48.4 million in expenditures for the Roads Program with 89 percent going toward construction.

The City’s financial forecast for the Roads Program projects this trend of allocation of resources to continue for the next three to five fiscal years.

This area is mostly zoned as high density residential within City limits, with some low-density residential housing located sparingly throughout the county island. Within the county island, low density residential development is the predominant land use, with a significant number of vacant and or underutilized parcels.

In this area, the development of the Workforce Hosing Overlay would allow housing development at up to 35 du/ac on major corridors like Lander Avenue. Turlock planned for the development and financing of this area by relying on the subdivision process and creating the Montana-West Master Plan Area.

As noted above, Tract 38.02 contains three unincorporated county islands. Stanislaus County is working to address infrastructure needs within unincorporated developed neighborhoods of the County, including

Appendix D: Assessment of Fair Housing
D-38 Hearing Draft | August 6, 2026
County Islands in the Turlock sphere of influence. In recent years the County has tried to guide infrastructure improvements and support the annexation of unincorporated pocket areas to surrounding cities. This includes prioritizing residential neighborhoods with public health and safety needs with installation of sewer mainlines, and potable water systems. In May 2021, the Board of Supervisors approved its priorities for use of $107 million in American Rescue Plan Act of 2021 (ARPA) funding allocated to Stanislaus County. To date of the $107 million, $55.8 million has been assigned to Community Infrastructure – Urban Pockets/County Communities. ARPA funds provide a unique opportunity for Stanislaus County to make substantial progress strategically on the infrastructure needs in its urban pockets and County communities. Additionally, separate from the Housing Element process, the City of Turlock has applied for REAP funding to prepare a master plan for the future annexation of seven unincorporated County islands and associated public infrastructure improvements, including the three islands within Tract

38.02. The master plan will identify infrastructure funding and financing strategies.

While there are no census tracts in Turlock that meet the criteria established by the federal HUD, 12 of 17 tracts in Turlock have been classified as DACs under Senate Bill (SB) 535, one of which also meets the TCAC/HCD criteria for areas of High Segregation and Poverty (HSP). To characterize fair housing conditions in Turlock, DAC tracts were compared non-DAC tracts on the basis of a range of quality of life indicators, including the quality and condition of parks and sidewalks; safe routes to school programs; active transportation improvements; community amenities; and healthy food sales points. Indicators include both quantitative and qualitative factors based on assessments by City staff. The results are summarized in Table D-3b and the location of DAC Census tracts is shown on Map D-11b.

Overall, Turlock provides 2.4 acres of parks per 1,000 residents. The ratio in DACs is slightly lower at 2.2 acres per thousand residents and slightly higher than the citywide average in non-DAC tracts, at 2.4 acres per thousand residents. However, DAC residents tend to have better access to parks than non-DAC residents. A higher share of homes in DACs are within a 10-minute walk of a park than in non-DAC tracts, and DAC tracts 6099003802 (the HSP tract) and 6099003904 have the highest share of land within a 10- minute walk of a park in the city, at 30 percent and 50 percent respectively. By contrast only 24.6 acres of the 2,917 acres in non-DAC tracts is within a 10-minute walk of a park. Park amenities provided in DAC and non-DAC tracts are comparable, and the City has programmed upgrades to Columbia Park facilities and construction of the Columbia Pool, support buildings and restrooms - located in 6099003802 (the HSP tract) - into the CIP. The City has also recently

N Co ol rado Ave
West Main St
S Washington Rd
N Soderquist Rd
Geer Rd
Fosberg Rd
N Tully Rd
NBerkeley Ave
State Blvd
E Monte Vista Ave
E Tuolumne Rd
E Main St
Ninth St
S Lander Ave
Roberts Rd
N Quincy Rd
S Tegner Rd
N Walnut Rd
W Tuolumne Rd
Montana Ave Andre Ln
1525 W Monte Vista
S Quincy Rd
E Minnesota Ave
S Golden State Blvd
Brier Rd
N Johnson Rd
W Christoffersen Pkwy
Pedras Rd
El Capitan Dr
E Hawkeye Ave
W Linwood Ave
Dels Ln
Fulkerth Rd
N Olive Ave
S Kilroy Rd
North Ave
E Taylor Rd
East Ave
F St
W Taylor Rd
S Soderquist Rd
N Wash ni gton Rd
A St
Full erton Dr
Hedstrom Rd
Mountain View Rd
Georgetown Ave
S Johnson Rd
South Ave
W Springer Dr
E Canal Dr
Marshall St
N Denair Ave
E Glenwood Ave
N Berkeley Ave
Grant Ave
Park St
W Monte Vista Ave
Golf Rd
E Linwood Ave
W Glenwood Ave
Spengler Wy
S Walnut Rd
Countryside Dr
Harding Rd
Simmons Rd
E Zeering Rd
S Tully Rd
Dianne Dr
Ruble Rd
N
Tegner Rd
Fransil Ln

STANISLAUS
COUNTY
AÎ
6099003603
6099003608
6099003609 6099003610
6099003612 6099003611
6099003700
6099003802
6099003803
6099003804
06099003805
6099003904
6099003905
6099003906
6099003907
6099003908
6099003909
0 ¼ ½ 1
Miles
Source: AFFH 2.0, 2021; SB 535, 2022; ACS 5 Year Estimate 2018-2022; City of Turlock, 2021; Dyett & Bhatia, 2021
City Limit
County
Freeway
Major Road
Road
Railroad
MERCED
COUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\AFFH Analys Map Date:
12/4/2025
Advantaged Census Tracts
Disadvantaged Census Tracts
Map D-11b
Housing Element
Census Tracts

Appendix D: Assessment of Fair Housing
D-40 Hearing Draft | August 6, 2026
Table D-3b Neighborhood Indicators
Census
Tracts
Quantitative Data Qualitative Data
Populat
ion
(2023)
Park
Acres/R
esident
(acre/1
000
resident
)
Area
within a
10-
minute
walk of a
communit
y center
(acres)
Healthy
food
sales
points
(numbe
r)
Childca
re
facilities
(numbe
r)
Average
Percent
LMI
Park Amenities Par
k
Con
ditio
ns
Sidewalk Conditions Safe Routes to Schools
projects (physical
and/or programmatic)
Capital
Improvem
ent
Projects
6099003603 4,04
5 4.8 0.0 1.0 1.0 0.0%
Atch
Pedretti
Park
Baseball field
Concession
stand
Covered area
Picnic area
Playground
Softball fields
Volleyball
courts
Physical
Conditions:

Good.

Combination of
properties zoned
commercial or
industrial.

Properties are
located within 2
specific plans.

The Westside
Industrial Specific
Plan (WISP)
adopted in 2006
and the
Northwest
Triangle Specific
Plan (NWTSP)
adopted in 1995.

The developed
commercial
areas, located
mostly in the
north part of the
census tract and
within the
NWTSP, have
sidewalks that
Roselawn High -
N/A, not included
in report
There are
seven
planned
and
upcoming
capital
projects.

City of Turlock
– Housing Element Update 2023-31
Hearing Draft | August 6, 2026
D-41
are in good
condition most
having been
constructed
within the last
20-years and
located in the
regional shopping
area of Monte
Vista Crossing.

Some
commercial areas
within the WISP
have been
developed for
quite some time
with sidewalks in
good condition. The General
Plan, Specific
Plans, and
Turlock
Municipal Code
require new
development to
install frontage
improvements
that include
sidewalks.
6099003609 3,17
7 0.0 0.0 0.0 0.0 66.6%
Physical
Conditions:

Good. Located
in the northeast
quadrant of the
city with a
combination of
residential and
N/A
There is
one
upcoming
capital
project.

Appendix D: Assessment of Fair Housing
D-42 Hearing Draft | August 6, 2026
commercial
zoning and
properties. The
area is mostly
built out but
does have a large
undeveloped
commercial
property.

Residential
development has
occurred over
the last 30 years
with commercial
development,
along Geer Road,
having occurred
in the last 20
years. Installation
of frontage
improvements
including
sidewalks
occurred upon
development of
the parcels.

Future
development of
development
properties in the
area will be
required to
install frontage
improvements
including
sidewalks.
6099003610 5,36
6 0.8 0.0 0.0 1.0 49.5%
Four Seasons
Park
Barbeques
Physical
Conditions:

Good. Located
Turlock Junior
Physical: Installing
bike lanes and an
There is
one
upcoming

City of Turlock
– Housing Element Update 2023-31
Hearing Draft | August 6, 2026
D-43
Covered area
Open space
Picnic areas
Playground
Walking paths
in the northwest
quadrant of the
city with a
combination of
residential and
commercial
zoning and
properties. The
area is mostly
built out.

Commercial and
residential
projects have
been entitled for
the respective
undeveloped
properties in the
census tract.

Existing
residential
development
began in the late
1990s with
commercial and
residential
projects entitled
within the last 12
months. Sidewalk
improvements
are a
requirement for
the development
of the vacant
properties.

Future
development of
undeveloped
properties will
require frontage
improvements
all-weather paved
path, a mid-block
crossing point, and
widening or
buffering the bike
lane. Increasing
the number of
speed limit signs
and active speed
feedback signage.

Programmatic:

Speed survey and
increase
enforcement and
education.
capital
project.

Appendix D: Assessment of Fair Housing
D-44 Hearing Draft | August 6, 2026
including
sidewalks.
6099003700 4,93
3 0.1 0.0 1.0 1.0 54.6%
Tot Lot
Basketball
court
Playground
Open space
Physical
Conditions:

Fair/Good.

Located in the
southwest
quadrant of the
city and within
the Westside
Industrial Specific
Plan (WISP) with
a combination of
commercial and
industrial zoning
and properties. A
large portion of
the southern
portion of the
census tract is
located out of
the City limits
and within
Stanislaus County
jurisdiction. The
WISP was
adopted in 2006.

Industrial
development has
continued for the
last 40+ years.

Some
development
occurred prior
to the property
annexing in to
the City. Recent
development has
included sidewalk
Cunningham
Elementary
Physical: Widening
walkways,
installing ADA
ramps, sidewalk
improvements,
road and broken
signal repair.

Providing bike
lanes, warning
signage, and
optimizing signals.

There are
31 planned
and
upcoming
capital
projects.

City of Turlock
– Housing Element Update 2023-31
Hearing Draft | August 6, 2026
D-45
improvements or
installation.

Future
development of
undeveloped
properties will
require frontage
improvements
including
sidewalks.
609900380 24,92
9 1.5 148.3 5.0 1.0 62.1%
Columbia
Park
Barbeques
Basketball
court
Covered area
Horseshoes
Open space
Picnic areas
Playgrounds
Pool
Restrooms
Soccer goals
Splash park
Tennis court
Walking paths
Montana
Park (First
phase
completed)
Open space
Walking paths
Physical
Conditions:

Poor/Fair.

Located in the
southwest
quadrant of the
city with a mix of
residential,
commercial and
light industrial
zoning and
properties. A
portion of the
properties in the
census tract are
located in a
county island and
are within
Stanislaus County
jurisdiction.

Funding from
REAP 2.0 will
prepare a master
plan for the
county islands
that will identify
infrastructure
needs. Some
development
Wakefield
Elementary
Physical:

Formalizing a
loading zone,
installing a speed
sign and pavement
markings.

Complete streets
design with high
visibility markings.

Road repair.

Programmatic:

Outreach about
the loading zone,
education, and
right on red
restriction during
school hours.

There are
14 planned
and
upcoming
capital
projects.

Appendix D: Assessment of Fair Housing
D-46 Hearing Draft | August 6, 2026
occurred prior
to the property
annexing in to
the City. Recent
development has
included sidewalk
improvements or
installation.

Recent
residential
development has
installed
sidewalks in
areas the
previously had
none. Beginning
in 2023 the
Roads Program
has identified and
repaired several
roads within the
census tract.

Future
development of
properties will
require frontage
improvements
including
sidewalks.
6099003803 3,41
4 0.0 17.0 1.0 0.0 0.0%
Physical
Conditions:

Poor/Fair.

Located in the
southeast
quadrant of the
city with a mix of
residential,
commercial and
light industrial
N/A
There are
14 planned
and
upcoming
capital
projects.

City of Turlock
– Housing Element Update 2023-31
Hearing Draft | August 6, 2026
D-47
zoning and
properties. A
portion of the
properties in the
census tract are
located in a
county island and
are within
Stanislaus County
jurisdiction.

Funding from
REAP 2.0 will
prepare a master
plan for the
county islands
that will identify
infrastructure
needs. The
developed
industrially zoned
properties have
no sidewalks or
sidewalks in poor
condition with
little opportunity
to install new
sidewalks.

Residential
development in
the census tract
began in the
mid/late 1980s
and continues
with a residential
subdivision
currently in
construction.

The Roads
Program has
identified several

Appendix D: Assessment of Fair Housing
D-48 Hearing Draft | August 6, 2026
roads within the
census tract for
repair. Future
development of
properties will
require frontage
improvements
including
sidewalks.
6099003804 6,61
8 3.2 169.9 2.0 2.0 65.0%
Broadway
Park
Barbeques
Basketball
court
Covered area
Picnic areas
Playground
Restrooms
Splash park
Walking paths
Soderquist
Ballpark
Baseball field
Concession
stand
Open space
Summerfaire
Park
Barbeques
Basketball
court
Covered areas
Open space
Picnic areas
Playground
Walking paths
Physical
Conditions:

Good. Located
in the northwest
quadrant of the
city with a
combination of
residential,
commercial , and
public/semi-
public zoning and
properties. The
area is mostly
built out with a
few undeveloped
commercial
properties.

Approximately
80 acres in the
census tract are
the Turlock
Cemetery &
Memorial Park
and 11 acres
owned by
Turlock School
District (Osborn
Elementary
School). Main
Osborn Two-
Way Immersion
Academy
Physical: Widening
sidewalk, installing
bike lanes and bike
lane stripe, and
curb realignment.

Programmatic:

Increasing
education and
enforcement.

There are
11 planned
and
upcoming
capital
projects.

City of Turlock
– Housing Element Update 2023-31
Hearing Draft | August 6, 2026
D-49
Street
improvements
were completed
within the last 10
years including
sidewalk repair.

Future
development of
undeveloped
properties will
require frontage
improvements
including
sidewalks.
6099003805 3,19
0 0.9 0.0 2.0 0.0 0.0
Swanson
Centennial
Park
Barbeques
Covered areas
Dog park
Open space
Picnic areas
Playground
Walking paths
Physical
Conditions:

Good. Located
in the northwest
quadrant of the
city with a
combination of
residential,
commercial
zoning and
properties. The
residential areas
are built out;
however several
commercial
properties are
undeveloped
Located within
the NWTSP and
the City's
regional
commercial
center,
development in
N/A
There are
two
planned
and
upcoming
capital
projects.

Appendix D: Assessment of Fair Housing
D-50 Hearing Draft | August 6, 2026
the area began in
the early 2000's.

Sidewalks were
installed with
residential and
commercial
projects as they
developed The
most recent
residential
subdivision was
completed in
2016. The
remaining
undeveloped
commercial
properties are
zoned for
commercial use
and would be
infill projects
requiring the
installation
and/or repair of
sidewalks. Future
development of
undeveloped
properties will
require frontage
improvements
including
sidewalks.
6099003904 4,51
8 2.5 225.1 2.0 2.0 55.0%
Central Park
Benches
Monument
Denair Park
Open space
Physical
Conditions:

Fair/Good.

Located in the
northeast
There are
10 planned
and
upcoming

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-51
Picnic area
Playground
Walking paths
GAR Park
Monument
Picnic areas
Quaile Rand
Norton Park
Barbeques
Dog park
Open space
Playground
Picnic areas
Restrooms
quadrant of the
city the census
tract is
developed with
single-family and
some multifamily
development.

This is the older
part of town and
residential
projects would
be infill in nature.

Future
development of
undeveloped
properties will
require frontage
improvements
including
sidewalks.
capital
projects.
6099003906 5,32
1 0.0 41.6 3.0 1.0 68.3%
Physical
Conditions:

Fair/Good.

Located in the
northeast
quadrant of the
city the census
tract has a mix of
single-family and
multifamily
development.

Approximately
25 parcels in this
census tract are
located within a
County Island
and under
Dutcher Middle
Physical: Installing
sidewalk, bike lane
symbols and
signage, green
lanes for visibility,
refreshing
markings, buffered
bike lane, and
widening an
existing bike lane.

Filling in sidewalk
gaps and providing
a paved path.

Programmatic:

Education about
drop-off loop,
There is
no
planned
and
upcoming
capital
projects.

Appendix D: Assessment of Fair Housing
D-52 Hearing Draft | August 6, 2026
Stanislaus County
jurisdiction for
development.

The county island
is part of the
master plan
project funded
under REAP 2.0
that will look at
the infrastructure
in the county
island for future
annexation and
development.

Future
development of
undeveloped
properties will
require frontage
improvements
including
sidewalks.
rescheduling
street sweeping,
speed
enforcement, and
designated route
for cycling and
walk access.

Crowell
Elementary
Physical: Installing
signage, curb
extensions and
ramps, high
visibility
crosswalks, and a
pedestrian beacon;
moving and raising
crosswalks, and
staff parking lot
adjustments.

Programmatic:

Coordinating with
nearby church for
parents to use as
drop-off and pick-
up parking,
increase education
about crosswalks,
increasing
enforcement.
6099003908 3,04
1 12.3 0.0 0.0 0.0 72.3%
Donnelly
Park
Barbeques
Basketball
court
Covered areas
Lake
Physical
Conditions:

Good. Located
in the northwest
quadrant of the
city the census
tract is
N/A
There are
five
planned
and
upcoming
capital
projects.

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-53
Open space
Picnic areas
Playground
Restrooms
Skate park
developed with
residential and
commercial
zoning and
properties.

Residential
development is a
mix of singlefamily and
multifamily. Any
future residential
development
would be infill in
nature. Future
development of
undeveloped
properties will
require frontage
improvements
including
sidewalks.
6099003909 5,91
3 0.8 0.0 3.0 1.0 38.6%
Rotary
International
Park
Barbeques
Basketball
court
Covered areas
Open space
Picnic areas
Playground
Walking paths
Physical
Conditions:

Good. Located
in the northwest
quadrant of the
city the census
tract is
developed with
residential and
commercial
zoning and
properties.

Residential
development is a
mix of singlefamily and
Brown
Elementary
Physical: Repairing
and installing
sidewalk,
refreshing
markings, and
trimming trees.

Programmatic:

Increase education
to drivers, provide
a student valet
program, assist
students crossing
bus loop,
enforcement
There are
five
planned
and
upcoming
capital
projects.

Appendix D: Assessment of Fair Housing
D-54 Hearing Draft | August 6, 2026
multifamily.

There are few
vacant residential
properties in the
census tract. Any
residential
project would be
infill in nature
and require the
installation
and/or repair of
sidewalks. .
action, adding a
crossing guard,
rescheduling trash
pick-up times.

Disadvanta
ged
Average
54,
465 2.2 50.2 1.7 0.8 44.3% N/A N/A N/A
6099003608 6,30
0 0.6 0.0 0.0 1.0 0.0%
Bristol Park
Basketball
court
Open space
Playground
Walking paths
Physical
Conditions:

The properties
located in this
census tract are
not located
within the City
limits and are
under the
jurisdiction of
Stanislaus
County. Any
development in
this area would
be referred to
the City for
comment.

N/A
There is
no
planned
and
upcoming
capital
projects.
6099003611 4,51
0 3.4 0.0 0.0 0.0 0.0%
Christofferso
n Park/Basin
Barbeques
Covered area
Open space
Physical
Conditions:

Good. Located
in the northeast
Earl Elementary
Physical: Installing
drainage to
prevent pooling, a
roundabout or
There is
one
planned
and
upcoming

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-55
Picnic areas
Playground
Walking paths
Dale Pinkney
Park
Covered area
Picnic area
Playground
Open space
Walking paths
quadrant of the
City the
properties are
zoned residential
and developed
with single-family
homes.

Approximately
13 acres are
owned by
Turlock Joint
Union School
District and 14
acres by the City
of Turlock and
developed with
Denis Earl
Elementary
School and a city
park.

Development of
residential
properties began
in the 1990s and
includes
properties in the
Northeast
Turlock
Masterplan
adopted in 2004.

The census tract
is built out.
traffic circle for
intersection
control, a natural
desire path, and
bike lanes. Adding
green color at
conflict/merge
points, removing
free right turns,
buffering bike
lanes, and creating
a wider bike lane.
capital
projects.
6099003612 7,98
7 7.5 0.0 0.0 2.0 0.0%
BMX Bike
Park/Walnut
Basin
BMX bike park
Open space
Soccer fields
Brad Bates Park
Basketball court
Open space
Physical
Conditions:

Good. Located
in the northwest
quadrant of the
City the
properties are
Medeiros
Elementary
Physical: Adding a
bike lane stripe,
crosswalks, and a
midblock
crosswalk.

There are
five
planned
and
upcoming
capital
projects.

Appendix D: Assessment of Fair Housing
D-56 Hearing Draft | August 6, 2026
Picnic areas
Playground
Walking paths
Curt Andre
Park
Barbeques
Covered area
Open space
Picnic areas
Playground
Volleyball courts
Walking paths
Ferreia Ranch
Park
Barbeques
Basketball court
Covered areas
Open space
Picnic areas
Playground
Walking paths
Regional Sports
Complex
Ampitheater
Baseball field
Playground
Picnic area
Restrooms
Soccer fields
Softball fields
Traditions Park
Open space
zoned residential
and developed
with single-family
homes. Pitman
High School and
Turlock Regional
Park encompass
approximately 70
acres
respectively.

Development of
residential
properties began
in the 1990s and
includes
properties
located in the
Turlock Masterplan
adopted in 2001.

The census tract
is built out.

Programmatic:

Providing a
crossing guard.

Pitman High -
N/A, not included
in the report
Walnut
Elementary
Education
Center
Physical: Increasing
storage in the turn
lane, adding a red
curb and bike
lanes, removing
right turns, and
decreasing
pedestrian
crossing distance.

Programmatic:

Providing a
crossing guard.
6099003905 4,42
2 1.8 24.6 1.0 1.0 0.0%
Crane Park
Basketball
court
Barbeques
Horseshoes
Open space
Playground
Picnic areas
Restrooms
Tennis courts
Walking paths
Physical
Conditions:

Good. Located
in the northeast
quadrant of the
City the
properties are
zoned residential
and developed
with single-family
homes. While
there are some
vacant properties
they are infill in
Julien
Elementary
Physical: Installing a
speed sign, high-
visibility sidewalk,
and bike
boulevard.

Formalizing an
official pick-up
drop-off area,
trimming shrubs,
repaving the
street, and
sidewalk widening.

There are
four
planned
and
upcoming
capital
projects.

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-57
nature and not
suitable or zoned
for large
residential
projects. Any
development of
vacant properties
would require
the installation of
sidewalks.

Programmatic:

Increasing
enforcement and
providing a
crossing guard.

Turlock High -
N/A
6099003907 7,43
8 0.9 0.0 4.0 4.0 0.0%
Markley Park
Basketball
court
Barbeques
Covered area
Open space
Playground
Picnic areas
Physical
Conditions:

Good. Located
in the northeast
quadrant of the
City the
properties are
zoned residential
and developed
with single-family
homes. Newly
constructed
subdivisions,
Fairbanks Ranch
and Les
Chateaux are
complete or near
completion.

While there are
some vacant
residential
properties they
are infill in nature
and would
require
installation of
N/A
There are
two
planned
and
upcoming
capital
projects.

Appendix D: Assessment of Fair Housing
D-58 Hearing Draft | August 6, 2026
sidewalks upon
development.

Advantage
d Average
30,
657 2.8 4.9 1.0 1.6 0.0% N/A N/A N/A N/A
City of
Turlock
Average
85,1
22 2.4 36.9 1.5 1.1 31.3%

N/A N/A N/A N/A

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-59
constructed Montana Park in this tract, and is actively pursuing funding to expand amenities. Based on an assessment Public Works staff, conditions are good in all facilities throughout the city and there are no significant disparities between DACs and non-DAC tracts.

Nevertheless, there are three tracts in the city that do not contain a park facility; all are DACs. Tract 6099003803 is located in an industrial area with some active agricultural uses and associated low density housing. The entirety of the area is within the West Side Industrial Specific Plan Area, where employment uses are envisioned over the long term. Tracts 6099003609 and 6099003906 are centrally located within Turlock, adjacent to the major commercial corridors of North Golden State Boulevard and Geer Road.

Commercial properties along both corridors are within opportunity aeras, where new housing is envisioned over the planning period with rezoning to Commercial-Residential Mixed Use. There is little vacant land within these tracts for new parks; however, there may be opportunities to integrate privately owned publicly accessible open space and recreational facilities as underutilized commercial sites are redeveloped.

Accordingly, through Program 3-E in the Action Plan, the City will identify a program of potential incentives to encourage the development of privately owned publicly accessible open space and recreational facilities in centrally-located areas underserved by City park facilities.

Most DACs in Turlock are centrally-located within the city in densely developed areas along major commercial thoroughfares. Accordingly, proximity to grocery stores and other healthy food retail sales points is typically better in DACs than in non-DAC tracts. In fact, tract 6099003802 (the HSP tract) has five healthy food retailers, the highest number in the city. On average, DACs have 1.7 supermarkets and corner stores selling fresh meat and produce, whereas the more suburban non-DAC tracts have only 1 health food retailer per tract on average and most non-DAC tracts have none. Access to healthy foods is not merely a question of proximity though; affordability is also a factor. Pursuant to SB 1383, the City has adopted requirements (Turlock Municipal Code 6-3-125) for commercial edible food generators to arrange to have the maximum amount of their edible food, that would otherwise be disposed, be recovered for human consumption, which will help address food insecurity and expand access to healthy food for low income residents. Additionally, through Program 3-E the City will identify strategies to increase access to healthy food for DAC residents in Turlock and incorporate them into the Environmental Justice Element of the General Plan, anticipated for completion in 2026.

Based on an assessment by Public Works staff, sidewalk conditions throughout the city are generally good.

In general, non-DAC tracts are contain relatively newer developed subdivisions and accordingly, conditions in those areas are better than in older parts of town where DACs are located. There are three DAC tracts where conditions are rated as fair/good (including tract 6099003802, the HSP tract) and two DAC tracts where conditions are rated poor/fair. The City has received REAP 2.0 funding to support development of a Master Plan that will identify zoning and infrastructure improvements in several of the DACs with less than Good sidewalk conditions, and the City's Roads Program has identified several roads within these census tracts for repair. Additionally, in December 2025, the City Council approved a new Sidewalk Repair Assistance Program to help property owners repair damaged or unsafe sidewalks more affordably and efficiently, with the goal of improving neighborhood safety, accessibility, and walkability.

Sidewalk conditions can directly affect mobility, safety, access to transit, and access to schools and services— especially for seniors, people with disabilities, children, and those in historically underserved areas where infrastructure has lagged. The City will cover 55 percent of eligible sidewalk repair costs up to $1,250 for typical property owners. For income-qualified property owners, the City increases this to up to 85 percent of costs, capped at $2,500—directly benefiting low-income households. This tiered assistance reduces financial barriers for disadvantaged residents who may otherwise delay critical repairs due to cost. The program also includes expanded support to simplify encroachment permitting and administrative steps, helping residents navigate the process more quickly and with fewer hurdles. Through Program 3-I in the

Appendix D: Assessment of Fair Housing
D-60 Hearing Draft | August 6, 2026
Action Plan, the City will implement the Sidewalk Repair Assistance Program to improve infrastructure in underserved areas, reduce financial barriers for low-income households, and promote equitable access to opportunity.

The City has adopted and is implementing an Active Transportation Plan, which identifies a range of physical and programmatic improvements to strengthen safe routes to schools throughout Turlock. As detailed in Table D-3b, physical improvements include installation of new and widened sidewalks, bike lanes and boulevards, high-visibility crosswalks and markings, curb extensions and ramps, traffic calming features, improved signage and signals, roadway repairs, and safer school access configurations such as loading zones and drop-off areas. Programmatic efforts involve outreach and enforcement measures, including speed surveys, increased traffic enforcement, crossing guards, coordinated pick-up and drop-off management, operational adjustments (such as street sweeping or trash schedules), and partnerships to improve driver behavior and pedestrian safety around schools. Proposed improvements are tailored to the specific needs of schools and planned proportionately throughout the city.

Public works staff also identified the number of ongoing and planned capital improvement projects throughout the city by census tract, as summarized in Table D-3b. These include roadway and utility infrastructure projects in the current CIP. There are a total of 115 CIP projects, the vast majority of which (103) are located in DACs, including 11 in tract 6099003802 (the HSP tract). The need is generally greater in DACs than non-DAC tracts given the relative age of existing infrastructure. CIP projects are planned proportionately throughout the city based on need.

Overall, the analysis indicates that there are disparities between DACs and non-DACs in terms of park acreage, park conditions, and sidewalk conditions. Programs 3-E and 3-I have been added to the Action Plan to help address these disparities. Additionally, Program 3-E includes measures to help lower income residents access affordable healthy foods.

RACIALLY/ETHNICALLY CONCENTRATED AREAS OF AFFLUENCE
HCD provides a standard definition for Racially/Ethnically Concentrated Areas of Affluence (RCAAs) as a “census tract where 1) 80 percent or more of the population is White, and 2) the median household income is $125,000 or greater (slightly more than double the national median household income in 2016).”20 The Stanislaus Council of Governments and some other Councils of Governments (COGs) use a more flexible definition, which is an area where the percentage of non-Hispanic White residents is more than 1.25 times the average in the COG region and the median income is at least 1.5 times higher than the COG AMI.

Map D-11 shows the locations of RCAAs under this definition; within Turlock, two RCAAs are located along the very eastern edge of the city and one RCAA located outside the city to the east. The RCAA tract in Turlock is 71.6 percent White (Hispanic or Latino), has a median income of $92,500, has 79.6 percent of units occupied by owners, and 98.2 percent of homes are single family dwellings (the highest percent in all Turlock tracts). To the east of Turlock, in the unincorporated community of Denair, the population is 64.6 percent White (Hispanic or Latino and non-Hispanic or Latino), with a median income of $93,060, has 100 percent of units occupied by owners, and 94.1 percent of homes are single family dwellings. Also within the 20 Office of The State Treasurer (STO), California Fair Housing Task Force, 2020. Methodology for the 2020 TCAC/HCD Opportunity Map. Available: https://www.treasurer.ca.gov/ctcac/opportunity/2020-tcac-hcdmethodology.pdf

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-61
region, are several census tracts identified as RCAAs surrounding the city of Oakdale, northeast of Turlock, which is in the Modesto MSA.

The existing concentrations of poverty and affluence may have been created and sustained by zoning practices in Turlock. Table D-4 shows the percentage of multi-family housing in the HSP tract opposed to the highest resource tracts (Map D-12). Compared with Turlock’s overall percentage of structures with single units and the percentage within the census tract identified as High Segregation and Poverty, the highest and higher resource tracts have a greater percentage of single unit structures than multi-unit structures. Notably, only 3.3 percent of structures within the RCAA tract have two or more units while the percentage of structures in all of Turlock, while structures with two or more units is at 26.5 percent. By contrast, it is noteworthy that while the proportion of renter-occupied housing in Turlock increased by only

2.1 percent between 2000 and 2010, the percentage of renter occupied housing in the HSP census tract increased 12.9 percent, with 70.2 percent of the HSP residents in renter occupied housing in 2020. Proposed revisions to zoning regulations including the development of Congregational Overlay and incentives for deed restricting accessory dwelling units (ADUs) that increase opportunities for developing multi-unit and more affordable housing in the higher resource areas in the northern part of the city could lead to a more even distribution of population by income level.

TCAC Designation Tract 1 Unit Percentage of
1 Unit
2+ Units Percentage of 2+ Units
Highest Resource 36.05 4,716 80.9% 1,115 19.1%
Highest Resource 39.09 2,003 80.1% 499 19.9%
Higher Resource 36.06 3,192 84.7% 575 15.3%
Higher Resource (RCAA) 39.05 1,513 96.7% 52 3.3%
Higher Resource 39.07 2,375 82.4% 509 17.6%
High Segregation & Poverty
(R/ECAP)

38.02 1,316 75.2% 433 24.8%
City of Turlock All 18,664 73.5% 6,724 26.5%
Source: U.S. Census Bureau, Census 2020 ACS Five-Year Estimates (Table A10032) Table D-4: Units In Structures by TCAC and Census Tract, 2020

Appendix D: Assessment of Fair Housing
D-62 Hearing Draft | August 6, 2026
D.4 Disparities in Access to Opportunity
The CTAC-HCD Task Force Opportunity Maps identify the census tracts with the highest and lowest resources within each region of California, which can be used to analyze disparities in access to opportunities in three categories (domains)--economic, environmental, and education. The maps use specific indicators in each domain to determine a score for each census tract. The highest resource tracts are the top 20 percent of census tracts with the highest index scores relative to the region and high resource tracts are the next 20 percent. The remaining tracts are then evenly divided into the low resource and moderate resource categories. Opportunity maps for each of three domains show how census tracts within each city, county, or region compare with one another. Table D-5 lists the indicators the State used to create the composite scores for each domain, which are further aggregated to create a composite index that determines each tract’s resource level.

A neighborhood’s score for each economic and educational indicator is determined by whether it falls above or below the median (50th percentile) tract or block group value within the city. Each indicator that falls above the median adds one point to the final score. Additional information about each of the nine indicators and their data sources is provided in the California Fair Housing Task Force, Methodology for Opportunity and High-Poverty & Segregated Area Mapping Tools, January 2024. The Methodology also provides the rationale for and research underlying each of the indicators used to create the composite scores.

Indicators Measure
Economic
Above 200 % Poverty
Adult Education
Employment
Median Home Value
Percent of population above 200 % of Federal poverty line Percent of adults with bachelor's degree or above
Percent of adults aged 20-64 employed in the civilian labor force or in armed forces
Value of owner-occupied units
Environmental Burden CalEnviroScreen 4.0 site-based pollution indicators Education
Math Proficiency
Reading Proficiency
High School Graduation Rates
Student Poverty Rate
Percent of 4th graders who meet or exceed math proficiency standards Percent of 4th graders who meet or exceed literacy standards Percent of high school cohort that graduated on time
Percent of students not receiving free or reduced-price lunch Source: California Fair Housing Task Force, Methodology for Opportunity and High-Poverty & Segregated Area Mapping Tools, January 2024
Table D-5: Opportunity Indicators and Measures for HCD/TCAC Opportunity Maps

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-63

REGIONAL CONTEXT
HUD has developed a mapping tool that cities can use to identify disparities in access to opportunity within a region. The tool uses census data to generate indicators for scoring census tracts. The higher the index score, the better an area’s access to opportunity. The following indicators are scored on a scale from zero to 100.
• Low Poverty — A measure of the degree of poverty in a neighborhood, at the Census tract level. • School Proficiency — School-level data on the performance of 4th grade students on state exams to describe which neighborhoods have high- and low-performing elementary schools. • Labor Market — Measure the relative intensity of labor market engagement and human capital in a neighborhood based on employment levels, labor force participation, and education attainment. • Low Transportation Cost — Estimates of transportation costs for a three-person, single-parent family with income at 50 percent of the median income for renters for the region. • Transit — Estimates of transportation trips taken by a three-person, single-parent family with income at 50 percent of the median income for renters for the region. • Jobs Proximity — Quantifies the accessibility of a given residential neighborhood as a function of its distance to all job locations within a region or other statistical area. Larger employment centers, like Turlock and Modesto in Stanislaus County, are more heavily weighted. • Environmental Health — Summarizes potential exposure to harmful toxins at a neighborhood level. The higher the index, the lower the exposure to toxins.

The Stanislaus County Fiscal Year 2020-2025 Regional Analysis of Impediments to Fair Housing Choice (AI) explores the distribution of five of these types of opportunity: transportation, education, employment, access to low poverty neighborhoods, and access to environmentally healthy neighborhoods.

Chart D-6 and Chart D-7 below shows index scores based on the July 2020 HUD data release. In the Stanislaus County region and in Turlock, access to opportunity is generally highest for non-Hispanic Asian and Pacific Islander residents. Residents who identify as Hispanic or non-Hispanic Native American, on the other hand, have the lowest access to opportunity while non-Hispanic White as well as non-Hispanic Black people live in a wider variety of neighborhoods. The major exception to this is the relatively high labor market index scores of non-Hispanic Black, Hispanic, and non-Hispanic Asian and Pacific Islander residents in Turlock outside the Modesto region. Similar patterns are evident for the total population and those that live below the poverty line, as shown in Chart D-7.

CONTEXT
According to the TCAC Opportunity Areas composite score as shown on Map D-12, there is high variation in resource categories in the City of Turlock, as areas identified as Highest, High, Moderate and Low Resource are located throughout Turlock. The Highest Resource areas in the city are in the northern part of the city, generally north of West Christoffersen Parkway and east of Geer Road, while Moderate Resource tracts are west of SR-99 and in the east, and the Low Resource areas in the center of Turlock east of SR-99, as well as southeast by the Merced County boundary. Modesto, the largest city in the region, has a similar distribution of opportunity areas, though includes more tracts that meet the definition of High Poverty and Segregated, while smaller cities including Patterson and Riverbank are more homogeneous with a more limited range of classifications, usually Low and Moderate Resource, among their census tracts.

STANI S LAUS
COUNTY

W CHRISTOFFERSEN PKWY

WTAYLOR
RD

ETAYLOR RD

W MONTEVISTA AVE E MONTEVISTA AVE

WTUOLUMNE RD ETUOLUMNE RD

FULKERTH RD

WEST MAIN ST EAST AVE

W E LINWOOD AVE LINWOOD AVE

SWALNUT RD

S LANDER AVE

SOUTH AVE

W CANAL DR

E CANAL DR

NWALNUT RD

GEER RD

N OLIVE AVE

N BERKELEY AVE

E OLIVE ST

MARSHALL ST
D ST

FIFTH ST

N GOLDEN STATE BLVD

S GOLDEN STATE BLVD

S QUINCY RD

S JOHNSON RD

N DAUBENBERGER RD

N ROSE ST

DELS LN

CROWELL RD

N COLORADO AVE

E MINNESOTA AVE

NORTH AVE

N SODERQUIST RD

S KILROY RD

STEGNER RD

FRANSIL LN

DIANNE DR

GOLF RD

HARDING RD

BRIER RD
Census
Tract:

36.09 Census
Tract:

36.11 Census
Tract:

36.08 Census Tract:

36.08 Census
Tract:
37 Census
Tract:

38.02 Census
Tract:

36.03 Census
Tract:

39.08 Census
Tract:

38.03 Census
Tract:

39.04 Census Tract:

39.09 Census
Tract:

39.05 Census
Tract:

39.06 Census
Tract:

39.07 Census
Tract:

38.05 Census
Tract:

36.12 Census
Tract:

38.04 Census
Tract:

36.10 TCAC Opportunity Areas,
Composite Score
0 ¼ ½ 1
Miles
SB 535 Disadvantaged Community
Highest Resource
High Resource
Moderate Resource
Low Resource

MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-9 TCAC Opportunity Areas, Composite Score, Tu Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-12

STANI S LAUS
COUNTY
Source: CalEPA, 2022; HCD, 2024; City of Turlock, 2021; Dyett & Bhatia, 2024

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-65
Economic Indicators
The Task Force methodology uses four indicators to measure economic opportunity: poverty, adult education rate, employment rate, and the median home value of owner-occupied units. Four tracts with less positive economic outcome are adjacent to one another and mostly located west of Golden State Boulevard, along with Tract 39.08 on Geer Road and North Golden State Boulevard (see Map D-13).

Overall, Turlock has slightly more tracts classified under less positive economic outcomes than those tracts classified as more positive economic outcomes. Tracts with more positive economic outcomes, scoring greater than 0.8, align with Highest and High Resource areas in the east and north of Turlock.

Touched upon in Chapter 2 of the Draft Housing Element in more depth, there are 31,746 persons in the labor force in the City of Turlock. The largest industry represented among Turlock workers is Health and Educational Services (27.7 percent) which is a greater share of the workforce represented in the industry compared to the county (21.4 percent). Compared to Stanislaus County, employees in the Construction industry account for significantly less of Turlock’s employment distribution (6.4 percent) than that of the county (8.9 percent). Further, the following four major employers provide the largest employment base for residents: Foster Farms Poultry, Turlock Unified School District, Emanuel Medical Center, and California State University Stanislaus, aligning with the two largest industries: Health & Educational Services and Manufacturing, Wholesale and Transportation. All four major employers have an employment base of at least 1,000 people, according to the Stanislaus County Comprehensive Economic Development Strategy 2023-2028. Additionally, Turlock is well-known for its agricultural setting, which has historically provided a basis for the city’s industry. Food processing is the primary industry, providing a large number of industrial and manufacturing jobs. Turlock also boasts an agri-business cluster, with several new emerging technical software and laboratories to bolster this cluster.

According to California Employment Development Department Local Area Unemployment Statistics (LAUS), Turlock experienced an unemployment rate of 5.6 percent in 2024. While this rate is a 52.5 percent decrease from unemployment rates in 2011, it is a 16.7 percent increase from the 2020 unemployment rate (4.8 percent). However, this is still relatively lower than the 7.7 percent unemployment rate for Stanislaus County in 2024. The tract-level share of employed adults has been shown to be highly correlated with rates of upward economic mobility for low-income children. Adult unemployment is commonly considered to be an indicator of neighborhood disadvantage that affects not just the individuals who do not have jobs, but members of the entire community. Turlock’s non-White Hispanic and Latino identifying residents have the lowest Labor Market Index scores followed by non-Hispanic Native Americans, then non-Hispanic Black residents. This pattern extends to Stanislaus County, although the Labor Market Index scores are overall lower in the County than in Turlock (see Chart D-7). In terms of unemployment, Countywide, 70.7 percent of unemployed residents identify as White, with 53.7 percent of them identifying as Hispanic or Latino and 46.3 percent as non-Hispanic or Latino, which is proportional to the county’s demographics. In Turlock, 47.2 percent of the White non-Hispanic or Latino population is unemployed, which is comparable to Turlock as 48 percent of the population is White non-Hispanic.

STANI S LAUS
COUNTY

W CHRISTOFFERSEN PKWY

WTAYLOR
RD

ETAYLOR RD

W MONTEVISTA AVE E MONTEVISTA AVE

WTUOLUMNE RD ETUOLUMNE RD

FULKERTH RD

WEST MAIN ST EAST AVE

W E LINWOOD AVE LINWOOD AVE

SWALNUT RD

S LANDER AVE

SOUTH AVE

W CANAL DR

E CANAL DR

NWALNUT RD

GEER RD

N OLIVE AVE

N BERKELEY AVE

E OLIVE ST

MARSHALL ST
D ST

FIFTH ST

N GOLDEN STATE BLVD

S GOLDEN STATE BLVD

S QUINCY RD

S JOHNSON RD

N DAUBENBERGER RD

N ROSE ST

DELS LN

CROWELL RD

N COLORADO AVE

E MINNESOTA AVE

NORTH AVE

N SODERQUIST RD

S KILROY RD

STEGNER RD

FRANSIL LN

DIANNE DR

GOLF RD

HARDING RD

BRIER RD
Census
Tract:

36.04 Census
Tract:
37 Census
Tract:

38.02 Census
Tract:

36.03 Census
Tract:

39.08 Census
Tract:

38.03 Census
Tract:

39.04 Census Tract:

39.09 Census
Tract:

39.05 Census
Tract:

39.06 Census
Tract:

39.07 Census
Tract:

38.05 Census
Tract:

36.06 Census
Tract:

38.04 Census
Tract:

36.05 TCAC Opportunity Areas,
Economic Score
0 ¼ ½ 1
Miles

MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-10 TCAC Opportunity Areas, Economic Score, Tu Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-13

STANI S LAUS
COUNTY
Source: CalEPA, 2022; HCD, 2023; City of Turlock, 2021; Dyett & Bhatia, 2024
SB 535 Disadvantaged Community
< 0.2 (Less Positive Economic Outcomes)
> 0.2 – 0.4
> 0.4 – 0.6
> 0.6 – 0.8
> 0.8 (More Positive Economic Outcomes)

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-67
Source: HUD, AFFHT0006 Table 12, July 2020
Chart D-6: Opportunity Indices, Population Living Above the Poverty Level

Appendix D: Assessment of Fair Housing
D-68 Hearing Draft | August 6, 2026
Source: HUD, AFFHT0006 Table 12, July 2020
Chart D-7: Opportunity Indices, Population Living Below the Poverty Level

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-69
The Jobs Proximity Index, which measures the physical distance between place of residence and jobs, is similar among all the census tracts in Turlock. However, the data does show differences among race and ethnicities within each tract. Non-White Hispanic residents have the highest Jobs Proximity Index score followed by non-Hispanic Native American and -Hispanic Black residents, who comprise a significant proportion of the city’s non-White workers. This means they live close to where they work relative to the White population, as shown in Chart D-7. Turlock is 17 square miles, making access to work in various parts of it or other job centers such as Modesto possible by car. Commute patterns discussed in Chapter 2, Community Profile noted that 71.3 percent of workers in Turlock commute from outside the city, while 7,985 residents live and work in Turlock. Turlock residents can travel throughout Turlock with seven transit routes, where each route connects to the Turlock Transit Center, so residents can also reach Modesto, Ceres, and Keyes by a regional bus route that runs throughout the day.

One of the most pressing issues affecting the world today is the digital divide, a term referring to the gap between those who have access to the internet and related technology and those who do not. The gap impacts individual economic opportunities and outcomes and is most likely to affect lower-income households, people with disabilities, and woman. Map D-14 shows distribution of households with no computer or internet subscription in Turlock. Census tracts with the highest percentage of households with lack of internet access are found in south Turlock (census tract 38.02 and 38.03), as well as central Turlock (39.06). Tract 38.02 is the only tract in Turlock designated as a High Segregation and Poverty tract, while tract 39.06 has the highest concentration of female-headed households.The City is currently in the process of updating the most current economic development strategic plan and is expected to be completed in Fall 2025. The current plan provides detailed updates of demographic, retail and industrial market data to provide a firmer foundation for City economic development efforts going forward. The updated plan will expand on this data and develop a new strategy to update the City's economic development program.

In addition to the City’s efforts, there are significant, multi-year economic development programs and initiatives in Stanislaus County that are designed to influence the jobs landscape in the next ten years. The Stanislaus 2030 Investment Blueprint is a comprehensive, collaborative strategy among business, government, and civic stakeholders with the goal of creating more quality jobs and improving financial well-being. Its strategies include talent development, entrepreneurship and small business dynamism, and removal of non-skill barriers to jobs and training. Catering to the food and agricultural sectors of Stanislaus County and Turlock specifically, under Stanislaus 2030, the BioEconomy, Agriculture, & Manufacturing (BEAM Circular) is a key traded-sector initiative focused on the circular bioeconomy within food and agricultural systems. This initiative has received significant funding and is expected to create a large number of quality jobs in bioindustrial manufacturing and related fields.

There are several organizations working to improve access to economic opportunity in Turlock and the greater Modesto region. Opportunity Stanislaus assists communities with their workforce readiness process, introducing people to financial incentives and financing programs, and by helping them locate appropriate sites and buildings to meet their needs. The organization’s vision is to attract jobs that give more buying power to the workforce. Turlock works in collaboration with the Valley Sierra Small Business Development Center (SBDC), an arm of the Central California Small Business Development Center, whose mission is to help businesses start, grow, and succeed in the Modesto region. SBDC offers workshops, trainings, and classes for businesses, entrepreneurs, and individuals. It also acts as a resource center for new businesses with owners located in Stanislaus County and Tuolumne County, providing ongoing support to existing businesses. SBDC does not offer grants or loans itself but works closely with financial partners who offer a variety of loan programs, as well as other regional and community funding sources. In addition to support for small businesses, SBDC also provides workforce development services.

Appendix D: Assessment of Fair Housing
D-70 Hearing Draft | August 6, 2026
All together, these resources offer a variety of ways to access economic opportunity in Turlock likely influenced by variation among the area’s industries and workforce skills and experience. The tracts with lower economic opportunity are the tracts concentrated where there are also concentrations of femaleheaded households, people falling under the poverty line, and multi-family housing. These tracts are likely where low wage workers can afford to live. Access to jobs for groups facing socioeconomic challenges is high as indicated by the Jobs Proximity Index score, likely due to proximity to industries with need for lowwage workers. The Labor Market Index score is higher in Turlock than the County, influenced by Turlock being considered one of the County’s two urban centers with job centers and a university. Additionally, economic opportunity is supported by the presence of organizations discussed above working to improve workforce readiness and attract business development throughout the County.

STANISLAUS
COUNTY

W CHRISTOFFERSEN PKWY

W TAYLOR
RD

E TAYLOR RD

W MONTE VISTA AVE E MONTE VISTA AVE

W TUOLUMNE RD E TUOLUMNE RD

FULKERTH RD

WEST MAIN ST EAST AVE

W LINWOOD AVE E LINWOOD AVE

S WALNUT RD

S LANDER AVE

SOUTH AVE

W CANAL DR

E CANAL DR

N WALNUT RD

GEER RD

N OLIVE AVE

N BERKELEY AVE

E OLIVE ST

MARSHALL ST
D ST

FIFTH ST

N GOLDEN STATE BLVD

S GOLDEN STATE BLVD

S QUINCY RD

S JOHNSON RD

N DAUBENBERGER RD

N ROSE ST

DELS LN

CROWELL RD

N COLORADO AVE

E MINNESOTA AVE

NORTH AVE

N SODERQUIST RD

S KILROY RD

S TEGNER RD

FRANSIL LN

DIANNE DR

GOLF RD

HARDING RD

BRIER RD
Census
Tract:

36.10 Census
Tract:

36.12 Census
Tract:

36.09 Census
Tract:

36.11 Census
Tract:

36.08 Census
Tract:
37 Census
Tract:

38.02 Census
Tract:

36.03 Census
Tract:

39.08 Census
Tract:

38.03 Census
Tract:

39.04 Census Tract:

39.09 Census
Tract:

39.05 Census
Tract:

39.06 Census
Tract:

39.07 Census
Tract:

38.05 Census
Tract:

38.04 Lack of Internet Access
inTurlock
0 ¼ ½ 1
Miles
Households with No Computer or
Internet Subscription
21% - 25%
16% - 20%
11% - 15%
6% - 10%
2% - 5%

MERCED COUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\Map D-14 Lack of Internet Access in Turlock.mxd Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-14

STANISLAUS
COUNTY
Source: U.S. Census Bureau, 2017-2021 American Community Survey 5-Year Estimates; City of Turlock, 2021; Dyett & Bhatia, 2023
SB 535 Disadvantaged Community

Appendix D: Assessment of Fair Housing
D-72 Hearing Draft | August 6, 2026
Educational Indicators
There are 25 school districts in Stanislaus County, two of which serve Turlock: the Turlock Unified School District (TUSD) or Chatom Union School District (CUSD). Most of Turlock is in the Turlock Unified School District (TUSD). TUSD provides public elementary, middle, high school, in addition to an adult school and a charter school. TUSD elementary school facilities includes Brown Elementary School, Crowell Elementary School, Cunningham Elementary School, Earl Elementary School, Julien Elementary School, Medeiros Elementary School, Osborn Two-Way Immersion Academy, Wakefield Elementary School, and Walnut Elementary Education Center. TUSD middle school facilities include Dutcher Middle School and Turlock Junior High School, while TUSD high school facilities include Pitman High School, Turlock High School, and Roselawn High School. In terms of geographic availability, schools are spread throughout the city. However, there are more TUSD facilities in central Turlock, near Downtown, due to the school district main office and E Cademy Charter At Crane School being located there. CUSD has three facilities, two of which, Crowell Elementary and Crowell pre-school on Clayton Road in the unincorporated area, serve the western parts of tracts 37.00 and 38.02 between West Main Street and Harding Road. Crowell also serves the more sparsely populated unincorporated area to the west. About 85 percent of the Crowell students are economically disadvantaged, meaning their families are below the poverty line, and 76 percent are minority.

Crowell’s math and reading scores compare poorly with the Turlock Unified School District (15 percent in math and 28 percent in reading compared with 31 and 40 percent in the TUSD).

TUSD assigns students to schools based on their geographic attendance zones, known as “home residence” schools. If families would like to attend a different school within the district, they must submit an intradistrict transfer (referred to as a “school of choice” application). However, selection is not guaranteed, as approval is required before enrollment at a non-home school. There are about seven private schools in Turlock. For new master planned area, like the Morgan Ranch Master Plan Area, a new elementary school will be developed and operated by the Turlock Unified School District, as stated in the Morgan Ranch Master Plan. Elementary school design guidelines state the school will be located central to the Morgan Ranch community and to the existing neighborhoods to the north.

Table D-6 summarizes test score results from the 2021-2022 Smarter Balanced assessments of math and English Language Arts (ELA), which forms part of the State’s California Assessment of Student Performance and Progress (CAASPP). The proportion of students who meet or exceed standards in ELA or math in Turlock is higher than in Stanislaus County, but lower than in the State. When comparing test results between the two high schools in Turlock, Turlock High School had 23.4 percent of its students meet or exceed the standard for overall achievement and John H. Pitman High had 29.9 percent of its students meet or exceed the standard for overall achievement. Turlock High School serves the south and southeastern part of Turlock while John H. Pitman High School serves the more western and northern part of the city.

Source: California Department of Education, CAASPP, Smarter Balanced Summative Assessments, 2021-2022 Table D-6: CAASP Scores
District/Region Percent Met or Exceeded Standard
English Language Arts Mathematics
State of California 47.1% 33.4%
Stanislaus County 37.7% 23.1%
Turlock Unified 40.4% 25.3%

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-73
Students of color in Turlock received lower test scores in both math and English than non-Hispanic White students. While non-Hispanic White students received scores (53.0 percent in English and 38.0 percent in math) that are greater than the State and County averages (see Table D-6), students of color received higher scores than the County averages but lower than the State (43.9 percent in English and 30.1 percent in math).

In terms of the County, students of color are doing better in Turlock but there is still an educational gap within the city between White and non-White students. Notably, Black (29.7 percent in English and 13.3 percent in math) and Hispanic (32.6 percent in English and 17.2 percent in math) students received the lowest scores while other races/ethnicities scored closer to the average in the city. Barriers to educational opportunity for students of color might relate to housing choice because census tracts with lower educational opportunity scores also have higher shares of the Hispanic and Black populations of the city.

Other barriers that are probably contributing to the gap include language, economic factors, and the lack of educational resources between White students and students of color in Turlock.

As Turlock experiences lower levels of educational opportunity compared to the State, both TUSD and CUSD are proactively taking steps to improve scholastic performance for local students and expand on campus support services through a variety of specialized efforts. CUSD provides instructional support programs that include homework support and academic intervention including math and reading and after-school childcare program that provides supervision, homework support, and recreational activities.

Further, TUSD operates a Family Resource Center that provides resources, programs, and services to diverse Turlock families, that include school readiness programs for students in need, parent workshops, food distribution drives, and mobile health clinics. Although there are some areas in the City with lower educational opportunity scores, overall Turlock scores higher than the County and its students of color fare better than students on average in the County. Programs provided by CUSD and TUSD can continue to improve the educational opportunity of students in Turlock. Huntington Learning Center of Turlock is an education partner with local schools in Turlock and neighboring communities, located in Downtown Turlock. From individualized to high-dosage tutoring, certified teachers provide support to educators and school districts to help accelerate learning for students through Huntington's accredited programs and datadriven approach to learning. Valley First Tutoring also offers tutoring services in Turlock that could help improve educational outcomes, located along North Golden State Boulevard.

The TCAC Opportunity Areas education score, which quantifies access to educational opportunity, is provided in Map D-15. Eight of Turlock’s fifteen tracts, including the area served by the Chatom District, have the second lowest range of education scores, four have outcomes ranging from .50 to .75, and three fall into the “more positive education outcome” category with outcomes above .75. The two most northern census tracts with the best education outcome scores are in the area served by Pitman High School, while none of the tracts with the best education outcome scores are in Turlock High School’s boundary. Although there may be a slight difference in the two school boundaries’ outcomes, the High Segregation and Poverty tract (tract 38.02) and the Racially Ethnically Area of Affluence tract (tract 39.05) are both located in the lower-performing Turlock High School boundary. Although there are some areas in the city with lower educational opportunity scores, overall Turlock scores higher than the County and its students of color fare better than students on average in the County.

In terms of upper education and vocational opportunities, TUSD also operates the Turlock Adult School that offers a Career Technical Education (CTE) program. The CTE program integrates core academic knowledge with technical and occupational knowledge in order to provide students a pathway to careers and/or post-secondary education in Turlock. Courses include: Associate Child Development Certification, Basic Auto Repair, Certified Nursing Assistant, Code Academy, Digital Skills Boot Camp, Forklift Safety Certification, Microsoft Office Specialist, Professional Truck Driving, QuickBooks Essentials, and Welding, Combination.

STANI S LAUS
COUNTY

W CHRISTOFFERSEN PKWY

WTAYLOR
RD

ETAYLOR RD

W MONTEVISTA AVE E MONTEVISTA AVE

WTUOLUMNE RD ETUOLUMNE RD

FULKERTH RD

WEST MAIN ST EAST AVE

W E LINWOOD AVE LINWOOD AVE

SWALNUT RD

S LANDER AVE

SOUTH AVE

W CANAL DR

E CANAL DR

NWALNUT RD

GEER RD

N OLIVE AVE

N BERKELEY AVE

E OLIVE ST

MARSHALL ST
D ST

FIFTH ST

N GOLDEN STATE BLVD

S GOLDEN STATE BLVD

S QUINCY RD

S JOHNSON RD

N DAUBENBERGER RD

N ROSE ST

DELS LN

CROWELL RD

N COLORADO AVE

E MINNESOTA AVE

NORTH AVE

N SODERQUIST RD

S KILROY RD

STEGNER RD

FRANSIL LN

DIANNE DR

GOLF RD

HARDING RD

BRIER RD
Census
Tract:

36.04 Census
Tract:
37 Census
Tract:

38.02 Census
Tract:

36.03 Census
Tract:

39.08 Census
Tract:

38.03 Census
Tract:

39.04 Census Tract:

39.09 Census
Tract:

39.05 Census
Tract:

39.06 Census
Tract:

39.07 Census
Tract:

38.05 Census
Tract:

36.06 Census
Tract:

38.04 Census
Tract:

36.05 TCAC Opportunity Areas,
Education Score
0 ¼ ½ 1
Miles

MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-11 TCAC Opportunity Areas, Education Score, Tu Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-15

STANI S LAUS
COUNTY
Source: HCD, 2023; City of Turlock, 2021;
Dyett & Bhatia, 2024
< .25 (Less Positive Education Outcomes)

0.25 - 0.50

0.50 - 0.75
> .75 (More Positive Education Outcomes)

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-75
Environmental Indicators
The environmental opportunity score in the TCAC Opportunity Map is based on CalEnviroScreen 4.0 pollution indicators and values, as shown on Map D-16. CalEnviroScreen is a mapping tool that helps to identify communities disproportionately burdened by multiple pollution sources and with population characteristics making them more sensitive to pollution. The tool uses data of four major types of indicators:
exposure (e.g., air quality, lead risk, etc.), environmental effects (e.g., hazardous waste facilities, solid waste sites, etc.), socioeconomic factors (e.g., poverty, unemployment, etc.), and sensitive populations (health conditions that are sensitive to pollution, such as asthma and cardiovascular disease). This data is combined into a single score for each census tract and compared to all other tracts in the state through ranking, with a high-ranked score indicating high pollution burden and high levels of population characteristics that can increase people’s sensitivity to pollution’s effects. The tracts in the highest 25% of scores are then designated as “disadvantaged communities” (DACs). This designation is part of complying with SB 535 (De Leon, 2012), which requires funds from the State’s Cap and Trade Program to be used for programs to reduce emissions of greenhouse gases, with a portion of the funds to projects that provide a benefit to disadvantaged communities (DACs) as identified by the California Environmental Protection Agency (CalEPA). Assembly Bill 1550 (Gomez, Chapter 369, Statutes of 2016) established the currently applicable minimum funding levels:
• At least 25 percent of funds must be allocated toward DACs, • At least 5 percent must be allocated toward projects within low-income communities or benefiting low-income households, and
• At least 5 percent must be allocated toward projects within and benefiting low-income communities, or low-income households, that are outside of a CalEPA-defined DAC but within ½ mile of a disadvantaged community.21
In Turlock, these DACs are in the southwestern part of the City, including Downtown and tracts south and west of Golden State Boulevard (Turlock’s DACs are Tracts 36.03, 37, 38.02, 38.03, 38.04, 38.05, 39.04, 39.08, and can be seen in Map D-1). The area’s proximity to industrial land uses and SR-99 freeway, the volume of truck traffic on local roads serving auto-service businesses, the presence of hazardous materials facilities and solid waste sites, and drinking water quality contribute to the tracts’ high scores. Leaking underground storage tanks can threaten groundwater quality, and Map D-17 shows that Turlock has a high concentration of these sites Downtown and south of Golden State Boulevard.22 The risk of childhood lead exposure from older homes with lead-based paint follows the same spatial pattern, concentrated in Downtown and south of Golden Gate Boulevard. Map D-18 shows that hazardous waste generators and facilities are more dispersed throughout the city, with the eastern part of the city as an exception. As detailed in Table C-16 in the Constraints Analysis, many hazardous sites within Sixth Cycle Housing Element Opportunity Areas are concentrated along Geer Road, a north-south arterial in the middle of the City, Golden State Boulevard, and Downtown, where these roads intersect. Solid waste sites and facilities, by contrast, are concentrated in the southwestern corner of the City in Tracts 38.02 and 37 (Map D-19). Turlock has historically relied on 21 CalEPA, California Climate Investments to Benefit Disadvantaged Communities https://calepa.ca.gov/envjustice/ghginvest/ and
https://experience.arcgis.com/experience/1c21c53da8de48f1b946f3402fbae55c/page/SB-535-DisadvantagedCommunities/ 22 Office of Environmental Health Hazard Assessment, Groundwater Threats. https://oehha.ca.gov/calenviroscreen/indicator/groundwater-threats

Appendix D: Assessment of Fair Housing
D-76 Hearing Draft | August 6, 2026
groundwater from the Turlock Groundwater Subbasin.23 In 2023, it began introducing surface water purchased from the Stanislaus Regional Water Authority and obtained from the Tuolumne River through a Surface Water Integration Project to provide a more resilient water supply. Arsenic and 1,2,3- trichloropropane exceeded the maximum contaminant level (MCL), the highest level of contaminant allowed in drinking water, in Turlock’s water supply in 2024.24 When these compounds are consumed in high concentrations, there is an increased risk of cancer. Nitrate levels also approached the MCL, which can pose health risks to infants and pregnant individuals. The City’s Municipal Services Department is closely monitoring contaminant levels. Being surrounded by farmland, agricultural pesticide exposure is high throughout the city, with the highest scores at the perimeter and in Downtown – Tracts 39.06 and 39.08 in the center of the city have no agricultural pesticide data available. Exposure to particulate matter (PM) is also present throughout the city, with high scores for PM 2.5 exposure in all tracts except Tracts 36.03 and

36.04, and high diesel PM exposure in tracts bordering the freeway (Tracts 38.02, 38.04, and 38.05).

Environmental opportunity considers pollution in an environment, but also amenities in an environment, such as tree canopy coverage and access to parks, community facilities, healthy foods. Tree canopy coverage throughout Turlock is lower than the State average, with slightly higher tree canopy coverage just east of Downtown.25 Parks are present throughout the city, but there is a lower concentration in Downtown and none in the southwestern corner of the city. Relatively large parks are concentrated in the northern section of Turlock. Residential areas in the southern corners and center of the City are not within 10-minute walking access to a park (see Map D-21). Map D-21 also shows cultural and recreational facilities, community centers, and public libraries, which are concentrated on both sides of Golden State Boulevard near Downtown. Data on access to healthy food retailers has limitations, as it requires a threshold of employees or sales to be classified as healthy and may undercount places such as meat and fish markets, ethnic food markets, and other places that could sell healthy foods.26 According to the Modified Retail Food Index, access to healthy food retailers is higher than the state average in Tracts 38.03, 38.04, 36.07, and

39.05, and below the state average in Tract 38.02, and no healthy retailer data in all other tracts.27 The Turlock Farmers’ Market is in Tract 39.04.

The U.S. Department of Housing and Urban Development (HUD)’s Environmental Health Index metric summarizes potential exposure to harmful toxins at a neighborhood level. In contrast with CalEnviroScreen’s scoring value pattern, the higher the index, the lower the exposure to toxins. For the population above the poverty level in the City, all races and ethnicities scored between 19 and 20 for the Environmental Health Index (see Chart D-6). Asian or Pacific Islander residents scored the highest (20.9) and Hispanic residents the lowest, although not by much (19.4). Among those under the poverty level, a similar trend was inferred, Asian or Pacific Islander residents scoring the highest (19.8) and Hispanic residents the lowest with a similarly slim delta (18.5). The City’s population both above and below the 23 City of Turlock. Surface Water Integration Project. https://ci.turlock.ca.us/srwa/ 24 City of Turlock. July 1, 2025. 2024 Water Quality Report. https://www.cityofturlock.org/_pdf/files/CCR_2024.pdf 25 Public Health Institute. California Healthy Places Index 3.0. https://map.healthyplacesindex.org/?redirect=false 26 California Department of Public Health. Healthy Communities Data and Indicators Project – Retail Food Environment.
https://www.cdph.ca.gov/Programs/OHE/CDPH%20Document%20Library/HCI/Food%20Security%20and%20N utrition/HCI_%20ModifiedFoodRetailEnvironment_Narrative_2022_2023-11-08.pdf 27 California Department of Public Health. Modified Retail Food Environment Index 2022. https://www.arcgis.com/apps/dashboards/ed14abbe27e54abcae74577799b06fc7

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-77
poverty line scored lower than the County, indicating the City has a higher exposure to toxins than the County average.

This spatial pattern of environmental pollutant burden and lack of environmental amenities correlates with the areas of lowest resources and one area of highest segregation and poverty within Turlock. Map D-# visualizes access to environmental opportunity in Turlock based on the TCAC indicators from CalEnviroScreen 4.0. Using TCAC indicators, all Turlock census tracts west of Golden State Boulevard are ranked as having the least positive outcomes. Tracts 36.03, 37.00, 38.02, 38.03. and 38.04 have the lowest potential for positive outcomes (less than 25 percent) and 38.05, which is closer to the more affluent areas in the northern part of the city, scores slightly higher (25 to 50 percent). Tracts with the more positive environmental outcomes are located in north and east Turlock, Tracts 36.06 and 39.07, which also align with Highest Resource areas and High White Segregation areas. The City’s Pipeline Projects (see Table 3-2 in Chapter 3) are in Tracts 36.04, 36.05, 36.06, 38.02, 38.03, 38.04, and 39.04, which are predominantly in tracts scoring the lowest and higher potential for positive outcomes. Nearly all of the Pipeline Projects are for Moderate or Above Moderate Income units (370 and 906, respectively, out of 1,282 total units) and are located across all Resource levels and all levels of positive environmental outcomes. Tract 38.02, the only High Segregation and Poverty Tract in Turlock, is in the 98th overall percentile for pollution burdens and vulnerabilities relative to the rest of the State. As DACs exist within Turlock, the City of Turlock is required by SB 1000 to adopt an environmental justice element. By developing an environmental justice element, the City can decrease pollution exposure, increase community assets and improve overall health by addressing unique or compounded health risks in disadvantaged communities.28 A draft of the environmental justice element will be available in Spring of 2026. The City is already implementing and planning place-based community improvements to improve the quality of life in DACs and low-income neighborhoods – see Program 3-E in Chapter 4, Housing Action Plan. The City should investigate the potential for funding projects that could benefit lower-income residents in Tract 38.02 and other DACs. 28 Office of Land Use and Climate Innovation. June 2020. General Plan Guidelines. Ch. 4.8: Environmental Justice Element. thttps://lci.ca.gov/docs/20200706-GPG_Chapter_4_EJ.pdf

STANI S LAUS
COUNTY

W CHRISTOFFERSEN PKWY

WTAYLOR
RD

ETAYLOR RD

W MONTEVISTA AVE E MONTEVISTA AVE

WTUOLUMNE RD ETUOLUMNE RD

FULKERTH RD

WEST MAIN ST EAST AVE

W E LINWOOD AVE LINWOOD AVE

SWALNUT RD

S LANDER AVE

SOUTH AVE

W CANAL DR

E CANAL DR

NWALNUT RD

GEER RD

N OLIVE AVE

N BERKELEY AVE

E OLIVE ST

MARSHALL ST
D ST

FIFTH ST

N GOLDEN STATE BLVD

S GOLDEN STATE BLVD

S QUINCY RD

S JOHNSON RD

N DAUBENBERGER RD

N ROSE ST

DELS LN

CROWELL RD

N COLORADO AVE

E MINNESOTA AVE

NORTH AVE

N SODERQUIST RD

S KILROY RD

STEGNER RD

FRANSIL LN

DIANNE DR

GOLF RD

HARDING RD

BRIER RD
Census
Tract:

36.04 Census
Tract:

36.06 Census
Tract:

36.05 Census
Tract:
37 Census
Tract:

38.02 Census
Tract:

36.03 Census
Tract:

39.08 Census
Tract:

38.03 Census
Tract:

39.04 Census Tract:

39.09 Census
Tract:

39.05 Census
Tract:

39.06 Census
Tract:

39.07 Census
Tract:

38.05 Census
Tract:

38.04 TCAC Opportunity Areas,
Environmental Score
0 ¼ ½ 1
Miles

MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-12 TCAC Opportunity Areas, Environmental Scor Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-16

STANI S LAUS
COUNTY
Source: HCD, 2023; City of Turlock, 2021;
Dyett & Bhatia, 2024
< .25
(Less Positive Environmental Outcomes)
.25 - .50
.50 - .75
.75 - 1
(More Positive Environmental Outcomes)

N Co ol rado Ave
West Main St
S Washington Rd
N Soderquist Rd
Geer Rd
Fosberg Rd
N Tully Rd
NBerke el y Ave
N Gol den State Blvd
E Tuolumne Rd
E Main St
Ninth St
S Lander Ave
Roberts Rd
N Quincy Rd
S Tegner Rd
N Walnut Rd
W Tuolumne Rd
Montana Ave
Andre Ln
1525W MonteVista
S Quincy Rd
E Minnesota Ave
S Golden State Blvd
Brier Rd
N Johnson Rd
W Christoffersen Pkwy
Pedras Rd
El Capitan Dr
E Hawkeye Ave
W Linwood Ave
Dels Ln
Fulkerth Rd
N Olive Ave
S Kilroy Rd
North Ave
East Ave
F St
W Taylor Rd
S Soderquist Rd
N Wash ni gton Rd
A St
Full erton Dr
Hedstrom Rd
Mountain View Rd
Georgetown Ave
S oJ hnson Rd
South Ave
W Springer Dr
E Canal Dr
Marshall St
N Denair Ave
E Glenwood Ave
N Berkeley Ave
Grant Ave
Park St
W Monte Vista Ave
Golf Rd
E Linwood Ave
W Glenwood Ave
Spengler Wy
S Walnut Rd
Countryside Dr
Harding Rd
Simmons Rd
S Tully Rd
Dianne Dr
Ruble Rd
N
TegnerRd
Fransil Ln

STANI S LAUS
COUNTY
AÎ
AÎ
Census
Tract:

36.03 Census
Tract:

36.04 Census
Tract:
37 Census
Tract:

38.02 Census
Tract:

39.08 Census
Tract:

38.03 Census
Tract:

39.04 Census
Tract:

39.09 Census
Tract:

39.05 Census
Tract:

39.06 Census
Tract:

39.07 Census
Tract:

38.05 Census
Tract:

36.06 Census
Tract:

38.04 Census
Tract:

36.05 Source: CalEnviroScreen 4.0, 2022; City of Turlock, 2021; Dyett & Bhatia, 2023
Statewide Ranking by CensusTract
GroundwaterThreat Percentile
Top 25%
50% - 75%
GroundwaterThreats Sites
City Limit
Study Area
County Limit
Freeway
Railroad
MERCED
COUNTY
J:\GISData\580_Turlock\GIS\Projects\EJ\Threat of Groundwater Contamination.mxd Note:This map shows data from
CalEnviroScreen, which uses 2010 Census
Tract geographies; boundaries/labels shown
may not align with other maps that use
more recent geographies.

SB 535 Disadvantaged Community
0 ¼ ½ 1
Miles
Threat of Groundwater
Contamination
Map D-17

N Co ol rado Ave
West Main St
S Washington Rd
N Soderquist Rd
Geer Rd
Fosberg Rd
N Tully Rd
NBerke el y Ave
N Gol den State Blvd
E Tuolumne Rd
E Main St
Ninth St
S Lander Ave
Roberts Rd
N Quincy Rd
S Tegner Rd
N Walnut Rd
W Tuolumne Rd
Montana Ave
Andre Ln
1525W MonteVista
S Quincy Rd
E Minnesota Ave
S Golden State Blvd
Brier Rd
N Johnson Rd
W Christoffersen Pkwy
Pedras Rd
El Capitan Dr
E Hawkeye Ave
W Linwood Ave
Dels Ln
Fulkerth Rd
N Olive Ave
S Kilroy Rd
North Ave
East Ave
F St
W Taylor Rd
S Soderquist Rd
N Wash ni gton Rd
A St
Full erton Dr
Hedstrom Rd
Mountain View Rd
Georgetown Ave
S oJ hnson Rd
South Ave
W Springer Dr
E Canal Dr
Marshall St
N Denair Ave
E Glenwood Ave
N Berkeley Ave
Grant Ave
Park St
W Monte Vista Ave
Golf Rd
E Linwood Ave
W Glenwood Ave
Spengler Wy
S Walnut Rd
Countryside Dr
Harding Rd
Simmons Rd
S Tully Rd
Dianne Dr
Ruble Rd
N
TegnerRd
Fransil Ln

STANI S LAUS
COUNTY
AÎ
AÎ
Census
Tract:

36.03 Census
Tract:

36.04 Census
Tract:
37 Census
Tract:

38.02 Census
Tract:

39.08 Census
Tract:

38.03 Census
Tract:

39.04 Census
Tract:

39.09 Census
Tract:

39.05 Census
Tract:

39.06 Census
Tract:

39.07 Census
Tract:

38.05 Census
Tract:

36.06 Census
Tract:

38.04 Census
Tract:

36.05 MERCED
COUNTY
J:\GISData\580_Turlock\GIS\Projects\EJ\Concentration of Hazardous Waste Generators and Facilities.mxd Source: CalEnviroScreen 4.0, 2022; City of Turlock, 2021; Dyett & Bhatia, 2023
0 ¼ ½ 1
Miles
Statewide Ranking by CensusTract
HazardousWaste Percentile
Top 25%
50% - 75%
Hazardous Waste Generator
City Limit
SB 535 Disadvantaged Community
Note:This map shows data from
CalEnviroScreen, which uses 2010 Census
Tract geographies; boundaries/labels shown
may not align with other maps that use
more recent geographies.

Study Area
County Limit
Freeway
Railroad
Concentration of
Hazardous Waste
Facilities
Map D-18

N Co ol rado Ave
West Main St
S Washington Rd
N Soderquist Rd
Geer Rd
Fosberg Rd
N Tully Rd
NBerke el y Ave
N Gol den State Blvd
E Tuolumne Rd
E Main St
Ninth St
S Lander Ave
Roberts Rd
N Quincy Rd
S Tegner Rd
N Walnut Rd
W Tuolumne Rd
Montana Ave
Andre Ln
1525W MonteVista
S Quincy Rd
E Minnesota Ave
S Golden State Blvd
Brier Rd
N Johnson Rd
W Christoffersen Pkwy
Pedras Rd
El Capitan Dr
E Hawkeye Ave
W Linwood Ave
Dels Ln
Fulkerth Rd
N Olive Ave
S Kilroy Rd
North Ave
East Ave
F St
W Taylor Rd
S Soderquist Rd
N Wash ni gton Rd
A St
Full erton Dr
Hedstrom Rd
Mountain View Rd
Georgetown Ave
S oJ hnson Rd
South Ave
W Springer Dr
E Canal Dr
Marshall St
N Denair Ave
E Glenwood Ave
N Berkeley Ave
Grant Ave
Park St
W Monte Vista Ave
Golf Rd
E Linwood Ave
W Glenwood Ave
Spengler Wy
S Walnut Rd
Countryside Dr
Harding Rd
Simmons Rd
S Tully Rd
Dianne Dr
Ruble Rd
N
TegnerRd
Fransil Ln

STANI S LAUS
COUNTY
AÎ
AÎ
Census
Tract:

36.03 Census
Tract:

36.04 Census
Tract:
37 Census
Tract:

38.02 Census
Tract:

39.08 Census
Tract:

38.03 Census
Tract:

39.04 Census
Tract:

39.09 Census
Tract:

39.05 Census
Tract:

39.06 Census
Tract:

39.07 Census
Tract:

38.05 Census
Tract:

36.06 Census
Tract:

38.04 Census
Tract:

36.05 Source: CalEnviroScreen 4.0, 2022; City of Turlock, 2021; Dyett & Bhatia, 2023
Statewide Ranking by CensusTract
SolidWaste Percentile
Top 25%
50% - 75%
SolidWaste Site
City Limit
Study Area
County Limit
Freeway
Railroad
MERCED
COUNTY
J:\GISData\580_Turlock\GIS\Projects\EJ\Concentration of Solid Waste Sites and Facilities.mxd Note:This map shows data from
CalEnviroScreen, which uses 2010 Census
Tract geographies; boundaries/labels shown
may not align with other maps that use
more recent geographies.

SB 535 Disadvantaged Community
0 ¼ ½ 1
Miles
Concentration of Solid
Waste Facilities
Map D-19

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! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ")L
") ^_
")
^_
")
N Co ol rado Ave
West Main St
S Washington Rd
N Soderquist Rd
Geer Rd
Fosberg Rd
N Tully Rd
NBerke el y Ave
N Gol den State Blvd
E Monte Vista Ave
E Tuolumne Rd
E Main St
Ninth St
S Lander Ave
Roberts Rd
N Quincy Rd
S Tegner Rd
N Walnut Rd
W Tuolumne Rd
Montana Ave
Andre Ln
1525W MonteVista
S Quincy Rd
E Minnesota Ave
S Golden State Blvd
Brier Rd
N Johnson Rd
W Christoffersen Pkwy
Pedras Rd
El Capitan Dr
E Hawkeye Ave
W Linwood Ave
Dels Ln
Fulkerth Rd
N Olive Ave
S Kilroy Rd
North Ave
E Taylor Rd
East Ave
F St
W Taylor Rd
S Soderquist Rd
N Wash ni gton Rd
A St
Full erton Dr
Hedstrom Rd
Mountain View Rd
Georgetown Ave
S oJ hnson Rd
South Ave
W Springer Dr
E Canal Dr
Marshall St
N Denair Ave
E Glenwood Ave
N Berkeley Ave
Grant Ave
Park St
W Monte Vista Ave
Lester Rd
Golf Rd
E Linwood Ave
W Glenwood Ave
Spengler Wy
S Walnut Rd
Countryside Dr
Harding Rd
Simmons Rd
E Zeering Rd
S Tully Rd
Dianne Dr
Ruble Rd
N
Tegner Rd
Fransil Ln

STANISLAUS
COUNTY
AÎ
Bristol
Park
Swanson
Centennial
Park
Regional
Sports Complex
Brad
Bates
Park
Curt
Andre
Park
BMX Bike
Park/Walnut
Basin
Traditions
Park
Ferreira
Ranch Park
Christoffersen
Park/Basin Dale
Pinkney
Park
North
Basin Park
Markley
Park
Four
Seasons
Park
Rotary
International
Park
Pedretti
Park
Stanislaus
County
Fairgrounds
Summerfaire
Park
Crane Park
Montana
Park
Tot Lot
Quaile
Rand Norton
Dog Park
Central
Park GAR Park
Broadway
Park
Denair
Park
Soderquist
Ballpark
Columbia
Park
Carnegie
Arts
Center
Rube
Boesch
Center
Turlock
Senior
Center
Donnelly
Park
Source: City of Turlock, 2021; Dyett & Bhatia, 2023.

MERCED
COUNTY
0 ¼ ½ 1
Miles
Existing Recreational Facilities
^_ Cultural/Recreational Facilities
") Community Centers
")L Public Library
Existing Parks
Pocket Park
Neighborhood Park
Community Park
Linear Park
Sports Complex
Stanislaus County Fairgrounds
Neighborhood School Park
Existing Detention Basin
! ! ! !
! ! ! !
! ! ! !
! ! ! ! !
! ! ! ! !
! ! ! ! !
! ! ! ! ! 5 minute Walking Access
to a Park
! ! ! !
! ! ! !
! ! ! !
! ! ! !
! ! ! ! !
! ! ! ! !
! ! ! ! !
! ! ! ! ! 10 minute Walking Access
to a Park
Half Mile Service Radius
for School Parks
Existing Residential Land Uses
City Limit
Study Area
County
Freeway
Major Road
Road
Railroad
Existing and Proposed
Parks, Trails and
Community Facilities
Map D-20

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-83
Transportation
Turlock is the northern terminus of Route 165 that connects the City to State Route 152 and Interstate 5 to the south. Travelling by bicycle and foot can be easy due to flat topography but the heat during the summer can limit this mode. In Stanislaus County, many people drive rather than use public transportation, but there are many alternative options available to those who chose not to drive or are not able to drive, such as seniors or those with mobility disabilities throughout the County. Existing bus systems include the Stanislaus Regional Transit Authority, branded as the S, formed in 2021 from the merger of the Modesto Area Express (MAX) and Stanislaus Regional Transit (StanRT) systems serves the County with 27 bus routes travelling throughout it; the Ceres Area Transit (CAT) which serves Ceres and its surrounding unincorporated area; and Turlock Transit which provides transit serve with seven routes within the community. Services include fixed route and dial-a-ride paratransit service to eligible individuals in Turlock. The program offers rides within a specified zone for those 65 years of age and over, Medicare card holders, elementary school students, and ADA paratransit eligible people.

Turlock is connected to StanRT through fixed-route bus service, most prominently Route 15, which links Turlock to Modesto via Keyes and Ceres, providing access to the broader countywide network. Within Turlock, Turlock Transit operates local fixed routes that serve neighborhoods, shopping areas, and CSU Stanislaus, with transfer points at the Turlock Transit Center. From there, riders can connect to StanRTA regional routes, as well as services from Merced’s The Bus and other intercity providers, creating links throughout Stanislaus and neighboring counties. Other modes of public transit available to Turlock residents include regional rail service with connections to other public transit. Amtrak’s San Joaquins regional line serves Turlock and Denair with six daily trains between Bakersfield to the south and Oakland and Sacramento to the north. The Turlock-Denair station is located on North Santa Fe Avenue close to the northeast corner of the city. The Altamont Commuter Express (ACE) currently provides service to Stanislaus County between Stockton and San Jose with stops in several Bay Area employment centers. At present, ACE doesn’t provide direct service to Turlock but a new station on Golden State Boulevard has been funded by the State and is expected to open by 2029.29 The project is being funded with a $40 million grant that ACE Other services include Modesto Area Express (MAX), StaRT Commuter, and California Vanpool Authority (CalVans) all operate programs connecting Stanislaus County residents to transit but do not currently serve Turlock directly.

Turlock has taken proactive steps to improve access to walking and biking through its Active Transportation Plan, developed in partnership with StanCOG to enhance safety, boost non-motorized mobility, and support public health and equity. Local advocacy, including CSU Stanislaus students, helped secure over one million in federal Active Transportation Program grant funding for infrastructure improvements such as bike lanes, sidewalks, and crosswalk enhancements near schools and along key corridors. Community input, including from CSU Stanislaus students and local residents, was central to shaping these projects to make walking and biking safer and more accessible across the city. Transportation options, particularly those offered by Turlock Transit, are accessible and located throughout the city, as there are seven routes that traverse the city. Residents that live west of N Berkeley Avenue are limited in route options as the routes mostly are within the city center and south of Turlock. For the existing and proposed bicycle network improvements from the Active Transportation Plan, projects have been located evenly throughout residential areas of the city, as shown on Map D-21. DACs are generally well served, 29 Turlock Journal, December 7, 2021 https://www.turlockjournal.com/news/government/ace-train-could-berunning-turlock-2025/; Railway Track and Structures (RT&S), December 29, 2023 https://www.rtands.com/passenger/stanislaus-county-receives-13-million-for-ace-expansion/

Appendix D: Assessment of Fair Housing
D-84 Hearing Draft | August 6, 2026
although new infrastructure is also planned. The greatest lack of bicycle infrastructure is actually in RCAAs in the eastern portion of the city. Completed segments include Geer Road where multi-family development is projected to accommodate lower income RHNA, as well as Christoffersen Parkway, which provides access from Downtown to CSU Stanislaus.

MERCED COUNTY

STANISLAUS
COUNTY
AÎ
AÎ
0 ¼ ½ 1
Miles
Source: City of Turlock Active Transportation Plan, 2015. Figure 6-3:

Long Term Bicycle Network Vision; Dyett & Bhatia, 2025
Class I Shared-use Path (exisitng)
Class I Shared-use Path (proposed)
Class II Bike Lane (exisitng)
Class II Bike Lane (proposed)
Class III Bike Route (exisitng)
Class III Bike Route (proposed)
Intersection Improvements
Parks
Schools
Study Area Boundary
City Limit & County
County
Railroad
Existing and Proposed
Bicycle Network from
Turlock's Active
Transportation Plan
Map D-21
Completed
Scheduled for 2026
Completed

Appendix D: Assessment of Fair Housing
D-86 Hearing Draft | August 6, 2026
In the area south of South Golden State Boulevard, particularly near Golf Road, Paulson Road, and South First Street, the county is actively investing in improvements. This includes adding new traffic signals, upgrading intersections with widened lanes, and installing medians to improve safety and traffic flow. The transit hub project at Del’s Lane and Golden State Boulevard also includes a traffic signal, lighting, and a bike rack, reflecting efforts to better support pedestrians, cyclists, and transit riders. Closer to Colombia Park, much of the southern part of Turlock generally has had older pavement. Projects like the Golden State Boulevard rehabilitation (Main Street to 20th Century Boulevard) have been completed, including new sidewalks, curbs, gutters, and striping, so conditions are improving across that corridor. On the other hand, north of West Christoffersen Parkway, particularly around the CSU Stanislaus area, has benefitted from proactive enhancements. The city’s Active Transportation Plan calls for buffered bike lanes along Christoffersen Parkway, green pavement at key intersections, and better connectivity toward Tegner Road to facilitate safe cycling.

HUD’s Location Affordability Index uses data from the American Community Survey to evaluate transportation cost relative to housing costs. Index values range from zero to 100 and are reported by race.

In the County, the low transportation cost index is higher across all races/ethnicities in Turlock than in the County for those below and above poverty. This indicates transit allows low-income single parent households to afford transportation. Transit index scores across all races/ethnicities were higher in the County than Turlock likely because across the County (and heavily influenced by Modesto), there are more people with lower incomes taking transit than in Turlock. Overall, transit is affordable and used by people who need it in Turlock.

Another tool for comparing transit access is the Center for Neighborhood Technology’s Housing and Transportation Affordability Index, which provides a basis for measuring housing affordability by factoring in the cost of transportation. Turlock, Modesto, and Stanislaus County all rank about the same with housing accounting for 29 percent of expenses in both Turlock and the County and 28 percent in Modesto. Turlock and Stanislaus County score 4.3 for Job Access compared with 5.2 for Modesto, as shown on Map D-22.

Within the city of Turlock, areas with the highest combined cost of housing and transportation are located farthest from the center of the city suggesting that neighborhoods closer to the Downtown are more location efficient and affordable. Most of the tracts between West Christoffersen Parkway and Linwood Avenue and east of Highway 99, including the CSUS campus and the five census tracts where 20 to 40 percent of the population live below the poverty line (displayed on Map D-8 above) and have combined costs that comprise less than 50 percent of household expenses.

STANI S LAUS
COUNTY

W CHRISTOFFERSEN PKWY

WTAYLOR
RD

ETAYLOR RD

W MONTEVISTA AVE E MONTEVISTA AVE

WTUOLUMNE RD ETUOLUMNE RD

FULKERTH RD

WEST MAIN ST EAST AVE

W E LINWOOD AVE LINWOOD AVE

SWALNUT RD

S LANDER AVE

SOUTH AVE

W CANAL DR

E CANAL DR

NWALNUT RD

GEER RD

N OLIVE AVE

N BERKELEY AVE

E OLIVE ST

MARSHALL ST
D ST

FIFTH ST

N GOLDEN STATE BLVD

S GOLDEN STATE BLVD

S QUINCY RD

S JOHNSON RD

N DAUBENBERGER RD

N ROSE ST

DELS LN

CROWELL RD

N COLORADO AVE

E MINNESOTA AVE

NORTH AVE

N SODERQUIST RD

S KILROY RD

STEGNER RD

FRANSIL LN

DIANNE DR

GOLF RD

HARDING RD

BRIER RD
TurlockTransit
Performance Score
0 ¼ ½ 1
Miles
Overall transit score that looks
at connectivity, access to jobs,
< 1
1 - 2
2 - 4
4 - 5
5 - 6
6 - 7
7 - 9
9 No

MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-13 Turlock Transit Performance Score.mxd Map Date:
9/13/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-22

STANI S LAUS
COUNTY
Source: Center for Neighborhood Technology, 2023
City ofTurlock, 2021; Dyett & Bhatia, 2024

Appendix D: Assessment of Fair Housing
D-88 Hearing Draft | August 6, 2026
D.5 Disproportionate Housing Needs & Displacement
Risk
Disproportionate housing need refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. This analysis evaluates disproportionate housing need in Turlock by assessing cost burden, overcrowding, and displacement risk within Turlock and compared to Stanislaus County and the Modesto region when applicable.

COST BURDEN
Cost burden, or overpayment, is defined as monthly shelter costs exceeding 30 percent of household income. Severe cost burden is defined as paying over 50 percent of household income for shelter costs.

Shelter cost is defined as the monthly owner costs (mortgages, deed of trust, contracts to purchase or similar debts on the property and taxes, insurance on the property, and utilities) or the gross rent (contract rent plus the estimated monthly cost of utilities). The Stanislaus Urban County & City of Turlock Consortium Consolidated Plan (FY 2020-2025) provides the most recent estimates of cost burden by tenure and income category. 30 Estimates use the HUD Area Median Family Income (HAMFI) to determine overpayment.

HAMFI is the median family income calculated by HUD for each jurisdiction to determine Fair Market Rents (FMRs) and income limits for HUD programs. HAMFI is not necessarily equivalent to other median income calculations due to a series of adjustments made by HUD.

The Consolidated Plan uses data from the 2015-2019 Comprehensive Housing Affordability Strategy (CHAS), which estimates that 5,295 households in Turlock (21.0 percent) were cost burdened and an additional 4,465 households experienced severe cost burden (17.7 percent). This means that just under half of all Turlock households experience some level of cost burden. Of the 9,760 households experiencing some level of cost burden, 1,800 of them are considered moderate- or above-moderate-income and 7,960 are considered lower-income. Even though some higher-income households may be classified as “cost burdened,” it is clear that housing affordability is particularly pressing for lower-income households in Turlock. CHAS data from 2019 indicated that among severely cost-burdened households, the three most common household types in Turlock were small family (two- to four- person households) elderly nonfamily (unrelated individuals over the age of 62) , and other (could include unrelated individuals living together, or people living alone, who are under the age of 62). According to the Turlock/Stanislaus HOMEARP Allocation plan, housing costs have been increasing for years, but recent events, including the COVID19 pandemic and the end of the eviction moratorium, have exacerbated housing cost burden and housing instability for many lower-income households in Turlock.31 Available data show that cost burden for renters and owners in Turlock is more evenly distributed by race and ethnicity than by location. (See Maps D-23 and D-24 and Charts D-8 and D-9) Not surprisingly, there is a relatively high correlation between cost burden and income. Renters in Turlock are more likely to be 30 Stanislaus Urban County & City of Turlock Consolidated Plan Fiscal Year 2020-2025 https://www.stancounty.com/planning/cdbg/documents/consolidated/2020-2025-consolidated-plan-final.pdf 31 Turlock/Stanislaus County HOME Consortium, 2023. HOME-ARP Allocation Plan. Available:
ttps://ci.turlock.ca.us/_pdf/hppr.asp?id=36

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-89
cost burdened than owners--50.3 percent of all renters experience some level of cost burden while only 28.8 percent of owners do, due to the sharp increases in rent the past couple of years. Elsewhere in the County, the AFFH data viewer shows Modesto also has concentrations of cost burdened renters and homeowners and more renters are cost burdened than homeowners throughout the County, and especially in Modesto.

Notably between 60 and 80 percent of homeowners in the tract immediately west of Turlock are cost burdened.

White and Hispanic/Latino homeowners have similar rates of cost burden, Black homeowners have a higher level, and Asian households are less burdened. (The data for cost-burdened Asian Pacific Islander (API) households, who represent a very small percentage of the population, is statistically insignificant.) The census tract with the highest rate of burdened homeowners (Tract 38.02) is one of two tracts in Turlock where 30 to 40 percent of the population had reported incomes below the poverty line in 2019. Tract 38.02 is also the only one in Turlock that meets the threshold for High Segregation and Poverty and the highest level of overcrowding in the community. (See Maps D-11 and D-25) Despite rising housing costs, much of Stanislaus County remains relatively affordable and may be less prone to the cost burden pressures faced in the Bay Area region. Although housing costs are low relative to the Bay Area, the region has still seen an increase in the cost of housing. Home values in Turlock have increased by 124 percent since 2011, with the value of smaller units (1 and 2-bedrooms) seeing the steepest increase.

From 2014 to 2024, 1-bedroom homes increased in value by 215.8 percent during the period, from $89,689 to $283,246, while 2-bedroom homes increased in value by 159.51 percent during the period, from $137,119 to $355,830. This indicates a mismatch of supply and demand. At $428,929, the average home value in Turlock was well beyond reach for Moderate- and Lower-Income Households in 2021. Also, rents in Turlock and the county were generally stable between the 2012 and 2017 period, increasing by about 4 percent and 4.8 percent. However, between 2017 and 2022 rents spiked in Turlock—increasing by about

40.2 percent—while the county experienced a slightly lower rent increase at approximately 38 percent. This substantial rent increase over between 2017 and 2022 echoes cost of living increases that have occurred across California. While rents have risen in the past couple of years, rents have generally stayed the same throughout neighborhoods in Turlock.

In terms of foreclosures, City staff consulted a local broker to get a sense of pattern between neighborhoods.

In the past 12 months, there were a total of 20 properties in Turlock that had a Notice of Default or Notice of Trustee Sale recorded, where 15 were in the zip code 95380 and 5 were in the zip code 95382. When calculating cases per acres, the 95380 zip code has about 0.22 case per 100 acres, while the 95382 zip code has 0.122 case per 100 acres.

OVERCROWDING
The U.S. Census deems housing overcrowded when there are more than 1.01 persons per room (excluding bathrooms and kitchens) in an occupied housing unit and severely overcrowded when there are more than

1.5 persons per room. The Census reported that 1,317 out of 25,444 occupied housing units in Turlock were either overcrowded or severely overcrowded (5.2 percent), which is lower than the rate in Stanislaus County (7.1 percent) and slightly less than Modesto where 5.9 percent of all households were overcrowded.

In both Turlock and the County, renters are more likely to live in crowded housing. In Turlock, 0.6 percent of owners live in severely overcrowded housing and 2.7 percent of owners live in crowded housing, while

2.4 percent of renters live in severely crowded housing and 5.8 percent of renters live in overcrowded housing. In the County, 1.1 percent of owners live in severely overcrowded housing and 3.4 percent of owners live in overcrowded housing, while 2.3 percent of renters live in severely overcrowded housing and

7.9 percent of renters live in overcrowded housing.

Appendix D: Assessment of Fair Housing
D-90 Hearing Draft | August 6, 2026
Overall, the rate of overcrowding in Turlock is lower than Stanislaus County and the state. In Turlock as shown in Map D-25, there is one tract that experiences higher rates of overcrowding, Tract 38.02, which coincides with the City’s only High Segregation and Poverty tract, where 214 households or 10.4 percent of households are overcrowded. The rest of the city experiences less than 10 percent of overcrowding.

Although they represent a very small share of the total population, Native Hawaiians and Other Pacific Islanders are nearly three times more likely to experience overcrowding than other races and ethnicities in Turlock. Overcrowding can result when there are not enough adequately sized units within a community, or when high housing costs relative to income force too many individuals or families to share housing.

Overcrowding particularly affects lower-income households and can typically occur when there is an inadequate supply of affordable housing.

Source: HCD AFFH Data and Mapping Resources (2019 ACS 5-year estimates) Source: HCD AFFH Data and Mapping Resources (2019 ACS 5-year estimates) Chart D-8: Cost Burden for Renter Occupied Housing by Race/Ethnicity in Turlock Chart D-9: Cost Burden for Owner Occupied Housing by Race/Ethnicity in Turlock 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Other Race (NH)
Black or African American (NH)
Asian(NH)
American Indian or Alaska Native (NH)

API (NH)
Hispanic or Latino
White (NH)
Cost Burden for Owner Occupied Housing
not computed greater than 50% greater than 30% but less than or equal to 50% less than or equal to 30% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Other Race (NH)
Black or African American (NH)
Asian(NH)
American Indian or Alaska Native (NH)

API (NH)
Hispanic or Latino
White (NH)
Cost Burden for Renter Occupied Housing
not computed greater than 50% greater than 30% but less than or equal to 50% less than or equal to 30%

STANI S LAUS
COUNTY

W CHRISTOFFERSEN PKWY

WTAYLOR
RD

ETAYLOR RD

W MONTEVISTA AVE E MONTEVISTA AVE

WTUOLUMNE RD ETUOLUMNE RD

FULKERTH RD

WEST MAIN ST EAST AVE

W E LINWOOD AVE LINWOOD AVE

SWALNUT RD

S LANDER AVE

SOUTH AVE

W CANAL DR

E CANAL DR

NWALNUT RD

GEER RD

N OLIVE AVE

N BERKELEY AVE

E OLIVE ST

MARSHALL ST
D ST

FIFTH ST

N GOLDEN STATE BLVD

S GOLDEN STATE BLVD

S QUINCY RD

S JOHNSON RD

N DAUBENBERGER RD

N ROSE ST

DELS LN

CROWELL RD

N COLORADO AVE

E MINNESOTA AVE

NORTH AVE

N SODERQUIST RD

S KILROY RD

STEGNER RD

FRANSIL LN

DIANNE DR

GOLF RD

HARDING RD

BRIER RD
Census
Tract:

36.10 Census
Tract:

36.12 Census
Tract:

36.09 Census
Tract:

36.11 Census
Tract:

36.08 Census
Tract:
37 Census
Tract:

38.02 Census
Tract:

36.03 Census
Tract:

39.08 Census
Tract:

38.03 Census
Tract:

39.04 Census Tract:

39.09 Census
Tract:

39.05 Census
Tract:

39.06 Census
Tract:

39.07 Census
Tract:

38.05 Census
Tract:

38.04 Renter Cost Burden (2019)
0 ¼ ½ 1
Miles
< 20%
20% - 40%
40% - 60%
60% - 80%

MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-14 Renter Cost Burden, 2019.mxd Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-23

STANI S LAUS
COUNTY
Source: HCD, 2022;
City ofTurlock, 2021; Dyett & Bhatia, 2024

STANI S LAUS
COUNTY

W CHRISTOFFERSEN PKWY

WTAYLOR
RD

ETAYLOR RD

W MONTEVISTA AVE E MONTEVISTA AVE

WTUOLUMNE RD ETUOLUMNE RD

FULKERTH RD

WEST MAIN ST EAST AVE

W E LINWOOD AVE LINWOOD AVE

SWALNUT RD

S LANDER AVE

SOUTH AVE

W CANAL DR

E CANAL DR

NWALNUT RD

GEER RD

N OLIVE AVE

N BERKELEY AVE

E OLIVE ST

MARSHALL ST
D ST

FIFTH ST

N GOLDEN STATE BLVD

S GOLDEN STATE BLVD

S QUINCY RD

S JOHNSON RD

N DAUBENBERGER RD

N ROSE ST

DELS LN

CROWELL RD

N COLORADO AVE

E MINNESOTA AVE

NORTH AVE

N SODERQUIST RD

S KILROY RD

STEGNER RD

FRANSIL LN

DIANNE DR

GOLF RD

HARDING RD

BRIER RD
Census
Tract:

36.12 Census
Tract:

36.10 Census
Tract:

36.09 Census
Tract:

36.11 Census
Tract:

36.08 Census
Tract:
37 Census
Tract:

38.02 Census
Tract:

36.03 Census
Tract:

39.08 Census
Tract:

38.03 Census
Tract:

39.04 Census Tract:

39.09 Census
Tract:

39.05 Census
Tract:

39.06 Census
Tract:

39.07 Census
Tract:

38.05 Census
Tract:

38.04 Homeowner Cost Burden
(2019)
0 ¼ ½ 1
Miles
< 20%
20% - 40%
40% - 60%
60% - 80%

MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-15 Homeowner Cost Burden, 2019.mxd Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-24

STANI S LAUS
COUNTY
Source: HCD, 2022;
City ofTurlock, 2021; Dyett & Bhatia, 2024

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-93

DISPLACEMENT RISK
Lower-income people of color displaced from other sectors of the Bay Area, like San Francisco and Oakland, are increasingly moving to the Central Valley. Despite rising housing costs, much of Stanislaus County remains relatively affordable and may be less prone to the displacement pressures faced in the Bay Area region. Although housing costs are low relative to the Bay Area, the region has still seen an increase in the cost of housing. Home values in Turlock have increased by 124 percent since 2011, with the value of smaller units (1 and 2-bedrooms) seeing the steepest increase. From 2014 to 2024, 1-bedroom homes increased in value by 215.8 percent during the period, from $89,689 to $283,246, while 2-bedroom homes increased in value by 159.51 percent during the period, from $137,119 to $355,830. This indicates a mismatch of supply and demand. At $428,929, the average home value in Turlock was well beyond reach for Moderate- and Lower-Income Households in 2021. As housing costs increase, this gap may expand and subject lowerincome households to displacement pressures that have otherwise been absent or relatively low in the city.

Communities of color may be particularly impacted by this dynamic because they are disproportionately low-income. Beyond the broader housing and economic factors in Turlock and the surrounding Stanislaus County like the housing affordability crisis, cost burden, and regional growth, there are no local events that have specifically led to displacement.

Further, the condition of the housing stock, including the age of buildings and units that may be in substandard condition, is also an important consideration in a community’s housing needs. In Turlock, about 16 percent of the housing stock was constructed prior to 1960 and is over 65 years old. Just under 50 percent of the housing stock was constructed prior to 1980 and is over 40 years old. About 24 percent of the housing stock has been constructed since 2000, with only 4.4 percent constructed since 2010. Also, Maps B-1 and B-2 in Appendix B: Housing Needs Assessment display substandard housing conditions for owner and renter occupied households by tract. Owner-occupied households with most substandard housing issues are concentrated in Tract 39.04, which encompasses Downtown, historically the oldest neighborhood in Turlock, and some parts of Stanislaus County, while renter-occupied households with highest percent of substandard housing conditions are located in northern Turlock in Tract 36.10 west of Geer Road and south of Downtown east of Golden State Boulevard, and within the area home to California State University, Stanislaus. Renter occupied households that also face higher percentages of substandard housing include Tract 39.06 and Tract 38.03, which feature County islands, areas of unincorporated county land that are surrounded by incorporated Turlock on all sites. Overall, substandard conditions in Turlock are not overly concentrated in any single area or particularly high as a percentage of existing housing even in the tracts with the highest share.

Displacement due to environmental hazards is virtually nonexistent in the City. As discussed in Appendix C’s Constraints Analysis, the City is not located near active faults, and its flat terrain precludes the danger of landslides. Turlock’s topography and nature of urban and agricultural development make wildfire risk low. Turlock Fire Department’s Fire Prevention Bureau provides fire safety inspections, information on planned escape from a building, and safe barbecue practices but does not focus on wildfire.32 Stanislaus County’s Safety Element mentions defensible space in development standards, but information on defensible space inspections is lacking.33 The Turlock Irrigation District does create Wildfire Mitigation Plans, but acknowledges that much of its service area is not a high fire threat area, and where it has 32 Turlock Fire Department. https://www.cityofturlock.org/firedepartment/safetyfirepreparedness/ 33 Stanislaus County. 2016. Safety Element. https://www.stancounty.com/planning/pl/gp/current/gp-chapter5.pdf

Appendix D: Assessment of Fair Housing
D-94 Hearing Draft | August 6, 2026
previously activated fire response is outside of Turlock’s Sphere of Influence (SOI).34 Additionally, the SOI is not located in or near Federal Emergency Management Agency (FEMA) flood maps for 100- or 500-year floods.35 However, localized flooding that spills over into curbs and sidewalks can occur during storms throughout the City due to the flat terrain and imperviousness in urban areas.36 The storm drain system can handle flooding, but the City also provides sandbag pickup.37,38 The Turlock Annex of the Stanislaus County Multi-Jurisdictional Hazard Mitigation Plan highlights dam incidents as a priority hazard due to their catastrophic magnitude, although they are deemed unlikely.39 More information on dam incidents and environmental hazards can be found in Appendix C.

The University of California Urban Displacement Project (UDP) has used housing and demographic data from the US Census and real estate market data from Zillow to classify census tracts according to “displacement” typologies. The California Estimated Displacement Model (EDR) identifies varying levels of displacement risk for low-income renter households in all census tracts in California. Displacement risk means that in 2019 a census tract had characteristics which, according to the model, are strongly correlated with more low-income renter population loss than gain. In other words, the model estimates that more lowincome households left these neighborhoods than moved in. Because the model uses 2015-2019 data, the correlations between tract characteristics and low-income renter population loss are only based on this period. Tracts are assigned to one of the following categories:
• Low Data Quality: the tract has less than 500 total households or the census margins of error were greater than 15% of the estimate (shaded gray).
• Lower Displacement Risk: the model estimates that the loss of low-income households is less than the gain in low-income households. However, some of these areas may have small pockets of displacement within their boundaries.
• At Risk of Displacement: the model estimates there is potential displacement or risk of displacement of the given population in these tracts.
• Elevated Displacement: the model estimates there is a small amount of displacement (e.g., 10%) of the given population.
• High Displacement: the model estimates there is a relatively high amount of displacement (e.g., 20%) of the given population.
• Extreme Displacement: the model estimates there is an extreme level of displacement (e.g., greater than 20%) of the given population.
34 Turlock Irrigation District. 2023 Wildfire Mitigation Plan. https://www.tid.org/wpcontent/uploads/2023/12/Turlock-Irrigation-District-2023-Wildfire-Mitigation-Plan.pdf 35 California Department of Water Resources. Best Available Map. https://gis.bam.water.ca.gov/bam/ 36 Alyssa Aredas. January 5th, 2017. “Turlock braces for flooding as weekend storm approaches.” Turlock Journal. https://www.turlockjournal.com/news/local/turlock-braces-for-flooding-as-weekend-storm-approaches/ 37 City of Turlock. October 2013. Storm Water Master Plan. https://www.cityofturlock.org/_pdf/files/StormWater_MasterPlan.pdf 38 City of Turlock. Flooding. https://www.cityofturlock.org/neighborhoodissues/waterissues/flooding.asp 39 2022-2027 Stanislaus County Multi-Jurisdictional Hazard Mitigation Plan. Annex H: City of Turlock. https://oes.stancounty.gov/home/showpublisheddocument/262/638809159028500000

STANI S LAUS
COUNTY

W CHRISTOFFERSEN PKWY

WTAYLOR
RD

ETAYLOR RD

W MONTEVISTA AVE E MONTEVISTA AVE

WTUOLUMNE RD ETUOLUMNE RD

FULKERTH RD

WEST MAIN ST EAST AVE

W E LINWOOD AVE LINWOOD AVE

SWALNUT RD

S LANDER AVE

SOUTH AVE

W CANAL DR

E CANAL DR

NWALNUT RD

GEER RD

N OLIVE AVE

N BERKELEY AVE

E OLIVE ST

MARSHALL ST
D ST

FIFTH ST

N GOLDEN STATE BLVD

S GOLDEN STATE BLVD

S QUINCY RD

S JOHNSON RD

N DAUBENBERGER RD

N ROSE ST

DELS LN

CROWELL RD

N COLORADO AVE

E MINNESOTA AVE

NORTH AVE

N SODERQUIST RD

S KILROY RD

STEGNER RD

FRANSIL LN

DIANNE DR

GOLF RD

HARDING RD

BRIER RD
Census
Tract:

36.09 Census
Tract:

36.11 Census
Tract:

36.08 Census
Tract:
37 Census
Tract:

38.02 Census
Tract:

36.03 Census
Tract:

39.08 Census
Tract:

38.03 Census
Tract:

39.04 Census Tract:

39.09 Census
Tract:

39.05 Census
Tract:

39.06 Census
Tract:

39.07 Census
Tract:

38.05 Census
Tract:

36.12 Census
Tract:

38.04 Census
Tract:

36.10 Overcrowded Households
0 ¼ ½ 1
Miles
Less than 5%
5% - 10%
10% - 15%

MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-16 Overcrowded Households, Turlock.mxd Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-25

STANI S LAUS
COUNTY
Source: HCD, 2020;
City ofTurlock, 2021; Dyett & Bhatia, 2024

STANI S LAUS
COUNTY

W CHRISTOFFERSEN PKWY

WTAYLOR
RD

ETAYLOR RD

W MONTEVISTA AVE E MONTEVISTA AVE

WTUOLUMNE RD ETUOLUMNE RD

FULKERTH RD

WEST MAIN ST EAST AVE

W E LINWOOD AVE LINWOOD AVE

SWALNUT RD

S LANDER AVE

SOUTH AVE

W CANAL DR

E CANAL DR

NWALNUT RD

GEER RD

N OLIVE AVE

N BERKELEY AVE

E OLIVE ST

MARSHALL ST
D ST

FIFTH ST

N GOLDEN STATE BLVD

S GOLDEN STATE BLVD

S QUINCY RD

S JOHNSON RD

N DAUBENBERGER RD

N ROSE ST

DELS LN

CROWELL RD

N COLORADO AVE

E MINNESOTA AVE

NORTH AVE

N SODERQUIST RD

S KILROY RD

STEGNER RD

FRANSIL LN

DIANNE DR

GOLF RD

HARDING RD

BRIER RD
Census
Tract:

36.06 Census
Tract:

36.05 Census
Tract:

36.04 Census
Tract:
37 Census
Tract:

38.02 Census
Tract:

36.03 Census
Tract:

39.08 Census
Tract:

38.03 Census
Tract:

39.04 Census Tract:

39.09 Census
Tract:

39.05 Census
Tract:

39.06 Census
Tract:

39.07 Census
Tract:

38.05 Census
Tract:

38.04 Gentrification and
DisplacementTypologies
0 ¼ ½ 1
Miles
Lower Displacement Risk
At Risk of Displacement

MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-17 Gentrification and Displacement Typologies, T Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-26

STANI S LAUS
COUNTY
Source: California Urban Displacement Project, 2022;
City ofTurlock, 2021; Dyett & Bhatia, 2024

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-97
Based on the data, all of Turlock is considered to have some potential for displacement but three tracts in the central part of the city (Tracts 38.02, 39.06, and 39.08 are classified as “at risk” for displacement. All three tracts were among the five that had the highest percentage of residents with income below the poverty line in Turlock. One tract, Tract 38.02, identified as at risk of displacement is also identified as High Segregation and Poverty, while another tract, Tract 39.06, was identified as most percentage of overcrowded households, and most low to moderate income population. A similar pattern emerged in Modesto where three tracts in the center and southern portion of Turlock were identified as “Probable Displacement” by UDP, 2022 (see Map D-26). Much of the protection for displacement in Turlock comes from state law. All multifamily units in Turlock are protected by the State’s Tenant Protections Act of 2019 (AB 1482), which includes an annual rent cap and just-cause protections. The City does not have any additional local rent stabilization or just-cause eviction policies in place. Turlock has granted up to $1,000 to households impacted by temporary or permanent relocation from public funds, as noted in the City of Turlock Housing Element 2015-2023. Funding beyond $1,000 is disbursed as a low-interest loan. Specifically, this was applied to an instance when four families who were living in a four-plex on Lambert Way were affected by renovation work on the property. The amount of the grant is tied to the HUD requirements in the Uniform Relocation Act.

HOMELESSNESS
Preliminary numbers from the 2025 homeless count tallied 2,086 persons countywide including 241 in Turlock and 1,603 in Modesto.40 The number of people experiencing homelessness in Turlock has increased slightly from 9.8 percent in 2024 to 11.55 percent in 2025; however, the share of people experiencing homelessness in Turlock has stayed relatively the same the past four years, though overall Stanislaus County PIT Count has increased. The Turlock homeless PIT count in 2025 tallied 241 individuals (11.55 percent), which was almost the same as the share counted in 203 (233 individuals, 11.14 percent).41 It is important to note volunteers for PIT count were more engaged than other years, which may have led to higher counts.

The results from the counts have ranged from a low of 1,857 in 2022 to a high of 2,957. Even though there has been some success in providing housing, according to the Stanislaus Community System of Care, which conducts the annual counts, the variation could also be affected by factors such as the number of volunteers participating and how well the count is organized. It should also be noted that the count includes those staying in emergency shelters, government-paid motel rooms, and transitional housing as well as those sleeping in cars, recreational vehicles, and tent encampments but does not account for people who are temporarily staying with friends or family or who are paying for their own motel rooms.

People of color are disproportionately represented among those who were counted. In 2023, Black and American Indian or Alaska Native account for 10.8 percent and 6.1 percent of homeless Stanislaus residents respectively but represent only 2.7 and 4.0 percent of the overall population. Most of the homeless population in Turlock and in the Stanislaus County Planning Area continues to be comprised of White and Hispanic persons—71 percent White and 37 percent Hispanic in the county in 2023.

State law (SB 2 (Cedillo)) requires all jurisdictions to have at least one zone (where residential uses are allowed) in which at least one year-round emergency shelter is permitted by right. Zoning codes must also allow low-barrier navigation centers (LBNCs). To meet the requirements of this legislation, Chapter 4 Housing Action Plan includes programs that will bring the City into compliance with SB 2 by amending its 40 Executive Summary, 2025 Stanislaus County Homeless Point-in-Time Count, /https://csocstan.com/wpcontent/uploads/2025/06/2025-Final-PIT-Report-English-.pdf 41 Executive Summary, 2023 Stanislaus County Homeless Point-in-Time Count, https://www.stancounty.com/newsfeed/pdf/executive-summary-english.pdf

Appendix D: Assessment of Fair Housing
D-98 Hearing Draft | August 6, 2026
zoning ordinance to allow LBNCs as a by-right use in all zones where mixed-use development is permitted and in all nonresidential zones where multifamily uses are permitted (Program 2-I). The Housing Action Plan will also amend the zoning ordinance to define single-room occupancy (SRO) units as a residential use and allow SRO development in new and renovated mixed-use buildings.

There are currently two homeless or transitional shelters in Turlock including Turlock Gospel Mission, who operate an 80-bed shelter in Turlock, and We Care Program, a 49-bed shelter that serves chronically homeless men over the age of 18. The City maintains a web page called Homelessness in Turlock that includes links to videos of meetings the City held to receive feedback on homelessness, a resource guide, and a list of service providers in the Turlock area including addresses, hours of operation and links to provider websites.42
Several programs serving people experiencing homelessness were supported in recent years through the City's Public Services grants utilizing Community Development Block Grant (CDBG) funding, including:
• The United Samaritans Foundation's Emergency Food Box assisted 331 low-to moderate-income individuals and homeless families by providing monthly food support, and its Senior Congregate Lunch Program served 33 elderly residents with nutritious meals and social engagement opportunities.
• Healthy Alternatives to Violent Environment (HAVEN) aided 11 domestic violence survivors with housing-related support.
• Project Sentinel provided housing counseling and tenant-landlord dispute resolution services to 13 low-income individuals.

United Samaritans Foundation is located on 220 South Broadway, about 0.2 miles away from the Turlock Hospel Misson Shelter and 0.1 miles away from We Care Turlock. People residing in either of the homeless or transitional shelters in Turlock would be able to access the emergency food box and monthly food support via walk if necessary. HAVEN Turlock Office is located slightly north of Downtown Turlock, where people experiencing homeless may access via walk or transit, while Project Sentinel is located in Modesto, accessible via transit from Downtown.

Turlock Gospel Mission Shelter and We Care Turlock are within Downtown Turlock that has access to other amenities and services that serve people experiencing homelessness, such as health care, transportation, retail, employment, and social services that people experiencing homeless can walk to from the shelters. Downtown Turlock has proximity to local transit lines, including Turlock Transit and Stanislaus Regional Transit Authority bus service. This area sits just south of the Turlock Town Center shopping center, which is home to grocery stores, pharmacies, banks, and medical offices, and is served by local bus routes, including service to Emanuel Medical Center, a full-service hospital in the city.

Additionally, the City of Turlock actively participates in regional initiatives to address homelessness through partnerships with the Stanislaus Community System of Care (CSOC) and the Stanislaus Homeless Alliance (SHA). The City of Turlock Care Team collaborates with the Stanislaus County Care Team to offer resources to individuals experiencing homelessness in our community.

Furthermore, the City is actively looking for opportunities to create new transitional and permanent supportive housing. In the Housing Action Plan, Program 2-J, Transitional Housing, and 2-P, Supportive Housing, plan to facilitate production of affordable housing by amending the zoning code to comply with State law regarding the treatment of transitional and supportive housing facilities. Further, Program 4-H, 42 City of Turlock, 2025. Homelessness in Turlock. Available:
https://www.turlock.ca.us/government/homelessnessinturlock/

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-99
Pursue State and Federal Funds in Support of Housing Development, aims to increase the availability of housing and supportive services to the most vulnerable population groups and those with the greatest unmet needs, including people experiencing homelessness, by pursuing available State and federal funding sources to support efforts to construct housing. See Appendix B, Housing Needs Assessment, and Appendix C, Constraints Analysis, of this Housing Element for more information about homelessness in Turlock and available resources.

HOUSING CONDITIONS
The U.S. Census does not include specific data on substandard housing, but it does provide information about housing problems that are generally used to indicate that a unit is substandard. In addition to structural deficiencies and standards, which are not enumerated, units lacking complete kitchen or plumbing facilities are considered substandard. These conditions are most often found in older housing and the age of a housing unit is often an indicative of housing conditions. About 43 percent of the housing stock in Turlock was built before 1980 compared with 46 percent of the housing units in the Stanislaus Planning and 57.6 percent of the units in Modesto, as shown on Chart D-10.

Source: 2012-2016 ACS
Housing is subject to
deterioration over time and is
typically more apparent in
lower-income areas where
owners may not have the resources needed to keep up with on-going maintenance or to afford rehabilitation. Other problems associated with older housing include problems associated with materials such as lead paint, asbestos, and some varnishes now known to be hazardous to health. Children under the age of six are at the highest risk for physical and mental damage caused by lead paint. Lead-based paint may be present in any housing unit built prior to 1978, when the federal government banned its use in housing.

Any household living in substandard conditions is considered in need of assistance, even if they are not actively seeking alternative housing arrangements. Estimating the number of substandard units can be difficult, but the lack of certain infrastructure and utilities can often be an indicator of substandard conditions.

According to 2022 ACS, as shown in Table D-7, about 0.42 percent of owners lack complete kitchen facilities while approximately 2 percent of renters do. Further, approximately 0.66 percent of owners lack complete plumbing facilities while 0.40 percent of renters do. In total, there are 134 occupied housing units with Chart D-10: Year Structure Built-Turlock and Stanislaus Urban County

Appendix D: Assessment of Fair Housing
D-100 Hearing Draft | August 6, 2026
incomplete plumbing facilities and 283 units with incomplete kitchen facilities. Map D-27 displays where owner-occupied units experience substandard housing, while Map D-28 shows where renter-occupied housing units experience substandard housing. Owner-occupied housing units are more likely to face substandard housing issues near downtown at Tract 39.04 and northeast Turlock at Tract 39.07, likely due to the age of structures in area. Renter-occupied housing units with the highest percent of units experiencing substandard housing are located in north Turlock around CSU, Stanislaus, as well as directly south of railroad tracks along Golden State Boulevard. Overall, based on Census data, substandard housing conditions in Turlock are not overly concentrated in any single area or particularly high as a percentage of existing housing even in the tracts with the highest share. Code Enforcement staff estimates that as much as 10 percent of the total existing housing stock (approximately 2,500 units citywide) may be in need of rehabilitation, based on inspections undertaken in the course of code enforcement activities and their working knowledge of conditions in Turlock. Staff further estimates that rehabilitation needs are highest in older, more centrally located neighborhoods and lower in more recently constructed subdivisions in the north and east of the city.

Owner-Occupied Renter-Occupied
Housing Type Number Percent Number Percent
Incomplete Kitchen Facilities 57 0.42% 226 2.03%
Incomplete Plumbing Facilities 90 0.66% 44 0.40%
No telephone service available 69 0.51% 89 0.80%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B25053, Table B25043, Table B25049 The Stanislaus Urban County and Turlock Consolidated Plan includes violation of State building and housing codes as an additional indication of sub-standard housing conditions and includes criteria for considering substandard units “suitable for rehabilitation.” To be eligible for rehabilitation under the Plan, a housing unit must fail to meet one or more of the conditions required for a unit to be in standard condition and the cost of bringing the unit into compliance may not exceed 75 percent of the value of the house and the property. Also eligible are units that have been declared unfit or unsafe for occupancy where the cost of the work is not more than 75 percent of the value.43 The Action Plan includes a program to continue operation of Turlock’s Rehabilitation Loan program, which offers low-interest loans to qualifying lowincome owners and non-occupant owners of housing in Turlock rented to qualifying tenants with incomes at 80 percent or less that the County AMI. Loans can be used for repairs to electrical, plumbing, broken windows, foundations, pest control to preserve and upgrade homes. Housing Rehabilitation loans are available to low-income homeowners at 0 percent interest for fully amortized loans and 2 percent for deferred loans and 3 percent for improvements to investor-owned property. The loan amount is determined by the scope of the work to be performed. A deferred payment plan is available for very low-income homeowners.44
Turlock has partnered with the local non-profit groups to renovate existing residential units for low-income families. The project, which is funded through the city’s HOME Investment Partnership and the federal 43 Stanislaus Urban County & City of Turlock Consolidated Plan Fiscal Year 2020-2025, pp. 125-129 44 City of Turlock, Housing Rehabilitation Loan Program https://ci.turlock.ca.us/housingprograms/housingrehabilitationloan/ Table D-7 Substandard Housing Issues, 2022

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-101
Community Development Block Grant program, has completed a four-unit apartment complex and two houses, which are managed by Landlords Property Management, a Turlock-based private company, to provide permanently affordable housing. All housing programs funded by Turlock and Stanislaus County require that units constructed before 1978 be screened and inspected for lead-based paint hazards. Home Consortia projects are usually inspected by the County Housing Authority and County building inspectors inspect any ESG Rapid Re-Housing units. In Turlock, We Care applies the same rules to the units it provides for homeless individuals and households. Contractors bidding on the rehabilitation of homes built prior to 1978 are required to provide documentation of EPA Lead Renovation and Repair and Painting certification.

If lead is found in any housing unit, after the work has been completed, a lead-based paint clearance test must be conducted by a licensed contractor with expertise in this type of work. Final payment is not released until the unit has passed the lead-based paint testing requirements.

Turlock has seen continued residential development over the past decade, including new subdivisions and multi-family projects, though the rate of construction declined due to the mortgage crisis. Notable subdivisions include Park Villas, a 175-unit air space condominium project where the proposed density would be 24.5 dwelling units per acre in 2019. McCoon Townhomes anticipated 40 townhomes with lot sizes ranging from approximately 1,600 square feet to 2,200 square feet in size. Particularly within the East Tuolumne Master Plan Area, two subdivisions, Fairbanks Ranch and Les Chateaux, saw a total of 189 new single-family homes on the southeast corner of North Johnson and East Tuolomne roads. These specifically have been the largest housing development in Turlock since the Great Recession.45 In terms of differences between new subdivision and older areas, majority of new construction, both-singly family and apartments, is concentrated in above moderate categories, which sustains the general trend of higher rents and home prices in development. Older areas, closer to Downtown tend to have higher density and are more affordable, though sometimes have substandard housing stock. The existing housing stock is overwhelmingly dominated by single-family homes and multi-family complexes that have more than 20 units. Missing middle housing, such as smaller complexes, like duplexes, triplexes, are not widely available across all neighborhoods in Turlock.

LARGE FAMILIES
Large families are those households of five or more related individuals. Housing of sufficient size and number of bedrooms is a special need of this group, as appropriate size housing would prevent overcrowding. Cost is an additional important consideration, as many large families especially in California do not have sufficient income to afford larger homes or apartments. Large households make up about 12.6 percent of households in Turlock, which is less than the 17.8 percent of large households in Stanislaus County. Of the large families within Turlock, approximately 17.5 percent are considered extremely low- or very low-income households (i.e., households below 50 percent AMI). About 30.9 percent of large families in Turlock experience some level of cost burden (either regular or severe), while 37.5 percent of all other household types experience cost burden. Large families are more likely to experience cost burden, but less likely to experience severe cost burden compared to all other household types in Turlock.

Turlock Unified School District (TUSD) Family Resource Center (FRC) is a hub of support that provides resources, programs, and services based on the needs and interests of families. The Family Resource Center provides programs that support school readiness, hosts parent workshops, links students and families to community assistance, and provides specialized support to foster youth, students experiencing 45 Turlock Journal. 2018. Turlock sees return of new housing development. Available:
https://www.turlockjournal.com/news/local/turlock-sees-return-of-new-housing-development-2/

Appendix D: Assessment of Fair Housing
D-102 Hearing Draft | August 6, 2026
homelessness, and refugees/newcomers. The City of Turlock’s Housing Program Services provides sources and assistance to families in the search for housing. City staff refers families to 211 Stanislaus Conty, operated by United Way of Stanislaus County, which is a confidential information and referral service that includes referrals to resources like utility and rental assistance, housing, food, health, and legal needs.46 City staff also refers large families to Stanislaus Regional Housing Authority for programs that may be more pertinent to their circumstances that may not be offered by the City, such as farmworker housing, migrant housing, and family self-sufficiency programs47.

OLDER ADULTS
Older adults in Turlock, especially renters, are more likely than the overall population to be cost burdened.

According to the U.S. Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 20 percent of households with at least one older adult aged 62 and over in Turlock have an income below 30 percent of AMI, higher than the rate of 13.8 percent found among the overall population in Turlock. Older adult households considered very low-income (making between 31 and 50 percent of AMI) are the group most likely to be spending more than 50 percent of their overall household income on housing costs at 44.4 percent. Older adult households who are considered extremely low-income (making less than 30 percent of AMI) are more likely than those considered very low-income to be spending over 50 percent of their income on housing costs at 49 percent. Senior renters are much more likely to fall into the extremely low-income (zero to 30 percent of AMI) or very low-income (31 to 50 percent of AMI) categories than seniors who own their homes (35.9 percent versus 12.1 percent, respectively. As they age, older adults may face additional housing costs to ensure their homes remain accessible and to eliminate threats to health and safety. Like all lower income residents, older adult residents may be facing overpayment problems or are unable to find affordable rental units at all.

Various agencies and community organizations offer resources for older adults throughout the County and Turlock. Stanislaus County offers an Elderly Nutrition Program that provides meals for adults older than 60 years of age, that offer fresh made meals. In Turlock, older adults can receive a fresh meal Monday through Friday at the Turlock Salvation Army.48 United Samaritans Foundation offers emergency food boxes and mobile lunch programs for those in need. In terms of housing, currently, Turlock has 1,252 assisted units reserved for seniors located on 12 different properties, as discussed in Appendix B: Housing Needs Assessment. None of the developments are 100 percent affordable, but eight of the 12 developments accept Section 8 vouchers, which means that up to 1,003 units are potentially available to older adults meeting the income requirements for affordable housing. Senior housing may be most attractive to the oldest cohort (85 years and older), as younger seniors often prefer to continue living independently.

D.6 Other Relevant Factors
The history of Turlock reflects multiple waves of settlement and agricultural development. It was founded in 1871 by John William Mitchell, as a depot for the Southern Pacific Railroad, which drove in early freight and passenger traffic, further attracting settlers and businesses. The establishment of the Turlock Irrigation 46 United Way of Stanislas County, 2025. 211 Stanislaus County. Available: https://www.stancounty211.org/ 47 Stanislaus Regional Housing Authority, 2025. Programs. Available: https://stanregionalha.org/programs/ 48 Stanislaus County, 2025. Aging and Veterans Services – Senior Lunch Programs. Available:
https://www.stancounty.com/aging/htc-senior-meals.shtm

Hearing Draft | August 6, 2026 D-103
City of Turlock – Housing Element Update 2023-31
District under the Wright Act brought irrigation water that enabled crop diversification, which spurred the agricultural industry and population growth from the early 1900s. More information about immigration and development can be found in Section D.2 Segregation and Integration. Historically throughout the U.S., including in California and Stanislaus County, restrictive and exclusionary zoning practices have contributed to racial and economic segregation.

Turlock was the site of one of several temporary detention camps established during the first phase of the mass incarceration of 97,785 Californians of Japanese ancestry during World War II. The Stanislaus County Fairgrounds is now located in central Turlock, in Tract 38.04 where it and surrounding tracts are deemed racially integrated, as shown on Map D-1. Due to a boom in population attributed to the expansion of State Route 99 in the 1970s, Turlock grew west to meet the freeway’s north-south path. This area is also where most of the city’s low-medium segregation tracts are located, as well as the City’s only High Segregation and Poverty tract, census tract 38.02 (see discussion in Section D.3).

Turlock’s land use and zoning history has steered growth toward agriculture-supporting, low-density residential neighborhoods. Commercial/industrial corridors are concentrated along major roads (notably State Route 99 and West Main), while infrastructure investments and corridor rehabilitation projects have actively shaped where jobs, retail, and higher-density development locate in the city. Policy direction is codified in Turlock’s General Plan and zoning regulations, and recent updates, particularly in the Housing Element and in the Westside Industrial Specific Plan, reflect attempts to balance industrial growth, infill opportunities, and workforce housing, all of which affect patterns of investment and property values across neighborhoods.

Turlock has several defining physical and infrastructural features that influence land use and socioeconomic patterns. It lies on relatively flat terrain in the San Joaquin Valley, which has made large-scale agricultural use feasible and later urban expansion easier, as there is less constraint due to topography. A major feature is the presence of rail lines: the city is planned to be served by the Altamont Corridor Express (ACE) extension project with a planned passenger rail station in Turlock, which would provide commuter and intercity rail access. Also, the city has long been shaped by freight rail corridors, including lines owned by the Union-Pacific Railroad. The main Union-Pacific line runs parallel to Golden State Boulevard and connects the city to a vast statewide and interstate rail network via the City of Modesto to the north and the City of Fresno to the south. The secondary Union-Pacific line that serves primarily rural areas west of Turlock. The BNSF line runs roughly parallel to the Union-Pacific line, connecting to the Cities of Stockton and Modesto to the north and the City of Fresno to the south. In terms of roadways, one major highway is California State Route 99 (State Route 99), which passes through Turlock and is a key regional north-south corridor connecting to other Central Valley cities. Also, California State Route 165 ends in Turlock, linking rural areas south to Turlock via a state highway. The city’s General Plan identifies major regional expressways and interchanges as part of its circulation infrastructure.

The City publishes development impact fee and capital improvement fees reports: the most recent FY 2023- 24 AB 1600 report shows active fee programs for master and specific plan areas (Northwest, Northeast, North Turlock, and East Tuolumne) covering sanitary sewer, water, transportation, storm drainage, and more.49 This report show that the city is collecting fees and planning infrastructure improvements in growth areas, but also note that some transportation, storm, and drainage improvements are not yet expended or are in fund balances.
49 City of Turlock. AB 1600 Annual Report and Five-Year Report for Development Impact Fees. 2024. Available:
https://www.cityofturlock.org/_pdf/devfeesreport.asp?id=8

STANI S LAUS
COUNTY

W CHRISTOFFERSEN PKWY

WTAYLOR
RD

ETAYLOR RD

W MONTEVISTA AVE E MONTEVISTA AVE

WTUOLUMNE RD ETUOLUMNE RD

FULKERTH RD

WEST MAIN ST EAST AVE

W E LINWOOD AVE LINWOOD AVE

SWALNUT RD

S LANDER AVE

SOUTH AVE

W CANAL DR

E CANAL DR

NWALNUT RD

GEER RD

N OLIVE AVE

N BERKELEY AVE

E OLIVE ST

MARSHALL ST
D ST

FIFTH ST

N GOLDEN STATE BLVD

S GOLDEN STATE BLVD

S QUINCY RD

S JOHNSON RD

N DAUBENBERGER RD

N ROSE ST

DELS LN

CROWELL RD

N COLORADO AVE

E MINNESOTA AVE

NORTH AVE

N SODERQUIST RD

S KILROY RD

STEGNER RD

FRANSIL LN

DIANNE DR

GOLF RD

HARDING RD

BRIER RD
Census
Tract:

36.10 Census
Tract:

36.12 Census
Tract:

36.09 Census
Tract:

36.11 Census
Tract:

36.08 Census
Tract:
37 Census
Tract:

38.02 Census
Tract:

36.03 Census
Tract:

39.08 Census
Tract:

38.03 Census
Tract:

39.04 Census Tract:

39.09 Census
Tract:

39.05 Census
Tract:

39.06 Census
Tract:

39.07 Census
Tract:

38.05 Census
Tract:

38.04 Substandard Housing,
Owner-Occupied
0 ¼ ½ 1
Miles
Two or More Issues, Owner Occupied

3.6%

3.7% - 4.8%

MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-18 Substandard Hosing Owner Occupied.mxd Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-27

STANI S LAUS
COUNTY
Source:ACS, 2022; City of Turlock, 2021;
Dyett & Bhatia, 2024

STANI S LAUS
COUNTY

W CHRISTOFFERSEN PKWY

WTAYLOR
RD

ETAYLOR RD

W MONTEVISTA AVE E MONTEVISTA AVE

WTUOLUMNE RD ETUOLUMNE RD

FULKERTH RD

WEST MAIN ST EAST AVE

W E LINWOOD AVE LINWOOD AVE

SWALNUT RD

S LANDER AVE

SOUTH AVE

W CANAL DR

E CANAL DR

NWALNUT RD

GEER RD

N OLIVE AVE

N BERKELEY AVE

E OLIVE ST

MARSHALL ST
D ST

FIFTH ST

N GOLDEN STATE BLVD

S GOLDEN STATE BLVD

S QUINCY RD

S JOHNSON RD

N DAUBENBERGER RD

N ROSE ST

DELS LN

CROWELL RD

N COLORADO AVE

E MINNESOTA AVE

NORTH AVE

N SODERQUIST RD

S KILROY RD

STEGNER RD

FRANSIL LN

DIANNE DR

GOLF RD

HARDING RD

BRIER RD
Census
Tract:

36.10 Census
Tract:

36.12 Census
Tract:

36.09 Census
Tract:

36.11 Census
Tract:

36.08 Census
Tract:
37 Census
Tract:

38.02 Census
Tract:

36.03 Census
Tract:

39.08 Census
Tract:

38.03 Census
Tract:

39.04 Census Tract:

39.09 Census
Tract:

39.05 Census
Tract:

39.06 Census
Tract:

39.07 Census
Tract:

38.05 Census
Tract:

38.04 Substandard Housing,
Renter-Occupied
0 ¼ ½ 1
Miles
Two or More Issues, Renter Occupied

2.5% - 3.0%

3.1% - 6.0%

6.1% - 9.0%

9.1% - 14.6%

MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-19 Substandard Hosing Renter Occupied.mxd Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-28

STANI S LAUS
COUNTY
Source:ACS, 2022; City of Turlock, 2021;
Dyett & Bhatia, 2024

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-107
D.7 Sites Inventory
State law requires a jurisdiction to identify sites to meet its RHNA obligations throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. This includes ensuring that sites are distributed such that they combat housing discrimination, eliminate racial bias, redress historic patterns of segregation, and lift barriers that restrict access. Affirmatively furthering fair housing will help foster inclusive communities so that households at all income levels and of all racial/ethnic makeups can enjoy a more equitable distribution of opportunity and proximity to jobs, transit, a high-quality education, and environmental benefits. To satisfy this requirement, the extent to which buildout of the Sixth Cycle Housing Element inventory may further entrench or help ameliorate existing patterns of segregation and/or exclusion of protected categories was assessed.

Buildout of the sites inventory will result in creation of new homes for 3,842 low- and moderate-income households, which represents a 20.8 percent increase in the number of LMI households in the City over the planning period. Map D-29 and Table D-8 show the distribution of new housing units to Census tracts within the planning area, together with relevant socio-demographic data and existing conditions for each tract. There are 17 census tracts within Turlock, of which 16 can accommodate the projected buildout of the inventory. One tract, Tract 36.03, is located on the west side of the city and does not see any projected units during the planning period. This tract is within the Westside Industrial Specific Plan area, meant to facilitate economic and job development. There is no land zoned for residential development; therefore, there are no units accommodated in this tract.

STANISLAUS
COUNTY

W CHRISTOFFERSEN PKWY

W TAYLOR
RD

E TAYLOR RD

W MONTE VISTA AVE E MONTE VISTA AVE

W TUOLUMNE RD E TUOLUMNE RD

FULKERTH RD

WEST MAIN ST EAST AVE

E LINWOOD AVE W LINWOOD AVE

S WALNUT RD

S LANDER AVE

SOUTH AVE

W CANAL DR E CANAL DR

N WALNUT RD

GEER RD

N OLIVE AVE

N BERKELEY AVE

E OLIVE ST

MARSHALL ST
D ST

FIFTH ST

N GOLDEN STATE BLVD

S GOLDEN STATE BLVD

S QUINCY RD

S JOHNSON RD

N DAUBENBERGER RD

N ROSE ST

DELS LN

CROWELL RD

N COLORADO AVE

E MINNESOTA AVE

NORTH AVE

N SODERQUIST RD

S KILROY RD

S TEGNER RD

FRANSIL LN

DIANNE DR

GOLF RD

HARDING RD

BRIER RD
Census
Tract:

36.10 Census
Tract:

36.12 Census
Tract:

36.09 Census
Tract:

36.11 Census
Tract:

36.08 South Lander
Downtown
North
Golden
State
West Main
Geer Road
Morgan Ranch
Master Plan
Census
Tract:
37 Census
Tract:

38.02 Census
Tract:

36.03 Census
Tract:

39.08 Census
Tract:

38.03 Census
Tract:

39.04 Census Tract:

39.09 Census
Tract:

39.05 Census
Tract:

39.06 Census
Tract:

39.07 Census
Tract:

38.05 Census
Tract:

38.04 Sites Inventory Analysis
andTCAC Opportunity
Areas, Composite Score
0 ¼ ½ 1
Miles
Sites Inventory
Above Moderate Income
Moderate Income
Low/Very Low Income
Mixed Income
Residential Pipeline Projects
Opportunity Area
Composite Score (HCD, 2024) -Tract
Highest Resource
High Resource
Moderate Resource
Low Resource

MERCED COUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-20 Sites Inventory and TCAC Composite Score.mxd Map Date:
5/28/2025
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-20

STANISLAUS
COUNTY
Source: City of Turlock, 2021; Dyett & Bhatia, 2024

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-109
As shown in Table D-8, buildout of the inventory would generally increase the share of LMI households in Highest and High Resource tracts in Turlock and decrease that share of LMI households in Moderate Resource tracts, thereby improving the overall balance of income segments in different areas throughout the residential part of the city. Further, the development of ADUs/JADUs and affordable housing on properties owned by religious institutions through the congregational overlay (Program 1-F) would create additional housing opportunities for LMI households in High and Highest Resource areas beyond that shown in Table D-8. Projections for the number of ADUs and congregational housing units are done at a citywide level, therefore they cannot be attributed to specific parcels and reflected in the total in Table D-8; however, these strategies would further contribute to a better balance of housing types within the community, would increase access to opportunity for lower and moderate income households in High and Highest Resource tracts in Turlock.

Also as shown in Table D-8, the share of LMI households in two tracts classified as Low Resource on T/CAC maps would slightly increase with buildout of the inventory: the share of LMI households would increase from 60.3 percent to 60.7 percent in tract 38.02 and would increase from 71.2 percent to 74.1 percent in tract 39.08. However, both these tracts are classified as "at risk of displacement" and currently have among the highest rates of rent burdened and overcrowded households. Increasing the supply of affordable housing in these tracts will create more housing opportunities for LMI households in these locations and should help to alleviate cost burden and overcrowded living conditions. Further, both tracts are centrally located in Turlock, with easy access to employment, services and transit. Tract 39.08 is located adjacent and to the north of downtown between Geer Road and North Golden State Boulevard and has the highest transit performance score in Turlock (see Map D-22). Tract 38.02, located just southwest of downtown also has one of the best transit performance scores in the city. Additionally, through Program 3-E, the City will implement place-based community investment efforts aimed at lower resource areas, including infrastructure investments and the provision of programs for residents. These include: 1) construction of the Columbia Pool and site improvements to serve neighborhoods in southwest Turlock; 2) repavement and rehabilitation of various street segments in the southwest quadrant of Turlock and installation of ADAcompliant access ramps; 3) re-surfacing and re-striping of the multi-purpose court at Columbia Park, and 4) recreational programming, including fitness programs, family events, community traditions, arts, social and educational activities, and a wide range of enrichment classes with scholarships available for participation.

Overall, buildout of the inventory would have a beneficial effect on access to opportunity, patterns of segregation and integration, and disproportionate needs and displacement risk, as described further below.

ACCESS TO OPPORTUNITY
As described above and shown in Map D-12, most of the eastern and northern portions of the city areas are designated as Highest, High, and Moderate Resource on TCAC maps. There are Low Resource and High Segregation & Poverty areas in the center and west of the city. This is a relative ranking based on composites of environmental, economic, and education scores. .As discussed above, there are no R/ECAPS in Turlock, but one Census tract along the eastern edge of the city is classified as a RCAA (tract 39.05). Existing development in this tract is predominantly single family residential and zoning is R-L (Low Density Residential). The tract contains newly constructed subdivisions and there is little vacant land available and limited opportunities for multifamily development. Accordingly, the inventory projects only 15 new units during the planning period, all of which would be for above moderate households. However, as shown on Map 3-9 in chapter three there are two churches with vacant and underutilized land potentially available for affordable housing pursuant to Program 1-F, which would create a congregational housing overlay to facilitate the development of affordable housing on properties owned by religious institutions in Turlock and provide technical support for interested property owners. There are also a dozen other churches with

Appendix D: Assessment of Fair Housing
D-110 Hearing Draft | August 6, 2026
vacant and underutilized land in High and Highest Resource areas in Turlock that would also be eligible for the congregational housing overlay, further increasing access to opportunity for low and moderate income households. Additionally, the construction of ADUs and JADUs in these established neighborhoods would provide additional housing opportunities for low and moderate income households in High and Highest Resource areas, including Tract 39.05.

Tract 37 is one of the largest Census tracts in the planning area, encompasses the Morgan Ranch Master Plan area, and has most acres of appropriate size for lower income RHNA, based on the criteria defined in State law. Tract 37 is classified as a moderate resource opportunity area The Morgan Ranch Master Plan area envisions the development of a local shopping center, an elementary school, a park, and community facilities within the planning period, that would increase the access to opportunity for residents of this tract and adjacent Tract 38.03. Respectively, Tract 36.09 and Tract 36.1 are highest and high resource opportunity areas, which envision the integration of mixed-income housing and a diversity of housing types. This would suit a variety of Turlock’s residents in these high and highest resource areas, demonstrating excellent access to educational, economic, and environmental opportunity for populations residing within or around these tracts. Therefore, buildout of the inventory would have a beneficial effect on access to opportunity in the city. As a result, buildout of the inventory can increase access to educational, economic, and environmental opportunity for disadvantaged and marginalized populations and help to affirmatively further fair housing in the city and in the Stanislaus Region.

SEGREGATION AND INTEGRATION
Map D-1 indicates that many areas of the City of Turlock are relatively racially and ethnically integrated, and that the City is less segregated than the County as a whole. There are five R/ECAPs in the central part of Stanislaus County, where Turlock, Modesto, and Ceres, the three most populous cities in the county are located. None of these R/ECAPS are in Turlock but one census tract (Tract 38.02) in Turlock does meet the Tax Credit Allocation Committee/HCD criteria as a High Segregation and Poverty (HSP) tract (Map D-11). Map D-11 shows the locations of RCAAs; within Turlock, two RCAAs are located along the very eastern edge of the city and outside the city to the east (Tracts 36.08 and 39.05). Tract 38.02, the High Segregation and Poverty tract, is bordered on the west by SR-99, intersected by the railroad, and includes three unincorporated county islands. Tract 38.03, to the east, also has three county islands and is identified as a low resource area using the TCAC/HCD criteria. The population of these two tracts and Tract 38.04 is predominantly Hispanic, ranging from 51.4 to 73.1 percent Hispanic. Since 1990, Tract 38.02 has seen an increase in Hispanic or Latino residents and a decrease in non-Hispanic White residents that reflects Turlock’s overall demographic changes (Table D-4).

As displayed in Table D-8, there is a significant variation in the levels of concentration of non-White population throughout the City. The southern areas of Turlock have a higher concentration of non-White population (Tract 37, 38.02, 38.03 and 38.04). The tracts with a larger non-White population also generally have a larger low-moderate-income population that more northern areas of the City. Between 2020 and 2022, the non-Hispanic White population has continued to decrease, constituting 41.2 percent of the population in 2022, and the Hispanic or Latinx population increased to 44.4 percent.

The City is increasing opportunities for a variety of housing types and higher density housing, through the creation of Workforce Housing Overlay in areas of the City that currently have a lower concentration of non-White population, like Geer Road and North Golden opportunity areas, as well as northern portions of Turlock. There is a common correlation between wealth and race, so creating opportunities for lowerincome high density housing in these areas may lead to a more even distribution of the population. The City is also including Program 1-E to incentivize and promote ADU development to increase opportunities for lower income households in lower density, high opportunity areas of the City. This includes increased

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-111
outreach strategies and preparation of application checklist and informational handouts. Further, the implementation of Program 5-A, 5-B, 5-C, and 5-D will enforce fair housing laws and address discrimination in the building, financing, selling, and renting of housing based on race, family status, national origin, and work to integrate all households, regardless of ethnicity, race, family composition, and source of income , into the housing cloth of Turlock. Therefore, overall buildout of the inventory would have a beneficial effect on the prevailing pattern of concentrated affluence in Stanislaus County and would not exacerbate patterns of segregation.

DISPROPORTIONATE NEEDS AND DISPLACEMENT RISK
While only three tracts (Tract 38.02, Tract 39.06, and Tract 39.08) in the city are considered at risk of displacement, cost burden is widely prevalent in Turlock. Cost burden is a major issue for older adults, students, and low-income households in Turlock, and is more evenly distributed by race and ethnicity than by location (Map D-23 and D-24 and Charts D-6 and D-7). Notably, between 60 and 80 percent of homeowners in Tract 36.03 in immediately west of Turlock are cost burdened, while 60 to 80 percent of renters in Tracts 39.06, 39.08, and 39.09 in the heart of Turlock are cost burdened. Buildout of the inventory focuses housing development in tracts that have lower displacement risk and lower percent of overcrowded households, particularly in the northern and southern portion of Turlock (Tract 36.09, Tract

36.10, and Tract 37). However, the inventory also accommodates about 10 percent of units within Tract

39.08 that has higher rates of overcrowding and risk of displacement. As noted above, this tract has close proximity to shops, services, transit, and jobs near Downtown Turlock. Buildout of inventory would focus additional below market rate housing throughout Tract 39.08, Tract 39.09, and Tract 37, which would alleviate displacement pressure and relieve overcrowding.

The City is including Program 3-B Anti-Displacement Strategy, where the City will prepare an antidisplacement strategy with the following components to help prevent displacement of vulnerable residents.

The first component of the strategy would be preservation of subsidized affordable housing units by partnerships with Stanislaus Regional Housing Authority, funding for rehabilitation of substandard multifamily units, and restricting the conversion of existing units occupied by lower-income units. The second component of the strategy entails partnering with nonprofits to share information on fair housing to underserved residents, while the final component would include developing an engagement strategy to disseminate information on tenant rights and protections. The City will also continue to support individuals and households with special needs by aiding the facilitation of production of affordable housing with administrative assistance (Program 4-A), partnering with the Disability Resource Agency for Independence Living (DRAIL) to promote availability of service and programs (Program 4-B), offering rental and mortgage assistance and connecting residents in need with Community Housing and Shelter Services (CHHS) (Program 4-D), and continuing to administer the Mobile Home Rent Subsidy program which provides assistance to eligible existing mobile homeowners (Program 4-F). These programs and efforts will continue to promote improvements in special needs populations that are affected by disproportionate housing needs.

Appendix D: Assessment of Fair Housing
D-112 Hearing Draft | August 6, 2026
Existing Conditions Projected New Units
Tract Existing
Households
Low to Mod. Income
Households
Percent LMI
Households
Rent Burdened
Households
Overcrowded
Households HCV Use Non-White Population Displacement Risk T/CAC Resource Category Lower Income
Units
Moderate
Income Units
Above Moderate
Income Units
Total Projected
2031 Units (Existing
+ New)
Projected Percent
LMI

36.03 1,409 764 54.20% 27.90% 6.70% NA 37.00% Lower Moderate 0 0 0 1,409 54.20%

36.08 2,114 708 33.50% 26.30% 7.30% NA 33.70% Lower Moderate 0 0 113 2,227 31.80%

36.09 1,134 363 32.00% 46.20% 6.80% 15.50% 36.70% Lower Highest 257 201 259 1,851 44.40%

36.1 1,807 1001 55.40% 56.00% 8.60% 15.01% 60.60% Lower High 35 394 286 2,522 56.70%

36.11 1,303 397 30.50% 71.90% 10.20% 4.03% 49.10% Lower Highest 0 0 7 1,310 30.50%

36.12 2,544 664 26.10% 58.00% 3.90% 1.66% 56.40% Lower Highest 0 161 308 3,013 27.40% 37 1,380 654 47.40% 44.10% 14.10% 8.83% 74.30% Lower Moderate 450 0 890 2,720 40.60%

38.02 1,578 951 60.30% 54.80% 15.50% 3.74% 85.00% At Risk of Displacement Low 85 66 85 1,814 60.70%

38.03 806 346 42.90% 50.20% 22.00% 3.14% 87.80% Lower Moderate 191 101 292 1,390 45.90%

38.04 2,273 1383 60.80% 29.90% 8.40% 4.84% 76.50% Lower Low 32 51 45 2,401 61.10%

38.05 1,132 371 32.80% 37.50% 1.10% 2.60% 64.20% Lower Highest 0 11 0 1,143 33.40%

39.04 1,879 1091 58.10% 40.20% 8.60% 20.93% 57.20% Lower High 309 9 179 2,376 59.30%

39.05 1,688 581 34.40% 33.30% 0.80% NA 27.40% Lower High 0 0 15 1,703 34.40%

39.06 1,993 1379 69.20% 48.90% 7.60% 9.80% 63.00% At Risk of Displacement Moderate 114 28 44 2,179 69.80%

39.07 2,923 1138 38.90% 56.90% 0.90% 4.16% 27.80% Lower Highest 214 29 43 3,209 43.00%

39.08 1,086 773 71.20% 65.40% 11.00% 16.34% 65.20% At Risk of Displacement Low 487 62 150 1,785 74.10%

39.09 2,374 1163 49.00% 54.60% 2.90% 8.87% 56.80% Lower High 548 7 33 2,962 58.00% Source: 2023 5-Year ACS Estimates, HUD, UDP, Dyett and Bhatia, 2025 Table D-8: AFFH Housing Element Sites Analysis

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-113
D.8 Summary and Conclusions
State law requires that jurisdictions identify fair housing issues as well as contributing factors and priority levels for each factor. Further, a jurisdiction must identify specific goals and actions it will take to reduce the severity of fair housing issues within that jurisdiction. This section fulfills these requirements based on the assessment provided above, as well as relevant information from the 202-2025 AI. Goals and actions related to AFFH are incorporated into the broader Housing Action Plan contained within Chapter 4 of this Housing Element.

The most significant fair housing issues in Turlock relate to housing cost burden, overcrowding, and segregation by income level. Although Turlock is a majority-minority community, the census tracts with the greatest share of non-White Hispanic or Latino residents are also the ones experiencing the highest poverty rates, environmental burdens, and displacement risks. There is also some evidence of racial/ethnic discrimination in lending services, as well as geographic concentrations based on familial status.

Based on the findings of this assessment, Table D-9 presents a summary of existing fair issues and their contributing factors, as well as a description for each. Issues that are primarily related to environmental justice or economic development and do not have a direct bearing on fair housing are ranked as low or not included. Priority levels were assigned as follows:
• High – Designates contributing factors that limit or deny fair housing choice (i.e., has the potential to violate the Fair Housing Act).
• Medium – Designates contributing factors which should be addressed in the near term. These issues do not violate the Fair Housing Act but may increase fair housing issues in the city. These factors may be beyond the City’s immediate capabilities to address. • Low – Designates contributing factors that either do not need to be or cannot be addressed immediately by the city but should be addressed later on during the eight-year planning period.

Table D-9: Fair Housing Issues and Contributing Factors Priority
Level
Fair Housing Issue Description Contributing Factor(s) Meaningful Actions Geographic Targeting
2023-2031 Metrics and Timing
High Enforcement
Surveys indicate that tenants’ rights
education is among the services
needed most in Stanislaus County. In
Turlock, linguistically isolated
households where adults have
difficulty speaking English tend also
to be concentrated in areas with the
highest rates of renters, rent
burdened households, and
low/moderate income residents who
may be at greater risk of eviction or
have greater need for landlordtenant mediation services. • Lack of awareness of tenant rights
• Linguistic isolation
• Program 5-A Fair Housing Information
• Program 5-B Mediation and Enforcement
• Program 5-C Anti-Discrimination Training
Citywide and in
DACs
• Provide fair housing support services for 50 persons annually during each year of the planning period (Program 5-A)
• Assist 30 households during the planning period (Program 5-B) • Increase awareness of fair housing practices among small, independent real estate professionals and lenders over the planning period (Program 5-C)
Medium Enforcement
Loan denial rates are 7-10 percent
higher for people of color than for
White applicants. Between 2018-21,
Black applicants had the highest loan
denial rates, followed by Hispanic or
Latino applicants. White applicants
consistently experienced lower than
average loan denial rates.
• Financial literacy of affected groups
• Lending discrimination
• Program 5-A Fair Housing Information
• Program 5-C Anti-Discrimination Training Citywide
• Provide fair housing support services for 50 persons annually during each year of the planning period (Program 5-A)
• Increase awareness of fair housing practices among lenders over the planning period (Program 5-C)
• Percent change in denial rates
High Enforcement
Fair housing complaints
disproportionately involve small,
independent landlords who
represent a large share of rental
property owners. Disability was the
primary basis for fair housing
complaints in Turlock between 2014
and 2019, accounting for more than
70 percent of all complaints. Race
and familial status each accounted for
approximately 12 percent of
complaints.
• Lack of training/awareness of fair
housing law
• Lack of awareness of tenant rights
• Program 5-A Fair Housing Information
• Program 5-B Mediation and Enforcement
• Program 5-C Anti-Discrimination Training
• Program 4-B Support for Individuals with
Disabilities
Citywide
• Provide fair housing support services for 50 persons annually during each year of the planning period (Program 5-A)
• Assist 30 households during the planning period (Program 5-B) • Increase awareness of fair housing practices among small, independent real estate professionals and lenders over the planning period (Program 5-C)
• Increase in participation in DRAIL programs and services by Turlock residents (Program 4-B)
High Segregation and
Integration
There is a discernable pattern of
segregation by income and race in
Turlock. Neighborhoods in the
north and east have higher incomes
and higher a higher share of White
households, while neighborhoods in
the center and southwest have lower
incomes and a higher share of nonWhite residents.
• Historical settlement patterns in
Turlock
• Neighborhoods in the north and
east are predominantly comprised
of single-family housing, often not
affordable for disadvantaged groups.

Expand housing choice and housing mobility in
north and east of Turlock
• Program 1-E ADU/JADU Awareness
• Program 1-F Congregational Overlay
• Program 1-C SB9 Ordinance
• Program 1-D Small Lot Subdivision Ordinance
• Program 5-D Disavowal of Racially Restrictive
Covenants
High and Highest
Resource
neighborhoods in
northeast Turlock
Expand housing choice and housing mobility in north and east of Turlock • Issue 15 ADU/JADU construction permits annually over the planning period with a focus on High and Highest Resource neighborhoods (Program 1-E)
• Adopt the overlay by Q4 2026; Target construction of 50 lower income units in High and Highest Resource neighborhoods in Turlock over the planning period (Program 1-F)
• Adopt the SB 9 Ordinance by Q1 2028; conduct community outreach bi-annually following adoption of the ordinance, with annual progress reporting to HCD through APRs (Program 1-C) • Adopt the ordinance by Q1 2028, increase the supply of entry level homes and expand options for homeownership in Turlock, targeting 100 new homes for Moderate income households by 2031 with half in High and Highest Resource neighborhoods (Program 1-D)