Agenda packet — Turlock City Council, August 11, 2026 (part 14 of 14)

Turlock General Plan Update
B-122 Community Survey Report
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
south and north Golden State
south Golf Rd
west Linwood Ave
Fransil Rd next to Amazon
out of town
High St, there is a lot which can have apartments on the corner of Soderquist that has a home that is in bad state.

East Ave towards Denair
South Golden State
Children and youth are very important, instruction with the real moral values. One nation under god, sorry for writing in this area.

Work on the south part of Lander, passing the freeway 99 Golf and Glenwood high density housing 4-5 story apartments and south Golden State West Main, Lander
Marshal and Thor all Golden State northy sure fix
farming areas with poor drainage or soils
Monte vista and east Tuolumne
The open fields on the North and East part of Turlock Its frustrating that my growing family can't buy a bigger house because there are 5-10 cash offers for every home that I can't compete with. As a full time firefighter its extremely disapointing
keep N Golden State commercial
please keep a green belt between Turlock and Denair, Modesto Riverbank area is horrible, we don't want to duplicate that
stop urban spread
fix the bad street first
Utilize vacant buildings, land in Turlock. Old factories on Golden State No!
What about over by the Foster Farm chicken factory. Also you could upgrade the area and fix the streets all at the same time. This really needs to be done because the town area is getting bigger. So if and when we have more visitors it will upgrade the town.

No
No
in some housing tracts there are one or more vacant lots. These should be filled in first before any more tract homes are built. Streets are becoming unsafe (speeding) due to road holes etc hire more police where is water going to come from for new houses
city should buy auction properties to build multi use
build housing for homeless low income near Bonander Automotive on empty lot of for seniors Crane Ave there are pockets of empty land that could be filled in however, the permit process is cumbersome for the average person to even upgrade much less develop. so big companies are the only ones to build and transfer charge as much as they want
areas if roadways that are in poor condition
East Turlock current farming operations are almost impossible with all the people trespassing ignoring warnings illegally parking
Fulkerth Rd
N. Tully Road
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Turlock General Plan Update
Community Survey Report B-123
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
why not develop the area near the new Amazon and Dustbowl build up not out, save farmland
area out near Hobby Lobby
west side of Highway 99
no-taking too much farmland
utilize open buildings in creating new condos
Golden State and Countryside
some other town
corner of Geer and Hawkeye
Taylor Rd
do not do anything
Thanks for keeping our parks clean and mowed
Northeast and East Turlock
Monte Vista Ave
Monte Vista Ave on the west side of highway 99, any vacant land Repave the roads that lead into up to & near all housing (new & old) I hate to say it but how about 10-20 acres of farmland close to New Amazon warehouse There is lots of space on geer past university for single family homes/ condos/townhouses Ownership encourages concern for p keep, neighborhood feel etc. Less rental, more smaller ownership possible
Not at this time
Tenant property toward Denair homes
I don't feel like I know enough as citizen abut city planning Highway 99, Taylor Road towards Keyes
NE to Quincy Road
No
Area around Golf Rd and Glenwood Ave
Turlock has several placed, but I do not know the addresses.

Geer Road
Marshall and Thor St., all along north and south of Golden State no
more houses on lots
By area new housing is too expensive
no
I for see Ceres and Turlock with out clear borders, you have it covered! I have to see new housing on farmland. San Jose - you don't want
Repair and replace roads
Avoid using farm land
We have plenty of homeless
I don't have other area to build - but how will re-zoning land that is privately owned affect the owner and the neighboring community.

No
No
Geer, Monte Vista, Crane & Thor
8 street city island
Monte Vista towards Denair
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Turlock General Plan Update
B-124 Community Survey Report
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
Parks need benches, water fountains sidewalks and more attractive On Olive there are houses with large backyards and Main Taylor & Geer, Fulkerth, West Main
The only thing our money should be use for is roads and law enforcement. No new laws or ordinances are required. Maintain our city and stay out of our way.

West of freeway
no more housing
more police
whatever money is budgeted for homeless divert to tax payers kids future development preserve farmland

LOWER THE CITY REGULATINS/LICENSING FEES & ALLOW PRIVATE INDUSTRY TO BUILD HOUSES AT A LOWER COST. IT WILL CREATE JOBS, HOUSING & DECREASE THE ISSUES LANDER

SOUTH EAST TURLOCK
QUIT TRYING TO HELP THOSE WHO WILL NOT HELP THEMSELVES. REWARD THOSSE WHO ARE

PRODUCTIVE MEMEBERS OF SOCIETY THEN THOSE LESS FORTUNATE WILL HAVE

OPPORTUNITIES DUE TO A BETTER COMMUNITY

BEFORE ANYTHING ELSE IS BUILT, LETS GET THE HOMELSS TAKING CARE OF AND THE NOISE,

NOISE , NOISE UNDER CONTROL

EVERYWHERE
LOTS OF EMPTY PARCELS IN AND AROUND TURLOCK. ALSO A LOT OF UNITS/BUILDINGS THAT NEED TO BE OCCUPIED FIRST. TOO MUCH COMMERCIAL WITHOUT AFFORDABLE RESIDENTAL AREA. SHOULD THINK OUT OF THE BOX TO FILL EMPTY AREAS; MAYBE TURN SOME INTO

AFFORDABLE LIVING AREA
vacant, undeveloped land
North of Taylor Road
the sales yard property
Encourage in-fill projects and county island
Empty lot next to railroad on Golden State Blvd, Golden State and East F St vacant land
Morgan Ranch
Monte Vista Avenue and Christofferson Parkway
Develop vacant land with homes
No. Rebuild old communities on the West side.

North on Geer Rd and North Golden State Blvd
by movie theater
make sure people with low/no vision are accommodated
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City of Turlock
Planning Commission Study Session Preliminary
Sites Inventory for the Housing Element
July 18, 2024
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Meeting Objectives
• Provide an overview of requirements for sites inventory • Recap community outreach and process to date
• Present preliminary sites inventory and key strategies • Receive feedback from Planning Commission
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Presentation Outline
• Housing Element Background
• Capacity Under Current Zoning
• Community Outreach and Site Identification
• Strategies to Accommodate RHNA
• Discussion
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Turlock Housing Element Update
Housing Element Background
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Housing Element Overview
• State-mandated element
• City’s plan for addressing local
housing needs
• Updated on an 8-year cycle
• Subject to statutory
requirements
• Mandatory review by Dept.

Housing & Community
Development (HCD)
required
elements
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Turlock Housing Element Update
Key Housing Element Components
• Inventory of available sites for
housing
• Projection of realistic capacity
• Assessment of housing needs,
constraints, and “fair housing”
issues
• Program of implementing actions
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What is RHNA?
• RHNA = Regional Housing Needs Allocation
• Total number of new housing units that City must plan to accommodate for 2023 – 2031 cycle
• Separated into four affordability levels:
• Very Low < 50% area median income (AMI)
• Low 50 – 80% AMI
• Moderate 80 – 120% AMI
• Above Moderate > 120% AMI
• Stanislaus County AMI = $92,600 (family of 4, 2022)
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Turlock RHNA Allocation
Turlock RHNA Allocations
CYCLE

VERY LOW
INCOME
(<50% of Area
Median Income)

LOW INCOME
(50-80% of Area
Median Income)

MODERATE
INCOME
(80-120% of Area
Median Income)

ABOVE MODERATE
INCOME
(>120% of Area
Median Income)
TOTAL
6th (2023-31) 1,305 903 1,096 2,498 5,802
G-185

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Requirements for Inventory and Site Suitability
• City is required to zone for sufficient capacity to meet RHNA • Special requirements for lower income RHNA sites
• Site size parameters (0.5 to 10 acres)
• Absence of environmental constraints
• Proximity to transit
• Availability of infrastructure and utilities
• Must affirmatively further fair housing
• Past performance to demonstrate viability
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Realistic Capacity
Projections
• 35 dwelling units per
acre (du/ac) in
Downtown Core and
High Density
Residential
• 22 du/ac for nonvacant sites along
commercial corridors
4131 Geer Road, Turlock
Site Area: 12 acres
Project Density: 29 du/ac
Site Area: 8.58 acres
Project Density: 30.4 du/ac
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Turlock Housing Element Update
Capacity Under Current Zoning
G-188

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Pipeline Projects
• Projects permitted and
constructed after June 2023 can
be counted toward RHNA
• Ten projects recently approved or
currently under construction in
Turlock
Very Low
and Low
Moderate Above
Moderate
Total
Capacity
443 410 238 1,091
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Vacant Residential Land
• 177 vacant residential parcels
• General Plan Land Use and
affordability:
• High (15-40 du/ac) - Lower Income
• Med (7-15 du/ac) - Moderate Income
• Low/Med, Low, and Very Low - Above
Moderate Income RHNA
Very Low
and Low
Moderate Above
Moderate
Total
Capacity
497 101 763 1,361
G-190

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Morgan Ranch Master Plan
• MDR (120 acres) envisions singlefamily homes and duplexes • HDR (15 acres) envisions
apartment, townhomes, and
condominiums
Very
Low and
Low
Moderate Above
Moderate
Total
Capacity
144 196 985 1,325
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Downtown
• Capacity for new housing on vacant
and underused parcels downtown
• High density permitted in core,
Low/Med permitted in Transitional
and Office-residential districts
• Lower income RHNA assigned to
sites meeting criteria in State law
Very Low and
Low
Above
Moderate
Total
Capacity
492 595 1,087
G-192

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Accessory Dwelling Units
• ADUs can count toward RHNA
• On average since 2018, the
City had issued construction
permits for 8 ADUs each year
• Increase in permits since 2021,
so projection is for 10/year for
a total of 80 by 2031
Year ADU Building Permits
Issued
2018 4
2019 4
2020 2
2021 5
2022 12
2023 8
Total 47
Annual Average (2018-2023) 7.83
Recent ADU Approvals
G-193

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Summary of Capacity Under Current Zoning
Units Accommodated Under Current Zoning

VERY LOW AND LOW
INCOME

MODERATE INCOME ABOVE MODERATE
INCOME
TOTAL
Pipeline Projects 443 410 238 1,091
Morgan Ranch Master Plan 144 196 985 1,325
Downtown 492 595 1,087
ADUs 48 24 8 80
Vacant Residential Land 497 101 763 1,361
SUBTOTAL 1,624 731 2,589 4,944
RHNA 2,208 1,096 2,498 5,802
Difference -584 -365 91 -858
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Turlock Housing Element Update
Community Outreach
G-195

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Opportunity Area Identification
• Need to identify additional
locations for lower and
moderate income housing
• Areas shown at right have
clusters of vacant and
underused properties with
potential for housing
• Community survey gauged
community sentiment on new
housing in these areas
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Community Survey Recap
• Objective: collect community input on how
and where to accommodate new housing and
address other community priorities
• Available from February 1 and March 1, 2024
• Paper survey mailed to over 30,000 addresses
in Turlock, including property owners and
renters
• Over 1,500 survey responses received
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Demographics of Respondents
“Are you a resident of Turlock?” “What language do you speak at home?” “What is your age?”
“Do you own or rent your home?”
“How long have you lived at your current address?”
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Survey Results
“What is the most important thing that should be done
to improve Turlock over the next 10 years?”
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Survey Results
”Do you support adding new housing in the areas shown on the other sheet?” G-200

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Turlock Housing Element Update
Rezoning Strategies
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Workforce Housing Overlay
• Create a Workforce Housing Overlay that
applies to underutilized commercial
properties in 3 opportunity areas
• Owners continue to have right to develop
commercial consistent with base zoning,
but have option to build housing if they
want
• Objective: meet RHNA obligations and
provide housing for service workers,
teachers, public servants and others who
work in Turlock and earn less than 80% AMI
G-202

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Workforce Housing Overlay
North Golden State Geer Road
West Main Street
G-203

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Turlock Preliminary Inventory
Location/Strategy Very Low and
Low Moderate Above Moderate Total
Units Accommodated Under Current Zoning
Pipeline Projects 443 410 238 1,091
Morgan Ranch Master Plan 144 196 985 1,325
Downtown 492 595 1,087
ADUs 48 24 8 80
Vacant Residential Land 497 101 763 1,361
Subtotal (A) 1,624 731 2,589 4,944
RHNA 2,208 1,096 2,498 5,802
% RHNA 74% 67% 104% 85%
Rezoning
North Golden State 980 297 126 1,403
Geer Road 970 215 91 1,276
West Main 63 27 11 101
Subtotal (B) 2,013 539 228 2,780
GRAND TOTAL (A+B) 3,637 1,270 2,817 7,724
RHNA 2,208 1,096 2,498 5,802
% RHNA 165% 116% 113% 133%
• Overlay creates adequate
capacity to meet RHNA
obligations at all levels
with a buffer
• State recommends a
buffer of 15-30%
• Buffer required in case
some sites don’t develop
at densities anticipated
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Turlock Preliminary Inventory
• Map of sites shows
distribution of sites
• Lower and Moderate
income sites concentrated
near transit and services per
State guidance
G-205

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Turlock Housing Element Update
Additional Strategies
G-206

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Purpose and Need
• State law requires
that sites inventory
expand housing
opportunities for
disadvantaged
groups in high
resource areas
G-207

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SB 9 Housing
• Senate Bill 9 enables homeowners
to split their single-family
residential lot into two separate lots
and/or build additional residential
units on their property
G-208

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Congregational Overlay
• New State law provides incentives
to religious organizations to
develop affordable housing
• Over 40 religious properties
throughout Turlock
• Strategy: overlay that permits the
development of affordable
multifamily housing on religious
properties if they choose
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Turlock Housing Element Update
Discussion
G-210

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Discussion
• Are the sites and densities proposed appropriate to include in the Draft Housing Element?
• Are there other sites or areas that should be included in the inventory? • Should the Draft Housing Element incorporate an SB9 housing ordinance and/or a congregational housing overlay that provide property owners with options to develop different types of housing if they wish? • Should the City develop programs to incentivize and facilitate ADU production beyond the annual rate of 8 ADUs per year that has been seen since 2018?
G-211

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City of Turlock
Planning Commission Review of 2023-31
Housing Element
November 7, 2024
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Meeting Objectives
•Introduce the 2023-31 Public Review Draft
Housing Element
• Hear comments from the Commission and
community
• Receive a recommendation to formally submit to
the State for legally-mandated 90-day review
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Presentation Outline

1. Recap of Legal Requirements for Housing Element and the Process for Developing the Draft

2. Overview of Draft Housing Element
• Organization
• Inventory
• Housing Action Plan

3. Next Steps and Timing
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Turlock Housing Element Update
Legal Requirements for
Housing Element
G-215

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Housing & Community
Development (HCD)
required
elements
8 G-216

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Turlock RHNA Allocation
Turlock RHNA Allocations
CYCLE

VERY LOW
INCOME
(<50% of Area
Median Income)

LOW INCOME
(50-80% of Area
Median Income)

MODERATE
INCOME
(80-120% of Area
Median Income)

ABOVE MODERATE
INCOME
(>120% of Area
Median Income)
TOTAL
6th (2023-31)
1,305 903 1,096 2,498 5,802

22.5% 15.6% 18.9% 43% 100%
G-219

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Requirements for Inventory and Site Suitability
• City is required to zone for sufficient capacity to meet RHNA • High density housing (>20 du/ac) is deemed “affordable” by State • Special requirements for lower income RHNA sites
• Site size parameters (0.5 to 10 acres)
• Absence of environmental constraints
• Proximity to transit
• Availability of infrastructure and utilities
• Must affirmatively further fair housing
• Past performance to demonstrate viability
G-220

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Community Involvement
• Pop-up outreach at National Night
Out event held at Columbia Park
• Focus group discussions with
architects, builders, service providers
• Citywide community survey,
received over 1,500 respondents
• Planning Commission and City
Council decision-maker meetings
G-221

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Turlock Housing Element Update
Overview of Draft Housing
Element
G-222

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Housing Element Organization
• Draft Housing Element (Vol. 1)
• Chapter 1: Introduction
• Chapter 2: Community Profile
• Chapter 3: Housing Resources
• Chapter 4: Housing Action Plan
• Housing Element Appendices (Vol. 2)
• Appendix A: Sites Inventory
• Appendix B: Housing Needs Assessment
• Appendix C: Constraints Analysis
• Appendix D: Assessment of Fair Housing
• Appendix E: Fifth Cycle Accomplishments
• Appendix F: Additional Analysis and
Information in Support of Housing
Projections
• Appendix G: Outreach Materials
G-223

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Pipeline Projects
• Projects permitted and
constructed after June 2023 can
be counted toward RHNA
• Fourteen projects recently
approved or currently under
construction in Turlock
Very Low
and Low
Moderate Above
Moderate
Total
Capacity
6 361 770 1,137
G-224

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Inventory Summary Under Current Zoning
Units Accommodated Under Current Zoning

VERY LOW AND LOW
INCOME

MODERATE
INCOME

ABOVE MODERATE
INCOME
TOTAL
Pipeline Projects 6 361 770 1,137
Morgan Ranch Master Plan 450 875 1,325
Downtown 329 277 606
ADUs 48 24 8 80
Vacant Residential Land 393 133 576 1,102
SUBTOTAL 1,226 518 2,506 4,250
RHNA 2,208 1,096 2,498 5,802
Difference -982 -578 -8 -1,552
G-225

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Workforce Housing Overlay
• Adopt a Workforce Housing Overlay that
applies to underutilized commercial
properties in four opportunity areas
• Owners continue to have right to develop
commercial consistent with base zoning,
but have option to build housing if they
want
• Objective: meet RHNA obligations and
provide housing for service workers,
teachers, public servants and others who
work in Turlock and earn less than 80% AMI
G-226

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Workforce Housing Overlay
North Golden State
Geer Road
West Main Street Bernell Ave
Eight St
F St
D St
S Orange Ave
S Lander Ave
A St
South Ave
Fifth St
Vermont Ave
Montana Ave
W Linwood Ave E Linwood Ave
Ninth St
S Lander Ave
S Orange Ave
Columbia St
High St
S Lander Ave S Lander Ave
Fifth St
Spruce St
Bethany Ave
Rockwood Ave
Birchwood Way
Angelus St
S First St
Fifth St
South Lander Opportunity Area
Sites Inventory
Low/Very Low Income
Mixed Income
South Lander Sites
Housing Element
Figure 3-6
0 250 500 1,000
Feet
Source: City of Turlock, 2021; Dyett & Bhatia, 2021
South Lander
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Housing Element Sites Inventory
Location/Strategy Very Low and
Low Moderate Above Moderate Total
Units Accommodated Under Current Zoning
Pipeline Projects 6 361 770 1,137
Morgan Ranch Master Plan 450 875 1,325
Downtown 329 277 606
ADUs 48 24 8 80
Vacant Residential Land 393 133 576 1,102
Subtotal (A) 1,226 518 2,506 4,250
RHNA 2,208 1,096 2,498 5,802
% RHNA 56% 47% 100% 73%
Rezoning
North Golden State 850 265 111 1,226
Geer Road 475 243 100 818
South Lander 196 86 30 312
West Main 23 32 10 65
Subtotal (B) 1,544 626 251 2,421
GRAND TOTAL (A+B) 2,770 1,144 2,757 6,671
RHNA 2,208 1,096 2,498 5,802
% RHNA 125% 104% 110% 115%
• Overlay creates adequate
capacity to meet RHNA
obligations at all levels
with a buffer
• State recommends a
buffer of 15-30%
• Buffer required in case
some sites don’t develop
at densities anticipated
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Turlock Sites Inventory
• Map of sites shows
distribution of sites
• Lower and Moderate
income sites concentrated
near transit and services per
State guidance
G-229

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Turlock Housing Element Update
Additional Strategies
G-230

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Purpose and Need
• State law requires that
sites inventory expand
housing opportunities for
disadvantaged groups in
high resource areas
G-231

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SB 9 Housing
• Senate Bill 9 enables homeowners
to split their single-family
residential lot into two separate lots
and/or build additional residential
units on their property
G-232

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Congregational Overlay
• New State law provides incentives
to religious organizations to
develop affordable housing
• At least 32 churches with vacant
land and/or surface parking that
could be redeveloped with
housing
• Strategy: overlay that permits the
development of affordable
multifamily housing on religious
properties if they choose
G-233

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Congregational Overlay
1225 W Christoffersen Pkwy 2813 N Berkeley Ave
1619 E Monte Vista Ave
G-234
E Tuolumne Rd, near Seventh-day Adventist Church

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Homeownership Programs
• Small Lot Subdivision Ordinance
• City will identify locations for small lot subdivisions, adopt ordinance to increase supply of entry level homes and expand options for homeownership • First Time Homebuyers Program Refinements
• City will benchmark FTHP to other programs, identify recommended refinements, and amend recommendations to increase participation in FTHB program
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Turlock Housing Element Update
Housing Action Plan
G-236

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Housing Goals
• Goal #1 Increase Housing Supply in Turlock and Promote a Balance of Housing Types and Prices to Meet the Needs of Local
Residents
• Goal #2 Remove or Reduce Constraints to Housing Production • Goal #3 Preserve, Rehabilitate, and Enhance Existing Housing and Neighborhoods
• Goal #4 Provide a Range of Housing Types and Services to Meet the Needs of Individuals and Households with Special Needs
• Goal #5 Affirmatively Further Fair Access to Housing for All in Turlock • Goal #6 Monitor the Effectiveness of Housing Programs G-237

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Goal #1: Increase Housing Supply and Balance Housing Types

PROGRAMS
▪ Six (6) programs
▪ Adoption of
▪ Workforce Housing Overlay
▪ SB 9 Ordinance
▪ Small Lot Subdivision Ordinance
▪ Congregational Overlay
▪ Promotion of ADU/JADU construction
GOAL
▪ Increase Housing
Supply in Turlock and
Promote a Balance of
Housing Types and
Prices to Meet the
Needs of Local
Residents
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Goal #2: Remove or Reduce Constraints
GOAL
▪ Remove or Reduce
Constraints to Housing
Production

PROGRAMS
▪ Twelve (12) programs
▪ Morgan Ranch lift station
▪ Objective standards for multifamily and
mixed-use development
▪ Continue predevelopment consultation
and design review at staff level
▪ Zoning Code “cleanup” for compliance
with new State law:
▪ Live/work units
▪ Manufactured housing
▪ Zoning for people with disabilities
▪ LBNC, transitional/supportive housing
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Goal #3: Neighborhood Preservation and Enhancement
GOAL
▪ Preserve, Rehabilitate,
and Enhance Existing
Housing and
Neighborhoods

PROGRAMS
▪ Eight (8) programs
▪ Continue loans for housing rehabilitation
and for acquisition and rehabilitation of
property for affordable housing
▪ Expand participation in First Time
Homebuyers Program
▪ Prepare anti-displacement strategy,
targeting seniors on fixed income and
low-income households
▪ Community land trust collaboration
▪ Programs for neighborhood clean-up
and place-based improvements
G-240

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Goal #4: Provide Range of Housing Types for Special Needs Households and Individuals
GOAL
▪ Provide a Range of
Housing Types and
Services to Meet the
Needs of Individuals
and Households with
Special Needs

PROGRAMS
▪ Seven (7) programs
▪ Continue to facilitate production of
affordable housing for special needs groups
▪ Services for disabled and zoning
amendments to support senior
independent living
▪ Promote availability of rental and mortgage
assistance via non-profits
▪ Continue to address homelessness in
partnership with non-profits
▪ Promote availability of services and public
service grants
G-241

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Goal #5: Affirmatively Further Fair Access to Housing
GOAL
▪ Affirmatively Further
Fair Access to Housing
for All in Turlock

PROGRAMS
▪ Six (6) programs
▪ Fair housing training for landlords
▪ Mediation/enforcement services via Project
Sentinel, particularly in area with
linguistically isolated households
▪ Increase access to opportunity with
workforce development initiatives
▪ Participate in home sharing/tenant
matching program
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Linguistically Isolated Households
G-243

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Goal #6: Monitor Effectiveness of Programs
GOAL
▪ Monitor the
Effectiveness of
Housing Programs

PROGRAMS
▪ Four (4) programs
▪ Annual Review
▪ Ensure Adequate Sites Available to Meet
City’s Share of RHNA
▪ Monitor ADU and JADU Trends
▪ Development and Replacement Unit
Requirements
G-244

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Turlock Housing Element Update
Community Comments
G-245

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Public Review of Draft Housing Element
Draft Housing Element released
Public Comment Period
Planning Commission Study Session
Oct 3
Oct 3 – Nov 2
Oct 3
G-246

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Property Owner Outreach
• Notification sent to owners of sites with Workforce Housing Overlay on Draft Inventory
• Survey of non-vacant commercial site owners
• 4 responses to survey and 5 calls to staff
• All owners interested in developing housing on property in next 5 to 10 years • Barriers include zoning and permitting, financing, and water connections • Participants noted streamlined permitting, discussion with City staff, and funding mechanisms may facilitate housing development on property G-247

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Staff Recommended Revisions
• An implementation timeline for
Housing Action Plan prepared
• Staff recommends revisions to
implementation timing of certain
programs in the action plan to
better space them out
• Revisions reflect what can
realistically be accomplished
based on staff resources and time
needed to prepare materials
G-248

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Turlock Housing Element Update
Next Steps
G-249

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Next Steps and Timing
Planning Commission Recommendation
City Council Review Approval to Submit to HCD
HCD Review (90 days)
Planning Commission Study Session on
Workforce Housing Overlay
Adoption Hearings
Nov 7
Nov 12
Nov 15 – Feb 13
Jan 2025
Mar 2025
G-250

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City of Turlock
City Council Review of 2023-31 Housing Element
January 28, 2024
G-251

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Timeline and Process
Community Survey
Review of Draft Sites Inventory
Draft Housing Element released
Public Comment Period
Planning Commission Review
City Council Review
HCD Review
Adoption Hearings
Feb – May
July 18
Oct 3
Oct 3 – Nov 2
Nov 7
Jan 28, 2025
Jan 31 – May 1, 2025
May/June 2025
G-252

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Meeting Objectives
• Review the 2023-31 Public Review Draft
Housing Element
• Hear comments from the Council and
community
• Receive approval to formally submit to State
for legally-mandated 90-day review
G-253

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Turlock Housing Element Update
Housing Element Overview
G-254

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Housing & Community
Development (HCD)
required
elements
8 G-255

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Turlock RHNA Allocation
Turlock RHNA Allocations
CYCLE

VERY LOW
INCOME
(<50% of Area
Median Income)

LOW INCOME
(50-80% of Area
Median Income)

MODERATE
INCOME
(80-120% of Area
Median Income)

ABOVE MODERATE
INCOME
(>120% of Area
Median Income)
TOTAL
6th (2023-31)
1,305 903 1,096 2,498 5,802

22.5% 15.6% 18.9% 43% 100%
G-256

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Page 1710 of 1808 ends

Page 1711 of 1808 ends

Turlock Housing Element Update
Sites Inventory
G-259

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Page 1713 of 1808 ends

Page 1714 of 1808 ends

Inventory Capacity Under Current Zoning
Units Accommodated Under Current Zoning

VERY LOW AND LOW
INCOME

MODERATE
INCOME

Page 1715 of 1808 ends

Turlock Housing Element Update
Rezoning Strategy
G-263

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Workforce Housing Overlay
• Adopt a Workforce Housing Overlay that
applies to underutilized commercial
properties in four opportunity areas
• Owners continue to have right to develop
commercial consistent with base zoning,
but have option to build multifamily housing
if they want
• Objective: meet RHNA obligations and
provide housing for service workers,
teachers, public servants and others who
work in Turlock and earn less than 80% AMI
G-264

Page 1717 of 1808 ends

Page 1718 of 1808 ends

Page 1719 of 1808 ends

Turlock Sites Inventory
• Map of sites shows
distribution of sites
• Lower and Moderate
income sites concentrated
near transit and services per
State guidance
G-267

Page 1720 of 1808 ends

Turlock Housing Element Update
Additional Strategies
G-268

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Purpose and Need
• State law requires that
sites inventory expand
housing opportunities for
disadvantaged groups in
high resource areas
G-269

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SB 9 Housing
• Senate Bill 9 enables homeowners
to split their single-family
residential lot into two separate lots
and/or build additional residential
units on their property
G-270

Page 1723 of 1808 ends

Page 1724 of 1808 ends

Congregational Overlay
1225 W Christoffersen Pkwy 2813 N Berkeley Ave
1619 E Monte Vista Ave
G-272
E Tuolumne Rd, near Seventh-day Adventist Church

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Turlock Housing Element Update
Housing Action Plan
G-273

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Page 1727 of 1808 ends

Implementation
• Action Plan contains 43
programs to be implemented
over the 8-year planning period
• Timing, responsible
department, and funding
source indicated for each
• An implementation timeline for
Housing Action Plan prepared
showing sequence in view of
available staff resources
G-275

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Turlock Housing Element Update
Community Comments
G-276

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Outreach Recap
• Draft Housing Element released Oct 3, 2024
• Notification sent to owners of sites with Workforce Housing Overlay on Draft Inventory
• Several overlay site owners have expressed interest in developing housing
• Planning Commission reviewed the Draft Housing Element and recommended submittal to HCD
G-277

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Turlock Housing Element Update
Next Steps
G-278

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Next Steps and Timing
City Council Meeting
HCD Review (90 days)
Planning Commission Study Session on
Workforce Housing Overlay
Adoption Hearings
Jan 28
Jan 31 – May 1
Mar 2025
May/June 2025
G-279

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Aachment B
The Land Use and Economic Development Element of the General Plan is hereby amended as follows. Addi
ons are shown in redline format; dele
ons are shown
in strikethrough format; exis
ng text that is not shown and will not be amended
is denoted by ellipsis ("...").
...

Figure 2-2 Land Use Diagram is hereby amended as follows:

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Aachment B
...

Table 2-2 Land Use Classifica#ons and Density - Minimums and Maximums is hereby amended as follows:

Table 2–2: Land Use Classifications and Density – Minimum and Maximum land Use
Minimum and Maximum
Residential Density
(Gross Dwelling Units
per Acre)
Typical NonResidential Density
(FAR)1
VLDR Very Low Density Residential 0.2 – 3.0
LDR Low Density Residential 3.0 – 7.0
LDR_MDR Low and Medium Density Residential 5.0 – 10.0
MDR Medium Density Residential 7.0 – 15.0
HDR High Density Residential 15.0 – 40.0
DT Downtown Mixed Use2

7.0 – 40.0 Plus 4.0
O Office 0.35
CC Community Commercial 0.25
CRMU Commercial-Residential Mixed Use4 20.0 – 35.0 0.25 - 0.35 HC Heavy Commercial 0.35
HWC Highway Commercial 0.35
RC Regional Commercial 0.353
I Industrial 0.60
BP Business Park 0.35
PUB Public/Semi-Public (includes detention basins) NA
P Park NA
UR Urban Reserve NA

1. FAR = Floor Area Ratio, defined as the ratio between gross floor area of structures on a site and gross site area. Thus, a building with a floor area of 100,000 square feet on a 50,000 square-foot lot will have a FAR of

2.0. 2. Downtown Mixed Use allows a combination of residential development of 7.0-40.0 units per acre as well as non-residential development of FAR 4.0 maximum.

3. FAR for a hotel in the Regional Commercial designation may be up to 3.0.

4. Permitted residential density in CMRU is from 20 to 35 dwelling units per gross acre; except for parcels on West Main where maximum permitted density is 30 dwelling units per gross acre. ....

Commercial-Residen
al Mixed Use (CRMU)
This classifica#on is intended to promote a mix of commercial and residen#al uses along four commercial corridors in Turlock, suppor#ng the vitality of exis#ng retail and helping to provide housing for teachers, nurses, firefighters, police officers, restaurant and services workers, and others employed in Turlock as needed to accommodate the City's assessed share of the Regional Housing Needs Alloca#on. The designa#on applies to certain vacant and underu#lized parcels

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Aachment B
along North Golden State, Geer Road, West Main, and South Lander. A mix of uses is not required on every parcel but is desired along the corridor. Mixed use projects may be in either a ver#cal (mul#ple uses in the same building) or horizontal format (mul#ple single-use buildings on the same parcel). Permied residen#al density is from 20 to 35 dwelling units per gross acre; except for parcels on West Main where maximum permied density is 30 dwelling units per gross acre.

Typical non-residen#al floor area ra#o is from 0.25 - 0.35 FAR as permied by implemen#ng zoning.

Office (O)
The Office category includes business and professional offices, with a maximum FAR of 0.35. The areas near the Police Services/TID headquarters, Emanuel Medical Center, and on Geer Road between West Canal Drive and Hawkeye Road are suitable for offices but not for retail businesses (except for employee-serving uses such as restaurants and child care). ...

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Attachment C
GPA 2026-01

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ORDINANCE NO. -CS
ORDINANCE NO. -CS

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TURLOCK AMENDING TITLE 9 (ZONING) OF THE TURLOCK MUNICIPAL CODE ADDING ARTICLE 6 (COMMERCIALRESIDENTIAL MIXED-USE ZONES) INCLUDING SECTION 9-6-110 (STREAMLINED

MINISTERIAL APPROVAL FOR QUALIFYING HOUSING DEVELOPMENT PROJECTS IN COMMERCIAL-RESIDENTIAL MIXED-USE ZONES), AND AMENDING TMC 9-3-202 TO

IMPLEMENT THE GENERAL PLAN HOUSING ELEMENT
WHEREAS, the City of Turlock, California ("City") is a municipal corporation, duly organized under the constitution and laws of the State of California; and WHEREAS State law authorizes cities to adopt and administer zoning ordinances to implement General Plans and requires that zoning regulations be consistent with the General Plan; and
WHEREAS, in recent years, the California Legislature has approved, and the Governor has signed into law, a number of bills that, among other things, amended t h e Government Code (1) to require General Plan Housing Elements to analyze the availability of land resources in the City to accommodate the City’s share of the region’s future housing needs and to identify zoning amendments needed to meet these needs and (2) to enable by-right development of mixed-use projects and affordable housing in commercial corridors; and
WHEREAS, the City wants to explore and, to the extent feasible, use all available tools to meet its mandated regional housing goals and implement State law; and WHEREAS, the City had determined that certain sites in the City, which have been identified in the General Plan Housing Element, provide opportunities for mixed-use and multi-family housing and that these sites are a means of providing housing for teachers, restaurant and service workers, firefighters, police officers, and others employed in the City and Stanislaus County and may enable the City to respond to the State’s requirements with appropriate objective development and design standards and incentives for additional affordable housing units; and
WHEREAS, the City wants to continue to protect existing housing resources and ensure appropriate transitions to adjacent lower density uses; and WHEREAS, the City desires to amend its local regulatory scheme for these zoning regulations to implement the General Plan Housing Element and to comply with the governing provisions of Government Code and recent court cases; and WHEREAS, the City proposes to amend Title 9 (Zoning) of the Turlock Municipal Code adding Article 6 (Commercial-Residential Mixed-Use Zones), including Section 9-6- 110 (Streamlined Ministerial Approval for Qualifying Housing Development Projects in Commercial-Residential Mixed-Use Zones), and amend Turlock Municipal Code 9-3-202 (Use Classifications) to implement the General Plan Housing Element; and WHEREAS, on August 6, 2026, the Planning Commission of the City of Turlock voted

Page 1737 of 1808 ends

to recommend the City Council adopt the ordinance; and
WHEREAS, on August 11, 2026 after considering the staff report and public comment the City Council found:

1. That the pubic necessity, convenience and general welfare support the proposed amendment.

2. That the proposed amendment is consistent with the Turlock General Plan.

NOW THEREFORE, BE IT ORDAINED by the City Council of the City of Turlock as follows:

SECTION 1. RECITALS: The recitals and findings set forth above are true and correct and incorporated herein by reference
SECTION 2. ENVIRONMENTAL DETERMINATION: Find the project “Exempt” from the provisions of CEQA in accordance with Section 21080.085 of the Public Resources Code which establishes a statutory exemption from the California Environmental Quality Act ("CEQA") for rezoning undertaken to implement the schedule of actions in a housing element that has been “approved” by the California Department of Housing and Community Development (HCD).

SECTION 3. ADDITION: Title 9, Chapter 3 is hereby amended as follows:

ARTICLE 6 Commercial-Residential Mixed-Use District Regulations 9-3-601 Specific Purpose.
(1) Purpose and applicability. The purpose of the Commercial-Residential Mixed-use (CRMU) zones is to promote the development of affordable workforce housing for lower and moderate-income households in specific areas of the city identified in the General Plan. The CRMU zones permit a broad range of commercial and residential uses and allow densities of 20 to 35 dwelling units per acre. In addition, the approval process for projects in the CRMU zones is streamlined, with ministerial approval for qualifying projects with affordable housing using checklists and objective standards as required by State law.
(2) CRMU Subdistricts. Three CRMU subdistricts are created with land use regulations tailored to existing and planned development. The additional purposes of these subdistricts are as follows.
(a) CRMU-A subdistrict. To provide a residential-commercial mixed-use zone that will accommodate residential development, retail and service uses, and business and professional offices in transitional areas adjacent to residential neighborhoods.
(b) CRMU-B subdistrict. To provide opportunities for residential development along with a wide range of retail stores, restaurants, hotels and motels, commercial recreation, personal services, business services and financial services and for limited office uses.

Page 1738 of 1808 ends

(c) CRMU-C subdistrict. To provide opportunities for residential development and mixed-use development that includes retail, wholesale, and service businesses and limited manufacturing uses that have impacts comparable to those of retail and service uses. (d) CRMU-D subdistrict. To provide opportunities for residential development and mixed-use development that includes a range of general services.
(3) Relation to pre-existing development. The CRMU zones use regulations and development standards apply to new development and alterations and additions to existing structures and uses. Nonconforming uses and structures are subject to Article 3 of this title. Article 3 permits limited but reasonable opportunities for the continuation, replacement, and expansion of nonconforming uses and for nonconforming structures that are not a public nuisance to be repaired, enlarged, and improved if it is in the public interest. Article 3 also provides for the removal of nonconforming uses and structures or change to conforming uses and structures when such uses and structures are a public nuisance.
(4) Non-residential projects. For 100 percent non-residential projects, the development standards of the pre-existing zoning district shall apply. In this context, pre-existing means the zoning established prior to the effective date of the ordinance enacting the CRMU district.
9-3-602 Use Classifications.

Land use classifications for the CRMU districts are shown in Table 9-3-602-A. In the table, the letter "P" designates use classifications permitted in CRMU subdistricts, the letters "NP" designate use classifications not permitted, the letters "MAA" designate use classifications allowed on approval of a minor administrative approval, the letters "MDP" designate use classifications allowed on approval of a minor discretionary permit, and the letters "CUP" designate use classifications allowed on approval of a conditional use permit.

All new or expanded uses of a site or structure shall obtain the necessary permits as indicated in the following schedule.

All new or expanded uses of a site or structure, involving an expansion of floor area of one thousand (1,000) square feet or twenty-five (25%) percent of the existing building floor area, whichever is less, are subject to design review in accordance with Article 10 of Chapter 9-5 TMC, unless a project is a qualifying housing development subject to streamlined ministerial approval as provided by Section 9-3-607. New or expanded uses subject to design review shall obtain an MDP design review permit. Design review shall take place concurrently with the processing of any other required permit. Compliance with the adopted design guidelines of the City of Turlock is mandatory for all commercial developments subject to design review.

Any change in use or business within an existing structure that is permitted or, in the opinion of the Development Services Director, is suitable to the site and structures in which it is located and does not increase the intensity or impact of its prior use shall obtain a zoning certificate in accordance with Article 2 of Chapter 9-5 TMC (Zoning Certificates and Home Occupation Permits). The zoning certificate shall be obtained prior to the issuance of a building permit or prior to commencement of a use where no building permit is required.

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Uses not contained in the following schedule may be permitted subject to a conditional use permit. Such conditional uses must be of a similar nature and intensity as other uses in the district as determined by the Development Services Director or designee.

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TABLE 9-3-602-A: LAND USE CLASSIFICATIONS FOR CRMU-A, CRMU-B, CRMU-C. AND

MDP MDP MDP MDP
Crop production P P P P
Other
agricultural uses

NP NP NP MDP
Residential
Uses
Accessory
dwelling units
P P P P (19)
Condominiums P P P P
Family day care
homes
Large P P P P
Small P P P P
Emergency
shelter
CUP CUP CUP NP (2)
Multifamily
dwellings

P P P P
Caretaker unit NP NP CUP MDP (14)(33)
Public and
Semipublic
Uses
Clubs and
lodges

MDP MDP CUP NP
Convalescent
hospitals

MDP MDP CUP NP
Cultural
institutions

P P P CUP
Day care centers MDP MAA MAA MDP
Government
offices

P P P MDP
Hospitals CUP CUP CUP NP
Parking lots MDP MDP MDP MDP
Public assembly NP MDP MDP NP
Public buildings
and facilities

MDP MDP MDP MDP
Religious
assembly

MDP MDP MDP CUP

Page 1741 of 1808 ends

TABLE 9-3-602-A: LAND USE CLASSIFICATIONS FOR CRMU-A, CRMU-B, CRMU-C. AND

CRMU-D SUBDISTRICTS (COMMERCIAL-RESIDENTIAL MIXED-USE ZONE) P
NP
MDP
MAA
CUP
Permitted
Not Permitted
Minor Discretionary Permit
Minor Administrative Approval
Conditional Use Permit
CRMU-A CRMU-B CRMU-C CRMU-D Additional Use
Regulations
Schools
Trade MDP MDP MDP MDP
Public or private MDP MDP MDP NP
Utilities
Major NP NP CUP MDP
Minor MAA MAA MAA P (3)
Commercial
Uses
Adult
entertainment
facilities
NP NP NP MDP (24)
Animal services
Animal
boarding

CUP MDP MDP MDP
Animal
grooming

MDP P P MDP
Animal
hospitals

CUP MDP MDP MDP
Animal retail
sales
NP P P NP (18)
Antique shops NP P P NP
Artists' studios MDP P P MDP
Automobile
repair
Major NP MDP MAA MDP (5) (6)
Minor NP MAA P MDP (5) (6)
Automobile
sales and
service
NP MAA MAA NP (5) (6)
Automobile
service stations
NP MAA MAA MDP (5) (6)
Bakeries
Retail MDP P P NP
Wholesale NP NP MDP MDP
Bar NP CUP CUP NP
Building materials
and services
NP MDP MAA MDP (7) (1)(29)
Cannabis -
Cultivation
NP NP CUP CUP (20) (21)(30) (31)
Cannabis – NP NP CUP CUP (20) (21)(30)(31)

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TABLE 9-3-602-A: LAND USE CLASSIFICATIONS FOR CRMU-A, CRMU-B, CRMU-C. AND

CRMU-D SUBDISTRICTS (COMMERCIAL-RESIDENTIAL MIXED-USE ZONE) P
NP
MDP
MAA
CUP
Permitted
Not Permitted
Minor Discretionary Permit
Minor Administrative Approval
Conditional Use Permit
CRMU-A CRMU-B CRMU-C CRMU-D Additional Use
Regulations
distribution
CannabismanufacturingNP NP CUP CUP (20) (21)(30) (31)
Cannabis – retail
sales
NP CUP CUP CUP (20) (21)(30) (31)
Cannabis –
testing
laboratories
CUP CUP CUP CUP (20) (21)(30) (31)
Catering
services

NP P P NP
Clinics MDP MDP P NP
Commercial
recreation and
entertainment
NP CUP CUP MDP (4)
Convenience
gas mart

NP MDP MDP MDP
Discount club NP CUP CUP NP (16) (17)
Discount store NP MDP MDP NP (16) (17)
Discount
superstore
NP NP NP NP (16) (17)
Equipment
sales, service,
and rentals
NP NP MAA MDP (1) (25)
Financial
services
CUP MDP MAA MDP (26)
Food and
beverage sales
Neighborhood
store <2,500 sf

CUP MAA MAA NP
Between
2,500
and 10,000 sf

NP MDP MDP NP
Larger than
10,000 sf
NP MDP MDP NP (16) (17)
Fortune telling NP MDP NP NP (22)
Funeral and
interment
services

MDP MAA MAA NP
Health/recreation
center

Page 1743 of 1808 ends

TABLE 9-3-602-A: LAND USE CLASSIFICATIONS FOR CRMU-A, CRMU-B, CRMU-C. AND

NP MAA MAA MAA
Greater than
3,000 sf

NP MAA MDP CUP
Hotels and
motels
NP MAA MAA NP (12)
Industrial hemp
– Cultivation

NP NP NP NP
Industrial hemp
– Type A

NP NP MDP MDP
Industrial hemp
– Type B

NP NP CUP CUP
Laboratories MAA MAA MAA MDP
Laundries
Limited MAA P P NP
Unlimited NP NP P MDP
Maintenance
and repair
services
Major NP NP MDP MDP (1)(6)
Minor NP MAA MAA MDP (1) (6)
Nightclub NP CUP CUP NP
Nurseries NP MAA MAA NP
Nursing homes MDP MDP NP NP
Offices
Business and
professional

P P MAA CUP
Medical and
dental

P P MAA CUP
Outdoor Storage NP MDP MDP MDP (1)
Personal
services

MAA P P CUP
Printing and
publishing
Limited MDP MAA P MDP
Unlimited NP NP MDP MDP
Recycling facility
Collection
facility, large
NP NP MDP MDP (13)
Collection NP P P P (13)

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TABLE 9-3-602-A: LAND USE CLASSIFICATIONS FOR CRMU-A, CRMU-B, CRMU-C. AND

CRMU-D SUBDISTRICTS (COMMERCIAL-RESIDENTIAL MIXED-USE ZONE) P
NP
MDP
MAA
CUP
Permitted
Not Permitted
Minor Discretionary Permit
Minor Administrative Approval
Conditional Use Permit
CRMU-A CRMU-B CRMU-C CRMU-D Additional Use
Regulations
facility, small
Processing
facility
NP NP NP CUP (13)
Rental storage
facility
NP NP MDP MDP (15)
Research and
development
services

MDP MDP MDP MDP
Restaurant CUP MAA MAA CUP
Restaurant,
drive-in

NP MDP MDP CUP
Restaurant, fast
food

NP MDP MDP CUP
Retail sales CUP P P MDP (8) (16) (17)
(27)
Shopping center NP MDP MDP NP
Travel trailer
park

NP NP MDP NP
Industrial Uses
Commissary NP NP MDP MDP
Industry
Limited NP NP MDP MDP
Warehouse
Limited NP NP MDP MDP (9)
General NP NP NP MDP
Salvage and
wrecking
operations
CUP (28)
Motor vehicle NP NP CUP CUP (23)
Nonvehicular NP NP CUP CUP (23)
Warehouse
Limited NP NP MDP MDP
Wholesale
distribution

NP NP MDP MDP
Accessory
Structures and
Uses
P P P P (1) (10)
(9)(19)(32)
Temporary P P P P (10)

Page 1745 of 1808 ends

TABLE 9-3-602-A: LAND USE CLASSIFICATIONS FOR CRMU-A, CRMU-B, CRMU-C. AND

CRMU-D SUBDISTRICTS (COMMERCIAL-RESIDENTIAL MIXED-USE ZONE) P
NP
MDP
MAA
CUP
Permitted
Not Permitted
Minor Discretionary Permit
Minor Administrative Approval
Conditional Use Permit
CRMU-A CRMU-B CRMU-C CRMU-D Additional Use
Regulations
Uses
Nonconforming
Uses
See Article 3 of Chapter 9-2 TMC (Nonconforming Structures and Uses).

Notes:
(1) See TMC 9-2-112 (Outdoor storage) and Article 5 of Chapter 9-5 TMC (Temporary Uses of Land).
(2) Small group homes and group quarters serving six (6) or fewer people are considered accessory to an existing residence pursuant to State and Federal law. (3) Minor utilities shall not interfere with the use, enjoyment, or aesthetics of adjacent uses. All utilities shall be screened from view from public right-of-way using landscaping, a berm, a solid masonry fence, or other visually attractive method. The area surrounding the minor utility shall be landscaped.
(4) Commercial recreation and entertainment uses less than two thousand (2,000) square feet in floor area are allowed with a zoning certificate issued in accordance with Article 2 of Chapter 9-5 TMC (Zoning Certificates and Home Occupation Permits). (5) See TMC 9-2-112 (Outdoor storage). In the C-C and C-T districts, automobile servicing shall be conducted wholly within an enclosed building.
(6) See TMC 9-2-104 (Automobile service stations, repair and washing). (7) In the CRMU-A, B and C District, building materials and service uses shall not abut an R district unless accessory to a retail use
(8) Retail sales in the CRMU-A district shall be limited to pharmacies and/or the sale of medical and/or dental products.
(9) See TMC 9-2-101 (Accessory buildings or structures). (10) See Article 5 of Chapter 9-5 TMC (Temporary Uses of Land). Construction trailers may be located on the project site after required planning permits and approvals have been obtained.

The trailer(s) must be removed upon completion of the applicable construction project. (11) See Article 5 of Chapter 9-5 TMC (Temporary Uses of Land). (12) A conditional use permit issued in accordance with Article 6 of Chapter 9-5 TMC (Conditional Use Permits and Variances) shall be required if a hotel or motel, or travel trailer park abuts an R district.
(13) See TMC 9-2-116 (Recycling facilities).
(14) For purposes of this regulation, a dwelling unit occupied by a person employed on the premises whose presence is necessary for the operation, maintenance, security, or management of the principal use on the site. A caretaker unit may be permitted within a rental storage facility. All such residences shall be constructed to R-M district standards. (15) See TMC 9-2-122 (Rental storage facility).

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TABLE 9-3-602-A: LAND USE CLASSIFICATIONS FOR CRMU-A, CRMU-B, CRMU-C. AND

CRMU-D SUBDISTRICTS (COMMERCIAL-RESIDENTIAL MIXED-USE ZONE) P
NP
MDP
MAA
CUP
Permitted
Not Permitted
Minor Discretionary Permit
Minor Administrative Approval
Conditional Use Permit
CRMU-A CRMU-B CRMU-C CRMU-D Additional Use
Regulations
(16) See TMC 9-1-202 for the definitions of "discount store," "discount superstore," and "discount club."
(17) Except for a "discount store" as defined by TMC 9-1-202, which shall require a conditional use permit issued in accordance with Article 6 of Chapter 9-5 TMC (Conditional Use Permits and Variances).
(18) Retail sale of dogs and cats is prohibited in accordance with TMC 6-1-703. (19) See TMC 9-2-119 (Accessory dwelling units).
(20) This matrix does not apply to cannabis uses within the downtown overlay. Cannabis uses in the downtown overlay shall be governed by TMC 9-2-701 and 9-4-103. (21) This matrix does not apply to cannabis uses within the Westside Industrial Specific Plan.

Cannabis uses in the Westside Industrial Specific Plan shall be governed by TMC 9-2-705. (22) No fortune-telling use shall be located any closer than within seven hundred fifty (750’) feet of another fortune-telling use.
(23) See TMC 9-2-117 (Salvage and wrecking operations). (24) See TMC 9-2-102 (Adult entertainment facilities).
(25) See TMC 9-2-123 (Equipment sales, service and rentals). (26) In the CMRU-D district – Only automatic teller machines are allowed. (27) In the CMRU-D district – In an I district only ancillary retail sales limited to thirty (30%) percent of the total square footage of buildings used to manufacture products on the site, or two thousand five hundred (2,500) square feet, whichever is less, shall be allowed. Goods being sold at retail must be directly related to approved and permitted uses of the site. (28) Salvage and wrecking operations shall not adjoin an arterial street or Highway 99. See TMC 9-2-117 (Salvage and wrecking operations).
(29) In the CMRU-D district – Building materials and service uses shall not adjoin any R district.

See TMC 9-2-112 (Outdoor Storage).
(30) In the CMRU-D district – This matrix does not apply to cannabis uses in industrial zones within the downtown overlay. Cannabis uses in downtown overlay shall be governed by TMC 9-2- 704 and 9-4-103.
(31) In the CMRU-D district – This matrix does not apply to cannabis uses in industrial zones within the Westside Industrial Specific Plan. Cannabis uses in the Westside Industrial Specific Plan shall be governed by TMC 9-2-705.
(32) In the CMRU-D district – See TMC 9-2-112 (Outdoor Storage). (33) In the CMRU-D district-A caretaker unit may be provided in conjunction with an industrial use for a caretaker that is responsible for security, maintenance, or management of the facility.

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(1) Minimum density. The minimum density is one housing unit for each to 2,178 square feet of lot area, which represents a density of 20 units per acre of net land area. (a) The maximum density is one unit for each 1,245 square feet of lot area, which represents a density of 35 units per net acre. However, for parcels fronting West Main Street, the maximum density is one unit for each 1,452 square feet of lot area, which represents a density of 30 units per net acre.
(b) Any bonus units allowed under the State’s Affordable Housing Density Bonus Program are not counted in determining whether a project complies with the maximum allowable density standard in CRMU zones. (2) Residential only projects. For residential only buildings along the primary street frontage (ie. associated with front of the lot) an active frontage with a pedestrian orientation shall be provided. Building elements that create an active frontage with a pedestrian orientation include windows and glass doors, decks for individual units, stoops and steps, covered entries, and windows providing views into active space within the building, such as lobbies and common areas. The Development Services Director also may allow these active and pedestrian-oriented frontages to be provided along private streets, interior walkways, and around plazas and courtyards within the interior of a mixed-use project rather than on exterior frontages facing arterial streets.
(3) Types of mixed-use allowed. Both horizontal and vertical mixed-use development shall be allowed in the CRMU zones.
(a) Horizontal mixed-use development allows a range of uses adjacent to one another, either in separate buildings or parcels. Individual buildings may share project components, such as parking, serving, loading, and utility areas.
(b) Vertical mixed-use allows for a mix of uses within a single building where non-residential uses occupy the ground floor and residential uses are on the upper levels. A vertical mixed-use project may have surface parking, subterranean parking decks, and/or at grade and above grade parking decks.

TABLE 9-3-602-A: LAND USE CLASSIFICATIONS FOR CRMU-A, CRMU-B, CRMU-C. AND

CRMU-D SUBDISTRICTS (COMMERCIAL-RESIDENTIAL MIXED-USE ZONE) P
NP
MDP
MAA
CUP
Permitted
Not Permitted
Minor Discretionary Permit
Minor Administrative Approval
Conditional Use Permit
CRMU-A CRMU-B CRMU-C CRMU-D Additional Use
Regulations
The unit shall be a permanent structure that is architecturally compatible with the main industrial buildings and must be clearly accessory to the industrial use.

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(4) Minimum amount of residential in a mixed-use project. A minimum of 50 percent of the total floor area in a mixed-use project shall be devoted to residential use. (5) Minimum amount of retail and service uses in certain mixed-use projects. In a mixeduse project in the CRMU-B and CRMU-C, at least 10 percent of the gross floor area shall be reserved for and occupied by activity generating uses, such as retail shops, eating and drinking establishments, retail banks, offices for walk-in clientele, business services, or businesses offering personal services. If the project is within or adjacent to a shopping center or regional retail complex, this requirement for onsite activity generating uses shall be reduced to 5 percent. This does not preclude the development of a 100 percent residential project in any CRMU zone. (6) Active and pedestrian-oriented frontages required in a mixed-use project. Along the primary building frontage (ie. façade facing the front of the lot), active ground floor uses are required in mixed-use buildings with residential uses above commercial uses for at least 70 percent of street-facing tenant space. These uses may include retail shops, eating and drinking establishments, retail banks, business and personal services, and offices for walk-in clientele, such as employment agencies, insurance offices, real estate offices, travel agencies, and offices for elected officials. In a mixed-use project with through lots, the primary frontage may be the frontage providing the principal pedestrian access from an adjoining street; it does not have to be the frontage with primary vehicular access.
9-3-603 Development Standards.

All residential and mixed-use development in the CRMU zones shall comply with the development standards in Table 9-6-103-A, the table notes, and the supplemental standards following the table.

Feature Standard Additional
Regulations
CRMU-A, CRMU-B, CRMU-C and
CRMU-D
Site Requirements
Minimum Site Area (sq. ft.) 20,000; 10,000 on West Main Street Note 1 Minimum Lot Width (ft.) 75 Note 2
Maximum Lot Coverage (%) 65 Note 3
Minimum Landscape Coverage
(%)
15 Note 9
Building Form and Location
Minimum Density 20 dwelling units / acre
Maximum Density 35 dwelling units / acre Note 4
Maximum Building Height 3 stories, up to 35 feet; 2 stories, up to 30 feet on West Main Street and Notes 5 and 10
TABLE 9-3-603-A: DEVELOPMENT STANDARDS FOR CRMU ZONES

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Feature Standard Additional
Regulations
CRMU-A, CRMU-B, CRMU-C and
CRMU-D
on lots with less than 15,000 sq. ft.
adjacent to R-E, R-L, and R-L4.5
zoning districts
Minimum Ground Floor Ceiling
Height
14 feet non-residential; 9 feet
residential
Minimum Setbacks:

Front 10 feet; 12 feet if ground floor
residential Notes 7 and 8
Rear None; 15 feet (10 feet for lots with
less than 15,000 sq. ft.) if adjacent to
a Residential zone
Interior Side 5 feet; 12 feet for mixed-use
buildings if adjacent to a Residential
zone
Note 6
Corner Side 10 feet; 12 feet if ground floor
residential Notes 7 and 8
Minimum Building Separations 10 feet; 5 feet on West Main Street and lots with less than 15,000 sq. ft.

Design standards for multi-family
housing
A 10-foot upper-story setback shall be required on 70
percent of the front and street side frontages above the second level. In addition, an additional 5-foot setback for windows for bedrooms in residential units facing an interior side yard is required for privacy considerations.

Off-street parking and loading See Section 9-2-203.

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Feature Standard Additional
Regulations
CRMU-A, CRMU-B, CRMU-C and
CRMU-D
Notes:
[1] The minimum area for development on residential-only lots is 7,500 square feet. The minimum site area may be reduced from 20,000 to 10,000 sq. ft. for mixed-use development on infill lots. [2] The minimum lot width for new residential-only lots within a mixed-use development is 60 feet.

This standard does not apply to pre-existing lots.
[3] Impervious driveways, walkways, parking areas, patios, decks, and other paved areas shall be excluded from the calculation of lot coverage. This standard does not apply to a 100 percent non-residential project.
[4] For parcels fronting West Main Street, the maximum permitted density is 30 units per net acre, per 9-3-602(1)(a).
[5] On lots that are larger that 40,000 sq. ft. and not located on West Main Street additional height is allowed up to 38 feet to accommodate ground-floor retail and restaurant space with high ceilings, sloped roofs, and parapets for rooftop open space.

Exterior rooftop enclosures for elevators and stair towers may project up to 5 feet above this height limit on lots that are larger than 40,000 sq.ft. [6] Adjacent to the R-E, R-L, R-L4.5 and R-M residential zoning districts, an additional 5-foot upper-story setback for the third level is required along interior lot lines. [7] A minimum 20-foot setback must be provided for garages and carports facing a street. [8] Where ground-floor residential units are proposed with adjoining ground-floor decks along a street frontage, which may project 2-feet into a landscaped front or corner side setback. [9] For a 100 percent non-residential project, the minimum landscape coverage is 7.5 percent plus any landscaping required by Article 2 of Chapter 2 TMC (Off-street Parking and Loading Regulations).
[10] No maximum building height is established for sites where the pre-existing zoning was C-H or C-T provided the maximum floor FAR does not exceed 0.35. (1) Required building walls. Building walls shall be constructed along or within 15 feet of the front property line for a minimum of 60 percent of the primary street frontage and 40 percent on secondary street frontages. This requirement may be waived by the Development Services Director upon finding that:
(a) Ground-floor residential uses are proposed, a minimum 20-foot setback will be provided (10 feet on West Main Street and on lots with less than 15,000 sq.ft.), and substantial landscaping will be located between the front property line and ground-floor residential units as a buffer; and (b) Entry courtyards, plazas, entries, or outdoor eating areas are located between the build-to line and the building and buildings are constructed at the edge of the courtyard, plaza, or outdoor dining area. (2) Building mass and scale.
(a) To reduce upper-story building mass, the floor area for the third story and above shall not exceed 80 percent of the area of the ground-floor.

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The Development Services Director may waive this requirement upon finding recesses, offsets projections or other architectural articulation of exterior walls and a sloped roof modulates the visual mass of the top of the building and avoids the appearance of a box-like structure. (b) Buildings that are more than 100 feet in length shall include a minimum 2-foot vertical variation in height for at least 50 feet. (3) Building entrances.
(a) Principal building entries shall front upon the primary street or be visible from the sidewalk with a minimum six-foot wide walkway to the entry.

This standard does not apply to townhouse development and residential development with interior courtyards where entries are from the courtyard.
(b) Building entries shall be accented with features such as moldings, lighting, overhangs, canopies, or awnings.
(c) Where pedestrian paths or walkways cross parking areas or driveways, the paths shall incorporate landscaping and decorative paving to define the pedestrian space.
(4) Required ground floor transparency for non-residential uses. Exterior walls for nonresidential ground-floor uses facing and within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 60 percent of the building wall area between 2 feet and 8 feet above the sidewalk. No streetfacing wall shall run in a horizontal plane more than 25 feet without an opening. (a) Openings fulfilling this requirement shall have transparent glazing and provide views into display areas, sales areas, work area, lobbies or other active spaces, and window displays shall be at least 3 feet in depth.
(b) Parking garages are not required to meet these transparency requirements provided a minimum 10-foot wide landscape area is provided between the parking garage and a public street. (5) Open space standards for residential and mixed-use projects. The open space requirements of the R-H High Density Residential Zone for usable open space shall apply to all proposed residential development and to residential units in mixed-use development in the CRMU zones with the following modifications:
(a) The minimum amount of usable open space (private or common open space) is 250 square feet per unit of which at least 60 square feet (36 square feet for upper-level units in a mixed-use project) shall be private open space serving at least 50 percent of the individual dwelling units.

On West Main St. and on lots with less than 15,000 sq.ft., only 100 square feet of usable open space is required, which may be private or common open space.
(b) In projects that are on arterial streets (excluding West Main Street) that do not abut existing single-family development, common open space may be provided on rooftops in areas having minimum horizontal dimensions of 10 feet.

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(c) Landscaped areas that are less than 10 feet in width and contiguous with and an integral part of the common open space or are connected to the common open space may be counted in determining compliance with the open space standards of this section, provided they are at least five feet in width.
(d) The minimum amount of required common open space may be reduced by 20 percent if a site abuts or is within one-quarter mile walking distance of a public park or playing field open to the public. (e) In all projects (except senior housing) proposing 20 or more residential units, 900 square feet of children’s play area is required, except where there is a public park within a quarter-mile walking distance of the principal entry to the project.
(6) Parking.
(a) Parking areas are prohibited between the building and primary street edge. On-site surface parking shall be on the sides of buildings or in the rear half of the site or as tuck-under parking within a residential structure. Exceptions may be approved for guest parking, for surface parking along four-lane arterial streets, and for free-standing parking structures and carports and surface parking areas with shared parking for residential and commercial uses.
(b) Along arterial streets and secondary frontages, surface parking shall have a five-foot wide landscaped perimeter with a minimum three-foot high wall, fence, buffer planting, or a landscaped berm adjoining the sidewalk. Building siting and parking design shall maximize opportunities for shared parking, access entries, and driveways in order to minimize the number of curb cuts and thus limit possible conflict between pedestrians and automobiles.
(c) Whenever possible, vehicle access shall be provided from side streets and alleys to limit the number of driveways along arterial streets. (7) Landscaping.
(a) Street trees shall be included along all street frontages with residential development. Trees must be approved by the City prior to installation. (b) Where pedestrian paths or walkways cross parking areas or driveways, the paths shall incorporate landscaping and decorative paving to define the pedestrian space.
9-3-604 Reductions to the Required Number of Parking Spaces. An applicant may request, and the Development Services Director may grant a reduction in the amount of required parking for individual uses, including existing uses, when one or more of the following conditions exist:
(1) Multiple uses may share use of parking facilities when operations for the respective uses are not normally conducted during the same hours, or when hours of peak use differ. Requests for the use of shared parking must meet the following conditions:
(a) A parking demand study has been prepared pursuant to paragraph (2) below which demonstrates that there will be no substantial conflicts

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between the subject uses with regard to principal hours of operation and periods of peak parking demand, and that the total number of parking spaces required for the subject uses does not exceed the number of parking spaces reasonably anticipated to be available at periods of maximum use.
(b) The proposed shared parking facility is not located further than 500 feet from the uses which it serves.
(c) A written agreement by users of the shared parking facility shall be executed with accompanying covenants, deed restrictions, or other agreements as deemed necessary by the Development Services Director to assure that the required parking spaces and access are provided for the life of the uses and other similar future uses. A document shall be recorded to assure shared maintenance of the parking facility.
(2) The number of parking spaces otherwise required for individual uses may be reduced if it can be demonstrated through a parking demand study prepared by a California-licensed traffic engineer and based on the most recent edition of Parking Generation, published by the Institute of Transportation Engineers or other equivalent information, that the use will not utilize all of the required number of spaces during peak periods due to the nature of the specific use, or the manner in which the specific use is conducted. Peak period parking demand shall be calculated by estimating the parking demand for all of the uses on the site for each hour in a 24-hour period and then totaling the hourly demand for all uses for each hour. The greatest resulting hourly demand shall be the required number of spaces for the site, which may be less than the number otherwise required for each individual use. 9-3-605 Review Procedures.
(1) Preliminary review. An applicant for a housing development (100 percent residential or mixed-use) may submit an application for preliminary review for feedback prior to the submittal of any formal requests for approval. The purpose of the preliminary review is to determine whether the proposed development is in substantial compliance with applicable zoning regulations and objective development standards and to establish the basis and procedures for granting a zoning clearance or an administrative approval. The following information is required to be submitted for preliminary review:
(a) Calculations showing the proposed density and any additional units requested under the State Density Bonus Program;
(b) Number and percentage of total units that are proposed to meet affordability criteria and the income level to which the units will be restricted if density bonus units are requested; and
(c) A description of any proposed waivers or reductions of development standards or other zoning requirements, consistent with the provisions of Cal. Gov’t Code Section 65915 (k).
(2) Design review required. All residential development and mixed-use development with residential units in a CRMU zone are subject to ministerial design review by the

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Director or, at the Director’s discretion, the Planning Commission to determine compliance with the objective design standards for the CRMU zones and any other applicable objective subdivision or zoning standards. This review shall be objective and strictly focused on the project’s compliance with the objective zoning standards, objective subdivision standards, and objective design review standards applicable to the project.
(3) Additional findings required for design approval. The Director or the Planning Commission shall grant design approval if it is determined the project complies with the objective design standards and, if density bonus units are requested, the following additional findings must be made:
(a) The proposed development meets the affordability criteria of additional units if any are requested under the State’s Density Bonus Program; and (b) The increased density would not have a specific adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5 of the Cal.

Gov’t Code, upon public health and safety or the physical environment or on any real property listed in the California Register of Historic Resources.
(4) Conditions of approval. In granting a design approval, the Director or the Planning Commission has the authority as provided in State law to impose reasonable and objective conditions necessary to ensure compliance with objective standards that are broadly applicable to development in the City, as deemed necessary and appropriate to ensure that the provisions of the General Plan and this Title are met, including requirements for needed off-site public improvements. The Director or the Planning Commission may require reasonable guarantees and evidence that such conditions are being, or will be, met.
9-3-606 Provisions for Streamlined Ministerial Review. An applicant with a housing development project that qualifies for streamlined ministerial review under California Government Code Section 65912.122 or other provisions of State law may request such review pursuant to Section 9-3-607. The additional Planning Commission findings listed above are not required.
9-3-607 Streamlined Ministerial Approval for Qualifying Housing Development Projects in CRMU zones.
(1) Purpose. The purpose of this section is to specify how the City will implement ministerial review procedures for qualifying housing project in CRMU zones. These procedures are intended to facilitate the development of affordable housing consistent with the goals, policies, and programs of the General Plan. These procedures are consistent and respond to the requirements of California Government Code Sections 65583.2(h), 65583.2(i), 65913.4 and other sections of State law (e.g. provisions established by Assembly Bill (AB) 1021 or Senate Bill (SB) 35 or SB 423) requiring ministerial review.
(2) Definitions. Terms defined in California Government Code Section 65913.4 shall apply to this section and shall control in the event of a conflict between definitions in this title and definitions in California Government Code Section 65913.4.

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(3) Applicability. This section applies to eligible housing development projects in an CRMU zone, including residential mixed-use projects, and replaces the City's procedures for reviewing discretionary applications.
(4) Eligible Projects. A housing development in a CRMU zone, including a residential - only or residential mixed-use project, is eligible for streamlined ministerial review if it:
(a) Is a multi-family housing development that contains two or more units on an infill site that is zoned for residential use or residential mixed-use or has a General Plan designation that allows for residential or mixed-use development;
(b) Has a minimum proposed density of 20 dwelling units per acre; (c) Is a mixed-use development that devotes at least half of the floor area to residential uses;
(d) Includes a commitment to build at least 20 percent of the units as affordable housing for lower income households, consistent with Government Code 65583.2 (h) and (i) and the applicant will ensure continued affordability for 55 years for units that are rented and 45 years for units that are owned;
(e) Is not located on a site with wetlands or a site that contains habitat for protected species or land that has been identified for conservation in a natural community conservation plan or habitat conservation plan adopted by the City;
(f) Is not located on a site with areas of special flood hazards unless the development has received a no-rise certification in accord with Section

60.3(d)(3) of Title 44 or the Code of Federal Regulations and all requirements of this title have been met;
(g) Is not located within a delineated earthquake fault zone shown on maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission as modified by the City’s building code;
(h) Is not located within a high or very high fire hazard severity zone, as determined by the California Department of Forestry and Fire Protection unless the site has been excluded from the specified hazard zones by the City and will be subject to fire mitigation measures to protect the development;
(i) Is not on land subject to a conservation easement;
(j) Is not located on a site that would require the demolition of the following types of housing:
(i) Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income.
(ii) Housing that is subject to any form of rent or price control through a public entity's valid exercise of its police power.

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(iii) Housing that has been occupied by tenants within the past 10 years.
(iv) Housing that is occupied by tenants and units at the property are, or were, subsequently offered for sale to the general public by the subdivider or subsequent owner of the property.
(k) Is not on a site previously used for rental housing occupied by tenants within the past 10 years that was demolished within the preceding 10 years;
(l) Does not require the demolition of a historic structure that was placed on a national, state, or local historic register;
(m) Does not require an exception, modification or any other discretionary entitlement, excluding requests for a parking reduction which are based on objective standards in this title;
(n) Is not otherwise disqualified by criteria in the Government Code establishing eligibility requirements for ministerial approval; and (o) Complies with the applicable objective zoning standards, objective subdivision standards, and objective design standards, excluding any additional density or other concessions, incentives, or waivers of standards requested under the State’s Affordable Housing Density Bonus Program.
(5) Application Requirements; Review and Approval.
(a) An applicant may file a notice of intent to submit an application in the form of a Preliminary Application that includes all of the information required by California Government Code Section 65941.1 as that section read on January 1, 2020. Complete Building Permit applications for the project may be submitted concurrently with the Preliminary Application. Planning staff shall provide templates for Preliminary Applications to applicants on request and shall be available on the City’s website. The Preliminary Application shall be accompanied by the required fee as established by the City. (b) Within 180 calendar days after filing a Preliminary Application, an applicant shall submit a Formal Application for Ministerial Review, provided scoping consultation has concluded consistent with Subsection (3), below. Failure to submit a Formal Application terminates the review process for the Preliminary Application.
(6) Scoping Consultation for projects requesting SB 35/SB 423 review. (a) Upon receipt of a Preliminary Application for SB 35/SB423 review, the City shall contact the Native American Heritage Commission for assistance in identifying any California Native American tribe that should be notified. The Development Services Director shall provide a formal notice of the applicant's intent to submit a formal application to each required California Native American tribe within 30 days of preliminary application submittal. The formal notice shall be consistent with California Government Code Section 65913.4(b).
(b) If within 30 days of receipt of the formal notice, any California Native

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American tribe that was formally noticed accepts the invitation to engage in scoping consultation, the Development Services Director shall commence scoping consultation within 30 days of receiving that response.
(c) The scoping consultation shall be conducted consistent with California Government Code Section 65913.4(b). If, after scoping consultation is concluded, a development is not eligible for a streamlined ministerial approval, the Director shall provide written documentation as required by California Government Code Section 65913.4(b) to the applicant and any California Native American tribe that is a party to that scoping consultation.
(d) Tribal consultation concludes either 1) upon documentation of an enforceable agreement regarding the treatment of tribal resources at the project site or 2) one or more parties to the consultation, acting in good faith and after a reasonable effort, conclude that a mutual agreement cannot be achieved.
(7) If the development remains eligible to apply for streamlined ministerial approval under SB 35 after scoping consultation has concluded, an applicant may file a Formal Application for SB 35 review. Only the items necessary to determine compliance with the provisions contained in California Government Code Section 65913.4(a) and with any applicable objective standards shall be required. (8) The review of a Formal Application shall be done by the Development Services Director to determine if the application is complete and complies with all of the provisions contained in this section, California Government Code Section 65913.4(a), and applicable objective standards and shall occur within the following timeframes:
(a) Within 90 calendar days of Formal Application submittal for applications that includes 150 or fewer housing units.
(b) Within 180 calendar days of Formal Application submittal for applications that includes 151 or more housing units.
(9) If the Formal Application is not complete and does not demonstrate compliance with all of the provisions contained in California Government Code Section 65913.4(a) and all applicable objective standards, the Development Services Director shall provide the applicant with written documentation of which standards the development conflicts with and an explanation of the reasons the development conflicts with each standard. If the application can be brought into compliance with minor changes to the proposal (e.g., changes in building dimensions that are less than 10 percent), the Development Services Director may allow the development proponent to correct any deficiencies within the timeframes for determining project consistency specified in (8) above. For major changes (e.g., changes in building dimensions or required setbacks that are more than 10 percent), a new application will be required.
(10) The Development Services Director is the review authority for ministerial approvals for qualifying housing developments. The Director of Development Services shall

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approve a Formal Application upon finding that all of the requirements of California Government Code Section 65913.4 and this section have been met. The Development Services Director may impose reasonable conditions of approval, provided those conditions of approval are objective and broadly applicable to development within the City.
(11) The Development Services Director also may submit a qualifying affordable housing development project application to the Planning Commission or to the City Council for ministerial review to confirm compliance with the objective design and development standards that apply to the project at the proposed location.1 (a) The Planning Commission or the City Council, at a noticed public meeting, shall undertake ministerial design review and public oversight as provided for in California Government Code
Sections 65913.4, 65912.114, 65912.124, and other applicable State requirements for streamlined ministerial review. Planning Commission or City Council review shall include review of the Director’s determination, above. Furthermore, the Planning Commission’s/City Council’s review under this process shall be objective and strictly focused on the project’s compliance with the City’s objective zoning standards, objective subdivision standards, and objective design review standards applicable to the project, which were adopted prior to the submittal of the application submittal to the City and are applicable to other developments within the City.
(b) The Planning Commission’s/City Council’s review and final determination on whether an application complies with the City’s objective zoning standards, objective subdivision standards, and objective design review standards applicable to the project shall be completed in 90 days for projects with 150 or fewer units and 180 days for projects with more than 150 units, measured from the date of the application submittal.
(c) The Planning Commission’s/City Council’s ministerial review and public oversight process shall not in any way inhibit, chill or preclude the ministerial approval of the project if it is in compliance with criteria specified in Government Code Sections 65913.4 and 65912.100 and consistent with the City’s objective zoning standards, objective subdivision standards, and objective design review standards applicable to the project.
1 Authority for this review is provided by California Government Code §65913.4(d), which states; “(d) (1) Any design review of the development may be conducted by the local government’s planning commission or any equivalent board or commission responsible for design review. That design review shall be objective and be strictly focused on assessing compliance with criteria required for streamlined projects, as well as any reasonable objective design standards published and adopted by ordinance or resolution by a local jurisdiction before submission of a development application and shall be broadly applicable to development within the jurisdiction. That design review shall be completed, and if the development is consistent with all objective standards, the local government shall approve the development as follows and shall not in any way inhibit, chill, or preclude the ministerial approval provided by this section or its effect, as applicable….”

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(12) Any necessary subsequent permits shall be issued on a ministerial basis subject to applicable objective standards. If a public improvement is necessary to implement a development subject to this section, and that public improvement is located on land owned by the City, the City shall process any approvals needed as required by California Government Code Section 65913.4(h).
9-3-608 Post-Approval Modifications.
(1) An applicant or the Development Services Director may request a modification to an approved development if that request is made prior to the issuance of the final building permit.
(2) The City shall only apply objective standards in effect when the original application was submitted, except that objective standards adopted after the date of original submittal may be applied in any of the following instances:
(a) The total number of residential units or total square footage of construction changes by 15 percent or more; or
(b) The total number of residential units or total square footage of construction changes by five percent or more, and it is necessary to subject the development to an objective standard beyond those in effect when the application was submitted in order to mitigate or avoid a specific adverse impact upon public health of safety, for which there is no feasible alternative method to satisfactorily mitigate or avoid; or (c) Objective building standards contained in the California Building Code, as adopted by the City, may be applied to all modifications. (3) The Development Services Director shall determine if the modification is consistent with applicable objective standards and issue a decision on the applicant's modification request within 60 days after submittal.
(4) An application approved consistent with this section shall remain valid for three years; however, an application approval shall not expire if the development includes public investment in housing affordability, beyond tax credits, where 50 percent of the units are affordable to households making at or below 80 percent of the area median income consistent with California Government Code Section 65913.4(e). (5) At the discretion of the Director, a one-year extension may be granted consistent with California Government Code Section 65913.4(e).

AMENDMENTS TO ADD FOOTNOTE (16) TO TURLOCK MUNICIPAL CODE 9-3-202, USE CLASSIFICATIONS IN TITLE 9 OF THE MUNICIPAL CODE

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…
(16) Multifamily housing is permitted by right pursuant to Government Code Section 65583.2.c on the following APNs when at least 20 percent of the proposed units would be affordable to lower income households: 044-025-006-000, 072-046-001-000, 071-015-013- 000, 071-015-013-000, and 044-025-007-000.
…
SECTION 4. VALIDITY: If any section, subsection, subdivision, sentence, clause, phrase, word, or portion of this ordinance is, for any reason, held to be invalid or unconstitutional R DISTRICTS (Residential Districts)

USE CLASSIFICATIONS
P
NP
PD
CUP
MDP
MAA
Permitted
Not Permitted
Planned Development
Conditional Use Permit
Minor Discretionary Permit
Minor Administrative Approval

R-E R-L
RL4.5 R-M R-HAdditional Use
Regulations
…
Residential Uses
Condominiums PD PD PD PD PD
Group homes
Unlimited NP NP NP CUP MDP
Large NP CUP CUP MDP MDP (9)
Small P P P P P
Group quarters
Unlimited NP NP NP CUP CUP
Large NP CUP CUP MDP MDP
Small P P P P P (9)
Emergency shelter NP CUP CUP CUP CUP
Home occupations P P P P P (4)
Manufactured housing P P P MDP CUP (15)
Mobile home parks NP CUP CUP CUP CUP (8)
Multifamily dwellings NP NP NP MDP MDP (10)(16)
Accessory dwelling
units
P P P P P (5)
Single-family dwellings P P P P P (10)

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by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council hereby declares that it would have adopted this ordinance and each section, subsection, subdivision, sentence, clause, phrase, word, or portion thereof, irrespective of the fact that any one or more sections, subsections, subdivisions, sentences, clauses, phrases, words or portions thereof be declared invalid or unconstitutional.

SECTION 5. PUBLICATION AND EFFECTIVE DATE: This Ordinance shall be in full force and effect 30 days after its adoption. The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause the same to be published or posted in at least three (3) public places in the City in accordance with Section 36933 of the Government Code of the State of California.

INTRODUCED and first read at a regular meeting of the City Council on the 11th day of August, 2026.

FINAL PASSAGE AND ADOPTION at a regular meeting of the City Council of the City of Turlock this 25th day of August, 2026, by the following vote:

AYES:

NOES:

NOT PARTICIPATING:

ABSENT:

SIGNED:

__________________________
AMY BUBLAK, Mayor
ATTEST:
___________________________
Nichole Fiez, City Clerk,
City of Turlock APPROVED AS TO FORM:
__________________________
Katie O. Lucchesi, City Attorney

Page 1762 of 1808 ends

ORDINANCE NO. -CS
ORDINANCE NO. -CS

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TURLOCK

AMENDING THE ZONING MAP OF THE CITY OF TURLOCK, ATTACHED TO TITLE 9 OF THE TURLOCK MUNICIPAL CODE [REZONE 2026-01]
WHEREAS, one of the principal components of the Housing Element is the inventory of sites available for housing; and
WHEREAS, under current zoning, the City can accommodate a total of 4,506 new homes, which represents about 78 percent of Turlock's assessed share of the regional housing need for the period. This means there is a gap of 1,296 units, including 886 for lower income households and 557 for moderate income households; and WHEREAS, the Draft Housing Element proposes creation of a new CommercialResidential Mixed Use (CRMU) base zoning district to bridge the gap and ensure the City's zoning map has adequate capacity to meet Turlock's assessed share of the regional housing need; and
WHEREAS, fifty-three vacant and underutilized commercial parcels along four key corridors in the City: Golden State Boulevard, Geer Road, West Main Street and South Lander Avenue are proposed to be rezoned to CRMU. The designation will give property owners the option to develop multifamily housing on their sites if they wish while allowing them to continue to operate or develop commercial uses consistent with existing zoning; and
WHEREAS, following the public hearing, the Planning Commission adopted Resolution No. 2026-29, recommending that the City Council adopt Rezone 2026-01, rezoning various properties within the City limits and; WHEREAS, the City Council has considered the staff report, all public comments, and the proposed Citywide Rezone 2026-01 as set forth in this Resolution; and
WHEREAS, the Council found and determined as follows:

1. That the proposed rezoning is consistent with the General Plan.

2. That the proposed site is suitable for the type of potential development.

3. That the site is suitable for the intensity of the proposed use.

4. That the proposed rezoning will not cause substantial environmental damage.

5. That the public necessity, convenience and general welfare require the proposed amendment.

NOW THEREFORE, BE IT ORDAINED by the City Council of the City of Turlock as follows:

SECTION 1. RECITALS: The recitals and findings set forth above are true and correct

Page 1763 of 1808 ends

Page 2 ends

and incorporated herein by reference
SECTION 2. ENVIRONMENTAL DETERMINATION: The proposed project is “Exempt” from the provisions of CEQA in accordance with Section 21080.085 of the Public Resources Code which establishes a statutory exemption from the California Environmental Quality Act ("CEQA") for rezoning undertaken to implement the schedule of actions in a housing element that has been “approved” by the California Department of Housing and Community Development (HCD).

SECTION 3. CHANGE TO ZONING MAP. The Zoning Map of the City of Turlock is hereby amended to rezone multiple parcels as identified in Exhibit A.

SECTION 4. VALIDITY: If any section, subsection, subdivision, sentence, clause, phrase, word, or portion of this ordinance is, for any reason, held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council hereby declares that it would have adopted this ordinance and each section, subsection, subdivision, sentence, clause, phrase, word, or portion thereof, irrespective of the fact that any one or more sections, subsections, subdivisions, sentences, clauses, phrases, words or portions thereof be declared invalid or unconstitutional.

INTRODUCED and first read at a regular meeting of the City Council on the 11th day of August, 2026.

FINAL PASSAGE AND ADOPTION at a regular meeting of the City Council of the City of Turlock this 25th day of August, 2026, by the following vote:

AYES:

NOES:

NOT PARTICIPATING:

ABSENT:

SIGNED:

__________________________
AMY BUBLAK, Mayor
ATTEST:
___________________________
Nichole Fiez, City Clerk,
City of Turlock

Page 1764 of 1808 ends

Page 3 ends

APPROVED AS TO FORM:
__________________________
Katie O. Lucchesi, City Attorney

Page 1765 of 1808 ends

Page 4 ends

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Finance Department Monthly Report
August 11, 2026
From: Isaac Moreno, Finance Director
Prepared by: Isaac Moreno, Finance Director
Agendized by: John J. Murphy, DPA, ICMA-CM, City Manager Staffing – The Finance Department is currently in the process of filling the following positions:

Accounting: 1 – Accountant II (Starting August 17th)
Utility Billing: 1 - Account Clerk I (Starting August 31st) Measure A Committee – See the attached quarterly report approved by the Oversight Committee on July 15, 2026.

Contracts Executed by City Manager – Please see table below for the executed contracts within the month of July 2026.

Utility Billing Division Report – Please see attached memorandum.

Housing Division Report – Please see attached memorandum.

Turlock Development Incentive Program Activities:

This report has moved to Economic Development Department report section Projects:

User Fee Study – Consultant has started preliminary meetings with four divisions. The estimated completion is January 2027.

Impact Fee Study – Pending completion of infrastructure master plan updates. An updated timeline will be developed once this is complete.

Page 1767 of 1808 ends

Department Monthly Report
August 11, 2026

Page 2 ends

Page 1768 of 1808 ends

Angelica Gonsalves FINANCE DEPARTMENT

FINANCIAL CUSTOMER SERVICE SUPERVISOR UTILITY BILLING
[email protected]
156 S. BROADWAY, SUITE 114 | TURLOCK, CALIFORNIA 95380 | PHONE 209-668-5570 | FAX 209-668-5565 DATE: August 3, 2026
TO: Isaac Moreno
FROM: Angelica Gonsalves
SUBJECT: July 2026 Department updates
For the month of July 2026:

Finance processed a total of 3,037 receipt payments in the office by walk in customers, 841 by mailed/drop box, 3,959 through lockbox services, and took 0 phone payments. The department answered 1,995 calls during the month of July.

Processed 178 utility move-in’s, and 98 move-out/exception bills. Payment agreements: 113 current and 27 past due payment agreements.

Utility billing processed and mailed 19,690 printed utility bills and issued 2,622 penalties. Delinquent notices were mailed to 791 customers. 170 accounts were terminated on July 28, 2026 and 73 remained off at the end of the day.

The department went live with the new payment platform online and interactive voice response (IVR) for utility customers on 7/16/25. In July we had 2,051 customers made payments on the new IVR, 4,573 customers paid through the new portal, and 6,561 set up for autopay. We have a total of 13,268 registered users on the new portal from 7/31/26. 873 users have signed up for paperless billing. We have officially moved over all utility accounts over to the new platform.

Business license processed 82 new applications and closed 43 business licenses. 634 licenses were renewed and 0 delinquent notices were mailed out to lapsed business licenses. The City of Turlock currently has 7,340 active licenses.

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MARTA LUJAN OFFICE OF THE CITY MANAGER

HOUSING PROGRAM SPECIALIST HOUSING PROGRAM SERVICES DIVISION [email protected]
156 S. BROADWAY, SUITE 140 | TURLOCK, CA 95380 | MAIN 209-668-5610| FAX 209-668-5120 | TDD 1-800- 735-2929
DATE: August 3, 2026
TO: Isaac Moreno
FROM: Marta Lujan
SUBJECT: August 2026 Housing Division Update
July 2026 Housing Division Update:
 No Mobile Home rehabilitation packets were given out.  Sixteen (16) Mobile Home rehabilitation applicants added to interest list  No applications received.
o One (1) mobile home rehabilitation completed.
o Three (3) mobile home rehabilitations in construction process. o Five (5) mobile home rehabilitations are in various stages of process prior to loan committee approval.
 No SFD rehabilitation packets were given out.
 Five (5) SFD applicants added to interest list
 No applications received.
o One (1) SFD rehabilitation completed.
o Three (3) SFD rehabilitations in construction process. o Six (6) SFD rehabilitations are in various stages of process prior to loan committee approval.
 Seven (7) First-Time Homebuyer applications given out. o Three (3) First-Time Homebuyer applications received. Two (2) approved. One (1) pending eligibility. No (0) loans approved by loan committee nor funded.  HOME NOFA released in July 2026 and HOME-ARP NOFA to be released in August 2026.

Page 1770 of 1808 ends

Funds with HUD:

Prepared: 8/3/2026
Stanislaus Housing Consortium
CHDO -
Administrative Funds 567,621.05
HOME 4,699,053.15
5,266,674.20
CDBG-CV 159,372.03
CDBG 1,328,646.63

HOME-ARP
Administrative and Planning Funds 465,613.25
Home Activities Funds 4,531,689.15
4,997,302.40
Notes:
-Funds stated above do not reflect expenditures that
have not been submitted for reimbursement
-CHDO funds were transferred into HOME funds
Funds with California Department of Housing and Community Development:

Permanent Local Housing Allocation (PLHA) pending application 203,601.00 Funds with City:

Stan County HOME Lead Consortium Fund 254 -
CDBG (with City) Fund 255 328,407.75
HOME Consortium Fund 256 465,440.45
State HOME Fund 257
State Home Funds 3,070,583.83
Cal HOME Program 1,547,283.22
HEAP 94,183.91
4,712,050.96
Housing Stimulus Fund 258 (513,286.93)
HOME-ARP Fund 259 115,045.11
PLHA-Permanent Local Housing Allocation Fund 260 734,491.04 Successor Agency - LMI Fund 625 1,981,405.08
TOTAL OF ALL FUNDS: $ 19,779,149.72
Notes: None

Page 1771 of 1808 ends

Prepared:

Fund:

FISCAL YEAR:

Period:
2025-2026 Amended
Budget
2025-2026
Actual to Date 2025-2026 Remaining Budget % of Budget Received/Expended Revenues
Division 115 - Measure A
Sale Tax Measure A $ 8,173,173 $ 6,234,743.55 $ 1,938,429 76% Program 801 - 2025 Roads Bond Program
Interest Income 2025 Roads Bond $ 100,000 $ 935,451.74 $ (835,452) 935% Revenues $ 8,273,173 $ 7,170,195.29 $ 1,102,977.71 87%
Expenditures
Administration Salaries & Benefits - Measure A $ 327,528 $ 211,015.08 $ 116,513 64% Contract Attorney $ 15,000 $ 19,392.00 $ (4,392) 129%
City Engineering Services $ 440,117 $ 299,473.83 $ 140,643 68% Professional Services - Debt $ - $ 9,300.00 $ (9,300) #DIV/0! Construction Management $ 6,271,168 $ 3,834,462.09 $ 2,436,706 61% Roads Design $ 3,405,000 $ 2,566,173.78 $ 838,826 75%
Advertising $ 300 $ 138.00 $ 162 46%
Construction Project $ 1,000,000 $ 2,251,231.88 $ (1,251,232) 225% Debt Services $ 2,388,125 $ 2,388,125.00 $ - 100%
Program 801 - 2025 Roads Bond Program
Construction Project $ 19,999,464 $ 5,055,863.80 $ 14,943,600 25% Total Expenditures $ 33,846,702.00 $ 16,635,175.46 $ 17,211,527 49% Revenue Over / (Under) Expenses $ (25,573,529) $ (9,464,980.17)

FUND BALANCE
Balance Forward from Prior Fiscal Year $ 34,996,938.16
Net Change to Fund Balance $ (9,464,980.17)
Current Balance $ 25,531,957.99
2025-2026
Construction Projects Actual to
Date
P#22001 2022 Const. Roads $ 1,959,277.36
P#23031 Construction for Roads CIP Task #1 $ 61,923.12
P#23032 Construction for Roads CIP Task #1 $ 230,031.40 23033 - Design Services for Roads CIP Task Order No. 1 $ 286,870.07 23068 - Design Services for Roads CIP Task Order#2 NOC
BP#1-9.23.25 $ 1,386,492.02
P#23069 Design Services CIP Task #2 $ 3,382,501.71
$ 7,307,095.68
MEASURE A (Roads) - Accountability Report
7/7/26
115-Measure A Roads
2025-2026
07/01/2025-06/30/2026

Page 1772 of 1808 ends

Adopted Budget Amended Current Month YTD YTD Budget - YTD % Used/ Account Account Description Budget Amendments Budget Transactions Encumbrances Transactions Transactions Rec'd Prior Year Total Fund 115 - Measure A - Roads

REVENUE
Department 10 - Administration
Division 115 - Measure A
30020 Sales Tax
30020_004 Sales Tax Measure A 8,173,173.00 .00 8,173,173.00 .00 .00 6,234,743.55 1,938,429.45 76 8,202,980.49 30020 - Sales Tax Totals $8,173,173.00 $0.00 $8,173,173.00 $0.00 $0.00 $6,234,743.55 $1,938,429.45 76% $8,202,980.49 Program 801 - 2025 Roads Bond Program
33000 Interest Income
33000_003 Interest Income 2025 Roads Bond 100,000.00 .00 100,000.00 .00 .00 935,451.74 (835,451.74) 935 405,497.58 33000 - Interest Income Totals $100,000.00 $0.00 $100,000.00 $0.00 $0.00 $935,451.74 ($835,451.74) 935% $405,497.58 37800 Long Term Debt Proceeds .00 .00 .00 .00 .00 .00 .00 +++ 31,649,327.00 Program 801 - 2025 Roads Bond Program Totals $100,000.00 $0.00 $100,000.00 $0.00 $0.00 $935,451.74 ($835,451.74) 935% $32,054,824.58 Division 115 - Measure A Totals $8,273,173.00 $0.00 $8,273,173.00 $0.00 $0.00 $7,170,195.29 $1,102,977.71 87% $40,257,805.07 Department 10 - Administration Totals $8,273,173.00 $0.00 $8,273,173.00 $0.00 $0.00 $7,170,195.29 $1,102,977.71 87% $40,257,805.07 REVENUE TOTALS $8,273,173.00 $0.00 $8,273,173.00 $0.00 $0.00 $7,170,195.29 $1,102,977.71 87% $40,257,805.07

EXPENSE
Department 10 - Administration
Division 115 - Measure A
41001 Full Time Salaries 204,556.00 (10,000.00) 194,556.00 9,473.88 .00 120,115.27 74,440.73 62 116,338.54 41053 Sick Leave Conversion Pay 3,000.00 .00 3,000.00 .00 .00 3,523.11 (523.11) 117 2,800.79 41055 Vacation Conversion Pay 2,000.00 .00 2,000.00 2,368.47 .00 2,368.47 (368.47) 118 2,299.61 41059 Continuous Service Pay 5,542.00 .00 5,542.00 426.32 .00 5,405.13 136.87 98 5,235.83 41100 Overtime
41100_001 Overtime Standard 5,000.00 .00 5,000.00 .00 .00 .00 5,000.00 0 2,403.24 41100 - Overtime Totals $5,000.00 $0.00 $5,000.00 $0.00 $0.00 $0.00 $5,000.00 0% $2,403.24 42002 Medical Dental Plan 31,248.00 .00 31,248.00 1,958.04 .00 22,867.11 8,380.89 73 16,576.68 42003 Vision Insurance 432.00 .00 432.00 13.46 .00 157.19 274.81 36 162.00 42004 Long Term Disability Insurance 767.00 .00 767.00 42.64 .00 521.54 245.46 68 453.07 42005 Life Insurance 387.00 .00 387.00 24.48 .00 246.67 140.33 64 245.75 42006 SUI 60.00 .00 60.00 .00 .00 29.75 30.25 50 59.50
42007 Workers Comp Insurance 1,152.00 .00 1,152.00 65.88 .00 701.15 450.85 61 274.51 42008 City Liability Insurance 9,143.00 .00 9,143.00 411.47 .00 4,379.39 4,763.61 48 4,167.01 42009 PERS 37,669.00 .00 37,669.00 1,803.82 .00 22,869.86 14,799.14 61 21,600.37 42010 Medicare Tax 3,191.00 .00 3,191.00 175.49 .00 1,860.28 1,330.72 58 1,828.30 42012 Retiree Health Insurance 4,091.00 .00 4,091.00 189.48 .00 2,402.34 1,688.66 59 2,326.73 42013 Deferred Comp 1,639.00 .00 1,639.00 94.74 .00 1,201.17 437.83 73 1,163.37 42016 Employee Contrib To PERS (18,909.00) .00 (18,909.00) (445.51) .00 (10,851.35) (8,057.65) 57 (10,551.99) 42019 PERS UAL (Unfunded Accrued Liability) 35,860.00 .00 35,860.00 .00 .00 32,868.00 2,992.00 92 17,139.00 43010 Contract Attorney 15,000.00 10,000.00 25,000.00 .00 5,608.00 19,392.00 .00 100 22,901.65 43030 City Engineering Services 440,117.00 .00 440,117.00 .00 .00 299,473.83 140,643.17 68 405,121.47 Run by Isaac Moreno on 07/07/2026 09:23:07 AM Page 1 of 12 Budget Performance Report
Fiscal Year to Date 06/30/26
Include Rollup Account and Rollup to Object

Page 1773 of 1808 ends

EXPENSE
Department 10 - Administration
Division 115 - Measure A
43318 Professional Services-Debt .00 .00 .00 .00 .00 9,300.00 (9,300.00) +++ .00 43327 Construction Management 5,045,664.00 1,225,504.00 6,271,168.00 .00 1,025,907.48 3,834,462.09 1,410,798.43 78 2,204,328.94 43366 Design
43366_001 Design Roads 3,405,000.00 .00 3,405,000.00 .00 838,322.59 2,566,173.78 503.63 100 3,727,897.80 43366 - Design Totals $3,405,000.00 $0.00 $3,405,000.00 $0.00 $838,322.59 $2,566,173.78 $503.63 100% $3,727,897.80 47005 Advertising 300.00 .00 300.00 .00 .00 138.00 162.00 46 228.00 47080 Shoe Allowance 700.00 .00 700.00 .00 .00 350.00 350.00 50 250.00 51270 Construction Project 1,000,000.00 .00 1,000,000.00 .00 140,861.87 2,251,231.88 (1,392,093.75) 239 10,857,011.73 53030 Roads Bond
53030_001 Roads Bond Interest 1,733,125.00 .00 1,733,125.00 .00 .00 1,733,125.00 .00 100 .00 53030_002 Roads Bond Principal 655,000.00 .00 655,000.00 .00 .00 655,000.00 .00 100 .00 53030 - Roads Bond Totals $2,388,125.00 $0.00 $2,388,125.00 $0.00 $0.00 $2,388,125.00 $0.00 100% $0.00 Program 801 - 2025 Roads Bond Program
51270 Construction Project 17,465,000.00 2,534,464.00 19,999,464.00 .00 10,959,945.59 5,055,863.80 3,983,654.61 80 .00 53106 Cost of Issuance
53106_006 Cost of Issuance 2025 Roads Bond .00 .00 .00 .00 .00 .00 .00 +++ 421,940.77 53106 - Cost of Issuance Totals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 +++ $421,940.77 Program 801 - 2025 Roads Bond Program Totals $17,465,000.00 $2,534,464.00 $19,999,464.00 $0.00 $10,959,945.59 $5,055,863.80 $3,983,654.61 80% $421,940.77 Division 115 - Measure A Totals $30,086,734.00 $3,759,968.00 $33,846,702.00 $16,602.66 $12,970,645.53 $16,635,175.46 $4,240,881.01 87% $17,824,202.67 Department 10 - Administration Totals $30,086,734.00 $3,759,968.00 $33,846,702.00 $16,602.66 $12,970,645.53 $16,635,175.46 $4,240,881.01 87% $17,824,202.67 EXPENSE TOTALS $30,086,734.00 $3,759,968.00 $33,846,702.00 $16,602.66 $12,970,645.53 $16,635,175.46 $4,240,881.01 87% $17,824,202.67 Fund 115 - Measure A - Roads Totals
REVENUE TOTALS 8,273,173.00 .00 8,273,173.00 .00 .00 7,170,195.29 1,102,977.71 87% 40,257,805.07 EXPENSE TOTALS 30,086,734.00 3,759,968.00 33,846,702.00 16,602.66 12,970,645.53 16,635,175.46 4,240,881.01 87% 17,824,202.67 Fund 115 - Measure A - Roads Totals ($21,813,561.00) ($3,759,968.00) ($25,573,529.00) ($16,602.66) ($12,970,645.53) ($9,464,980.17) ($3,137,903.30) $22,433,602.40 Run by Isaac Moreno on 07/07/2026 09:23:07 AM Page 2 of 12 Budget Performance Report
Fiscal Year to Date 06/30/26
Include Rollup Account and Rollup to Object

Page 1774 of 1808 ends

Current YTD Prior Year
Account Account Description Balance Total Actual Net Change Change % Fund Category General Fund
Fund Type
Fund 115 - Measure A - Roads
ASSETS
11000 Cash (7,026,605.99) 3,421,081.69 (10,447,687.68) (305.39) 12000 Cash - Trustee
12000_019 Cash - Trustee 2025 Roads Bond 32,568,335.55 31,632,883.81 935,451.74 2.96 12000 - Cash - Trustee Totals $32,568,335.55 $31,632,883.81 $935,451.74 2.96% 13000 Accounts Receivable
13000_007 Accounts Receivable Accts Rec-Yr End Rev Accrual .00 1,360,134.79 (1,360,134.79) (100.00) 13000 - Accounts Receivable Totals $0.00 $1,360,134.79 ($1,360,134.79) (100.00%) ASSETS TOTALS $25,541,729.56 $36,414,100.29 ($10,872,370.73) (29.86%)

LIABILITIES AND FUND EQUITY

LIABILITIES
21000 Accounts Payable .00 1,412,780.64 (1,412,780.64) (100.00) 22004 Salaries Payable .00 4,381.49 (4,381.49) (100.00) 23000 Due To 9,771.57 .00 9,771.57 +++
LIABILITIES TOTALS $9,771.57 $1,417,162.13 ($1,407,390.56) (99.31%)

FUND EQUITY
29000 Fund Balance - General Fund 34,996,938.16 34,996,938.16 .00 .00 FUND EQUITY TOTALS Prior to Current Year Changes $34,996,938.16 $34,996,938.16 $0.00 0.00% Prior Year Fund Equity Adjustment .00 .00
Fund Revenues (7,170,195.29) .00
Fund Expenses 16,635,175.46 .00
FUND EQUITY TOTALS $25,531,957.99 $34,996,938.16 ($9,464,980.17) (27.05%) LIABILITIES AND FUND EQUITY TOTALS $25,541,729.56 $36,414,100.29 ($10,872,370.73) (29.86%) Fund 115 - Measure A - Roads Totals $0.00 $0.00 $0.00 +++ Run by Isaac Moreno on 07/07/2026 14:04:59 PM Page 1 of 2 Balance Sheet
Through 06/30/26
Detail Listing
Include Rollup Account/Rollup to Object

Page 1775 of 1808 ends

Prepared:

Fund:

FISCAL YEAR:

Period:
2025-2026
Amended
Budget
2025-2026
Actual to Date
2025-2026 Remaining
Budget
% of Budget
Received/
Expended
Revenues $ 6,687,141 $ 5,101,153.82 $ 1,585,987 76%
Expenditures
Services, Supplies and Equipment:

Sales Tax Contingency Audit $ 15,000 $ 286.83
Police - Minor Equipment Safety $ 54,287 $ 54,286.84 $ 0 100% Pierce Volcity Pumper Debt Payment $ 151,415 $ 151,413.81 $ 1 100% Debt Services $ - $ 500.00 $ (500) #DIV/0!
Salaries & Benefits: $ 153,590 $ 150,517.65 $ 3,072 98% Police Salaries & Benefits - Special Operations $ 621,232 $ 607,487.80 $ 13,744 98% Police Salaries & Benefits - Support Operations $ 3,656,510 $ 3,640,490.53 $ 16,019 100% Police Salaries & Benefits - Field Operations $ 1,772,010 $ 1,657,489.71 $ 114,520 94% Fire Salaries & Benefits - Operations
$ 294,666 $ 258,901.08 $ 35,765 88%
Parks Salaries & Benefits - Maintenance
Transfers Out: $ 1,000,000 $ 1,000,000.00 $ - 100%
Transfers Out - Police Vehicle and Equip. Replacement $ 1,000,000 $ 1,000,000.00 $ - 100% Transfers Out - Fire Vehicle and Equip. Replacement
$ 8,718,710 $ 8,521,374.25 $ 182,621 98%
Total Expenditures
$ (2,031,569) $ (3,420,220.43)
Revenue Over / (Under) Expenses
FUND BALANCE $ 5,620,915.92
Balance Forward from Prior Fiscal Year $ (3,420,220.43) Net Change to Fund Balance $ 2,200,695.49
Current Balance
MEASURE A (General) - Accountability Report
7/7/26
118-Measure A General
2025-2026
07/01/2025-06/30/2026

Page 1776 of 1808 ends

Police
Qty. Position
1 Public Affairs Analyst 1
1 Public Safety Business Analyst 1
1 Police Support Operations Manager 1
1 Public Safety Communication Supervisors 1
1 Police Lieutenant 1
1 Community Service Officer I 1
1 Community Service Officer II 1
1 Code Enforcement Supervisor 1
2 Code Enforcement Officer 2
12 Police Officer I 12
1 Code Compliance Technician 1
23 Fire
Qty. Position
1 Fire Division Chief - Training
3 Fire Engineer
3 Firefighter
1 Fire Prevention Inspector
1 Fire Operations Support Analyst
9 Municipal Services
Qty. Position
3 Maintenance Worker I
3 Total Full Time Employees Measure A General: 35
Roads
Qty. Position
1 Construction Inspector Sr.
1 Total Full Time Employees Measure A Roads: 1
Total Full Time Employees Measure A - General and Roads 36 Fiscal Year 2025-2026
As of 09/30/2025
Fiscal Year 2025-2026
Full Time Employee's Funded by Measure A - General
Full Time Employee's Funded by Measure A - Roads

Page 1777 of 1808 ends

REVENUE
Department 10 - Administration
Division 115 - Measure A
30020 Sales Tax
30020_004 Sales Tax Measure A 6,687,141.00 .00 6,687,141.00 .00 .00 5,101,153.82 1,585,987.18 76 6,711,529.50 30020 - Sales Tax Totals $6,687,141.00 $0.00 $6,687,141.00 $0.00 $0.00 $5,101,153.82 $1,585,987.18 76% $6,711,529.50 Division 115 - Measure A Totals $6,687,141.00 $0.00 $6,687,141.00 $0.00 $0.00 $5,101,153.82 $1,585,987.18 76% $6,711,529.50 Department 10 - Administration Totals $6,687,141.00 $0.00 $6,687,141.00 $0.00 $0.00 $5,101,153.82 $1,585,987.18 76% $6,711,529.50 REVENUE TOTALS $6,687,141.00 $0.00 $6,687,141.00 $0.00 $0.00 $5,101,153.82 $1,585,987.18 76% $6,711,529.50

EXPENSE
Department 10 - Administration
Division 102 - City Manager
41001 Full Time Salaries .00 .00 .00 .00 .00 .00 .00 +++ 45,208.67 41052 Educational Incentive .00 .00 .00 .00 .00 .00 .00 +++ 1,130.21 41055 Vacation Conversion Pay .00 .00 .00 .00 .00 .00 .00 +++ 879.06 41056 Management Leave Conversion .00 .00 .00 .00 .00 .00 .00 +++ 1,506.96 42002 Medical Dental Plan .00 .00 .00 .00 .00 .00 .00 +++ 1,349.42 42003 Vision Insurance .00 .00 .00 .00 .00 .00 .00 +++ 65.64 42004 Long Term Disability Insurance .00 .00 .00 .00 .00 .00 .00 +++ 183.18 42005 Life Insurance .00 .00 .00 .00 .00 .00 .00 +++ 98.86 42007 Workers Comp Insurance .00 .00 .00 .00 .00 .00 .00 +++ 46.64 42008 City Liability Insurance .00 .00 .00 .00 .00 .00 .00 +++ 1,926.35 42009 PERS .00 .00 .00 .00 .00 .00 .00 +++ 8,192.70
42010 Medicare Tax .00 .00 .00 .00 .00 .00 .00 +++ 704.64 42012 Retiree Health Insurance .00 .00 .00 .00 .00 .00 .00 +++ 1,356.24 42013 Deferred Comp .00 .00 .00 .00 .00 .00 .00 +++ 1,582.33 42014 Deferred Comp In Lieu .00 .00 .00 .00 .00 .00 .00 +++ 1,526.79 42016 Employee Contrib To PERS .00 .00 .00 .00 .00 .00 .00 +++ (4,170.47) 42019 PERS UAL (Unfunded Accrued Liability) .00 .00 .00 .00 .00 .00 .00 +++ 4,284.00 45001 Telephone
45001_000 Telephone General .00 .00 .00 .00 .00 .00 .00 +++ 289.29 45001 - Telephone Totals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 +++ $289.29 46000 Auto Allowance .00 .00 .00 .00 .00 .00 .00 +++ 642.86 Division 102 - City Manager Totals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 +++ $66,803.37 Division 103 - Economic Development and Comm
41001 Full Time Salaries .00 .00 .00 .00 .00 .00 .00 +++ 45,208.67 41055 Vacation Conversion Pay .00 .00 .00 .00 .00 .00 .00 +++ 879.06 41056 Management Leave Conversion .00 .00 .00 .00 .00 .00 .00 +++ 1,506.96 42002 Medical Dental Plan .00 .00 .00 .00 .00 .00 .00 +++ 6,212.00 42003 Vision Insurance .00 .00 .00 .00 .00 .00 .00 +++ 65.64 Run by Isaac Moreno on 07/07/2026 09:23:07 AM Page 3 of 12 Budget Performance Report
Fiscal Year to Date 06/30/26
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Page 1778 of 1808 ends

EXPENSE
Department 10 - Administration
Division 103 - Economic Development and Comm
42004 Long Term Disability Insurance .00 .00 .00 .00 .00 .00 .00 +++ 183.18 42005 Life Insurance .00 .00 .00 .00 .00 .00 .00 +++ 98.86 42007 Workers Comp Insurance .00 .00 .00 .00 .00 .00 .00 +++ 45.28 42008 City Liability Insurance .00 .00 .00 .00 .00 .00 .00 +++ 1,914.61 42009 PERS .00 .00 .00 .00 .00 .00 .00 +++ 7,992.90
42010 Medicare Tax .00 .00 .00 .00 .00 .00 .00 +++ 673.79 42012 Retiree Health Insurance .00 .00 .00 .00 .00 .00 .00 +++ 1,356.24 42016 Employee Contrib To PERS .00 .00 .00 .00 .00 .00 .00 +++ (4,068.77) 42019 PERS UAL (Unfunded Accrued Liability) .00 .00 .00 .00 .00 .00 .00 +++ 4,284.00 46000 Auto Allowance .00 .00 .00 .00 .00 .00 .00 +++ 642.86 Division 103 - Economic Development and Comm Totals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 +++ $66,995.28 Division 106 - Finance
41001 Full Time Salaries .00 .00 .00 .00 .00 .00 .00 +++ 33,150.73 41100 Overtime
41100_001 Overtime Standard .00 .00 .00 .00 .00 .00 .00 +++ 48.22 41100 - Overtime Totals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 +++ $48.22 42002 Medical Dental Plan .00 .00 .00 .00 .00 .00 .00 +++ 9,069.55 42003 Vision Insurance .00 .00 .00 .00 .00 .00 .00 +++ 111.60 42004 Long Term Disability Insurance .00 .00 .00 .00 .00 .00 .00 +++ 134.35 42005 Life Insurance .00 .00 .00 .00 .00 .00 .00 +++ 70.42 42007 Workers Comp Insurance .00 .00 .00 .00 .00 .00 .00 +++ 31.72 42008 City Liability Insurance .00 .00 .00 .00 .00 .00 .00 +++ 1,342.07 42009 PERS .00 .00 .00 .00 .00 .00 .00 +++ 5,860.99
42010 Medicare Tax .00 .00 .00 .00 .00 .00 .00 +++ 450.62 42012 Retiree Health Insurance .00 .00 .00 .00 .00 .00 .00 +++ 662.98 42013 Deferred Comp .00 .00 .00 .00 .00 .00 .00 +++ 165.73 42016 Employee Contrib To PERS .00 .00 .00 .00 .00 .00 .00 +++ (2,983.56) 42019 PERS UAL (Unfunded Accrued Liability) .00 .00 .00 .00 .00 .00 .00 +++ 7,284.00 Division 106 - Finance Totals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 +++ $55,399.42 Division 109 - Human Relations
41001 Full Time Salaries .00 .00 .00 .00 .00 .00 .00 +++ 16,766.32 41051 Confidential Pay .00 .00 .00 .00 .00 .00 .00 +++ 838.32 42002 Medical Dental Plan .00 .00 .00 .00 .00 .00 .00 +++ 6,212.00 42003 Vision Insurance .00 .00 .00 .00 .00 .00 .00 +++ 65.64 42004 Long Term Disability Insurance .00 .00 .00 .00 .00 .00 .00 +++ 66.16 42005 Life Insurance .00 .00 .00 .00 .00 .00 .00 +++ 35.91 42007 Workers Comp Insurance .00 .00 .00 .00 .00 .00 .00 +++ 16.83 Run by Isaac Moreno on 07/07/2026 09:23:07 AM Page 4 of 12 Budget Performance Report
Fiscal Year to Date 06/30/26
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EXPENSE
Department 10 - Administration
Division 109 - Human Relations
42008 City Liability Insurance .00 .00 .00 .00 .00 .00 .00 +++ 711.73 42009 PERS .00 .00 .00 .00 .00 .00 .00 +++ 3,112.48
42010 Medicare Tax .00 .00 .00 .00 .00 .00 .00 +++ 241.57 42012 Retiree Health Insurance .00 .00 .00 .00 .00 .00 .00 +++ 503.00 42013 Deferred Comp .00 .00 .00 .00 .00 .00 .00 +++ 83.81 42016 Employee Contrib To PERS .00 .00 .00 .00 .00 .00 .00 +++ (1,584.41) 42019 PERS UAL (Unfunded Accrued Liability) .00 .00 .00 .00 .00 .00 .00 +++ 4,284.00 Division 109 - Human Relations Totals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 +++ $31,353.36 Division 115 - Measure A
47304 Sales Tax Contingency Audit .00 15,000.00 15,000.00 .00 .00 286.83 14,713.17 2 8,422.87 Division 115 - Measure A Totals $0.00 $15,000.00 $15,000.00 $0.00 $0.00 $286.83 $14,713.17 2% $8,422.87 Department 10 - Administration Totals $0.00 $15,000.00 $15,000.00 $0.00 $0.00 $286.83 $14,713.17 2% $228,974.30 Department 20 - Police
Division 200 - Special Operations
41001 Full Time Salaries 89,034.00 .00 89,034.00 7,102.16 .00 86,775.24 2,258.76 97 82,757.14 41051 Confidential Pay 4,452.00 .00 4,452.00 355.10 .00 4,338.79 113.21 97 4,137.94 41053 Sick Leave Conversion Pay 1,000.00 .00 1,000.00 .00 .00 .00 1,000.00 0 .00 41055 Vacation Conversion Pay 1,000.00 .00 1,000.00 .00 .00 .00 1,000.00 0 .00 41059 Continuous Service Pay 1,336.00 .00 1,336.00 106.54 .00 1,301.61 34.39 97 1,241.41 41100 Overtime
41100_001 Overtime Standard 4,000.00 .00 4,000.00 850.92 .00 895.95 3,104.05 22 599.36 41100 - Overtime Totals $4,000.00 $0.00 $4,000.00 $850.92 $0.00 $895.95 $3,104.05 22% $599.36 42001 Uniform Allowance 1,130.00 .00 1,130.00 .00 .00 1,280.00 (150.00) 113 1,280.00 42002 Medical Dental Plan 15,624.00 .00 15,624.00 1,881.58 .00 21,974.17 (6,350.17) 141 15,926.01 42003 Vision Insurance 216.00 .00 216.00 13.32 .00 155.56 60.44 72 160.31 42004 Long Term Disability Insurance 334.00 .00 334.00 31.96 .00 376.89 (42.89) 113 330.31 42005 Life Insurance 168.00 .00 168.00 18.26 .00 178.34 (10.34) 106 177.44 42006 SUI 30.00 .00 30.00 .00 .00 29.75 .25 99 57.16
42007 Workers Comp Insurance 393.00 .00 393.00 21.16 .00 227.91 165.09 58 86.45 42008 City Liability Insurance 4,690.00 .00 4,690.00 373.41 .00 4,033.78 656.22 86 3,720.35 42009 PERS 16,599.00 .00 16,599.00 1,321.40 .00 16,144.88 454.12 97 15,577.61 42010 Medicare Tax 1,462.00 .00 1,462.00 124.86 .00 1,344.41 117.59 92 1,278.54 42012 Retiree Health Insurance 1,781.00 .00 1,781.00 213.08 .00 2,603.22 (822.22) 146 2,482.67 42013 Deferred Comp 445.00 .00 445.00 .00 .00 .00 445.00 0 .00 42016 Employee Contrib To PERS (8,534.00) .00 (8,534.00) (340.37) .00 (7,976.85) (557.15) 93 (7,932.26) 42019 PERS UAL (Unfunded Accrued Liability) 17,930.00 .00 17,930.00 .00 .00 16,434.00 1,496.00 92 17,139.00 47065 Professional Development 500.00 .00 500.00 400.00 .00 400.00 100.00 80 400.00 Run by Isaac Moreno on 07/07/2026 09:23:07 AM Page 5 of 12 Budget Performance Report
Fiscal Year to Date 06/30/26
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EXPENSE
Department 20 - Police
Division 200 - Special Operations Totals $153,590.00 $0.00 $153,590.00 $12,473.38 $0.00 $150,517.65 $3,072.35 98% $139,419.44 Division 205 - Support Operations
41001 Full Time Salaries 359,488.00 16,428.00 375,916.00 23,883.70 .00 357,645.40 18,270.60 95 336,740.21 41010 Police Special Pay
41010_006 Police Special Pay POST Officer Differential 6,244.00 .00 6,244.00 480.28 .00 6,089.26 154.74 98 5,924.24 41010 - Police Special Pay Totals $6,244.00 $0.00 $6,244.00 $480.28 $0.00 $6,089.26 $154.74 98% $5,924.24 41050 Bilingual Pay 8,104.00 .00 8,104.00 480.28 .00 7,464.17 639.83 92 7,651.45 41052 Educational Incentive 8,327.00 411.00 8,738.00 597.10 .00 8,484.26 253.74 97 7,894.79 41053 Sick Leave Conversion Pay 3,000.00 .00 3,000.00 .00 .00 .00 3,000.00 0 .00 41055 Vacation Conversion Pay 3,000.00 .00 3,000.00 .00 .00 .00 3,000.00 0 6,934.72 41056 Management Leave Conversion 3,000.00 .00 3,000.00 .00 .00 .00 3,000.00 0 .00 41059 Continuous Service Pay 11,144.00 246.00 11,390.00 886.56 .00 11,237.93 152.07 99 10,531.52 41100 Overtime
41100_001 Overtime Standard 10,000.00 .00 10,000.00 968.51 .00 10,469.07 (469.07) 105 16,950.65 41100 - Overtime Totals $10,000.00 $0.00 $10,000.00 $968.51 $0.00 $10,469.07 ($469.07) 105% $16,950.65 42001 Uniform Allowance 3,540.00 .00 3,540.00 .00 .00 3,690.00 (150.00) 104 3,690.00 42002 Medical Dental Plan 36,948.00 .00 36,948.00 5,114.88 .00 64,094.31 (27,146.31) 173 47,445.79 42003 Vision Insurance 432.00 .00 432.00 40.84 .00 476.95 (44.95) 110 491.54 42004 Long Term Disability Insurance 1,348.00 62.00 1,410.00 107.48 .00 1,550.49 (140.49) 110 1,340.21 42005 Life Insurance 679.00 31.00 710.00 61.52 .00 724.61 (14.61) 102 719.31 42006 SUI 89.00 .00 89.00 .00 .00 89.25 (.25) 100 178.50 42007 Workers Comp Insurance 1,675.00 49.00 1,724.00 66.14 .00 979.43 744.57 57 381.87 42008 City Liability Insurance 19,116.00 739.00 19,855.00 1,174.94 .00 17,422.34 2,432.66 88 16,502.45 42009 PERS 74,963.00 3,187.00 78,150.00 4,828.62 .00 71,197.72 6,952.28 91 67,815.56 42010 Medicare Tax 5,978.00 248.00 6,226.00 387.92 .00 5,782.31 443.69 93 5,654.16 42012 Retiree Health Insurance 12,138.00 493.00 12,631.00 877.90 .00 12,225.61 405.39 97 11,402.02 42013 Deferred Comp 4,377.00 411.00 4,788.00 356.96 .00 4,521.77 266.23 94 3,729.21 42014 Deferred Comp In Lieu 5,700.00 .00 5,700.00 .00 .00 4,359.82 1,340.18 76 5,716.97 42016 Employee Contrib To PERS (35,615.00) (1,538.00) (37,153.00) (1,192.58) .00 (33,366.32) (3,786.68) 90 (33,390.63) 42019 PERS UAL (Unfunded Accrued Liability) 53,790.00 .00 53,790.00 .00 .00 49,313.00 4,477.00 92 51,417.00 45001 Telephone
45001_000 Telephone General .00 .00 .00 60.00 .00 700.71 (700.71) +++ 722.15 45001 - Telephone Totals $0.00 $0.00 $0.00 $60.00 $0.00 $700.71 ($700.71) +++ $722.15 46000 Auto Allowance 2,400.00 .00 2,400.00 200.00 .00 2,335.71 64.29 97 2,407.15 47065 Professional Development 600.00 .00 600.00 .00 .00 .00 600.00 0 .00 51413 HVAC .00 .00 .00 .00 .00 .00 .00 +++ 309,055.14
Division 205 - Support Operations Totals $600,465.00 $20,767.00 $621,232.00 $39,381.05 $0.00 $607,487.80 $13,744.20 98% $887,905.98 Run by Isaac Moreno on 07/07/2026 09:23:07 AM Page 6 of 12 Budget Performance Report
Fiscal Year to Date 06/30/26
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Page 1781 of 1808 ends

EXPENSE
Department 20 - Police
Division 210 - Field Operations
41001 Full Time Salaries 1,826,330.00 837.00 1,827,167.00 125,038.62 .00 1,746,071.68 81,095.32 96 1,234,982.60 41010 Police Special Pay
41010_001 Police Special Pay Special Assignment 5,537.00 .00 5,537.00 425.96 .00 4,845.30 691.70 88 3,311.11 41010_002 Police Special Pay FTO .00 .00 .00 466.78 .00 5,891.67 (5,891.67) +++ 4,485.34 41010_006 Police Special Pay POST Officer Differential 81,268.00 21.00 81,289.00 5,322.46 .00 84,498.96 (3,209.96) 104 60,434.24 41010_007 Police Special Pay SWAT Pay 5,537.00 .00 5,537.00 212.98 .00 5,187.58 349.42 94 3,912.51 41010 - Police Special Pay Totals $92,342.00 $21.00 $92,363.00 $6,428.18 $0.00 $100,423.51 ($8,060.51) 109% $72,143.20 41050 Bilingual Pay 17,679.00 .00 17,679.00 1,484.18 .00 20,889.85 (3,210.85) 118 9,262.18 41052 Educational Incentive 46,060.00 .00 46,060.00 3,269.62 .00 50,899.67 (4,839.67) 111 36,199.67 41053 Sick Leave Conversion Pay 6,000.00 .00 6,000.00 .00 .00 3,203.64 2,796.36 53 3,447.44 41055 Vacation Conversion Pay 6,000.00 .00 6,000.00 3,286.16 .00 9,860.21 (3,860.21) 164 6,577.38 41056 Management Leave Conversion 5,000.00 .00 5,000.00 .00 .00 1,035.34 3,964.66 21 3,964.63 41059 Continuous Service Pay 48,736.00 42.00 48,778.00 4,136.66 .00 54,056.20 (5,278.20) 111 40,743.99 41060 Signing Bonus 25,000.00 .00 25,000.00 .00 .00 1,071.43 23,928.57 4 34,928.57 41100 Overtime
41100_001 Overtime Standard 70,000.00 .00 70,000.00 10,305.66 .00 87,244.74 (17,244.74) 125 68,974.34 41100 - Overtime Totals $70,000.00 $0.00 $70,000.00 $10,305.66 $0.00 $87,244.74 ($17,244.74) 125% $68,974.34 42001 Uniform Allowance 25,150.00 .00 25,150.00 .00 .00 25,506.91 (356.91) 101 14,530.77 42002 Medical Dental Plan 296,855.00 .00 296,855.00 27,719.53 .00 376,791.74 (79,936.74) 127 213,821.04 42003 Vision Insurance 4,104.00 .00 4,104.00 237.55 .00 3,162.01 941.99 77 2,466.64 42004 Long Term Disability Insurance 6,849.00 3.00 6,852.00 566.79 .00 7,547.21 (695.21) 110 4,923.31 42005 Life Insurance 3,452.00 2.00 3,454.00 322.36 .00 3,589.75 (135.75) 104 2,670.88 42006 SUI 565.00 .00 565.00 .00 .00 611.29 (46.29) 108 867.54 42007 Workers Comp Insurance 49,798.00 19.00 49,817.00 3,649.45 .00 49,411.41 405.59 99 14,157.82 42008 City Liability Insurance 182,775.00 82.00 182,857.00 12,835.52 .00 176,882.74 5,974.26 97 124,940.76 42009 PERS 559,385.00 326.00 559,711.00 39,634.95 .00 569,220.95 (9,509.95) 102 397,283.50 42010 Medicare Tax 31,076.00 13.00 31,089.00 2,180.46 .00 29,615.23 1,473.77 95 21,479.95 42012 Retiree Health Insurance 75,016.00 25.00 75,041.00 5,235.52 .00 74,193.24 847.76 99 50,245.21 42013 Deferred Comp 5,613.00 21.00 5,634.00 381.62 .00 4,538.79 1,095.21 81 4,600.13 42014 Deferred Comp In Lieu .00 .00 .00 475.00 .00 5,547.32 (5,547.32) +++ 1,679.47 42016 Employee Contrib To PERS (238,654.00) (82.00) (238,736.00) (7,845.24) .00 (225,108.32) (13,627.68) 94 (161,532.04) 42019 PERS UAL (Unfunded Accrued Liability) 510,779.00 .00 510,779.00 .00 .00 468,215.00 42,564.00 92 336,256.00 44030 Minor Equipment
44030_001 Minor Equipment Safety 54,287.00 .00 54,287.00 .00 .00 54,286.84 .16 100 .00 44030 - Minor Equipment Totals $54,287.00 $0.00 $54,287.00 $0.00 $0.00 $54,286.84 $0.16 100% $0.00 47065 Professional Development 600.00 .00 600.00 500.00 .00 500.00 100.00 83 500.00 Run by Isaac Moreno on 07/07/2026 09:23:07 AM Page 7 of 12 Budget Performance Report
Fiscal Year to Date 06/30/26
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Page 1782 of 1808 ends

EXPENSE
Department 20 - Police
Division 210 - Field Operations
48001 Transfers Out
48001_090 Transfers Out Vehicle & Equip Replacement 900,000.00 .00 900,000.00 .00 .00 900,000.00 .00 100 .00 48001_123 Transfers Out for Police Equipment 100,000.00 .00 100,000.00 .00 .00 100,000.00 .00 100 .00 48001_351 Transfers Out To F130 for LPR's .00 .00 .00 .00 .00 .00 .00 +++ 566,775.00 48001 - Transfers Out Totals $1,000,000.00 $0.00 $1,000,000.00 $0.00 $0.00 $1,000,000.00 $0.00 100% $566,775.00 48005 Transfers Out - Reporting
48005_002 Transfers Out - Reporting GASB 96 SBITA'S .00 .00 .00 .00 .00 .00 .00 +++ 54,286.85 48005 - Transfers Out - Reporting Totals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 +++ $54,286.85 49006 Salary Credits From Other Departments .00 .00 .00 .00 .00 (3,991.01) 3,991.01 +++ .00 Division 210 - Field Operations Totals $4,710,797.00 $1,309.00 $4,712,106.00 $239,842.59 $0.00 $4,695,277.37 $16,828.63 100% $3,161,176.83 Department 20 - Police Totals $5,464,852.00 $22,076.00 $5,486,928.00 $291,697.02 $0.00 $5,453,282.82 $33,645.18 99% $4,188,502.25 Department 30 - Fire
Division 300 - Operations
41001 Full Time Salaries 824,092.00 738.00 824,830.00 62,804.82 .00 775,588.22 49,241.78 94 838,686.65 41020 Fire Special Pay
41020_001 Fire Special Pay EMT Certificates 7,360.00 37.00 7,397.00 582.14 .00 7,199.75 197.25 97 5,882.02 41020_002 Fire Special Pay Fitness Incentive 10,299.00 18.00 10,317.00 825.28 .00 3,837.03 6,479.97 37 5,067.44 41020_003 Fire Special Pay FLSA Wages 13,559.00 .00 13,559.00 1,179.68 .00 13,218.59 340.41 97 11,481.46 41020_004 Fire Special Pay PFP 20,599.00 37.00 20,636.00 721.94 .00 13,822.06 6,813.94 67 15,012.86 41020_007 Fire Special Pay Management Certificate 3,680.00 18.00 3,698.00 582.12 .00 6,179.41 (2,481.41) 167 2,941.07 41020 - Fire Special Pay Totals $55,497.00 $110.00 $55,607.00 $3,891.16 $0.00 $44,256.84 $11,350.16 80% $40,384.85 41050 Bilingual Pay .00 .00 .00 156.52 .00 469.56 (469.56) +++ .00 41052 Educational Incentive 6,080.00 18.00 6,098.00 591.06 .00 11,369.04 (5,271.04) 186 7,457.69 41053 Sick Leave Conversion Pay 2,500.00 .00 2,500.00 .00 .00 801.54 1,698.46 32 .00 41055 Vacation Conversion Pay 5,000.00 .00 5,000.00 .00 .00 7,292.17 (2,292.17) 146 679.44 41056 Management Leave Conversion 2,000.00 .00 2,000.00 .00 .00 .00 2,000.00 0 .00 41059 Continuous Service Pay 15,620.00 55.00 15,675.00 1,047.94 .00 12,103.56 3,571.44 77 9,237.89 41100 Overtime
41100_001 Overtime Standard 150,000.00 .00 150,000.00 2,575.10 .00 113,473.88 36,526.12 76 106,703.80 41100 - Overtime Totals $150,000.00 $0.00 $150,000.00 $2,575.10 $0.00 $113,473.88 $36,526.12 76% $106,703.80 42001 Uniform Allowance 9,930.00 .00 9,930.00 .00 .00 10,165.41 (235.41) 102 8,455.00 42002 Medical Dental Plan 120,767.00 .00 120,767.00 11,346.12 .00 140,604.05 (19,837.05) 116 109,777.94 42003 Vision Insurance 1,512.00 .00 1,512.00 75.16 .00 1,017.22 494.78 67 1,213.26 42004 Long Term Disability Insurance 3,090.00 3.00 3,093.00 282.64 .00 3,314.65 (221.65) 107 2,750.85 42005 Life Insurance 1,558.00 1.00 1,559.00 162.10 .00 1,561.19 (2.19) 100 1,493.64 42006 SUI 268.00 .00 268.00 .00 .00 267.18 .82 100 504.20 42007 Workers Comp Insurance 20,691.00 18.00 20,709.00 1,382.17 .00 19,063.84 1,645.16 92 7,882.18 Run by Isaac Moreno on 07/07/2026 09:23:07 AM Page 8 of 12 Budget Performance Report
Fiscal Year to Date 06/30/26
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Page 1783 of 1808 ends

EXPENSE
Department 30 - Fire
Division 300 - Operations
42008 City Liability Insurance 60,008.00 50.00 60,058.00 3,882.40 .00 53,223.71 6,834.29 89 53,954.34 42009 PERS 242,077.00 320.00 242,397.00 18,660.78 .00 228,327.98 14,069.02 94 202,855.40 42010 Medicare Tax 15,381.00 13.00 15,394.00 1,008.25 .00 13,560.99 1,833.01 88 13,746.65 42012 Retiree Health Insurance 39,315.00 22.00 39,337.00 3,004.42 .00 36,860.29 2,476.71 94 33,382.79 42013 Deferred Comp 4,545.00 18.00 4,563.00 291.06 .00 3,899.36 663.64 85 3,248.60 42014 Deferred Comp In Lieu 11,400.00 .00 11,400.00 1,900.00 .00 13,944.64 (2,544.64) 122 8,821.43 42016 Employee Contrib To PERS (104,425.00) (80.00) (104,505.00) (4,012.04) .00 (94,894.35) (9,610.65) 91 (88,823.99) 42019 PERS UAL (Unfunded Accrued Liability) 283,654.00 .00 283,654.00 .00 .00 260,018.00 23,636.00 92 250,772.00 43318 Professional Services-Debt .00 .00 .00 .00 .00 500.00 (500.00) +++ 500.00 45001 Telephone
45001_000 Telephone General 750.00 .00 750.00 60.00 .00 700.71 49.29 93 589.29 45001 - Telephone Totals $750.00 $0.00 $750.00 $60.00 $0.00 $700.71 $49.29 93% $589.29 47065 Professional Development 600.00 .00 600.00 .00 .00 .00 600.00 0 .00 47080 Shoe Allowance 100.00 .00 100.00 .00 .00 .00 100.00 0 .00 48001 Transfers Out
48001_090 Transfers Out Vehicle & Equip Replacement 555,000.00 .00 555,000.00 .00 .00 555,000.00 .00 100 .00 48001_092 Transfers Out To Fd130 Fire Safety Cloth&Equip 445,000.00 .00 445,000.00 .00 .00 445,000.00 .00 100 .00 48001 - Transfers Out Totals $1,000,000.00 $0.00 $1,000,000.00 $0.00 $0.00 $1,000,000.00 $0.00 100% $0.00 51020 Equipment Replacement .00 .00 .00 .00 .00 .00 .00 +++ 1,755,110.30 53026 PNC Lease - Fire Trucks
53026_001 PNC Lease - Fire Trucks Interest 50,160.00 .00 50,160.00 .00 .00 50,159.16 .84 100 53,498.08 53026_002 PNC Lease - Fire Trucks Principal 101,255.00 .00 101,255.00 .00 .00 101,254.68 .32 100 97,915.76 53026 - PNC Lease - Fire Trucks Totals $151,415.00 $0.00 $151,415.00 $0.00 $0.00 $151,413.84 $1.16 100% $151,413.84 Division 300 - Operations Totals $2,923,425.00 $1,286.00 $2,924,711.00 $109,109.66 $0.00 $2,808,903.52 $115,807.48 96% $3,520,798.04 Department 30 - Fire Totals $2,923,425.00 $1,286.00 $2,924,711.00 $109,109.66 $0.00 $2,808,903.52 $115,807.48 96% $3,520,798.04 Department 40 - Development Services
Division 400 - Planning
42019 PERS UAL (Unfunded Accrued Liability) .00 .00 .00 .00 .00 .00 .00 +++ 4,284.00 Division 400 - Planning Totals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 +++ $4,284.00 Department 40 - Development Services Totals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 +++ $4,284.00 Department 50 - Municipal Services
Division 500 - Public Facilities
41001 Full Time Salaries .00 .00 .00 .00 .00 .00 .00 +++ 15,195.95 41050 Bilingual Pay .00 .00 .00 .00 .00 .00 .00 +++ 30.96 41051 Confidential Pay .00 .00 .00 .00 .00 .00 .00 +++ 120.93 41052 Educational Incentive .00 .00 .00 .00 .00 .00 .00 +++ 16.07 41055 Vacation Conversion Pay .00 .00 .00 .00 .00 .00 .00 +++ 194.48 Run by Isaac Moreno on 07/07/2026 09:23:07 AM Page 9 of 12 Budget Performance Report
Fiscal Year to Date 06/30/26
Include Rollup Account and Rollup to Object

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EXPENSE
Department 50 - Municipal Services
Division 500 - Public Facilities
41056 Management Leave Conversion .00 .00 .00 .00 .00 .00 .00 +++ 176.18 41059 Continuous Service Pay .00 .00 .00 .00 .00 .00 .00 +++ 345.14 42002 Medical Dental Plan .00 .00 .00 .00 .00 .00 .00 +++ 1,853.52 42003 Vision Insurance .00 .00 .00 .00 .00 .00 .00 +++ 21.28 42004 Long Term Disability Insurance .00 .00 .00 .00 .00 .00 .00 +++ 61.35 42005 Life Insurance .00 .00 .00 .00 .00 .00 .00 +++ 28.91 42007 Workers Comp Insurance .00 .00 .00 .00 .00 .00 .00 +++ 48.37 42008 City Liability Insurance .00 .00 .00 .00 .00 .00 .00 +++ 799.10 42009 PERS .00 .00 .00 .00 .00 .00 .00 +++ 2,837.63
42010 Medicare Tax .00 .00 .00 .00 .00 .00 .00 +++ 226.73 42012 Retiree Health Insurance .00 .00 .00 .00 .00 .00 .00 +++ 428.53 42013 Deferred Comp .00 .00 .00 .00 .00 .00 .00 +++ 323.94 42014 Deferred Comp In Lieu .00 .00 .00 .00 .00 .00 .00 +++ 396.84 42016 Employee Contrib To PERS .00 .00 .00 .00 .00 .00 .00 +++ (1,413.83) 42019 PERS UAL (Unfunded Accrued Liability) .00 .00 .00 .00 .00 .00 .00 +++ 2,484.00 45001 Telephone
45001_000 Telephone General .00 .00 .00 .00 .00 .00 .00 +++ 80.04 45001 - Telephone Totals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 +++ $80.04 46000 Auto Allowance .00 .00 .00 .00 .00 .00 .00 +++ 70.71 Division 500 - Public Facilities Totals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 +++ $24,326.83 Department 50 - Municipal Services Totals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 +++ $24,326.83 Department 60 - Parks
Division 600 - Maintenance
41001 Full Time Salaries 152,814.00 .00 152,814.00 11,897.56 .00 141,682.39 11,131.61 93 85,136.03 41050 Bilingual Pay .00 .00 .00 .00 .00 .00 .00 +++ 30.96 41051 Confidential Pay .00 .00 .00 .00 .00 .00 .00 +++ 120.93 41052 Educational Incentive .00 .00 .00 .00 .00 .00 .00 +++ 16.07 41053 Sick Leave Conversion Pay 500.00 .00 500.00 .00 .00 .00 500.00 0 .00 41054 Stand By Wages 500.00 .00 500.00 .00 .00 609.10 (109.10) 122 1,216.17 41055 Vacation Conversion Pay 2,500.00 .00 2,500.00 .00 .00 1,090.32 1,409.68 44 240.03 41056 Management Leave Conversion 500.00 .00 500.00 .00 .00 .00 500.00 0 176.18 41059 Continuous Service Pay .00 .00 .00 .00 .00 .00 .00 +++ 450.56 41100 Overtime
41100_001 Overtime Standard 500.00 .00 500.00 382.90 .00 1,478.70 (978.70) 296 620.49 41100 - Overtime Totals $500.00 $0.00 $500.00 $382.90 $0.00 $1,478.70 ($978.70) 296% $620.49 42002 Medical Dental Plan 46,872.00 .00 46,872.00 3,229.42 .00 27,502.84 19,369.16 59 10,853.28 42003 Vision Insurance 648.00 .00 648.00 26.78 .00 184.29 463.71 28 133.30 Run by Isaac Moreno on 07/07/2026 09:23:07 AM Page 10 of 12 Budget Performance Report
Fiscal Year to Date 06/30/26
Include Rollup Account and Rollup to Object

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EXPENSE
Department 60 - Parks
Division 600 - Maintenance
42004 Long Term Disability Insurance 573.00 .00 573.00 53.54 .00 586.41 (13.41) 102 316.75 42005 Life Insurance 289.00 .00 289.00 30.56 .00 268.72 20.28 93 183.03 42006 SUI 89.00 .00 89.00 5.73 .00 113.54 (24.54) 128 119.00 42007 Workers Comp Insurance 4,417.00 .00 4,417.00 344.83 .00 4,083.20 333.80 92 827.44 42008 City Liability Insurance 11,629.00 .00 11,629.00 907.76 .00 10,746.81 882.19 92 5,961.77 42009 PERS 26,697.00 .00 26,697.00 2,078.54 .00 24,752.26 1,944.74 93 15,234.60 42010 Medicare Tax 2,281.00 .00 2,281.00 172.96 .00 2,064.90 216.10 91 1,249.78 42012 Retiree Health Insurance 3,056.00 .00 3,056.00 237.96 .00 2,833.73 222.27 93 1,850.67 42013 Deferred Comp 764.00 .00 764.00 37.68 .00 131.88 632.12 17 405.96 42014 Deferred Comp In Lieu .00 .00 .00 475.00 .00 5,462.50 (5,462.50) +++ 488.57 42016 Employee Contrib To PERS (13,753.00) .00 (13,753.00) (535.41) .00 (12,581.00) (1,172.00) 91 (7,717.81) 42019 PERS UAL (Unfunded Accrued Liability) 53,790.00 .00 53,790.00 .00 .00 49,313.00 4,477.00 92 7,542.00 43155 Physicals, Shots & Psychological .00 .00 .00 .00 .00 .00 .00 +++ 49.00 45001 Telephone
45001_000 Telephone General .00 .00 .00 .00 .00 .00 .00 +++ 97.39 45001 - Telephone Totals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 +++ $97.39 46000 Auto Allowance .00 .00 .00 .00 .00 .00 .00 +++ 109.29 47080 Shoe Allowance .00 .00 .00 .00 .00 555.21 (555.21) +++ .00 49006 Salary Credits From Other Departments .00 .00 .00 (1,164.84) .00 (1,977.72) 1,977.72 +++ (39,975.79) Division 600 - Maintenance Totals $294,666.00 $0.00 $294,666.00 $18,180.97 $0.00 $258,901.08 $35,764.92 88% $85,735.65 Department 60 - Parks Totals $294,666.00 $0.00 $294,666.00 $18,180.97 $0.00 $258,901.08 $35,764.92 88% $85,735.65 Department 61 - Recreation
Division 620 - Recreation Administration
41001 Full Time Salaries .00 .00 .00 .00 .00 .00 .00 +++ 55,085.02 41050 Bilingual Pay .00 .00 .00 .00 .00 .00 .00 +++ 724.73 41051 Confidential Pay .00 .00 .00 .00 .00 .00 .00 +++ 120.93 41052 Educational Incentive .00 .00 .00 .00 .00 .00 .00 +++ 709.84 41055 Vacation Conversion Pay .00 .00 .00 .00 .00 .00 .00 +++ 631.31 41056 Management Leave Conversion .00 .00 .00 .00 .00 .00 .00 +++ 1,295.03 41059 Continuous Service Pay .00 .00 .00 .00 .00 .00 .00 +++ 521.68 41300 Salary/Benefit Transfer from
41300_011 Salary/Benefit Transfer from FD 270-ASES Grant .00 .00 .00 .00 .00 .00 .00 +++ (13,667.44) 41300 - Salary/Benefit Transfer from Totals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 +++ ($13,667.44) 42002 Medical Dental Plan .00 .00 .00 .00 .00 .00 .00 +++ 8,054.52 42003 Vision Insurance .00 .00 .00 .00 .00 .00 .00 +++ 73.41 42004 Long Term Disability Insurance .00 .00 .00 .00 .00 .00 .00 +++ 222.96 42005 Life Insurance .00 .00 .00 .00 .00 .00 .00 +++ 119.85 Run by Isaac Moreno on 07/07/2026 09:23:07 AM Page 11 of 12 Budget Performance Report
Fiscal Year to Date 06/30/26
Include Rollup Account and Rollup to Object

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EXPENSE
Department 61 - Recreation
Division 620 - Recreation Administration
42007 Workers Comp Insurance .00 .00 .00 .00 .00 .00 .00 +++ 119.12 42008 City Liability Insurance .00 .00 .00 .00 .00 .00 .00 +++ 2,354.83 42009 PERS .00 .00 .00 .00 .00 .00 .00 +++ 10,124.67
42010 Medicare Tax .00 .00 .00 .00 .00 .00 .00 +++ 832.45 42012 Retiree Health Insurance .00 .00 .00 .00 .00 .00 .00 +++ 1,450.48 42013 Deferred Comp .00 .00 .00 .00 .00 .00 .00 +++ 870.93 42014 Deferred Comp In Lieu .00 .00 .00 .00 .00 .00 .00 +++ 1,618.39 42016 Employee Contrib To PERS .00 .00 .00 .00 .00 .00 .00 +++ (5,144.64) 42019 PERS UAL (Unfunded Accrued Liability) .00 .00 .00 .00 .00 .00 .00 +++ 9,342.00 45001 Telephone
45001_000 Telephone General .00 .00 .00 .00 .00 .00 .00 +++ 234.32 45001 - Telephone Totals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 +++ $234.32 46000 Auto Allowance .00 .00 .00 .00 .00 .00 .00 +++ 70.71 Division 620 - Recreation Administration Totals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 +++ $75,765.10 Department 61 - Recreation Totals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 +++ $75,765.10 EXPENSE TOTALS $8,682,943.00 $38,362.00 $8,721,305.00 $418,987.65 $0.00 $8,521,374.25 $199,930.75 98% $8,128,386.17 Fund 118 - Measure A - General Totals
REVENUE TOTALS 6,687,141.00 .00 6,687,141.00 .00 .00 5,101,153.82 1,585,987.18 76% 6,711,529.50 EXPENSE TOTALS 8,682,943.00 38,362.00 8,721,305.00 418,987.65 .00 8,521,374.25 199,930.75 98% 8,128,386.17 Fund 118 - Measure A - General Totals ($1,995,802.00) ($38,362.00) ($2,034,164.00) ($418,987.65) $0.00 ($3,420,220.43) $1,386,056.43 ($1,416,856.67) Run by Isaac Moreno on 07/07/2026 09:23:07 AM Page 12 of 12 Budget Performance Report
Fiscal Year to Date 06/30/26
Include Rollup Account and Rollup to Object

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Current YTD Prior Year
Account Account Description Balance Total Actual Net Change Change % Fund Category General Fund
Fund Type
Fund 118 - Measure A - General
ASSETS
11000 Cash 2,420,851.73 4,643,794.33 (2,222,942.60) (47.87) 13000 Accounts Receivable
13000_007 Accounts Receivable Accts Rec-Yr End Rev Accrual .00 1,112,837.56 (1,112,837.56) (100.00) 13000 - Accounts Receivable Totals $0.00 $1,112,837.56 ($1,112,837.56) (100.00%) 13008 Accounts Receivable - Miscellaneous Billing 1,164.84 .00 1,164.84 +++ ASSETS TOTALS $2,422,016.57 $5,756,631.89 ($3,334,615.32) (57.93%)

LIABILITIES AND FUND EQUITY

LIABILITIES
21000 Accounts Payable .00 2,471.98 (2,471.98) (100.00) 22004 Salaries Payable .00 133,243.99 (133,243.99) (100.00) 23000 Due To 221,321.08 .00 221,321.08 +++
LIABILITIES TOTALS $221,321.08 $135,715.97 $85,605.11 63.08%

FUND EQUITY
29000 Fund Balance - General Fund 5,620,915.92 5,620,915.92 .00 .00 FUND EQUITY TOTALS Prior to Current Year Changes $5,620,915.92 $5,620,915.92 $0.00 0.00% Prior Year Fund Equity Adjustment .00 .00
Fund Revenues (5,101,153.82) .00
Fund Expenses 8,521,374.25 .00
FUND EQUITY TOTALS $2,200,695.49 $5,620,915.92 ($3,420,220.43) (60.85%) LIABILITIES AND FUND EQUITY TOTALS $2,422,016.57 $5,756,631.89 ($3,334,615.32) (57.93%) Fund 118 - Measure A - General Totals $0.00 $0.00 $0.00 +++ Fund Type Totals $0.00 $0.00 $0.00 +++
Fund Category General Fund Totals $0.00 $0.00 $0.00 +++ Grand Totals $0.00 $0.00 $0.00 +++
Run by Isaac Moreno on 07/07/2026 14:04:59 PM Page 2 of 2 Balance Sheet
Through 06/30/26
Detail Listing
Include Rollup Account/Rollup to Object

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Human Relations
Department

Page 1 ends

Career Opportunities
*As of 07/31/2026

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Human Relations
Department

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Full-Time New Hires
Assistant Engineer
Public Safety Business
Analyst
Staff Services Assistant
Maintenance Worker I
Promotion - Maintenance
Worker Sr.

Police Officer Trainee
Maintenance Worker I Maintenance Worker I
Full-Time
Employees
412
Part-Time
Employees
187
Staffing Data
599
Total
Employees
*As of 07/31/2026
Promotion - Fire Division
Chief
Promotion - Fire Battalion
Chief

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Human Relations
Department
The following trainings are scheduled for City staff:

Training Date
Active Shooter Training October 2026
Upcoming Events

Page 3 ends

UC Merced Career Fair
Wednesday, September 23, 2026
CSU Stanislaus Career Fair
Wednesday, October 7, 2026

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Human Relations
Department
Past Events

Page 4 ends

Trenching and Excavation Training
Tuesday, July 7, 2026

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The Development Services Department
continues to strive to provide excellent
customer service while ensuring the
health, safety, enhancement, and
prosperity of our community.

DEVELOPMENT SERVICES

DEPARTMENT
CITY MANAGER’S MONTHLY REPORT
JULY 2026

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BUILDING DIVISION

OVER THE COUNTER PROJECTS, 95

MINOR REVIEW
PROJECTS, 14

PLAN CHECK
PROJECTS, 14

BUILDING PERMITS APPLIED FOR

NEW AUTOZONE BUILDING

APPLIED FOR ON LANDER

SAFETY CENTER RECEIVED THEIR

FINAL AND CERTIFICATE OF

OCCUPANCY
346 BUILDING INSPECTIONS
PERFORMED IN JULY 118, 55%
98, 45%

PERMIT STATS

PERMITS ISSUED

PERMITS COMPLETED

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PLANNING DIVISION
COORDINATED & HOSTED 6

PREDEVELOPMENT MEETINGS
In July, the Planning Division received an application (MDP 25-01 Time Extension) from the applicant requesting a one-year time extension for the previously approved Minor Discretionary Permit 25-01. The approved MDP is to construct a new 9,102 square foot multi-tenant retail building on a 1.058-acre property located at 4240 N. Golden State Boulevard, Stanislaus County APN 087-029-001. The building will feature four suites intended for commercial uses. Onsite parking spaces, paving, trash enclosures and landscaping are already established at this location as part of the existing shopping center. The development of this parcel is the last parcel to be developed for commercial uses in PD241.

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BUSINESS PERMITS

APPLIED FOR

BUSINESS ADDRESS BUSINESS TYPE BUSINESS NAME

HOME OCCUPATION PERMIT CLEAN SWEEP
126 W MAIN ST ZONING CERTIFICATE/OCCUPANCY

INSPECTION

PAPER MOON STATIONERY AND
ART

HOME OCCUPATION PERMIT SHAUNA MURRAY LIFE

COACHING
1485 ATLANTA CT ZONING CERTIFICATE/OCCUPANCY

INSPECTION

HYHUIS INC
1605 OLYMPIC DR ZONING CERTIFICATE/OCCUPANCY

INSPECTION

IRON LOGIC MFG LLC

HOME OCCUPATION PERMIT AIRABELLA'S BOUTIQUE LLC
2026 W MONTE VISTA
AVE

ZONING CERTIFICATE/OCCUPANCY

INSPECTION
HOME OCCUPATION PERMIT Honey Do It Co.
2101 GEER RD 101A ZONING CERTIFICATE/OCCUPANCY

INSPECTION

INSPIRE & BLOOM LLC
HOME OCCUPATION PERMIT A & B Go Services LLC

HOME OCCUPATION PERMIT MORNING AND MOON DOULA
2485 ACME CT ZONING CERTIFICATE/OCCUPANCY

INSPECTION

CRIVELLI'S SHIRTS & MORE

HOME OCCUPATION PERMIT MY SALARY EDU LLC
2717 COUNTRYSIDE DR ZONING CERTIFICATE/OCCUPANCY

INSPECTION

SPIRIT HALLOWEEN
2842 GEER RD ZONING CERTIFICATE/OCCUPANCY

INSPECTION

MATHNASIUM OF TURLOCK
HOME OCCUPATION PERMIT KST ROAD SERVICE INC.

HOME OCCUPATION PERMIT VALLEY OFFICE SOLUTIONS
HOME OCCUPATION PERMIT RENEE;S LIVE SCAN & NOTARY

HOME OCCUPATION PERMIT CAMILAKATEFLOWERS
HOME OCCUPATION PERMIT Balbir Singh Trucking

HOME OCCUPATION PERMIT BERNIE'S BARGAINS
HOME OCCUPATION PERMIT RKTT LLC dba APEX MEDICAL
TRAN
HOME OCCUPATION PERMIT 2 DEGREE SHIFT
881 N GOLDEN STATE
BLVD

ZONING CERTIFICATE/OCCUPANCY

INSPECTION

ALLIANCE GATEWAY

PETROLEUM INC
HOME OCCUPATION PERMIT Kirsten Jasek-Rysdahl

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City Council Staff Update
August 11th, 2026
From: Nick Showalter, IT Director
Prepared by: Nick Showalter, IT Director
Agendized by: John J. Murphy, DPA, ICMA-CM, City Manager For July 2026, the Information Technology (IT) Department has the following report:

New Website Project
The new website project with Revize continued in the Site Review Phase (Phase 7 of 8). Throughout the month of July, two training sessions were scheduled with Revize on how to edit content, add/edit modules, and perform system administration on the new website. Content editors participated in the training and will receive training reference resources. IT Staff are now working on setting up access roles and working with departments on their digital forms and online services.

Audio/Video – Emergency Operations Center (EOC)
IT Staff met with a systems integrator from Solutionz Inc. to finalize the configuration for controlling the audio/visual system in the EOC. The control system was programmed with presets for unique display selections. IT Staff then received training on how to operate the control system and utilize the software to view multiple sources at once. IT will be scheduling time with Public Safety staff to go through the system to ensure it is ready to be used.

Microsoft 365 Mailbox Migration Project and Licensing
IT Staff continued to deploy security configurations to user accounts. IT Staff also worked to apply additional security-related configurations to the Microsoft 365 environment.

Enterprise Permitting and Licensing Software
IT Staff met with Tyler Technologies to review the next steps for the Enterprise Permitting and Licensing System. Tyler Technologies has received a process identification list and is working to schedule time to meet with City staff in August. The IT Department’s GIS Coordinator is also assisting with the GIS components of this project.

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Completed IT Requests*
IT staff completed 171 requests for service during July 2026. *Resolved requests shown are estimated and do not include ad hoc phone and verbal requests or certain long-term projects.

City Manager's Office
12 Economic Development
11 Development
Services
7 Finance
18 Fire
10 HR
14 IT
9 Municipal Services
50 Police
40 Completed Requests By Department July 2026

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jULY 2026

F I E L D &

S U P P O R T O P E R A T I O N S

M O N T H L Y C I T Y M A N A G E R ' S R E P O R T
5,323
2,008

REPORTS
TAKEN

ARRESTS TRAFFIC
STOPS

CITATIONS
ISSUED

ANIMALS ADOPTED/RETURNED TO

OWNER/TRANSPORTED TO RESCUE
575
256 194

NON-EMERGENCY
CALLS
PaTROL &
CoMMUNICATIONS
AnIMAL SERVICES
911 CALLS
771

DOGS SEIZED
30 CATS SEIZED
13 38
On July 7 , we had the privilege of welcoming Officer
Jimenez-Almanza to the Turlock Police Department.

Officer Jimenez-Almanza joins our team after serving
with the San Francisco Police Department and the
Calaveras County Sheriff’s Office.
th
Congratulations to Officer Vera-Moreno on
successfully completing field training. Over the past
several months, he’s worked alongside our Field
Training Officers, building the knowledge, confidence,
and skills needed to serve our community. This
milestone marks the beginning of his career as a solo
patrol officer.

On July 31st, Sergeant Fortado graduated from the On
Base Leadership Development Course in Monterey
after completing the intensive six month leadership
program. We are proud to invest in the development
of our leaders. Training like this strengthens decision making, ethical leadership, communication,
accountability, and the ability to lead through change
and critical incidents. These are the skills that help
build stronger teams and provide better service to our
community.

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BACKGROUND

LOCAL CHECKS
CLETS

ENTRIES

WARRANTS

REPORTS

PROCESSED
STREET
CRIMES
UNIT
professional
sTANDARDS
Social Media Insights
178
137
386
148

REPORTS

RELEASED

S P E C I A L O P E R A T I O N S
991
ReCORDS
16 28 65

NEW CASES CLOSED
CASES

SUPPLEMENTAL

REPORTS
ACTIVE
CASES
12 92

DIGITAL

FORENSIC
EXAM DeTECTIVES
39 72 64

TRAFFIC
STOPS

PEDESTRIAN
STOPS

ARRESTS SEARCHES
19 4
2 MISC

PERMITS

PROCESSED
ADMIN.

INVESTIGATIONS

RIDE-ALONG

APPLICATIONS

PROCESSED
INSTAGRAM:
57,676
FACEBOOK:
629,956

ACCOUNTS REACHED NEW FOLLOWS PROFILE VISITS
narcotics seized
1 GRAM OF FENTANYL
167.3 GRAMS OF
METH
5 ARRESTS
70 GANG FIELD

INTERVIEW
INSTAGRAM:
545
FACEBOOK:
1,951
INSTAGRAM:
8,676
FACEBOOK:
33,435
9 FIREARMS
4 1
ARREST

WARRANTS /
I&B

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Turlock City CouncilAugust 11, 2026

Turlock City Council
August 11, 2026