Turlock City Council
August 11, 2026

City Contract No. 2027-077
City Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3 Rev. 01.2026 17
and omissions, and those of its employees, contractors, subcontractors, representatives, volunteers, and its agents. Nothing contained herein shall be construed as creating an employment, agency, or partnership relationship between City and Contractor. City shall have the right to control Contractor only insofar as the result of Contractor’s Services rendered pursuant to the Contract; however, City shall not have the right to control the means by which Contractor accomplishes Services rendered pursuant to the Contract.

22. Contractor Not Agent: Except as City may specify in writing, Contractor shall have no authority, express or implied, to act on behalf of City in any capacity whatsoever as an agent.

Contractor shall have no authority, express or implied, pursuant to the Contract to bind City to any obligation whatsoever.

23. Arbitration of Disputes: All claims, disputes, and other matters in question between City and Contractor arising out of, or relating to, this Contract or the breach thereof, including claims of Contractor for extra compensation of Services related to the project, shall be decided by arbitration before a single arbitrator in accordance with the provisions of Sections 1281 through 1284.2 of the Code of Civil Procedure (the “Arbitration Laws”) unless the Parties mutually agree otherwise. The provisions of Section 1283.05 of the Arbitration Laws apply to any arbitration proceeding except as otherwise provided in the Contract. The arbitrator shall have authority to decide all issues between the Parties including, but not limited to, claims for extras, delay, and liquidated damages, if any, provided for the Contract, matters involving defects in the Services performed by Contractor or its subcontractors, rights to payment, and whether the necessary procedures for arbitration have been followed. The award rendered by the arbitrator shall be final and judgment may be entered upon it in accordance with applicable law in any court having competent jurisdiction thereof.

Notice of the demand for arbitration shall be filed in writing with the other Party. The demand for arbitration shall be made within a reasonable time after the claim, dispute, or other matter in question has arisen, and in no event shall it be made after the date when institution of legal or equitable proceedings based on such claim, dispute, or other matter in question would be barred by the applicable statute of limitations.

The parties shall jointly appoint an arbitrator within fifteen (15) calendar days of the date of giving the notice of the demand for arbitration. If the Parties are unable to jointly agree upon the appointment of an arbitrator within said fifteen (15) calendar day period, and do not agree in writing to extend said period for a fixed period, then either Party may seek to have the arbitrator appointed by the Superior Court of Stanislaus County in accordance with the Arbitration Laws.

If any proceeding is brought to contest the right to arbitrate and it is determined that such right exists, the losing Party shall pay all costs and attorney’s fees incurred by the prevailing Party.

In addition to the other rules of law which may be applicable to any arbitration hereunder, the following shall apply:
(a) Promptly upon the filing of the arbitration, each Party shall be required to set forth in writing and to serve upon each other Party a detailed statement of its contentions of fact and law

City Contract No. 2027-077
City Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3 Rev. 01.2026 18
(b) All Parties to the arbitration shall be entitled to the discovery procedures provided under Section 1283.05 of the California Code of Civil Procedure. (c) The arbitration shall be commenced and conducted as expeditiously as possible consistent with affording reasonable discovery as provided herein. (d) These additional rules shall be implemented and applied by the arbitrator.

The costs of arbitration shall be borne by the Parties as determined by the arbitrator, but each Party shall bear its own attorney’s fees associated with the dispute with the other Party and to the arbitration.

All administrative remedies required under Section 9 of this Agreement or pursuant to Public Contract Code section 9204, or required by any other law, shall be exhausted prior to commencement of any arbitration under this Section 23.

24. Provisions Cumulative: The provisions of the Contract are cumulative, and in addition to and not in limitation of, any other rights or remedies available to City.

25. Notices: All notices shall be in writing and delivered in person or transmitted by certified mail, postage prepaid. Any Party hereto may at any time, by giving ten (10) days’ written notice to the other Party hereto, designate any other address in substitution of the address to which such notice or communication shall be given. Such notices or communications shall be given to the Parties at their addresses set forth below.

If to City: City of Turlock
Attn: Christopher Fisher, Municipal Services Director
156 S. Broadway, Suite 150
Turlock, CA 95380-5461
With courtesy copies to: City of Turlock, City Attorney’s Office Attn: Katie O. Lucchesi, City Attorney
156 S. Broadway, Suite 230
Turlock, CA 95380-5456
If to Contractor: _____________________
_____________________
_____________________
If to Contractor’s Sureties: _____________________
_____________________
_____________________
_____________________

City Contract No. 2027-077
City Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3 Rev. 01.2026 19

26. City Contract Administrator: The City’s contract administrator and contact person for this Agreement is:

Fred Pezeshk, PE
City of Turlock, Roads Program Manager
156 S. Broadway, Suite 150
Turlock, California 95380-5461
Telephone: (209) 668-5520
E-mail: [email protected]

27. Interpretation: As used herein, any gender includes each other gender, the singular includes the plural and vice versa.

28. Antitrust Claims: Contractor or its subcontractors offer and agree to assign to City all rights, title, and interest to any causes of action under Section Four of the Clayton Act and the Cartwright Act concerning antitrust claims.

29. Use of City Project Number: Contractor or its subcontractors agree to use the aforementioned City project number on all maps, drawings, submittals, billing, and written correspondence that involve City staff or contracted consultants. Nothing in this section shall preclude Contractor or its subcontractors from using their own project numbers for their own internal use.

30. No Conflict of Interest: Contractor represents that no conflict of interest will be created under state or federal law by entering into or in carrying out the Contract.

31. Confidentiality: Contractor understands and agrees that, in the performance of Services under the Contract, or in the contemplation thereof, Contractor may have access to private or confidential information that may be owned or controlled by City and that such information may contain proprietary or confidential details, the disclosure of which to third parties may be damaging to City (“Confidential Information”). Contractor shall not, either during or after the Term, disclose to any third party any Confidential Information without the prior written consent of City. If City gives Contractor written authorization to make any such disclosure, Contractor shall do so only within the limits and to the extent of that authorization. Contractor may be directed or advised by the City Attorney on various matters relating to the performance of Services on the Project or on other matters pertaining to the Project, and in such event, Contractor agrees that it will treat all communications between itself, its employees, and its subcontracts as being communications which are within the attorney-client privilege.

32. Modification. No alteration, amendment, modification, or termination of the Contract shall be valid unless made in writing and executed by all Parties to the Contract.

33. Waiver: No covenant, term, or condition or the breach thereof shall be deemed waived, except by written consent of the Party against whom the waiver is claimed, and any waiver of the

City Contract No. 2027-077
City Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3 Rev. 01.2026 20
breach of any covenant, term, or condition shall not be deemed to be a waiver of any preceding or succeeding breach of the same or any other covenant, term, or condition.

34. Assignment: No Party to the Contract shall assign, transfer, or otherwise dispose of this Agreement in whole or in party to any individual, firm, or corporation without the prior written consent of the other Party. Subject to the foregoing provisions, the Contract shall be binding upon, and inure to the benefit of, the respective successors and assigns of the Parties hereto.

35. Authority: All Parties to this Agreement warrant and represent that they have the power and authority to enter into this Agreement and the names, titles, and capacities herein stated on behalf of any entities, persons, states, or firms represented or purported to be represented by such entities, person, states, or firms and that all former requirements necessary or required by state or federal law in order to enter into the Contract have been fully complied with. Further, by entering into this Agreement, neither Party hereto shall have breached the terms or conditions of any other contract or agreement to which such Party is obligated, which such breach would have a material effect hereon.

36. Governing Law: The Contract shall be governed and construed in accordance with the laws of the state of California.

37. Severability: If the Contract in its entirety is determined by an arbitrator or a court of competent jurisdiction to be invalid or unenforceable, the Contract shall automatically terminate as of the date of final entry of judgment. If any provision of the Contract shall be determined to be invalid and unenforceable, or if any provision of the Contract is rendered invalid or unenforceable according the terms of any federal or state statute, which becomes effective after the Effective Date of this Agreement, the remaining provisions shall continue in full force and effect and shall be construed to give effect to the intent of this Agreement.

38. Execution and Counterparts: This Agreement may be executed simultaneously and, in several counterparts, each of which shall be deemed an original but together shall constitute one and the same instrument. The parties agree that this Agreement and any other documents to be delivered in connection herewith may be electronically signed utilizing services such as DocuSign and Nitro Sign, or by transmitting signatures in pdf or similar format, and that any electronic signatures appearing on this Agreement or such other documents are the same as handwritten signature for the purposes of validity, enforceability, and admissibility.

39. Mandatory and Permissive: “Shall” and “will” and “agrees” are mandatory. “May” and “can” are permissive.

40. Headings: Headings used in this Agreement are for reference purposes only and shall not be considered in construing this Agreement.

41. Attorney’s Fees and Costs: Except as expressly provided for in Section 23 of this Agreement, if any action at law or in equity, including action for declaratory relief, is brought to enforce or interpret the provisions of the Contract, the prevailing Party shall be entitled to reasonable attorney’s fees and costs, which may be set by the court in the same action or in a separate action brought for that purpose, in addition to any other relief to which such Party may be entitled.

City Contract No. 2027-077
City Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3 Rev. 01.2026 21

42. Necessary Acts and Further Assurances: The Parties shall, at their own cost and expense, execute and deliver such further documents and instruments and shall take such other actions as may be reasonably required or appropriate to evidence or carry out the intent and purposes of the Contract.

43. Recitals: The recitals set forth above (“Recitals”) are true and correct and are hereby incorporated into and made part of this Agreement by this reference. In the event of any inconsistency between the Recitals and Section 1 through 43 of this Agreement, Sections 1 through 43 shall prevail. [Signatures on Following Page]

City Contract No. 2027-077
City Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3 Rev. 01.2026 22
A. TEICHERT & SON, INC. DBA CITY OF TURLOCK, a municipal corporation TEICHERT CONSTRUCTION, a
California corporation
By: ____________________________ By: _____________________________ John J. Murphy, DPA, ICMA-CM, City Manager
_______________________________
Print Name Date: ____________________________
Address:_________________________
_______________________________ APPROVED AS TO SUFFICIENCY:
_______________________________
Phone: __________________________ By: _____________________________ Christopher Fisher, Municipal Services
Director
Date: ___________________________
Federal Tax ID or Social Security No:

APPROVED AS TO FORM:
_______________________________
By: _____________________________
Katie O. Lucchesi, , City Attorney
DIR Registration Number:
_______________________________ ATTEST:

Affix Contractor’s Seal Here By: _____________________________ Nichole Fiez, City Clerk

City Contract No. 2027-077
City Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3 Rev. 01.2026 38

EXHIBIT B

PAYMENT BY FORCE ACCOUNT
For work paid by force account, the City Engineer compares City’s records to Contractor’s daily force account work report. When the City Engineer and Contractor agree on the contents of the daily force account work reports, the City Engineer accepts the report and City pays for the work. If the records differ, City pays for the work based only on the information shown on City’s records. If a subcontractor performs work at force account, work paid at force account will be accepted at an additional 2 percent (2%) markup to the total cost of that work, including markups, as reimbursement for additional administrative costs. The markups specified in labor, materials, and equipment includes compensation for all delay costs, overhead costs, and profit. If an item's unit price is adjusted for work-character changes, City excludes Contractor’s cost of determining the adjustment. Payment for owner-operated labor and equipment is made at the market-priced invoice submitted.

A. Labor. Labor payment is full compensation for the cost of labor used in the direct performance of the work plus a fifteen percent (15%) markup, as set forth below, and consistent with California Labor Code section 1770 et seq. Force account labor payment consists of:

1. Employer payment to the worker for:

1.1 Basic hourly wage

1.2 Health and welfare

1.3 Pension

1.4 Vacation

1.5 Training

1.6 Other State and federal recognized fringe benefit payments

2. Labor surcharge percentage in Labor Surcharge and Equipment Rental Rates current during the work paid at force account for:

2.1 Workers' compensation insurance

2.2 Social security

2.3 Medicare

2.4 Federal unemployment insurance

2.5 State unemployment insurance

2.6 State training taxes

3. Subsistence and travel allowances paid to the workers

4. Employer payment to supervisors, if authorized
The fifteen percent (15%) markup consists of payment for all overhead costs related to labor but not designated as costs of labor used in the direct performance of the work including:
(a) Home office overhead

City Contract No. 2027-077
City Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3 Rev. 01.2026 39
(b) Field office overhead
(c) Bond costs
(d) Profit
(e) Labor liability insurance
(f) Other fixed or administrative costs that are not costs of labor used in the direct performance of the work
B. Materials. Material payment is full compensation for materials the Contractor furnishes and uses in the work. The City Engineer determines the cost based on the material purchase price, including delivery charges, except:

1. A fifteen percent (15%) markup is added;

2. Supplier discounts are subtracted whether the Contractor takes them or not;

3. If the City Engineer believes the material purchase prices are excessive, City pays the lowest current wholesale price for a similar material quantity;

4. If Contractor procured the materials from a source Contractor wholly or partially own, the determined cost is based on the lower of the:

4.1 Price paid by the purchaser for similar materials from that source on Contract items; and

4.2 Current wholesale price for those materials;
5 If Contractor does not submit a material cost record within thirty (30) days of billing, the determined cost is based on the lowest wholesale price:

5.1 During that period

5.2 In the quantities used
C. Equipment Rental. Equipment rental payment is full compensation for:

1. Rental equipment costs, including moving rental equipment to and from the change order work site using its own power.

2. Transport equipment costs for rental equipment that cannot be transported economically using its own power. No payment is made during transport for the transported equipment.

3. Fifteen percent (15%) percent markup.

If Contractor wants to return the equipment to a location other than its original location, the payment to move the equipment must not exceed the cost of returning the equipment to its original location.

City Contract No. 2027-077
City Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3 Rev. 01.2026 40
If Contractor uses the equipment for work other than work paid by force account, the transportation cost is included in the other work.

Before moving or loading the equipment, Contractor must obtain authorization for the equipment rental's original location.

The City Engineer determines rental costs:

1. Using rates in Labor Surcharge and Equipment Rental Rates:

1.1. By classifying equipment using manufacturer's ratings and manufacturerapproved changes.

1.2. Current during the work paid by force account.

1.3. Regardless of equipment ownership but City uses the rental document rates or minimum rental cost terms if:

1.3.1. Rented from equipment business Contractor does not own.

1.3.2. The Labor Surcharge and Equipment Rental Rates hourly rate is $10.00 per hour or less.

2. Using rates established by the City Engineer for equipment not listed in Labor Surcharge and Equipment Rental Rates. Contractor may submit cost information that helps the City Engineer establish the rental rate but City uses the rental document rates or minimum rental cost terms if:

2.1. Rented from equipment business Contractor does not own.

2.2. The City Engineer establishes a rate of $10.00 per hour or less.

3. Using rates for transport equipment not exceeding the hourly rates charged by established haulers.

Equipment rental rates include the cost of:

1. Fuel 7. Repairs and maintenance

2. Oil 8. Depreciation

3. Lubrication 9. Storage

4. Supplies 10. Insurance

5. Small tools that are not consumed by use 11. Incidentals

6. Necessary attachments
City pays for small tools consumed by use. The City Engineer determines payment for small tools consumed by use based on Contractor-submitted invoices.

The City Engineer may authorize rates in excess of those in the Labor Surcharge and Equipment Rental Rates if:

1. Contractor submits a request to use rented equipment

City Contract No. 2027-077
City Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3 Rev. 01.2026 41

2. Equipment is not available from Contractor’s normal sources or from one of Contractor’s subcontractors

3. Rented equipment is from an independent rental company

4. Proposed equipment rental rate is reasonable

5. The City Engineer authorizes the equipment source and the rental rate before Contractor uses the equipment
D. Equipment on the Job Site. For equipment on the job site at the time required to perform work paid by force account, the time paid is the time:

1. To move the equipment to the location of work paid by force account plus an equal amount of time to move the equipment to another location on the job site when the work paid by force account is completed

2. To load and unload equipment

3. Equipment is operated to perform work paid by force account and:

3.1. Hourly rates are paid in 1/2-hour increments

3.2. Daily rates are paid in 1/2-day increments
E. Equipment Not on the Job Site Required for Original-Contract Work. For equipment not on the job site at the time required to perform work paid by force account and required for originalContract work, the time paid is the time the equipment is operated to perform work paid by force account and the time to move the equipment to a location on the job site when the work paid by force account is completed.

The minimum total time paid is:

1. 1 day if daily rates are paid

2. 8 hours if hourly rates are paid
If daily rates are recorded, equipment:

1. Idled is paid as 1/2 day

2. Operated four (4) hours or less is paid as 1/2 day

3. Operated four (4) hours or more is paid as one (1) day If the minimum total time exceeds eight (8) hours and if hourly rates are listed, City rounds up hours operated to the nearest 1/2-hour increment and pays based on the hours shown in the following table.

The table does not apply when equipment is not operated due to breakdowns, in which case rental hours are the hours the equipment was operated.

Equipment Rental Hours
Hours
operated
Hours
paid

0.0 4.00

City Contract No. 2027-077
City Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3 Rev. 01.2026 42

0.5 4.25

1.0 4.50

1.5 4.75

2.0 5.00

2.5 5.25

3.0 5.50

3.5 5.75

4.0 6.00

4.5 6.25

5.0 6.50

5.5 6.75

6.0 7.00

6.5 7.25

7.0 7.5

7.5 7.75
≥8.0 hours
used
F. Equipment Not on the Job Site Not Required for Original-Contract Work. For equipment not on the job site at the time required to perform work paid by force account and not required for original-Contract work, the time paid is the time:

1. To move the equipment to the location of work paid by force account plus an equal amount of time to return the equipment to its source when the work paid by force account is completed

2. To load and unload equipment

3. Equipment is operated to perform work paid by force account G. Non-Owner-Operated Dump Truck Rental. Contractor shall submit the rental rate for nonowner-operated dump truck rental to City. The City Engineer shall determine the payment rate.

Payment for non-owner-operated dump truck rental is for the cost of renting a dump truck, including its driver. For the purpose of markup payment only, the non-owner-operated dump truck is rental equipment and the owner is a subcontractor.

The above markups shall constitute full compensation for all home office overhead, field office overhead, bond costs, profit, labor liability insurance, and other fixed or administrative costs that are not costs specifically designated as cost or equipment rental as stated above. The total payment made as provided above shall be deemed to be the actual cost of the work and shall constitute full compensation therefor.

When extra work to be paid for on a force account basis is performed by a subcontractor, an additional markup of 2 percent (2%) will be added to the total cost of that extra work including all markups specified in this Section. The additional 2 percent (2%) markup shall reimburse Contractor for

City Contract No. 2027-077
City Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3 Rev. 01.2026 42
additional administrative costs, and no other additional payment will be made by reason of performance of the extra work by a subcontractor.

City Contract No. 2027-077
City Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3 Rev. 01.2026 44

EXHIBIT C
WORKERS’ COMPENSATION INSURANCE CERTIFICATION
Pursuant to Section 18(b) of the Agreement, Contractor certifies as follows:

I am aware of the provisions of Section 3700 of the Labor Code which require every employer to be insured against liability for worker’s compensation or to undertake self-insurance in accordance with the provisions of that code, and I will comply with such provisions before commencing the performance of the work of this contract.

Signed: Date:
(Typed or Printed Name)
Business Address (Street Address, City, State & Zip Code):

Business Phone: ( )

City Contract No. 2027-077
City Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3 Rev. 01.2026 45

EXHIBIT D

PERFORMANCE BOND
KNOW ALL MEN BY THESE PRESENTS:

WHEREAS, the City of Turlock, State of California, has awarded to A. Teichert & Son, Inc. dba Teichert Construction, hereinafter designated as the “Principal,” a contract for Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3; and,
WHEREAS, said Principal is required under the terms of said contract to furnish a bond for the faithful performance of said contract.

NOW, THEREFORE, we the Principal, and as Surety, are held and firmly bound unto the City of Turlock in the penal sum of _____________________________________ ($_____________), lawful money of the United States for the payment of which sum well and truly to be made, we bind ourselves, our heirs, executors, administrators, successors, or assigns jointly and severally, firmly by these presents.

THE CONDITION OF THIS OBLIGATION IS SUCH, that if the above bounden Principal, or Principal’s heirs, executors, administrators, successors, or assigns, shall in all things stand to and abide by, and well and truly keep and perform the covenants, conditions, and agreements in said contract and any alteration thereof made as therein provided, on the Principal’s part, to be kept and performed at the time and in the manner therein specified and in all respects according to their true intent and meaning; and shall defend, indemnify and save harmless the City of Turlock, its officers and agents as therein stipulated, then this obligation shall become null and void; otherwise it shall be and remain in full force and virtue.

And the Surety, for value received hereby stipulates and agrees that, in accordance with the Plans, Standard Specifications, Special Provisions, and other contract documents, no change, extension of time, alteration, or addition to the terms of the contract, or to the work to be performed hereunder, or to the specifications accompanying the same shall in anywise affect its obligations on this bond, and it does hereby waive notice of any such change, extension of time, alteration of additions to the terms of the Contract to the work, or to the specifications.

The City of Turlock reserves the right to refuse use of any Contractor assigned by any surety to complete the work.
[Signatures on Following Page]
IN WITNESS WHEREOF, the above-bound parties have executed this instrument under their seals this __________ day of _______________, 20__, the name and corporate seals of each corporate party being hereto

City Contract No. 2027-077
City Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3 Rev. 01.2026 46
affixed and these presents duly signed by its undersigned representative, pursuant to authority of its governing body.
(Corporate Seal) Principal
By
Title
(Attach Notarial Acknowledgment)
(Corporate Seal) Surety
Address
Phone No.: ( ) Fax No.: ( )
By
Attorneys-in-Fact
Title
(Attach Notarial Acknowledgment)
NOTE TO SURETY COMPANY: There must be submitted a certified copy of unrevoked resolution of authority for the attorneys-in-fact.
(Seal) Witness
Approved as to form:

Risk Manager

City Contract No. 2027-077
City Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3 Rev. 01.2026 47

EXHIBIT E

PAYMENT BOND
KNOW ALL MEN BY THESE PRESENTS:

WHEREAS, the City of Turlock, a municipal corporation, has awarded to A. Teichert & Son, Inc. dba Teichert Construction, hereinafter designated as the “Principal”, a contract for Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3; and
WHEREAS, said Principal is required to furnish a bond in connection with said contract, to secure payment of claims of laborers, mechanics, or materialmen employed on work under said contract, as provided by law.

NOW, THEREFORE, we the undersigned Principal and Surety are held and firmly bound unto the City of Turlock in the sum of ____________________________________________ ($_________), said sum being equal to the estimated amount payable by said City of Turlock under the terms of the contract, for which payment well and truly to be made, we bind ourselves, our heirs, executors, administrators, successors, or assigns jointly and severally, firmly by these presents.

THE CONDITIONS OF THIS OBLIGATION ARE SUCH that if said Principal, or Principal’s heirs, executors, administrators, successors, or assigns, or subcontractors shall fail to pay for any material, provisions, provender, or other supplies, implements, or machinery used in, upon, for or about the performance of the work contracted to be done, or for any work or labor thereon of any kind, or for amounts due under the Unemployment Insurance Code with respect to such work or labor, or for any amounts required to be deducted, withheld, and paid over to the Franchise Tax Board from these wages of employees of the Contractor and Contractor’s subcontractors pursuant to the Revenue and Taxation Code, with respect to such work and labor, the Surety or Sureties hereon will pay for the same in an amount not exceeding the sum specified in this bond, otherwise the above obligation shall be void. In case suit is brought upon this bond, said Surety will pay a reasonable attorney’s fee to be fixed by the court.

This bond shall inure to the benefit of any and all persons, companies, and corporations entitled to file claims under Section 3138 of the Civil Code of the State of California so as to give a right of action to them or their assigns in any suit brought upon this bond.

Said Surety, for value received, hereby stipulates and agrees that, in accordance with the Plans, Standard Specifications, Special Provisions, and other Contract Documents, no change, extension of time, alteration or addition to the terms of the contract, or to the work to be performed there under, or to the specifications accompanying the same, shall in anywise affect its obligations on this bond, and it does hereby waive notice of any such change, extension of time, alteration or addition to the terms of the contract, or to the work, or to the specifications.
[Signatures on Following Page]

City Contract No. 2027-077
City Project No. 23-052 Geer Road Pavement Rehabilitation Phases 1, 2, and 3 Rev. 01.2026 48
IN WITNESS WHEREOF, the above-bound parties have executed this instrument under their seals this ___________ day of ________________, 20__, the name and corporate seals of each corporate party being hereto affixed and these presents duly signed by its undersigned representative, pursuant to authority of its governing body.
(Corporate Seal) Principal
By
Title
(Attach Notarial Acknowledgment)
(Corporate Seal) Surety
Address
Phone No.: ( ) Fax No.: ( )
By
Attorneys-in-Fact
Title
(Attach Notarial Acknowledgment)
NOTE TO SURETY COMPANY: There must be submitted a certified copy of unrevoked resolution of authority for the attorneys-in-fact.
(Seal) Witness
Approved as to form:

Risk Manager

City Council Staff Report
August 11, 2026
From: Christopher Fisher, Municipal Services Director
Prepared by: Fred Pezeshk, P.E., Roads Program Manager
Agendized by: John J. Murphy, DPA, ICMA-CM, City Manager

1. ACTION RECOMMENDED:

Motion: Approving Amendment No. 22 for Task Order No. 7A under the terms of the Master Agreement (City Contract No. 2024-111) with NV5, Inc. (Fresno, California office) for Construction Management and Inspection Services for the City of Turlock’s Roads Initiative Program in the amount of $3,676,805.76 to be funded by Fund 218 “Measure L” for City Project No. 23-052 as “NV5 CM Task Order No. 7A for City Project No. 23-052”

2. NARRATIVE:

On February 27, 2024, the City Council approved a Master Agreement for Construction Management and Inspection Services with NV5, Inc. (City Contract No. 2024-111). The Agreement stipulates that the scope of services and fees associated with specific projects will be agreed upon through task orders approved under the terms of the Master Agreement Scope of services for construction management and inspection is described in three (3) activity components: Pre-Construction, Construction Management and Inspection, and PostConstruction. “Pre-Construction” activities ensure that the projects are properly set up and organized in the lead-up to start of construction. Activities such as constructability reviews, file reviews and set-up, scheduling, and pre-construction conference with the contractor take place during this stage. “Construction Management and Inspection” activities during the actual construction of the projects will ensure, in general, that the contractor is complying with the contractual requirements, that the work is constructed in compliance with the bid documents, that the quantities of work are measured accurately for proper payment to the contractor, and that issues encountered in the field are resolved in a timely fashion. “PostConstruction” activities ensure that as-built plans are prepared to document and accurately reflect the project as actually constructed and that contract records are adequately and properly organized and complete.

On July 8, 2025, the City Council approved Task Order No. 7 as Amendment No. 14 under the terms of the Master Agreement to provide Construction Management and Inspection Services for City Project No. 23-052 which rehabilitates the Geer Road corridor from N.

Golden State Blvd. to Taylor Road. Since the design was still ongoing at the time, the Task Order only included the scope and fee for “Pre- Construction” activities.

With the completion of the design, critical items, such as the final scope of construction work, the engineer’s estimate of probable construction costs, sequencing of construction, and the number of working days, were determined and a detailed scope of services for the remaining activities could then be developed.

Therefore, the proposed amendment includes the scope of services and fee associated with “Construction Management and Inspection” and “Post-Construction Services” activities for

Agenda Staff Report
8/11/2026
City Project No. 23-052. These activities will commence shortly after the award of bid for each bid package and will continue throughout the construction period.

The proposed Amendment is essential to ensuring that adequate resources are available for advancing the construction of Roads Program CIP projects.

3. FISCAL IMPACT / BUDGET AMENDMENT:

The fiscal impact of the proposed Amendment No. 22 for NV5 CM Task Order No. 7A will be $3,676,805.76 which will be funded from Fund 218 “Measure L”, account number 218- 40-461.43327 “Construction Management.” The cumulative fiscal impact, including the previous Amendment is estimated to be $3,775,025.68.

City Project No. 23-052 Fund 115
“Measure A”
Fund 218
“Measure L”
Amendment No. 14 for CM Task Order No. 7 $ 98,219.92
Amendment No. 22 for CM Task Order No. 7A
(Proposed)
$ 3,676,805.76
Total Estimated Fiscal Impact $ 3,775,025.68
Appropriate funds have been allocated during Fiscal Year 2026-27 budget process to cover this Amendment.

4. ENVIRONMENTAL DETERMINATION:

Approving the amendment for the task order described above will not have a direct or reasonably foreseeable indirect physical change in the environment. Therefore, the proposed action is not subject to the provisions of the California Environmental Quality Act (CEQA) in accordance with Section 15378 (Project) because it consists of “organizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment” and therefore is not considered a project.

5. ALTERNATIVES:

A. Council could choose not to approve the proposed Amendment. Staff does not recommend this alternative as it is essential to ensure that adequate resources are made available for management and inspection of construction activities and to avoid delaying the construction.

B. Provide staff with direction on how to proceed.

6. ATTACHMENTS:

1. Amendment No. 22 for Task Order No. 7A under the terms of the Master Agreement (City Contract No. 2024-111) with NV5, Inc.

CITY CONTRACT NO. 2024-111, Amendment No. 22 for Task Order No. 7A AMENDMENT NO. 22 FOR TASK ORDER NO. 7A
Under the Terms of the

MASTER AGREEMENT BETWEEN THE CITY OF TURLOCK
and
NV5, INC.
for

CONSTRUCTION MANAGEMENT AND INSPECTION SERVICES
City Contract No. 2024-111
City Project No. 23-052
THIS AMENDMENT NO. 22 for Task Order No. 7A under the terms of City Contract No. 2024-111 is entered into by and between the CITY OF TURLOCK, a California municipal corporation (“City”), and NV5, INC., a California corporation (“Professional”), on this ______ day of ___________ 2026 (the “Effective Date of Task Order No. 7A”). City and Professional may be collectively referred to herein as the “Parties” or individually as “Party.” There are no other parties to this Amendment No. 22.

WHEREAS, the Parties hereto previously entered into a Master Agreement (City Contract No. 2024-111) dated February 27, 2024, for Construction Management and Inspection Services for Roads Program Capital Improvement Program (CIP) Projects (“Agreement”); and WHEREAS, Construction Management and Inspection Services comprise three (3) components: Pre-Construction, Construction Management and Inspection, and PostConstruction; and WHEREAS, Agreement stipulates that the scope of services and fees associated with specific projects will be agreed upon through task orders approved under the terms of Agreement by a written amendment to the Agreement; and
WHEREAS, Amendment No. 14 provided for the scope of services and fees for “PreConstruction” services for City Project No. 23-052 as “NV5 CM Task Order No. 7 for City Project No. 23-052;” and
WHEREAS, City desires that Professional provide “Construction Management and Inspection” and “Post-Construction” services for said City Project as “NV5 CM Task Order No. 7A for City Project No. 23-052;” and
WHEREAS, Amendment No. 22 for Task Order No. 7A provides for the scope of services and associated fees for said City Project.

CITY CONTRACT NO. 2024-111, Amendment No. 22 for Task Order No. 7A NOW, THEREFORE, the Parties hereto mutually agree to amend the Agreement as follows:

1. Exhibit W, attached hereto and incorporated herein by reference, is hereby added to the Agreement.

2. Recital B of the Agreement is amended to read as follows:

B. Professional has made a proposal to City to provide such professional services. A description of the services Professional proposes to provide is included in the Scope of Services in Exhibits A through W attached hereto and incorporated herein by reference (“Services”). City desires to retain Professional to perform the Services, subject to the terms and conditions set forth in this Agreement.

3. Recital C of the Agreement is amended to read as follows:

C. The Parties anticipate that one or more projects for Services shall be determined through creation of a Task Order as a City-requested modification of services under Section 5.2 of this Agreement which shall be approved by written amendment to this Agreement. The Parties shall outline the schedule or timeline for providing the Services agreed upon under each Task Order (“Completion Schedule”), which shall be included in one or more written amendments to this Agreement. Such Completion Schedule is included in Exhibit W.

4. Recital D of the Agreement is amended to read as follows:

D. The Parties shall outline the rates and method of payment to Professional for its performance of the Services under this Agreement as determined under each Task Order (“Compensation Schedule”), which shall be included in one or more written amendments to this Agreement. Such Compensation Schedule is included in Exhibit W.

5. Section 5 of the Agreement is amended to read as follows:

5.1. Services. Subject to the terms and conditions set forth in this Agreement, Professional shall provide City the Services described in Exhibits A through W. Any request for Services not included in Exhibits A through W will be considered a request for additional or modified Services (“Modification” or “Modifications”).

Professional shall not receive additional compensation for any Modification of the Services unless the Parties agree otherwise in a writing executed by both Parties.

5.2. City Requested Modification of Services. City may, by written order, authorize Modifications to the Services described in Exhibits A through W. If such Modifications cause an increase in the cost or time required for performance of Professional’s Services, the Parties shall enter into a written amendment to this Agreement to adjust the Services and the compensation to be paid to Professional and, if necessary, amend the Completion Schedule or Compensation Schedule. The Services, Completion Schedule, or Compensation Schedule shall not be revised unless City and Professional mutually agree to a written amendment to this

CITY CONTRACT NO. 2024-111, Amendment No. 22 for Task Order No. 7A Agreement reflecting such revisions, additional compensation, time for performance or such other terms or conditions mutually agreed upon by the Parties.

6. Section 6 of the Agreement is amended to read as follows:

6.1. Amount, Time and Manner of Payment for Professional Services. City shall pay Professional according to the rates and timing set forth in the Compensation Schedule for each Task Order within each Amendment to the Agreement. Each Compensation Schedule shall include an exhibit based on Exhibit 10-H of Caltrans Local Assistance Procedures Manual (LAPM). Professional will be allowed to include an amount for the anticipated salary increases as calculated per Exhibit 10-H. City’s total compensation to Professional shall not exceed the cumulative amount resulting from each Task Order with each approved Amendment to the Agreement. The compensation for Amendment No. 22 shall not exceed Three Million Six-HundredSeventy-Six Thousand Eight-Hundred-Five Dollars and Seventy-Six Cents ($3,676,805.76), and Three Million Seven-Hundred-Seventy-Five Thousand TwentyFive Dollars and Sixty-Eight Cents ($3,775,025.68) for City Project No. 23-052 (“Maximum Payment”), unless the Parties mutually agree in writing otherwise.

Amendment 14 for Task Order No. 7 $ 98,219.92
Amendment 22 for Task Order No. 7A $ 3,676,805.76
Project 23-052 Not-to-Exceed Amount $ 3,775,025.68

7. Execution and Counterparts. This Amendment may be executed simultaneously, and in several counterparts, each of which shall be deemed an original, but which together shall constitute one and the same instrument. The Parties agree that this Amendment and any other documents to be delivered in connection herewith may be electronically signed utilizing services such as DocuSign and Nitro Sign, or by transmitting signatures in pdf or similar format, and that any electronic signatures appearing on this Agreement or such other documents are the same as handwritten signatures for the purposes of validity, enforceability, and admissibility.

8. All other terms and conditions of the Agreement shall remain in full force and effect for the Term of the Agreement.
[Signatures on Following Page]

CITY CONTRACT NO. 2024-111, Amendment No. 22 for Task Order No. 7A IN WITNESS WHEREOF, the Parties have caused this Amendment No. 22 to be executed by and through their respective officers thereunto duly authorized.

PROFESSIONAL
NV5, INC., a California corporation
By:

Lori Goodwin, Senior Vice President
Date
CITY
City of Turlock, a California
municipal corporation
By:

John J. Murphy, DPA, ICMA-CM,
City Manager
Date:

APPROVED AS TO SUFFICIENCY:

By:

Christopher Fisher,
Municipal Services Director
APPROVED AS TO FORM:

By:

Katie O. Lucchesi, City Attorney
ATTEST:

By:

Nichole Fiez, City Clerk
07/14/2026

CITY OF TURLOCK ROADS PROGRAM CIP PROJECTS CONTRACT NO. 2024-111 TASK ORDER #7A 1

SCOPE OF CONSULTANT SERVICES

CITY OF TURLOCK ROADS PROGRAM CIP PROJECTS
CONTRACT NO. 2024-111 TASK ORDER #7A
(PROJECT NO. 23-052)

CONSTRUCTION & POST-CONSTRUCTION SERVICES

DESCRIPTION OF PROJECT
Provide construction and post-construction project management services for the City of Turlock Roads Program CIP Project No. 23-052. Project Plans and Specs dated 6/23/2026.

NV5 shall furnish a licensed Civil Engineer as Resident Engineer during the construction and post-construction period.

NV5 will also provide support staff, as needed.

The Construction Manager / Resident Engineer shall be responsible for coordination with the City of Turlock and shall act as the key point of contact with the City. The Construction Manager / Resident Engineer shall also be responsible for coordination of the Construction Management staff and will oversee the daily interaction with the Contractor and other public agencies.

All services will be provided in accordance with Caltrans’ LAPM requirements for federally funded projects.

NV5 shall complete the following construction and post-construction services:

Task 2: Construction Services
TASK 2.1 DOCUMENT MANAGEMENT
Objectives:

1. Project-related documents shall be maintained through CMIS, the web- based document management software developed in-house by NV5 construction management personnel.

Description:

For project documentation management, the City utilizes the web-based Construction Management Information System (CMIS). This software was created by Paul Gill, a current member of NV5’s construction management team. Our team has been an integral part of the development of the software. Throughout the years, our resident engineers and inspectors have tested and provided valuable input to improve the software to meet the needs of our construction management personnel and our clients. No other firm has more expertise and experience utilizing the CMIS software.

CMIS is a fully equipped state-of-the-art tool to effectively manage and document construction projects. CMIS was initially designed and developed in-house to give our resident engineers and inspectors a valuable tool to report construction contractor’s daily work activities more efficiently and with more detail. The CMIS’ Electronic Daily Diary (EDD) report, patterned after Caltrans’ Daily Diary, is still one of the most important of the CMIS innovations. The EDD contains a manpower sheet, narrative sheet, photo sheet, and a contract item quantity sheet, all of which are word searchable. The system pulls daily diary quantities and automatically generates quantity sheets as well as progress pay estimates.

This EDD report has been credited with keeping contractors from filing claims and their activities professionally documented. With the EDDs excellent word search capability, our clients save time and money as project activities, manpower, and equipment expenditures can be instantly recalled for use in evaluating force account work and potential claims. This same tool is important to manage the contractor’s construction schedule - it gives us the ability to see where EXHIBIT W TO AMENDMENT NO. 22 FOR TASK ORDER NO. 7A
(CITY CONTRACT NO. 2024-111) Page 214 of 1808
CITY OF TURLOCK ROADS PROGRAM CIP PROJECTS CONTRACT NO. 2024-111 TASK ORDER #7A 2 the schedule is gaining and where it is slipping and allows for accurate assessments of the contractor’s monthly schedule updates.

The CMIS system also has the capability of full electronic document control. The contractor uploads RFI’s, submittals and correspondence to the system. The CMIS system will automatically distribute to the review party, send reminders, and keep time of the review process. Responses are returned through the system and stored for the project documentation.

The document control system also has portals for weekly meeting agendas and meeting minutes, field directives, change orders, staking requests, SWPPP reports, material testing reports, certified payroll, and any other project correspondence.

All project team members, including the construction management team, the City, the designer, and the contractor, can be given access to the project’s CMIS. The web-based system provides real- time access to all project documentation from any office location.

Deliverables:

Searchable daily diaries with project photos.

Quantity Sheets and monthly progress pay summaries.

Force account / cost analysis calculation reports.

Up-to-date submittal, RFI, and CCO logs.

Digital records of all project correspondence and documentation.

TASK 2.2 QUALITY CONTROL
Objectives:

1. Assume total responsibility for the accuracy, completeness, and timeliness of all meeting notes, contract change orders, progress payments, labor compliance documentation, reports, and all other work performed under this contract.

Description:

NV5 acknowledges their responsibility for accuracy, completeness and timeliness of all project documentation including, meeting notes, contract change orders, progress payments, labor compliance documentation, reports and all other work performed under this contract. We have numerous internal quality control procedures that ensure the services and deliverables provided are of the highest quality. Our strong track record of being repeat clients for multiple cities, counties, Caltrans districts, and other agencies demonstrates the quality of our services.

TASK 2.3 CONSTRUCTION MEETINGS
Objectives:

1. Regularly schedule and conduct coordination and status meetings to review project status and budget; facilitate decision making.

2. Discuss issues that have the potential of adversely affecting the project budget, schedule, or product.

3. Prepare meeting agenda in consultation with the City Engineer, distribute agenda prior to meeting, arrange for appropriate participants to attend, and distribute meeting notes for regular project status meetings and public meetings.

Description:

The NV5 Team will facilitate weekly progress meetings with the contractor and their subcontractors, as appropriate, to review construction progress. Meetings topics will include project schedule, safety, environmental permits, SWPPP monitoring issues, traffic control, coordination with stakeholders. We will review updated project logs for submittals, RFIs, and Contract Change Orders. These meetings are also a good time to share complaints or community concerns that have been received. This forum allows for the entire construction team to discuss the concerns and the best actions to take. NV5 will keep minutes of the meetings, assign action items and responsibilities, and document project trends.

Deliverables:

Written agenda and minutes of each progress meeting.

Electronic copies of progress meeting minutes to the attendees.

CITY OF TURLOCK ROADS PROGRAM CIP PROJECTS CONTRACT NO. 2024-111 TASK ORDER #7A 3 TASK 2.4 COORDINATION
Objectives:

1. Coordinate all administrative, inspection, and testing activities of the construction contract.

Description:

NV5 will serve as the main contact for the City, design engineer, utility companies, businesses, property owners and other agencies. NV5 will be responsible for coordinating and tracking all project correspondence (RFI’s, submittals and letters).

NV5 will coordinate and track materials testing, and inspection schedules to ensure the Contractor’s work is properly documented and performed per the requirements of the project specifications, standards, and plans.

Deliverables:

Logs for all project correspondence (RFI’s, Submittals and Letters) TASK 2.5 CONTRACT DOCUMENTS
Objectives:

1. Interpret the intent of the plans and specifications to protect the City against defects and deficiencies on the part of the Contractor and maintain the project budget and schedule.

2. Notify the City immediately of any errors or omissions in the Contract Documents.

Description:

NV5 Team will have a full understanding of all contract documents including the plans and specifications. In doing so, we will identify any inconsistencies and conflicts between parts of the plans, specifications, and estimates. We will also evaluate any claims from the contractor of contract document ambiguities, omissions, or conflicts through the RFI process. We will independently evaluate their claims and work with them to reach resolution. As needed, we will also meet with the City and design engineer to discuss any review comments; vet possible revisions, additions and/or deletions; and recommend any possible contract change orders.

Deliverables:

RFI and CCO logs
Prepare meeting agendas and distribute electronic minutes.

TASK 2.6 LABOR COMPLIANCE
Objectives:

1. Perform labor compliance tasks, including verifying certified payrolls, subcontractor and apprentice utilization, and labor interviews.

Description:

Our office engineer will complete a weekly listing documenting every contractor that works on the project and submit to the contractor for their use in submitting certified payroll. NV5 will review all certified payrolls from the contractor and each of its subcontractors, as required in Section 7 of the State Standard Specifications. The NV5 Team will conduct contractor and subcontractor employee interviews following City, state, and federal guidelines; check the contractor’s and subcontractor’s statements of compliance; check wages for each classification of laborer or craftsperson; and verify apprentice utilization. The NV5 Team will notify the City and the contractor of all discrepancies or errors and request a corrected certified payroll.

Deliverables:

Weekly listings
Hard copies of the contractor’s certified payrolls maintained in the project files Employee interview records
TASK 2.7 PROGRESS REPORTS
Objectives:

1. Prepare monthly progress reports and submit to the City. The reports will address the progress of the work, the project schedule, information/decisions required to maintain the schedule and complete deliverables, problems encountered that may affect schedule, budget, work products, anticipated work for the following week and month.

2. Include photographs documenting the progress of the work.

CITY OF TURLOCK ROADS PROGRAM CIP PROJECTS CONTRACT NO. 2024-111 TASK ORDER #7A 4 Description:

Monthly status reports will be prepared and submitted to the City Project Manager. The report will include:
• Progress to date (schedule status)
• Description of key issues
• Status of submittals and change orders, including NV5’s change order log • Anticipated construction tasks for the next week and month • Potential claims
• Summary statement of working days
• Progress pay estimates (cost status)
• Photographs of completed work and work in progress.

Deliverables:

Prepare monthly progress report and send electronically to City Project Manager.

TASK 2.8 CONTRACT CHANGE ORDERS
Objectives:

1. Prepare change orders in compliance with the specifications and City procedures for City’s approval.

Description:

Evaluation and negotiation of contract change orders (CCOs) are among the most important functions of the construction management team. Prior to requesting the City’s approval, all CCOs will be evaluated by the NV5 Team. The review will include:
• Keeping the City’s project manager informed on status of all CCOs • Maintaining a log of proposed CCOs, indicating action dates and status • Determining if the condition is a changed condition and documenting rationale • Coordinating with the City and designer regarding impacts on the design • Evaluating the contractor’s CCO cost estimate and schedule impacts, and negotiating as required • Accurately documenting labor, equipment, and materials used on force account work • Preparing CCO documentation for City and contractor signatures • Processing and incorporating the CCO into the progress payment breakdown Deliverables:

Perform quantity and cost analysis as required for negotiation of contract change orders Contract change order documentation ready for the City’s approval and execution Contract change order summary reports.

TASK 2.9 PROGRESS PAYMENTS
Objectives:

1. Analyze Contractor’s initial schedule of values for reasonableness.

2. Reconcile and document items of work in compliance with the specifications

3. Prepare monthly progress payments in compliance with City procedures for approval.

Description:

When the schedule of values for specified lump sum items of work are submitted, NV5 will review for accurate breakdown of items and location for ease of monitoring progress and budget. For monthly progress pay estimates, we will review applications for payment with the contractor and negotiate any differences between the amount requested and NV5’s measured quantities for work completed. Payments will be processed in compliance with City procedures and submitted to the City for approval. The estimate will include a systematic determination of the quantities of work completed and their values. Information from the construction management team’s field data will include measurements of bid items on the project cost breakdowns. This data will be documented on monthly quantity sheets and used to assist with the monthly progress payments. All payments will be appropriately tied to a field daily diary as required by LAPM procedures.

CITY OF TURLOCK ROADS PROGRAM CIP PROJECTS CONTRACT NO. 2024-111 TASK ORDER #7A 5 Deliverables:

Contractor’s certified application for payment
Progress payment request document and backup suitable for approval and execution by the City.

TASK 2.10 PROJECT SCHEDULE
Objectives:

1. Monitor and analyze Contractor’s schedule for compliance with the specifications and any permit requirements.

Description:

We will review the contractor’s baseline schedule and schedule updates as required by the project’s specifications. The baseline schedule analysis will include a determination of whether the critical path is correct, the activity durations are reasonable, the interrelation between activities is accurate, all permit restrictions are represented, all necessary utility relocations and their timelines are included, and the overall logic is realistic. Once the baseline schedule is approved, it will serve as the initial blueprint of the contractor’s approach to constructing the project. We will use the baseline schedule to evaluate potential delays and workaround strategies to mitigate delay impacts.

Monthly schedule updates will be reviewed for accuracy against the project records such as diaries, paving records, and other documentation. In addition, we will confirm that weather days, contract change orders, and work re-sequencing has been included so that impacts to the critical path can be accurately assessed.

NV5’s resident engineer will also prepare the Weekly Statement of Working Days as a record of weather conditions, controlling item(s), and the status of working days remaining on a weekly basis. A copy will be sent to the contractor to allow them an opportunity to dispute the statement.

Deliverables:

Baseline schedule review
Monthly review of contractor’s schedule updates including a narrative summary of schedule status and effects of changes on completion date
Preparation and transmittal of statement of working days every week TASK 2.11 PROJECT BUDGET
Objectives:

1. Monitor and analyze project expenditures, track earned value, forecast project costs, and develop strategies to keep project within budget.

Description:

NV5 will develop and implement a cost control system to monitor and update the status of the construction and construction management costs and budget throughout the project. The goal of the cost control program is to identify trends before they become issues. The status of both the contractor’s and construction management budgets will be summarized in our monthly progress reports. We will utilize approved baseline schedule to indicate the contractor’s progress and provide a narrative in our monthly reports comparing actual progress to contract duration and budget expired to date. We will provide the City with detailed invoices for construction management services. These invoices will summarize labor expenditures, direct costs, and subconsultant charges. We will provide a narrative in the monthly progress reports detailing the tasks started, continued and/or completed in the reporting period. We will provide a comparison of our rate of expenditure to the overall construction progress.

Deliverables:

Cost analysis discussions in our monthly Progress Reports.

CITY OF TURLOCK ROADS PROGRAM CIP PROJECTS CONTRACT NO. 2024-111 TASK ORDER #7A 6 TASK 2.12 CONTRACTOR PROPOSALS
Objectives:

1. Evaluate Contractor’s cost-reduction proposals and provide recommendations to the City.

Description:

NV5 will review and evaluate cost reduction proposals, or Value Engineering Cost Proposal (VECP) submitted per Caltrans Standard Specification Section 4-1.07. After review, we will provide comments and recommendations to the City based on their feasibility and benefits to the project.

Deliverables:

Cost analysis and benefits evaluation of cost reduction proposal submittals.

TASK 2.13 UTILITY COORDINATION
Objectives:

1. Coordinate with the appropriate utility companies for work that affects the specific utility.

Description:

The NV5 Team will take the lead in facilitating and documenting utility coordination efforts. Before construction begins, the NV5 Team will create a utility matrix to organize and track utility work. The matrix will allow the project team to anticipate any potential problems with utility work during construction and stay ahead of the contractor’s scheduled submittals and work plans. We will hold utility coordination meetings as necessary to make sure that the utility coordination stays on track.

Deliverables:

Utility matrix
Utility coordination meeting minutes
Documentation and correspondence to and from the utility companies TASK 2.14 SHOP DRAWINGS
Objectives:

1. Coordinate, document, and make recommendations regarding shop drawings and their compliance with the plans and specifications for the City’s and design engineer’s approval.

Description:

Contract provisions identify specific items to be provided by the contractor that are considered shop drawings, which are typically subject to review by both the construction management team as well as the project designer. When we receive submittals from the contractor, they will be stamped and logged in by date of receipt. NV5 will determine who needs to review, perform an independent analysis and circulate drawings for approval to the appropriate agency and/or team member. For these road rehabilitation projects, we do not anticipate any significant shop drawings to be required. But if the specifications do require any, they will be managed as detailed above.

Deliverables:

Submittal review per contract documents
Correspondence of review by the project’s designer.

TASK 2.15 PROJECT SUBMITTALS
Objectives:

1. Coordinate, document, and make recommendations regarding submittals and their compliance with the plans and specifications for the City’s and design engineer’s approval.

CITY OF TURLOCK ROADS PROGRAM CIP PROJECTS CONTRACT NO. 2024-111 TASK ORDER #7A 7 Description:

Contract provisions identify specific items to be provided by the contractor that are subject to review. When we receive submittals from the contractor, they will be stamped and logged in by date of receipt. The NV5 Team will review all construction phase submittals. If the submittals include any proposed changes to the contract documents, the Resident Engineer will coordinate with the design engineer and the City, as appropriate.

A partial list of expected submittals includes:
• Construction Schedule
• Labor Compliance
• Traffic Control Plans
• SWPPP
• Safety Program
• FDR-C Mix Designs
• Minor Concrete Mix Designs
• Hot Mix Asphalt Job Mix Formula
• Material Submittals and COCs
• ADA Compliance Reports
Deliverables:

Comprehensive log of submittal tracking and response
Submittal review documentation per contract documents
Correspondence of review with status (acceptable, revise and resubmit) TASK 2.16 MATERIALS TESTING
Objectives:

1. Coordinate, conduct, interpret, and supervise all required soils and material tests and inspections in accordance with the City’s Quality Assurance Program (QAP), as required.

Description:

NV5 will follow the City’s Quality Assurance Plan (QAP) for testing materials incorporated into the work. Materials will be sampled and tested in the field by NV5’s subconsultant material testing firms. NV5 will review test results for compliance and maintain a testing log for all field testing.

Anticipated field material testing includes:
• Subgrade and aggregate base compaction testing, aggregate base material acceptance testing, hot mix asphalt material acceptance testing, hot mix asphalt density acceptance testing, and minor concrete acceptance testing.

Deliverables:

Laboratory test result reports maintained in NV5 project files and turned over to the City at the completion of the project Testing summary logs of all test reports
TASK 2.17 SURVEY VERIFICATION
Objectives:

1. Inspect Contractor’s surveying and staking.

2. Provide quality assurance.

Description:

Although construction staking will be performed by the contractor, NV5 will review the contractor’s construction staking used to control line and grade along with the corresponding survey notes for conformance with the plans. We will verify the construction staking conforms with Chapter 12 of the Caltrans Survey Manual. NV5 will work closely with the contractor’s surveyor in utilizing existing project control to make measurements to the contractor installed construction stakes used to control line and grade for the project. If questions arise or potential survey issues appear, NV5 has licensed surveyors available to perform quality assurance checks as necessary. NV5 will also employ laser levels, smart levels, and other measuring devices to confirm the contractor is constructing project elements in accordance with the lines, grades, and tolerances set forth in the contract plans.

CITY OF TURLOCK ROADS PROGRAM CIP PROJECTS CONTRACT NO. 2024-111 TASK ORDER #7A 8 Deliverables:

Survey notes from the contractor’s surveyor will be stored in the project files.

TASK 2.18 ARBORIST SERVICES
Objectives:

1. Review arborist reports submitted by the contractor and advise the City on tree trimmings or removals.

Description:

NV5’s subconsultant, Central Valley Landscaping and Tree, will provide an International Society of Arboriculture (IBA) certified arborist to review the contractor’s arborist reports during construction, and advise the City on any necessary tree trimming and removal associated with the projects.

Deliverables:

Written recommendations to the City
TASK 2.19 CONSTRUCTION INSPECTION
Objectives:

1. Provide daily inspection of the construction and the Contractor’s operations.

2. Prepare documentation of daily and weekly inspections.

Description:

The NV5 Team will serve as the front line of quality assurance of the contractor’s work, and as the eyes and ears to identify potential problems such as utility conflicts, schedule issues, and design ambiguities, before they occur. Primary inspection services will include the following:
• Provide day-to-day written inspection reports on all activities performed by the contractor. • Determine whether work complies with the contract documents, City’s standards, and project permits, and approve or reject work accordingly.
• Document work performed, manpower, and extra work through daily diaries. • Verify that the contractor is implementing the safety plan and safe practices in accordance with Cal/OSHA regulations.
• Schedule quality assurance material testing with the material testing firms, and coordinate corrective measures, as required, for failing materials.
• Identify any potential flaws in the constructed product and provide feedback on proposed remedial action from the contractor.
• Perform quantity calculations based on completed work for progress payments. • Take progress photos of the work and field conditions. • Monitor traffic detours/lane closures and verify that they are opened in a timely manner. • Perform and document ADA compliance verification of pedestrian facilities utilizing CEM5773 series forms. • Prepare a punch list and update as-built drawing records as the work progresses.

Deliverables:

NV5’s resident engineer’s reports and inspectors’ daily diary reports Digital photographs to document construction activities Verification of field measurements for compliance with contract plans and specifications and provision of quantity calculations for progress payments
Updates of as-built set of plans.

CITY OF TURLOCK ROADS PROGRAM CIP PROJECTS CONTRACT NO. 2024-111 TASK ORDER #7A 9 TASK 2.20 TEST DATA
Objectives:

1. Review material documentation and test data to ensure compliance with contract requirements.

Description:

NV5 will review test results for compliance and maintain a testing log for all field, manufactured and source inspection testing. We will verify that tests are taken and meet the requirements in accordance with the specifications and plans. NV5 will review manufacturer’s shop drawings, comment, and provide correspondence to the Contractor. Mill certifications and certificates of compliance (COCs) will be collected (some arrive in the field, others will be submitted with the materials submittal), and verify the material meets the minimum requirements of the project specifications.

Deliverables:

Log of testing which includes, date test was taken, location of test, what type of test, required results actual results, acceptable or failing result, and action taken if test failed, retest information for failing test.

File mill certs and COCs in the job file records as outlined in the Caltrans LAPM and Caltrans Construction Manual.

TASK 2.21 TRAFFIC CONTROL
Objectives:

1. Review and make recommendations regarding all traffic control proposals, any impacts on local businesses, pedestrians, and motorists.

2. Inspect Contractor’s traffic control measures to ensure compliance with specifications and the California Manual on Uniform Traffic Control Devices (CA MUTCD).

Description:

The NV5 Team will provide coordination and review of lane closures, detours, and staging to make sure that the traveling public and construction workers can safely maneuver within the project boundaries; to provide the most efficient means of travel with the least amount of congestion; and to keep the public, City, and emergency agencies aware of traffic changes.

We will review ingress and egress to the local properties, enforce specifications for lane closures, and timing of and requirements for closures. During closures, our NV5 team will inspect the closure, traffic control devices and spacing to verify the closure meets the requirements of the contract documents, Caltrans standards, and the CA MUTCD.

Deliverables:

Detour and lane closure submittal review comments and approvals.

Documentation of traffic control implementation in the inspectors’ daily diaries.

TASK 2.22 SAFETY
Objectives:

1. Conduct and document project safety meetings in accordance with the project requirements.

2. Report all accidents, including property damage, and notify proper authorities.

3. Document all incidents with photographs and written reports.

4. Enforce applicable Federal and State regulations for occupational safety and health standards for all construction activities.

Description:

NV5 will conduct staff safety meetings every week. We have a library of safety topics relevant to construction projects that we will choose from to discuss each week. We will track attendance at these staff meetings and discuss any safety issues observed in the field and opportunities to reconcile the issue. Attendance, topics and meeting notes will be filed in the job files per the Caltrans Construction Manual.

CITY OF TURLOCK ROADS PROGRAM CIP PROJECTS CONTRACT NO. 2024-111 TASK ORDER #7A 10 The NV5 Team will document accidents that occur on site during work hours. Property damage complaints will be directed to the Contractor and accident reports will be circulated as necessary depending on the severity of the accident.

NV5 has a safety report template that will be completed along with pictures of the accident. These will be kept in the project files.

Deliverables:

Staff safety meeting topic, attendees, and meeting notes in project files for each week.

Complete accident forms with photographs in job files.

TASK 2.23 ENVIRONMENTAL AND STORMWATER
Objectives:

1. Inspect the Contractor’s operations for conformance with the environmental documents that apply.

2. Review contractor’s Erosion and Sediment Control Plan (ESCP) or Stormwater Pollution Prevention Plan (SWPPP).

Description:

Our team will monitor the contractor’s work for compliance with all biological and environmental requirements, including any requirements that may be included in the anticipated Categorical Exemptions. We will also be available to help resolve any potential issues as they arise. Regarding stormwater management, although ESCP and/ or SWPPP compliance is the contractor’s responsibility, this NV5 Team includes multiple Qualified SWPPP Developers (QSD) and Qualified SWPPP Practitioners (QSP) who will monitor day-to-day stormwater pollution prevention practices.

The NV5 Team will start by reviewing the contractor’s ESCP or SWPPP. If a SWPPP is required, we will verify the NOI is submitted to the water board to obtain a WDID number, and that the contractor’s Water Pollution Control Manager (WPC) uploads then necessary SWPPP documents in the SMARTS system upon authorizations. Throughout the length of the project, NV5 will certify that appropriate and effective BMPs are in place and document ineffective BMPs and recommend changes. We will verify that the contractor’s inspections, documentation, and sampling are in accordance with the Construction General Permit and verify overall compliance with the approved ESCP or SWPPP. If issues arise, NV5 will investigate and recommend changes, and verify that the amendment is created and logged in the SMARTS system as necessary. If any illicit discharges occur, we will ensure they are reported as required. Lastly, we will verify that the Contractor submits annual reports onto the SMARTS system and assist the City in submitting the NOT at project completion.

Deliverables:

Monitor the implementation and effectiveness of BMPs employed in accordance with the project’s ESCP or SWPPP Document observations in the inspector’s daily diaries.

TASK 2.24 CLAIMS MANAGEMENT
Objectives:

1. Analyze, coordinate, administer, and make recommendations regarding potential claims submitted by the Contractor.

Description:

The NV5 Team will take the lead in the resolution of any contract claims for this project during the construction contract period. We will track, provide claims administration, assemble supporting evidence, and prepare documents and responses regarding potential claims. We will draft position papers and be available to present the City position at the dispute resolution hearings. The NV5 Team will also be available to provide additional claims resolution support if further action is required. Claims resolution work, if necessary, is typically handled in the post construction services and will be performed as an extra work item because the amount of work cannot be determined ahead of time.

CITY OF TURLOCK ROADS PROGRAM CIP PROJECTS CONTRACT NO. 2024-111 TASK ORDER #7A 11 Deliverables:

Log of potential claims
Complete merit and cost analysis documentation per Caltrans Standard Specifications Section 5-1.4, “Potential Claim and Dispute Resolution”
Prepare letter responses and position papers
TASK 2.25 FINAL INSPECTION
Objectives:

1. Make final inspection of all construction.

2. Provide written documentation indicating conformance with the plans and specifications and approved change orders.

Description:

NV5 will coordinate a walk-through with the City, the designer, and the contractor to prepare a punch list indicating all deficiencies or omissions noted in the walk-through. We will then forward the punch list to the contractor for correction of the work in accordance with timeliness defined in the contract. NV5, in conjunction with the City, will inspect items on the punch list once the contractor has notified us that the work is complete. NV5 will sign off on completed items on the punch list. Upon completion of the punch list, we will notify the City that the work is complete and forward a copy of the completed punch list.

Deliverables:

Completed and signed-off punch-list submitted to the City with the closeout documents Notice of Completion form for the City
Task 3: Post-Construction Services
TASK 3.1 AS-BUILT PLANS
Objectives:

1. Provide red-lined plans to design firm for completion of final project As-Builts.

Description:

NV5 will monitor contractor-required record drawings on a monthly basis. We will also maintain a copy of up-to-date contract plans for the purpose of aiding the designer in the final review of the record drawings.

Deliverables:

One (1) set of contract drawings indicating recorded changes to the contract in red, as maintained by NV5.

TASK 3.2 CONTRACT RECORDS
Objectives:

1. Provide the City with complete project files documenting the project history.

Description:

All project documentation will be maintained in CMIS as detailed in Task 2.1. At the conclusion of the project, NV5 will perform a final review of the project records to ensure they are complete and accurate. The files will then be archived in PDF format for electronic storage.

Deliverables:

Archived project records in PDF format

CITY OF TURLOCK ROADS PROGRAM CIP PROJECTS CONTRACT NO. 2024-111 TASK ORDER #7A 12 TASK 3.3 PREPARE AND RECOMMEND FINAL PAYMENT
Objectives:

1. Negotiate final payment with the contractor.

2. Recommend final payment to the City.

Description:

After project acceptance, the NV5 Team will prepare a proposed final estimate (PFE) to allow the contractor to make exceptions to the final amount of compensation. Prior to submitting the PFE, we will meet with the contractor to attempt to agree on final payment for all contract items and change orders. If the contractor still objects to the PFE, we will assist the City in negotiating final settlement with the contractor and process the final estimate.

Deliverables:

Recommended final payment request with suitable backup documentation Completion Schedule
NV5 shall be bound by the requirements of the Agreement from the start of construction services commencing in August 2026 until the conclusion of post-construction services. It is understood that this agreement is based on the assumption that the construction contract will have no more than 400 working days. Time extensions may result in the need for additional CM services. The cost proposal is based on 9-hour work shifts according to the Caltrans 5-Day Working Calendar. Additional overtime, weekend, and holiday work are not anticipated and therefore not included.

In the event that the City Project Manager requires additional Construction Management services, or the Construction Contract duration exceeds the working days listed above, an amendment may be required as stipulated in the Agreement.

Fee Schedule
Compensation to provide Construction Management services required for the construction observation and administration for the subject construction project as detailed in the Agreement, for the time periods discussed in the previous section throughout the duration of the contract, shall be at the rates included in the attached cost proposal.

Name
Kramer Walker, PE Neil Novotny, EIT Matt Ramsey Abraham Davis Bobby Dosanjh Annette Rodriguez TOTAL COST Classification
Construction Manager
/ Resident Engineer
Assistant Resident
Engineer Inspector (7) Inspector (7) Inspector (7) Labor Compliance Officer Actual Hourly Rate $137.25 $57.54 $89.09 $92.90 $88.03 $38.24 Indirect Cost Rate (ICR) 136.58% 136.58% 136.58% 136.58% 136.58% 136.58% Net Fixed Fee 10.00% 10.00% 10.00% 10.00% 10.00% 10.00% Hourly Billing Rate (1) $357.18 $149.74 $231.85 $241.76 $229.09 $99.52 Contract Escalation Fee (8) 5.00% 5.00% per DIR per DIR per DIR 5.00% 560 160
1440 1200 640
200 200 3560 1800 3560 $299,120.00 $15,658.79
Man Hour Subtotal 2200 1560 3560 1800 3560 640 $299,120.00 $15,658.79 Task 2 Subtotal Fees $785,788.64 $233,595.87 $825,371.88 $435,169.98 $815,551.54 $63,689.61 $299,120.00 $15,658.79 $3,473,946.32 80 40 40 0 40 40
Man Hour Total 120 80 40 0 40 40
Tast 3 Subtotal Fees $42,861.20 $11,979.28 $9,273.84 $0.00 $9,163.50 $3,980.60 $0.00 $0.00 $77,258.42 Man Hour Total Tasks 2 - 3 2320 1640 3600 1800 3600 680 $299,120.00 $15,658.79 $53,401.02
Total Fees Tasks 2 - 3 $828,649.84 $245,575.15 $834,645.72 $435,169.98 $824,715.04 $67,670.21 $299,120.00 $15,658.79 $3,604,605.76 Notes and Assumptions: Other Direct Costs

1. NV5 employee hourly rates include project-related overhead, profit, safety equipment, vehicles, laptops, and cell phones. Arborist Services $5,000.00

2. Cost proposal is based on 9-hour work shifts according to the Caltrans 5-Day Working Calendar. Per Diem ($120 per day x 560 days) $67,200.00

3. Additional overtime, weekend, and holiday work is not included. Overtime hours will be paid in accordance with applicable labor law and prevailing wage rates, and are above and beyond the scope and fee of this estimate.

4. Adjustments to this estimate may be required if the actual schedule requires more or less construction management services than proposed. Proposal Total $3,676,805.76

5. This cost estimate is based on the construction phase of the project being completed within 400 working days. Time extensions (including weather delays) may result in additional CM services & fees.

6. This estimate is based on the specific scope of work described for the CITY OF TURLOCK ROADS PROGRAM CIP PROJECTS T.O. #7A (PROJECT NO. 23-052) - CONSTRUCTION & POST-CONSTRUCTION SERVICES.

7. Classifications requiring prevailing wage are subject to the provisions set forth in the latest DIR Determination NC-63-3-9-2025-1.

8. An escalation fee of 5.0% will be applicable for work completed after 03/31/2027 for non-prevailing wage employees. Prevailing wage rates are subject to the predetermined increases listed on attached Determination NC-63-3-9-2025-1.

Staffing Plan & Fee Proposal for Construction & Post Construction Services Turlock Roads Program CIP Projects T.O. #7A (Project No. 23-052) Prepared for the City of Turlock
BSK
Materials Testing
Unico
Survey QA
TASK 2: CONSTRUCTION MANAGEMENT & INSPECTION
Project Coordination & Correspondence
SUBTASKS 2.3, 2.4, 2.7, & 2.13
Project Administration and Documentation
SUBTASKS 2.1, 2.2, 2.5, 2.6, 2.8 - 2.12, 2.14, 2.15, 2.20, & 2.24 Construction Observation & Inspection Services
SUBTASKS 2.16, 2.17, 2.18, 2.19, 2.21, 2.22, 2.23, 2.25 TASK 3: POST-CONSTRUCTION SERVICES
SUBTASKS 3.1, 3.2, & 3.3
Estimated Escalation (8):

Local Assistance Procedures Manual Exhibit 10-H1
Cost Proposal
Note: Mark-ups are Not Allowed
Consultant
Project No. 23-052 Contract No. 2024-111 Task Order #7A Date 7/7/2026

DIRECT LABOR
Hours Actual Hourly Rate Total
2320 $137.25 $318,420.00
0 $87.55 $0.00
0 $87.11 $0.00
1640 $57.54 $94,365.60
0 $75.19 $0.00
0 $62.00 $0.00
680 $38.24 $26,003.20
0 $86.75 $0.00
3600 $89.09 $320,724.00
1800 $92.90 $167,220.00
3600 $88.03 $316,908.00
0 $88.49 $0.00
0 $86.87 $0.00
0 $88.09 $0.00
$0.00
13640

LABOR COSTS
a) Subtotal Direct Labor Costs $1,243,640.80
b) Anticipated Salary Increases (see page 2 for calculation) $20,520.07 c) TOTAL DIRECT LABOR COSTS [(a) + (b)] $1,264,160.87

FRINGE BENEFITS
d) Fringe Benefits (Rate: 0.00% ) e) Total Fringe Benefits [(c) x (d)] $0.00

INDIRECT COSTS
f) Overhead (Rate: 136.58% ) g) Overhead [(c) x (f)] $1,726,590.92 h) General and Administrative (Rate: 0.00% ) i) Gen & Admin [(c) x (h)] $0.00 j) Total Indirect Costs [(e) + (g) + (i)] $1,726,590.92 FIXED FEE (Profit)
q) (Rate: 10.00% ) k) TOTAL FIXED PROFIT [(c) + (j)] x (q)] $299,075.18 l) CONSULTANT'S OTHER DIRECT COSTS (ODC) - ITEMIZE (Add additional pages if necessary) Quantity Unit Unit Cost Total
560 Calendar Day $120.00 $67,200.00
TBD TBD ACTUAL $5,000.00
l) TOTAL OTHER DIRECT COSTS $72,200.00
m) SUBCONSULTANT'S COSTS (Add additional pages if necessary) Subconsultant 1: BSK (Material Testing) $299,120.00
Subconsultant 2: UNICO (QA Survey) $15,658.79
m) TOTAL SUBCONSULTANTS $314,778.79
n) TOTAL OTHER DIRECT COSTS INCLUDING SUBCONSULTANTS [(l)+(m)] $386,978.79 TOTAL COST [(c) +(j) + (k) + (n)] $3,676,805.76
NOTES:

1. Key personnel must be marked with an asterisk (*) and employees that are subject to prevailing wage requirements must be marked with two asterisks (**). All costs must comply with the Federal cost principles. Subconsultants will provide their own cost proposals.

2. The cost proposal format shall not be amended. Indirect cost rates shall be updated on an annual basis in accordance with the consultant's annual accounting period and established by a cognizant agency or accepted by Caltrans.

3. Anticipated salary increases calculation (page 2) must accompany.

Inspector Raj Toor**
Description of Item
Per Diem
Arborist Services
Inspector Bobby Dosanjh**
Inspector Neil Novotny, EIT**
Inspector Francisco Nunez, EIT**
Inspector Brian Klassen**
Inspector Matt Ramsey**
Inspector Abraham Davis**
Assistant Resident Engineer Francisco Nunez, EIT
Assistant Resident Engineer Neil Novotny, EIT
Labor Compliance Officer Annette Rodriguez
Assistant Resident Engineer Raj Toor
EXHIBIT 10-H1 COST PROPOSAL

ACTUAL COST-PLUS-FIXED FEE OR LUMP SUM (FIRM FIXED PRICE) CONTRACTS (DESIGN, ENGINEERING AND ENVIRONMENTAL STUDIES)
NV5, Inc.

Classification/Title Name
Assistant Resident Engineer Kolton Walker, PE
Construction Manager /
Resident Engineer Kramer Walker, PE*
Assistant Resident Engineer John Seymour, PE

Local Assistance Procedures Manual Exhibit 10-H1
Consultant Contract No. 2024-111 Task Order #7A Date 7/7/2026

1. Calculate Average Hourly Rate for 1st year of the contract (Direct Labor Subtotal divided by total hours) Avg Hourly 5 Year Contract
Rate Duration
$1,243,640.80 = $91.18 Year 1 Avg Hourly Rate
Avg Hourly Rate
Year 1 $91.18 + = $95.73 Year 2 Avg Hourly Rate
Year 2 $95.73 + = $100.52 Year 3 Avg Hourly Rate
Year 3 $100.52 + = $105.55 Year 4 Avg Hourly Rate
Year 4 $105.55 + = $110.83 Year 5 Avg Hourly Rate
Year 5 $110.83 + = $116.37 Year 5 Avg Hourly Rate
Total Hours
per Year
Year 1 67.00% * = 9138.8 Estimated Hours Year 1
Year 2 33.00% * = 4501.2 Estimated Hours Year 2
Year 3 0.00% * = 0.0 Estimated Hours Year 3
Year 4 0.00% * = 0.0 Estimated Hours Year 4
Year 5 0.00% * = 0.0 Estimated Hours Year 5
Total 100% = 13640.0
Year 1 $91.18 * = $833,239.34 Estimated Hours Year 1
Year 2 $95.73 * = $430,921.54 Estimated Hours Year 2
Year 3 $100.52 * = $0.00 Estimated Hours Year 3
Year 4 $105.55 * = $0.00 Estimated Hours Year 4
Year 5 $110.83 * = $0.00 Estimated Hours Year 5
= $1,264,160.87
= $1,243,640.80
= $20,520.07 Transfer to Page 1
NOTES:
1 This is not the only way to estimate salary increases. Other methods will be accepted if they clearly indicate the % increase, the # of years of the contract, and a breakdown of the labor to be performed each year. 2 An estimation that is based on direct labor multiplied by salary increase % multiplied by the # of years is not acceptable. (i.e. $250,000 x 2% x 5 yrs = $25,000 is not an acceptable methodology) 3 4 Calculations for anticipated salary escalation must be provided.

Direct Labor Subtotal before Escalation
Estimated total of Direct Labor Salary Increase
This assumes that the year one rates for non-prevailing wage employees expire 03/31/27 and salary increases due to escalation are effective 04/01/27. Prevailing wage rates are subject to the predetermined increases listed on attached Determination NC-63-3-9-2025- 9139
4501
0 0
0 Total Direct Labor Cost with Escalation
13640.0
Total

4. Calculate Total Costs including Escalation (Multiply Average Hourly Rate by the number of hours) Avg Hourly Rate Estimated hours Cost per Year (calculated above) (calculated above) 13640.0
5%
5%

3. Calculate estimated hours per year (Multiply estimate % each year by total hours) Estimated % Total Hours
Completed Each Year per Cost Proposal
13640.0
13640.0
13640.0
5%
Direct Labor Subtotal Total Hours
per Cost Proposal per Cost Proposal
13640

2. Calculate hourly rate for all years (Increase the Average Hourly Rate for a year by proposed escalation %) Proposed Escalation
5%
5%
EXHIBIT 10-H1 COST PROPOSAL Page 2 of 3

ACTUAL COST-PLUS-FIXED FEE OR LUMP SUM (FIRM FIXED PRICE) CONTRACTS (CALCULATIONS FOR ANTICIPATED SALARY INCREASES)
NV5, Inc.

Local Assistance Procedures Manual Exhibit 10-H
Cost Proposal
Certification of Direct Costs:

I, the undersigned, certify to the best of my knowledge and belief that all direct costs identified on the cost proposal(s) in this contract are actual, reasonable, allowable, and allocable to the contract in accordance with the contract terms and the following requirements:

1. Generally Accepted Accounting Principles (GAAP)

2. Terms and conditions of the contract

3. Title 23 United States Code Section 112 - Letting of Contracts

4. 48 Code of Federal Regulations Part 31 - Contract Cost Principles and Procedures

5. 23 Code of Federal Regulations Part 172 - Procurement, Management, and Administration of Engineering and Design Related Service

6. 48 Code of Federal Regulations Part 9904 - Cost Accounting Standards Board (when applicable) Prime Consultant or Subconsultant Certifying:

Name: Lori Goodwin Title *: Senior Vice President
Signature : Date of Certification (mm/dd/yyyy): 7/7/2026 Email: [email protected] Phone Number: 559-661-5228
Address: 2109 West Bullard Avenue, Suite 145, Fresno, CA 93711 * An individual executive or financial officer of the consultant’s or subconsultant’s organization at a level no lower than a Vice President or a Chief Financial Officer, or equivalent, who has authority to represent the financial information utilized to establish the cost proposal for the contract.

List services the consultant is providing under the proposed contract:

Construction Management Services
EXHIBIT 10-H1 COST PROPOSAL Page 3 of 3
All costs must be applied consistently and fairly to all contracts. All documentation of compliance must be retained in the project files and be in compliance with applicable federal and state requirements.

Costs that are noncom pliant with the federal and state requirements are not eligible for reimbursement.

Local governments are responsible for applying only cognizant agency approved or Caltrans accepted Indirect Cost Rate{s).

LPP 15-01

January 2018

Prevailing Wage Calculation Worksheet
Craft: Building/Construction Inspector and Field Soils and Material Tester Determination:

NC-63-3-9-2025-1
Issue Date:
8/22/2025
Expiration date of determination:
6/30/2027
Classification
Basic
Hourly
Rate
Health &
Welfare Pension
Vacation/
Holiday Training
Other
Payments
Total
Hourly
Rate
Group 2 $65.39 $13.38 $13.82 $5.89 $1.24 $0.27 $99.99
Inspector
Abe Davis $92.90 $0.25 $5.60 $1.24 $99.99
Matt Ramsey $89.09 $0.34 $9.32 $1.24 $99.99
Bobby Dosanjh $88.03 $5.12 $5.60 $1.24 $99.99
Brian Klassen $86.75 $12.56 $8.34 $1.24 $108.89
Neil Novotny $88.49 $5.17 $5.09 $1.24 $99.99
Francisco Nunez $86.87 $5.23 $6.65 $1.24 $99.99
Raj Toor $88.09 $5.18 $5.48 $1.24 $99.99

GENERAL PREVAILING WAGE DETERMINATION MADE BY THE DIRECTOR OF INDUSTRIAL RELATIONS PURSUANT TO CALIFORNIA LABOR CODE PART 7, CHAPTER 1, ARTICLE 2, SECTIONS 1770, 1773 AND 1773.1

FOR COMMERCIAL BUILDING, HIGHWAY, HEAVY CONSTRUCTION AND DREDGING PROJECTS Craft: Building/Construction Inspector and Field Soils and Material Tester# Determination:

NC-63-3-9-2025-1
Issue Date:

August 22, 2025
Expiration date of determination:

June 30, 2026** The rate to be paid for work performed after this date has been determined. If work will extend past this date, the new rate must be paid and should be incorporated in contracts entered into now. Contact the Office of the Director - Research Unit for specific rates at (415) 703-4774.

Localities:

All localities within Alameda, Alpine, Amador, Butte, Calaveras, Colusa, Contra Costa, Del Norte, El Dorado, Fresno, Glenn, Humboldt, Kings, Lake, Lassen, Madera, Marin, Mariposa, Mendocino, Merced, Modoc, Monterey, Napa, Nevada, Placer, Plumas, Sacramento, San Benito, San Francisco, San Joaquin, San Mateo, Santa Clara, Santa Cruz, Shasta, Sierra, Siskiyou, Solano, Sonoma, Stanislaus, Sutter, Tehama, Trinity, Tulare, Tuolumne, Yolo and Yuba counties.

Wages and Employer Payments:

Classificationa
(Journeyperson)
Basic
Hourly
Rate
Health
and
Welfareb
Pension Vacation/
Holiday
Training Other
Payments
Hours Total
Hourly
Rate
Daily
Overtime
Hourly
Ratec
(1 ½ X)
Saturday
Overtime
Hourly
Ratec
(1 ½ X)
Sunday/Holiday
Overtime
Hourly Rate
(2X)
Group 1 $63.39 $13.38 $13.82 $5.89 $1.24 $0.27 8 $97.99 $129.685 $129.685 $161.380 Group 2 $61.39 $13.38 $13.82 $5.89 $1.24 $0.27 8 $95.99 $126.685 $126.685 $157.380 Group 3 $53.69 $13.38 $13.82 $5.89 $1.24 $0.27 8 $88.29 $115.135 $115.135 $141.980 Group 4 $47.31 $13.38 $13.82 $5.89 $1.24 $0.27 8 $81.91 $105.565 $105.565 $129.220

Determination: NC-63-3-9-2025-1
Building/Construction Inspector and Field Soils and Material Tester

GENERAL PREVAILING WAGE DETERMINATION MADE BY THE DIRECTOR OF INDUSTRIAL RELATIONS PURSUANT TO CALIFORNIA LABOR CODE PART 7, CHAPTER 1, ARTICLE 2, SECTIONS 1770, 1773 AND 1773.1

FOR COMMERCIAL BUILDING, HIGHWAY, HEAVY CONSTRUCTION AND DREDGING PROJECTS Craft: Building/Construction Inspector and Field Soils and Material Tester (Second Shift)# Determination:

NC-63-3-9-2025-1
Issue Date:

August 22, 2025
Expiration date of determination:

June 30, 2026** The rate to be paid for work performed after this date has been determined. If work will extend past this date, the new rate must be paid and should be incorporated in contracts entered into now. Contact the Office of the Director - Research Unit for specific rates at (415) 703-4774.

Localities:

All localities within Alameda, Alpine, Amador, Butte, Calaveras, Colusa, Contra Costa, Del Norte, El Dorado, Fresno, Glenn, Humboldt, Kings, Lake, Lassen, Madera, Marin, Mariposa, Mendocino, Merced, Modoc, Monterey, Napa, Nevada, Placer, Plumas, Sacramento, San Benito, San Francisco, San Joaquin, San Mateo, Santa Clara, Santa Cruz, Shasta, Sierra, Siskiyou, Solano, Sonoma, Stanislaus, Sutter, Tehama, Trinity, Tulare, Tuolumne, Yolo and Yuba counties.

Wages and Employer Payments:

Classificationa
(Journeyperson)
Group
Basic
Hourly
Rate
Health
and
Welfareb
Pension Vacation/
Holiday
Training Other
Payments
Hours Total
Hourly
Rate
Daily
Overtime
Hourly
Ratec
(1 ½ X)
Saturday
Overtime
Hourly
Ratec
(1 ½ X)
Sunday/Holiday
Overtime
Hourly Rate
(2X)
Group 1 $71.31 $13.38 $13.82 $5.89 $1.24 $0.27 8 $105.91 $141.565 $141.565 $177.220 Group 2 $69.06 $13.38 $13.82 $5.89 $1.24 $0.27 8 $103.66 $138.190 $138.190 $172.720 Group 3 $60.40 $13.38 $13.82 $5.89 $1.24 $0.27 8 $95.00 $125.200 $125.200 $155.400 Group 4 $53.22 $13.38 $13.82 $5.89 $1.24 $0.27 8 $87.82 $114.430 $114.430 $141.040

Determination: NC-63-3-9-2025-1
Building/Construction Inspector and Field Soils and Material Tester

CLASSIFICATIONS:

GROUP 1
ASNT Level II-III
DSA Masonry
DSA Shotcrete
Lead Inspector
NDT Level Two
GROUP 2

AWS-CWI
Building Inspector
Construction Inspector
ICC Certified Structural
Inspector
Shear Wall/Floor System
Inspector
GROUP 3
Earthwork Grading
Excavation and Backfill
Geotechnical Driller
Soils/Asphalt
GROUP 4
ACI
Drillers Helper
ICC Fireproofing
NDT Level One
Proofload Testing
Torque Testing
Recognized holidays:

Holidays upon which the general prevailing hourly wage rate for Holiday work shall be paid, shall be all holidays in the collective bargaining agreement, applicable to the particular craft, classification, or type of worker employed on the project, which is on file with the Director of Industrial Relations. If the prevailing rate is not based on a collectively bargained rate, the holidays upon which the prevailing rate shall be paid shall be as provided in Section 6700 of the Government Code. You may obtain the holiday provisions for the current determinations on the Director's General Prevailing Wage Determinations Website (http://www.dir.ca.gov/OPRL/DPreWageDetermination.htm). Holiday provisions for current or superseded determinations may be obtained by contacting the Office of the Director – Research Unit at (415) 703-4774.

Travel and/or subsistence payment:

In accordance with Labor Code Sections 1773.1 and 1773.9, contractors shall make travel and/or subsistence payments to each worker to execute the work. You may obtain the travel and/or subsistence provisions for the current determinations on the Director's General Prevailing Wage Determinations Website (http://www.dir.ca.gov/OPRL/DPreWageDetermination.htm). Travel and/or subsistence requirements for current or superseded determinations may be obtained by contacting the Office of the Director – Research Unit at (415) 703-4774. # Indicates an apprenticeable craft. The current apprentice wage rates are available on the Prevailing Wage Apprentice Determinations Website (http://www.dir.ca.gov/OPRL/PWAppWage/PWAppWageStart.asp). a For classifications within each group, see page 3. b Amount shall be paid for all hours worked up to 173 hours per month. c Rate applies to the first 4 daily overtime hours, Monday through Friday, and the first 8 hours on Saturday. All other overtime is paid at the Sunday/Holiday overtime rate.

PREDETERMINED INCREASE
CRAFT:

Building/Construction Inspector and Field Soils and Material Tester (All Shifts) DETERMINATION:

NC-63-3-9-2025-1
LOCALITIES:

All localities within Alameda, Alpine, Amador, Butte, Calaveras, Colusa, Contra Costa, Del Norte, El Dorado, Fresno, Glenn, Humboldt, Kings, Lake, Lassen, Madera, Marin, Mariposa, Mendocino, Merced, Modoc, Monterey, Napa, Nevada, Placer, Plumas, Sacramento, San Benito, San Francisco, San Joaquin, San Mateo, Santa Clara, Santa Cruz, Shasta, Sierra, Siskiyou, Solano, Sonoma, Stanislaus, Sutter, Tehama, Trinity, Tulare, Tuolumne, Yolo and Yuba Counties The predetermined increases for the above-named craft apply only to the above-referenced determination for work being performed on public works projects with bid advertisement dates on or after September 1, 2025, until this determination is superseded by a new determination or a predetermined increase modification notice becomes effective.

When referencing our prevailing wage determinations, please note that if the prevailing wage rate determination which was in effect on the bid advertisement date of a project has a single asterisk (*) after the expiration date, the rate will be good for the life of the project. However, if a prevailing wage rate determination has double asterisks (**) after the expiration date, the rate must be updated on the following date to reflect the predetermined rate change(s).

BUILDING/CONSTRUCTION INSPECTOR AND FIELD SOILS AND MATERIAL TESTER:

Group 1 and Group 2 (All Shifts)
The above determination is currently in effect and expires on June 30, 2026**.

Effective July 1, 2026, there will be an increase of $4.00 to be allocated to wages and/or employer payments.

Effective July 1, 2027, there will be an increase of $4.00 to be allocated to wages and/or employer payments.

Effective July 1, 2028, there will be an increase of $4.00 to be allocated to wages and/or employer payments.

Effective July 1, 2029, there will be an increase of $4.00 to be allocated to wages and/or employer payments.

There will be no further increases applicable to these determinations.

BUILDING/CONSTRUCTION INSPECTOR AND FIELD SOILS AND MATERIAL TESTER:

Group 3 (All Shifts)
The above determination is currently in effect and expires on June 30, 2026**.

Effective July 1, 2026, there will be an increase of $3.51 to be allocated to wages and/or employer payments.

Effective July 1, 2027, there will be an increase of $3.51 to be allocated to wages and/or employer payments.

Effective July 1, 2028, there will be an increase of $3.51 to be allocated to wages and/or employer payments.

Effective July 1, 2029, there will be an increase of $3.51 to be allocated to wages and/or employer payments.

There will be no further increases applicable to these determinations.

BUILDING/CONSTRUCTION INSPECTOR AND FIELD SOILS AND MATERIAL TESTER:

Group 4 (All Shifts)
The above determination is currently in effect and expires on June 30, 2026**.

Effective July 1, 2026, there will be an increase of $3.10 to be allocated to wages and/or employer payments.

Effective July 1, 2027, there will be an increase of $3.10 to be allocated to wages and/or employer payments.

Effective July 1, 2028, there will be an increase of $3.10 to be allocated to wages and/or employer payments.

Effective July 1, 2029, there will be an increase of $3.10 to be allocated to wages and/or employer payments.

There will be no further increases applicable to these determinations.

Issued 8/22/2025, effective 9/1/2025 until superseded.

This page will be updated when wage rate breakdown information becomes available.

Last Updated: September 1, 2025

252 W. Larch Road, Suite H
Tracy CA 95304
P 209.245.0492
www.bskassociates.com
Environmental, Geotechnical, Construction Services, Analytical Testing - An Employee-Owned Company June 23, 2026
BSK Proposal No. C26000687

COST ESTIMATE
City of Turlock
Roads Program Capital Improvement Project
Geer Road Pavement Rehabilitation Project Phase 1, 2, and 3 City Project No. 23-052
Phase 1

DAYS HRS/DAY HOURS RATE EXTENSION
Earthwork Construction
Compaction Testing Technician - Subgrade / AB 10 6 60 $175.00 $10,500.00 Compaction Testing Technician - Trench Backfill 2 6 12 $175.00 $2,100.00 Nuclear Gauge Equipment Fee 12 $78.00 $936.00
Trip Charge (Mileage, Bridge Toll, Parking Fees) 12 $90.00 $1,080.00 Full Depth Reclamation (FDR)
Compaction Testing Technician - Full Depth Reclamation (FDR) 4 8 32 $175.00 $5,600.00 Compaction Testing Technician - Full Depth Reclamation (FDR) - OT 4 2 8 $262.50 $2,100.00 Nuclear Gauge Equipment Fee 4 $78.00 $312.00
Trip Charge (Mileage, Bridge Toll, Parking Fees) 4 $90.00 $360.00 Hot Mix Asphalt (HMA)
Compaction Testing Technician - HMA 10 8 80 $175.00 $14,000.00 Compaction Testing Technician - HMA - OT 10 2 20 $262.50 $5,250.00 Nuclear Gauge Equipment Fee 10 $78.00 $780.00
Trip Charge (Mileage, Bridge Toll, Parking Fees) 10 $90.00 $900.00 Concrete Construction
Concrete Sampling - Minor Concrete (Periodic) 5 4 20 $155.00 $3,100.00 Sample Pickup and Delivery 5 2 10 $132.00 $1,320.00
Trip Charge (Mileage, Bridge Toll, Parking Fees) 10 $90.00 $900.00 FIELD SERVICES ESTIMATE $49,238.00

SETS/UNITS RATE EXTENSION
Subgrade / AB
Modified Proctor, 4" or 6" Curve (ASTM Method) 6 $353.00 $2,118.00 Sieve Analysis w/Wash (CT 202) 1 $237.00 $237.00
Sand Equivalent (CT 217) 1 $175.00 $175.00
R-Value of Soils (CT 301) 1 $497.00 $497.00
Durability Index (CT 229) 1 $348.00 $348.00
Full Depth Reclamation (FDR)
Sieve Analysis w/Wash (CT 202) 1 $237.00 $237.00
Moisture Content (CT 226) 1 $49.00 $49.00
Caltrans Maximum Wet Density (CT 216) 4 $298.00 $1,192.00 Hot Mix Asphalt (HMA)
Sieve Analysis w/Wash (CT 202) 10 $237.00 $2,370.00
Sand Equivalent (CT 217) 10 $175.00 $1,750.00
Asphalt Binder Content (CT 382) 10 $311.00 $3,110.00
Oil Content Correction Factor (CT 382) 1 $723.00 $723.00 Theoretical Maximum Specific Gravity and Density - Rice (CT 309) 10 $348.00 $3,480.00 HMA Moisture Content (CT 370) 10 $91.00 $910.00
Hamburg Wheel Track (AASHTO T324) 1 $2,756.00 $2,756.00 Density of Cores - Bulk Specific Gravit (CT 308) 41 $88.00 $3,608.00 Concrete - Minor
Compression Test Concrete (ASTM C39) 5 $189.00 $945.00
LABORATORY TESTING ESTIMATE $24,505.00

HOURS RATE EXTENSION
Principal (Contract / Performance Oversight) 4 $314.00 $1,256.00 Registered Engineer (Review, support and reporting) 10 $276.00 $2,760.00 Project Manager (Field Oversight, Daily Report Review) 12 $276.00 $3,312.00 Administration (Data Processing, Report Prep., Field Coordination) 10 $110.00 $1,100.00 Certified Payroll / DIR Upload Monthly 9 $300.00 $2,700.00 ADMINISTRATION ESTIMATE $11,128.00
TOTAL BUDGET ESTIMATE $84,871.00

FIELD SERVICES

LABORATORY TESTING
1 per day
1 per day
1 per day

FREQUENCY
1 per 2,000 CY
1 per 2,000 CY
as required
1 per test strip
1 per test strip
1 per day

BSK SERVICES ADMINISTRATION
1 set per vist
1 per mix
1 per day
1 per day
1 per project
every 250 tons
1 per 2,000 CY
1 per 2,000 CY

Quality Assurance Materials Testing Services BSK Proposal C26000687 Turlock Geer Road Pavement Rehabilitation PN 23-052 June 23, 2026 -2-
Phase 2

DAYS HRS/DAY HOURS RATE EXTENSION
Earthwork Construction
Compaction Testing Technician - Subgrade / AB 12 6 72 $175.00 $12,600.00 Compaction Testing Technician - Trench Backfill 1 6 6 $175.00 $1,050.00 Nuclear Gauge Equipment Fee 13 $78.00 $1,014.00
Trip Charge (Mileage, Bridge Toll, Parking Fees) 13 $90.00 $1,170.00 Full Depth Reclamation (FDR)
Compaction Testing Technician - Full Depth Reclamation (FDR) 7 8 56 $175.00 $9,800.00 Compaction Testing Technician - Full Depth Reclamation (FDR) - OT 7 2 14 $262.50 $3,675.00 Nuclear Gauge Equipment Fee 7 $78.00 $546.00
Trip Charge (Mileage, Bridge Toll, Parking Fees) 7 $90.00 $630.00 Hot Mix Asphalt (HMA)
Compaction Testing Technician - HMA 13 8 104 $175.00 $18,200.00 Compaction Testing Technician - HMA - OT 13 2 26 $262.50 $6,825.00 Nuclear Gauge Equipment Fee 13 $78.00 $1,014.00
Trip Charge (Mileage, Bridge Toll, Parking Fees) 13 $90.00 $1,170.00 Concrete Construction
Concrete Sampling - Minor Concrete (Periodic) 6 4 24 $155.00 $3,720.00 Sample Pickup and Delivery 6 2 12 $132.00 $1,584.00
Trip Charge (Mileage, Bridge Toll, Parking Fees) 12 $90.00 $1,080.00 FIELD SERVICES ESTIMATE $64,078.00

SETS/UNITS RATE EXTENSION
Subgrade / AB
Modified Proctor, 4" or 6" Curve (ASTM Method) 10 $353.00 $3,530.00 Sieve Analysis w/Wash (CT 202) 1 $237.00 $237.00
Sand Equivalent (CT 217) 1 $175.00 $175.00
R-Value of Soils (CT 301) 1 $497.00 $497.00
Durability Index (CT 229) 1 $348.00 $348.00
Full Depth Reclamation (FDR)
Sieve Analysis w/Wash (CT 202) 1 $237.00 $237.00
Moisture Content (CT 226) 1 $49.00 $49.00
Caltrans Maximum Wet Density (CT 216) 7 $298.00 $2,086.00 Hot Mix Asphalt (HMA)
Sieve Analysis w/Wash (CT 202) 13 $237.00 $3,081.00
Sand Equivalent (CT 217) 13 $175.00 $2,275.00
Asphalt Binder Content (CT 382) 13 $311.00 $4,043.00
Oil Content Correction Factor (CT 382) 1 $723.00 $723.00 Theoretical Maximum Specific Gravity and Density - Rice (CT 309) 13 $348.00 $4,524.00 HMA Moisture Content (CT 370) 13 $91.00 $1,183.00
Hamburg Wheel Track (AASHTO T324) 1 $2,756.00 $2,756.00 Density of Cores - Bulk Specific Gravit (CT 308) 53 $88.00 $4,664.00 Concrete - Minor
Compression Test Concrete (ASTM C39) 6 $189.00 $1,134.00 LABORATORY TESTING ESTIMATE $31,542.00

HOURS RATE EXTENSION
Principal (Contract / Performance Oversight) 4 $314.00 $1,256.00 Registered Engineer (Review, support and reporting) 12 $276.00 $3,312.00 Project Manager (Field Oversight, Daily Report Review) 12 $276.00 $3,312.00 Administration (Data Processing, Report Prep., Field Coordination) 10 $110.00 $1,100.00 Certified Payroll / DIR Upload Monthly 9 $300.00 $2,700.00 ADMINISTRATION ESTIMATE $11,680.00
TOTAL BUDGET ESTIMATE $107,300.00

FIELD SERVICES

LABORATORY TESTING FREQUENCY
as required
1 per day
1 per 2,000 CY
1 per 2,000 CY
1 per 2,000 CY
1 per 2,000 CY
1 per test strip
1 per test strip
1 per day
1 per day
1 per day
1 set per vist

BSK SERVICES ADMINISTRATION
1 per mix
1 per day
1 per day
1 per project
every 250 tons

Quality Assurance Materials Testing Services BSK Proposal C26000687 Turlock Geer Road Pavement Rehabilitation PN 23-052 June 23, 2026 -3-
Phase 3

DAYS HRS/DAY HOURS RATE EXTENSION
Earthwork Construction
Compaction Testing Technician - Subgrade / AB 10 6 60 $175.00 $10,500.00 Compaction Testing Technician - Trench Backfill 2 6 12 $175.00 $2,100.00 Nuclear Gauge Equipment Fee 12 $78.00 $936.00
Trip Charge (Mileage, Bridge Toll, Parking Fees) 12 $90.00 $1,080.00 Full Depth Reclamation (FDR)
Compaction Testing Technician - Full Depth Reclamation (FDR) 2 8 16 $175.00 $2,800.00 Compaction Testing Technician - Full Depth Reclamation (FDR) - OT 2 2 4 $262.50 $1,050.00 Nuclear Gauge Equipment Fee 2 $78.00 $156.00
Trip Charge (Mileage, Bridge Toll, Parking Fees) 2 $90.00 $180.00 Hot Mix Asphalt (HMA)
Compaction Testing Technician - HMA 17 8 136 $175.00 $23,800.00 Compaction Testing Technician - HMA - OT 17 2 34 $262.50 $8,925.00 Nuclear Gauge Equipment Fee 17 $78.00 $1,326.00
Trip Charge (Mileage, Bridge Toll, Parking Fees) 17 $90.00 $1,530.00 Concrete Construction
Concrete Sampling - Minor Concrete (Periodic) 8 4 32 $155.00 $4,960.00 Sample Pickup and Delivery 8 2 16 $132.00 $2,112.00
Trip Charge (Mileage, Bridge Toll, Parking Fees) 16 $90.00 $1,440.00 FIELD SERVICES ESTIMATE $62,895.00

SETS/UNITS RATE EXTENSION
Subgrade / AB
Modified Proctor, 4" or 6" Curve (ASTM Method) 6 $353.00 $2,118.00 Sieve Analysis w/Wash (CT 202) 1 $237.00 $237.00
Sand Equivalent (CT 217) 1 $175.00 $175.00
R-Value of Soils (CT 301) 1 $497.00 $497.00
Durability Index (CT 229) 1 $348.00 $348.00
Full Depth Reclamation (FDR)
Sieve Analysis w/Wash (CT 202) 1 $237.00 $237.00
Moisture Content (CT 226) 1 $49.00 $49.00
Caltrans Maximum Wet Density (CT 216) 2 $298.00 $596.00 Hot Mix Asphalt (HMA)
Sieve Analysis w/Wash (CT 202) 17 $237.00 $4,029.00
Sand Equivalent (CT 217) 17 $175.00 $2,975.00
Asphalt Binder Content (CT 382) 17 $311.00 $5,287.00
Oil Content Correction Factor (CT 382) 1 $723.00 $723.00 Theoretical Maximum Specific Gravity and Density - Rice (CT 309) 17 $348.00 $5,916.00 HMA Moisture Content (CT 370) 17 $91.00 $1,547.00
Hamburg Wheel Track (AASHTO T324) 1 $2,756.00 $2,756.00 Density of Cores - Bulk Specific Gravit (CT 308) 69 $88.00 $6,072.00 Concrete - Minor
Compression Test Concrete (ASTM C39) 8 $189.00 $1,512.00 LABORATORY TESTING ESTIMATE $35,074.00

HOURS RATE EXTENSION
Principal (Contract / Performance Oversight) 4 $314.00 $1,256.00 Registered Engineer (Review, support and reporting) 12 $276.00 $3,312.00 Project Manager (Field Oversight, Daily Report Review) 12 $276.00 $3,312.00 Administration (Data Processing, Report Prep., Field Coordination) 10 $110.00 $1,100.00 ADMINISTRATION ESTIMATE $8,980.00
TOTAL BUDGET ESTIMATE $106,949.00

FIELD SERVICES

LABORATORY TESTING FREQUENCY
as required
1 per day
1 per 2,000 CY
1 per 2,000 CY
1 per 2,000 CY
1 per 2,000 CY
1 per test strip
1 per test strip
1 per day
1 per day
1 per day
1 set per vist

BSK SERVICES ADMINISTRATION
1 per mix
1 per day
1 per day
1 per project
every 250 tons
PHASE 1, 2, & 3 TOTAL = $299,120.00

BSK Associates - Schedule of Fees - July 1, 2025 to June 30, 2026 Principal 314.00 $ Seismic GIS 243.00 $
Senior Professional / Senior Associate 276.00 $ GIS Specialist 210.00 $ Project Professional II / Associate II 259.00 $ Information Specialist II 198.00 $ Project Professional I / Associate I 221.00 $ Information Specialist I 176.00 $ Staff Professional III 193.00 $ CAD 132.00 $
Staff Professional II 171.00 $ Litigation support 1.5x standard rate Staff Professional I 155.00 $ Deposition / Trial 2.0x standard rate Project Administrator / Project Controls Specialist 122.00 $ Administrative Assistant / Dispatcher 110.00 $
Non-Destructive Inspection/Testing 175.00 $ BASIS OF CHARGES FOR FIELD TECHNICIAN SERVICES Special Inspector 158.00 $ Field Work from 0 to 4 hours Bill 4 hours Engineering Technician 144.00 $ Field Work from 4 to 8 hours Bill 8 hours Technician 139.00 $ Field Work over 8 hours / Saturdays Bill time and a half Ground Penetrating Radar Scanning Technician 348.00 $ Sundays, holidays and over 12 hours Bill double time Core Drilling Technician 270.00 $ Night Shift (Shift commencing after 2pm / before 4am) Base Rate x 12.5% Floor Flatness Testing Technician 232.00 $ Show-up time (no work performed) Bill 2 hours Sample Pickup / Transportation / Delivery 132.00 $ Sampling or cylinder pickup, minimum charge Bill 2 hours Laboratory Technician 128.00 $
Group 1 - Special inspector 205.00 $ BASIS OF CHARGES FOR FIELD TECHNICIAN SERVICES Group 2 - Special Inspector 200.00 $ Field Work from 0 to 4 hours Bill 4 hours Group 3 - Engineering Technician 175.00 $ Field Work from 4 to 8 hours Bill 8 hours Group 3 - Geotechnical Professional 215.00 $ Field Work over 8 hours / Saturdays Bill time and a half Group 3 - Environmental Professional 215.00 $ Sundays, holidays and over 12 hours Bill double time Group 4 - Technician 155.00 $ Night Shift (Shift commencing after 2pm / before 4am) Base Rate x 12.5% Show-up time (no work performed) Bill 2 hours
Sampling or cylinder pickup, minimum charge Bill 2 hours Group 1 - Geotechnical Professional 225.00 $ BASIS OF CHARGES FOR FIELD TECHNICIAN SERVICES Group 1 - Environmental Professional 225.00 $ Field Work from 0 to 4 hours Bill 4 hours Group 1 - Technician 205.00 $ Field Work from 4 to 8 hours Bill 8 hours Group 2 - Special Inspector 210.00 $ Field Work over 8 hours / Saturdays Bill time and a half Group 3 - Non-Destuctive Testing (NDT) 215.00 $ Sundays, holidays and over 12 hours Bill double time Premium Shift (Weekday work before 6am / after 5pm) Bill time and a half Show-up time (no work performed) Bill 2 hours
Sampling or cylinder pickup, minimum charge Bill 2 hours Project Administration Fees 7% of Invoice DIR Administration Fees 3% of Invoice Mileage - 2x4 (Portal to Portal) 1.00 $ Certified Payroll / DIR Upload (Monthly) 300.00 $ Mileage - 4x4 (Portal to Portal) 2.00 $ Non-Performance Certified Payroll / DIR Upload (Monthly) 100.00 $ Bridge Toll Cost + 15% Subcontractor Mngmnt / Compliance Forms (Monthly) 100.00 $ Parking Fees Cost + 15% Add. LCP Tracker or Other Compliance Software (Monthly) 200.00 $ Per Diem (as required) Quote / $250 min. Additional Special Forms, as required (Monthly) 150.00 $ Subconsultant Services Cost + 15% Project Setup (Project) 550.00 $

REIMBURSABLES

PERSONNEL RATES
Escalation: The prices noted below are subject to an increase of 5% annually, effective July 1 of each year following the initiation of a services agreement.

PROFESSIONAL STAFF

TECHNICAL STAFF - FIELD AND LABORATORY (NON-PREVAILING WAGE)

NORTHERN CA PREVAILING WAGE LABOR RATES

SOUTHERN CA PREVAILING WAGE LABOR RATES
BSK Fee Schedule 2025-2 Page 1 of 3

BSK Associates - Schedule of Fees - July 1, 2025 to June 30, 2026 gINT (software) 71.00 $ Slide (software) 140.00 $
LPile (software) 71.00 $ Settle3D (software) 140.00 $
APile (software) 71.00 $ Cpet-IT (software) 71.00 $
SHAFT (software) 71.00 $ LiqSVs (software) 71.00 $
GROUP (software) 140.00 $ ArcGIS (software) 71.00 $
Cliq (software) 71.00 $ Surfer (software) 71.00 $
LiquefyPro (software) 71.00 $ Seep/W (software) 140.00 $ LiqIT (software) 71.00 $
Nuclear Gauge (Day) 78.00 $ 10' PVC Blank - 2"(Each) 29.00 $ Skidmore Wilhelm Calibrator (Day) 78.00 $ 10' PVC Blank - 4: (Each) 68.00 $ NDT Weld Testing Equipment - UT/MT/PT (Day) 78.00 $ 10' PVC Screen - 2" (Each) 46.00 $ Proof Load Testing Equipment (Day) 78.00 $ 10' PVC Screen - 4" (Each) 92.00 $ Torque Wrench (Day) 78.00 $ 5' PVC Blank - 2" (Each) 20.00 $ GPR Scanning Equipment (Day) 358.00 $ 5' PVC Blank - 4" (Each) 59.00 $ Rebar Locator/Pachometer (Day) 141.00 $ 5' PVC Screen - 2" (Each) 29.00 $ Coring Equipment (day) 265.00 $ 5' PVC Screen - 4" (Each) 76.00 $ Relative Humidity Meter (Day) 78.00 $ 55 Gallon Drum (Each) 138.00 $ Moisture Emission Test Kit (Each) 53.00 $ 6 "x 5' Steel Monument Cover (Each) 326.00 $ Wood Moisture Meter (Day) 78.00 $ Air Indicators (Each) 59.00 $ Air Meter (Concrete) 78.00 $ Combustible Gas Indicator (Day) 87.00 $ Laptop (Day) 83.00 $ Disposable Bailer (Each) 16.00 $
Document Scanner (Day) 36.00 $ HydroPunch Tip (Each) 27.00 $ Vehicle/Truck Charge (Day) 151.00 $ Lantec GEM 500 (Day) 285.00 $ Hand Auger (Day - Environmental) 175.00 $
Hand Auger (Day - Geotechnical) 300.00 $ Locking Cap - 2" (Each) 27.00 $ Seismograph (Day) 350.00 $ Locking Cap - 4" (Each) 56.00 $ Hand-held GPS (Day) 107.00 $ Silicone Tubing (Foot) 9.00 $ Slope Inclinometer Probe (Each) 551.00 $ Tedlar Vapor Bags (Each) 34.00 $ Double Ring Infiltrometer (Day) 600.00 $ Bottom Cap (Each) 12.00 $ Drilling Kit - Paint/Stakes/Lath (Each) 38.00 $ Disposable Purge Pump Tubing (Foot) 2.00 $ Drilling Supplies (Tubes / Caps) 450.00 $ Bison Resistivity Meter (Day) 224.00 $ Sample Sleeve w/ Caps/Teflon 6" (Each) 15.00 $ Chem Grout Pump (Day) 146.00 $ Manometer (Day) 272.00 $ DC Purge Pump (Day) 74.00 $
Generator 116.00 $ Development Pump and Controller (Day) 102.00 $ Power Auger 116.00 $ Dissolved Oxygen Meter (Day) 88.00 $ AC Cold Patch (Each) 21.00 $ Grundfos Converter (Day) 98.00 $ Bentonite Grout (Bag) 29.00 $ HydroPunch II (Each) 350.00 $ Bentonite Medium Chips (Bag) 27.00 $ Interface Meter (Each) 131.00 $ Bentonite Pellets (Bucket / Bag) 208.00 $ Kemmer Sampler (Day) 50.00 $ Bentonite Powder (Bag) 17.00 $ ORP Meter (Each) 93.00 $ Filter Sand (Bag) 16.00 $ Sample Pump (Day) 140.00 $
Portland Cement (Bag) 21.00 $ Scanning Equipment (Day) 141.00 $ Ready Mix (Bag) 20.00 $ Water Level Data Logger (Day) 108.00 $ Padlocks (Each) 29.00 $ Telescopic Wastewater Sampler (Day) 74.00 $ pH/EC/Temperature Meter (Day) 83.00 $ SVE System (Month) 1,544.00 $ PID/OVA (Day) 166.00 $ Combustible Gas Meter (Day) 265.00 $ Steam Cleaner (Day) 153.00 $ Water Meter (Day) 71.00 $
Turbidity Kit (Day) 93.00 $ Flow Monitoring Equipment (Day) 428.00 $ Water Sample Filters (Each) 30.00 $ Liquid Proportional Sampling Equipment (Day) 435.00 $ Well Sounder (Day) 66.00 $ Gas Detector Pump (Each) 50.00 $ Well Vault Traffic Rated Box (Each) 153.00 $ Landfill Gas Chromatograph (Day) 287.00 $ Bollards (Each) 131.00 $ Support Truck (Day) 287.00 $
Air Compressor (Day) 78.00 $ Sound Level Meter (Each) 45.00 $ Continuous Core Sampler (Day) 358.00 $ Water Level Transducers (Each) 17.00 $ 4" Disposable Bailers (Each) 27.00 $ Multiparameter Env Water Meter (Day) 195.00 $ Escalation: The prices noted below are subject to an increase of 5% annually, effective July 1 of each year following the initiation of a services agreement.

SOFTWARE AND EQUIPMENT

ANALYSIS SOFTWARE USAGE FEES

EQUIPMENT
BSK Fee Schedule 2025-2 Page 2 of 3

BSK Associates - Schedule of Fees - July 1, 2025 to June 30, 2026 Modified or Standard Proctor - 4" or 6" Mold (ASTM / AASHTO) 353.00 $ % Crushed Particles / Fractured Particles (CT 205/AASHTO T335) 229.00 $ Proctor with Oversize Material (ASTM / AASHTO) 441.00 $ % Flat & Elongated (ASTM D4791) 175.00 $ Proctor Check Point (All Methods) 120.00 $ Minus 200 Wash/Aggregate (ASTM C117) 116.00 $ Caltrans Maximum Wet Density (CT 216) 298.00 $ Sieve Analysis w/ Wash (ASTM C136 / CT 202 / AASHTO T27) 237.00 $ Minus 200 Wash Soil (ASTM D1140) 116.00 $ Sieve Analysis - Coarse Only (ASTM C136 / CT 202 / AASHTO T27) 116.00 $ Moisture Content of Soils (ASTM D2216) 49.00 $ Coarse Specific Gravity / Absorption (ASTM C127/CT 206/AASHTO T85) 221.00 $ Plasticity Index (ASTM D4318) 305.00 $ Fine Specific Gravity / Absorption (ASTM C128/CT 207/AASHTO T84) 221.00 $ Expansion Index of Soils (ASTM D4829) 327.00 $ Sand Equivalent (ASTM D2419 / CT 217 / AASHTO T176) 175.00 $ Collapse Potential of Soils (ASTM D2435) 284.00 $ Durability Index (ASTM D3744 / CT 229 / AASHTO T210) 348.00 $ Organic Impurities (ASTM C40 / CT 213) 116.00 $ Abrasion by LA Rattler, Large Size (ASTM C535) 397.00 $ Tube Density & Moisture Content of Soil (ASTM D2216, D2937) 60.00 $ Abrasion by LA Rattler, Small Size (ASTM C131/CT 211/AASHTO T96) 327.00 $ Visual Classification (ASTM D2488) 60.00 $ Cleanness Value of Aggregate (CT 227) 250.00 $ Hydrometer (ASTM D422 / CT 203) 331.00 $ Aggregate Wt pcf Compacted (ASTM C 29) 123.00 $ Double Hydrometer (ASTM D4221) 435.00 $ Gradation-Rip Rap - Per Sieve (D5519-Method A) 313.00 $ Fina Agg. Angularity / Uncompacted Voids (CT 234 / AASHTO T304) 154.00 $ Sodium Sulfate Soundness-Min. Charge (ASTM C88/CT 214/AASHTO T104) 485.00 $ Sand Density Calibration (ASTM D1566) 243.00 $ Sodium Sulfate Soundness-Per Sieve (ASTM C88/CT 214/AASHTO T104) 154.00 $ Minimum Resistivity of Soils (CT 643) 195.00 $ R-Value of Soils (CT 301) 497.00 $ Consolidation (ASTM D2435) w/ 2 Time Rates 581.00 $ Soil Cement Compression - Set of 3 (ASTM D1633) 331.00 $ Consolidation (ASTM D2435) w/ No Time Rates 386.00 $ CIR / FDR Compressive Strength Testing - Set 331.00 $ Unconfined Compressive Strength, Soil (ASTM D2166) 154.00 $ CIR / FDR Sample Preparation / Compaction - Set 303.00 $ Remolded Consolidation (ASTM D2435) 491.00 $ CBR (ASTM D1883/AASHTO T-180) 1,379.00 $ Minimum Index Density Soils (ASTM D4254) 96.00 $ Preparation/Compacting of Soil Stabilization Samples (Lime/Cement) Set of 3 520.00 $ Direct Shear Remolded (ASTM D3080) 364.00 $ Soluble Sulfate Chloride & Sulfide 181.00 $ Direct Shear (ASTM D3080) 305.00 $ pH Sulfate & Chloride 91.00 $ Remolded Direct Shear (ASTM D3080) 364.00 $ % Lumps/Friable Particles (ASTM C142) 112.00 $ Remolded Flexwall Perm (ASTM D5084) 776.00 $ % Organics in Soil (ASTM D2974) 190.00 $ JMF Mix Design, Superpave / Caltrans 12,430.00 $ Bitumen Content - Ignition (ASTM D6307 / CT 382 / AASHTO T308) 311.00 $ JMF Verification - HMA - Superpave / Caltrans / BMD 7,203.00 $ Oil Content Correction Factor (ASTM D6307 / CT 382 / AASHTO T308) 723.00 $ JMF Production Startup - Superpave / Caltrans / BMD 6,701.00 $ Gradation from Extraction (ASTM D5444 / AASHTO T30) 300.00 $ RAP Material Testing - Additional Fee 872.00 $ Bulk Specific Gravity - Each (CT308 / AASHTO T275 / ASTM D2726) 88.00 $ Rubberized RHMA Material - Additional Fee 2,011.00 $ Max Specific Gravity - Rice Method (ASTM D2041 / CT 309 / AASHTO T209) 348.00 $ JMF Mix Design, HVEEM 4,300.00 $ Volumetric Calculations (VMA, VFA, DP, AV, Eff. Calcs) 74.00 $ JMF Mix Design, Marshall 5,101.00 $ Moisture Content of Asphalt (CT 370 / AASHTO T329) 91.00 $ Open Graded Asphalt Optimum Bitumen Content (CT 368) 3,070.00 $ Film Stripping 123.00 $ Gyratory Compaction - Set of 3 (AASHTO T312) 464.00 $ Compaction/Preparation of HMA Briquette (CT 304) 305.00 $ Hamburg Wheel Track (AASHTO T324 / CT 389) 2,756.00 $ Stabilometer Value - Set of 3 (CT 366) 386.00 $ Tensile Strength Ratio (CT 371 / AASHTO T283) 1,521.00 $ Lab Mixed TSR - Moisture Induced Damage (AASHTO T283 / CT 371) 2,040.00 $ Marshall Maximum Density - Set of 3 (ASTM D6926) 405.00 $ Calculated AC Maximum Density (CT 367) 138.00 $ Marshall Stability & Flow - Set of 3 (ASTM D6927) 348.00 $ Thickness Determination of AC Cores 29.00 $ Draindown Characteristics of HMA (ASTM D6390 / AASHTO T305) 350.00 $ Indirect Tensile Strength of Compacted HMA (ASTM D6931) 350.00 $ Cracking Index Test (Ideal-CT) (ASTM D8225) 450.00 $ Ideal Rut Test (Ideal-RT / Ideal-HT) (ASTM D8360) 450.00 $ Aggregate Correction Factor (ASTM D6307 / CT 382 / AASHTO T308 650.00 $ Compression Test Concrete - Per Cylinder (ASTM C39) 39.00 $ Flexural Test per Beam (ASTM C78 / CT 523) 124.00 $ Compression Test Concrete - Set of 4/5 (ASTM C39) 189.00 $ Linear Shrinkage - Set of 3 (ASTM C157) 551.00 $ Compression Test of Core (ASTM C42) 84.00 $ Unit Weight Lt Wt Concrete 78.00 $ Compressive Strength of Shotcrete Panel 441.00 $ Splitting Tensile Strength of Concrete (ASTM C496) 166.00 $ Compression Test Composite CMU Prism (1) 229.00 $ Compressive Strength CMU Block (ASTM C140) 265.00 $ Compression Test Grout (Set of 4) 167.00 $ Comp. Strength, SG, & Abs. of CMU - Per Block (ASTM C140) 305.00 $ Compression Test Mortar (Set of 3) 152.00 $ Masonry Linear Shrinkage (ASTM C426) 559.00 $ Compression Test Cellular Concrete / CLSM (Set of 5) 230.00 $ Masonry Core Shear Test (Title 24) 260.00 $ Tensile & Bend of Rebar #3-11 205.00 $ Brinell Hardness of Steel (ASTM E10) 138.00 $ Slip and Tensile Rebar Couplers (CT 670) 298.00 $ Rockwell Hardness of Steel (ASTM E18) 138.00 $ Bolt Proof & Ultimate Load - Each 125.00 $ Face Bend of Steel Coupon 84.00 $ Bolt Hardness - Set of 3 236.00 $ Root Bend of Weld Coupon 84.00 $ Nut Proof Load - Set of 3 236.00 $ Side Bend of Weld Coupon 84.00 $ Nut Hardness - Set of 3 236.00 $ Tensile Test of Steel Coupon 116.00 $ Washer Hardness - Set of 3 236.00 $ Bend Test of Steel Coupon 100.00 $ Dry Density Fireproofing (ASTM E605) 131.00 $ Adhesion / Cohesion Fireproofing Materials 175.00 $

METALS & FIREPROOFING
Escalation: The prices noted below are subject to an increase of 5% annually, effective July 1 of each year following the initiation of a services agreement.

MATERIALS LABORATORY TESTS
Standard Rate Applies to Normal Testing Schedule. Rush Order Turnaround Time Charged at 1.5 x Standard Unit Rates.

HOT MIX ASPHALT

CONCRETE & MASONRY

SOILS & AGGREGATES
BSK Fee Schedule 2025-2 Page 3 of 3

SAMPLE COST PROPOSAL
Required Cost Proposal Template To Be Determined By Agency Note: Mark-Ups are Not Allowed
Consultant: UNICO Engineering, Inc.

Project No. CIP 23-052 Contract No. Date
Project Name

DIRECT LABOR
Classification/Title Name Hours Actual Hr Rate Total
Survey Manager Rob Markes 0 $ 92.40 $ -
Senior Land Surveyor Ryan Ming, PLS 24 $ 77.25 $ 1,854.00 Land Surveyor Todd Jordan, PLS 0 $ 61.00 $ -
Land Surveyor Roy Porter, LSIT 0 $ 45.00 $ -
Party Chief Staff 40 $ 90.00 $ 3,600.00
Rodman Staff 0 $ 80.00 $ -
Survey Technician Staff 0 $ 35.00 $ -
64 LABOR COSTS
a) Subtotal Direct Labor Costs $ 5,454.00
b) Anticipated Salary Increases $136.35
c) TOTAL DIRECT LABOR COSTS [(a) + (b)] $ 5,590.35

INDIRECT COSTS
d) Fringe Benefits (Rate: ) c) Total Fringe Benefits [(c) x (d)] $ - f) Overhead (Rate: ) g) Overhead [(c) x (f)] $ -
h) General and Administrative (Rate: 154.64% ) i) Gen & Admin [(c) x (h)] $ 8,644.92 j) TOTAL INDIRECT COSTS [(e) + (g) + (i)] $ 8,644.92
FIXED FEE k) TOTAL FIXED FEE [(c) + (j)] x fixed fee 10% ] $ 1,423.53 l) CONSULTANT’S OTHER DIRECT COSTS (ODC) – ITEMIZE (Add additional pages if necessary) Quantity Unit Unit Cost Total
i) TOTAL OTHER DIRECT COSTS $ -
m) SUBCONSULTANTS' COSTS (Add additional pages if necessary) m) TOTAL SUBCONSULTANTS' COSTS $ -
n) TOTAL OTHER DIRECT COSTS INCLUDING SUBCONSULTANTS [(l) + (m)] $ - TOTAL COST [(c) + (j) + (k) + (n)] $ 15,658.79
NOTES:

City of Turlock | Roads Program CIP 23-052
$70.00 - $100.00
$40.00 - $70.00
$77.00 - $107.00
$30.00 - $50.00

3. Anticipated salary increases calculation (page 2) must accompany.

1. Key personnel must be marked with an asterisk (*) and employees that are subject to prevailing wage requirements must be marked with two asterisks (**). All costs must comply with the Federal cost principles. Subconsultants will provide their own cost proposals.

2. The cost proposal format shall not be amended. Indirect cost rates shall be updated on an annual basis in accordance with the consultant’s annual accounting period and established by a cognizant agency or accepted by Caltrans.

Description of Item
SAMPLE COST PROPOSAL 1

COST-PLUS-FIXED FEE OR LUMP SUM OR FIRM FIXED PRICE CONTRACTS (DESIGN, ENGINEERING AND ENVIRONMENTAL STUDIES)
July 6, 2026
Range
$90.00 - $120.00
$65.00 - $85.00
$40.00 - $70.00
Prime Consultant Subconsultant 2nd Tier Subconsultant

SAMPLE COST PROPOSAL
Required Cost Proposal Template To Be Determined By Agency Direct Labor Total Hours per Avg 5 Year
Subtotal per Cost Cost Proposal Hourly Contract
Proposal Rate Duration
= $85.22 Year 1 Avg
Hourly Rate
Avg Hourly Rate Proposed Escalation
Year 1 + 5.0% = $89.48 Year 2 Avg Hourly Rate
Year 2 + 5.0% = $93.95 Year 3 Avg Hourly Rate
Year 3 + 5.0% = $98.65 Year 4 Avg Hourly Rate
Year 4 + 5.0% = $103.58 Year 5 Avg Hourly Rate
Estimated % Completed Total Hours per Cost Total Hours per Each Year Proposal Year
Year 1 * 64 = 32 Estimated Hours Year 1
Year 2 * 64 = 32 Estimated Hours Year 2
Year 3 * 64 = 0 Estimated Hours Year 3
Year 4 * 64 = 0 Estimated Hours Year 4
Year 5 * 64 = 0 Estimated Hours Year 5
Total Total = 64
Avg Hourly Rate Estimated hours
(Calculated above) (Calculated Above)
Year 1 * 32 = Estimated Hours Year 1
Year 2 * 32 = Estimated Hours Year 2
Year 3 * 0 = Estimated Hours Year 3
Year 4 * 0 = Estimated Hours Year 4
Year 5 * 0 = Estimated Hours Year 5
Total Direct Labor Cost with Escalation =
Direct Labor Subtotal before Escalation =
Estimated total of Direct Labor Salary Increase = Transfer to Page 1 NOTES:

3. This assumes that one year will be worked at the rate on the cost proposal before salary increases are granted.

4. Calculations for anticipated salary escalation must be provided. $98.65 $0.00
$103.58 $0.00
$5,590.35
$85.22 $2,727.00
$89.48 $2,863.35
$93.95 $0.00
$5,454.00
$136.35

1. This is not the only way to estimate salary increases. Other methods will be accepted if they clearly indicate the % increase, the # of years of the contract, and a breakdown of the labor to be performed each year.

2. An estimation that is based on direct labor multiplied by salary increase % multiplied by the # of years is not acceptable. (i.e. $250,000 x 2% x 5 yrs = $25,000 is not an acceptable methodology)

0.0%
100.0%

4. Calculate Total Costs including Escalation (Multiply Average Hourly Rate by the number of hours) Cost Per
Year

3. Calculate estimated hours per year (Multiply estimate % each year by total hours)

50.0%

50.0%

0.0%

0.0%

1. Calculate hourly rate for all years (Increase the Average Hourly Rate for a year by proposed escalation %) $85.22
$89.48
$93.95
$98.65
SAMPLE COST PROPOSAL 1

COST-PLUS-FIXED FEE OR LUMP SUM OR FIRM FIXED PRICE CONTRACTS (CALCULATIONS FOR ANTICIPATED SALARY INCREASES)

1. Calculate Average Hourly Rate for 1st year of the contract (Direct Labor Subtotal divided by total hours) $5,454.00 64

SAMPLE COST PROPOSAL
Required Cost Proposal Template To Be Determined By Agency

1. Generally Accepted Accounting Principles (GAAP)

2. Terms and conditions of the contract

3. Title 23 United States Code Section 112 - Letting of Contracts

4. 48 Code of Federal Regulations Part 31 - Contract Cost Principles and Procedures

5. 6. 48 Code of Federal Regulations Part 9904 - Cost Accounting Standards Board (when applicable) Prime Consultant or Subconsultant Certifying:

Name**: Title**:

Signature: Date of Certification (mm/dd/yyyy):

Email**: Phone Number:

Address:

List services the consultant is providing under the proposed contract:
7/6/2026
SAMPLE COST PROPOSAL 1
Certification of Direct Costs:
**An individual executive or financial officer of the consultant’s or subconsultant’s organization at a level no lower than a Vice President or a Chief Financial Officer, or equivalent, who has authority to represent the financial information utilized to establish the cost proposal for the contract.

UNICO Engineering | 80 Blue Ravine Road, Suite 250, Folsom, CA 95630 QA/QC Staking Verification
I, the undersigned, certify to the best of my knowledge and belief that all direct costs identified on the cost proposal(s) in this contract are actual, reasonable, allowable, and allocable to the contract in accordance with the contract terms and the following requirements:

All costs must be applied consistently and fairly to all contracts. All documentation of compliance must be retained in the project files and be in compliance with applicable federal and state requirements. Costs that are noncompliant with the federal and state requirements are not eligible for reimbursement. Local governments are responsible for applying only cognizant agency approved or Caltrans accepted Indirect Cost Rate(s).

Cesar Montes de Oca, PE President
[email protected] 916.900.6623
23 Code of Federal Regulations Part 172 - Procurement, Management, and Administration of Engineering and Design Related Service

City Council Staff Report
August 11, 2026
From: Adrienne Werner, Development Services Director
Prepared by: Katie Quintero, Planning Manager
Agendized by: Adrienne Werner, Development Services Director

1. ACTION RECOMMENDED:

Resolution: In the matter of adopting General Plan Amendment 2026-01 (2023-2031 Housing Element and Commercial-Residential Mixed-Use District) Introduction of the Ordinance:

Ordinance: In the matter of amending 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 amending Turlock Municipal Code 9-3- 202 to implement the General Plan Housing Element
Ordinance: In the matter of amending the Zoning map of the City of Turlock, attached to Title 9 of the Turlock Municipal Code (Rezone 2026-01)

2. NARRATIVE:

The Public Review Draft 2023-31 General Plan Housing Element was released on September 20, 2024, and, following review by the Planning Commission and City Council, it was submitted to the California Department of Housing and Community Development (HCD) for a legally mandated review on January 31, 2025. Review by HCD follows a statutorily defined process that provides 90 days for HCD to complete their initial review and 60 days for each subsequent review. Following this process, the Draft Housing Element was revised and resubmitted to HCD three times between January 2025 and June 2026, addressing comments from HCD and incorporating revisions deemed necessary for compliance with State law. On July 3, 2026, HCD found that the Draft Housing Element as revised meets the statutory requirements and, if adopted, will substantially comply with State housing law.

This report provides an overview of the key components of the Draft Housing Element and the related General Plan and Zoning Amendments.

Inventory of Housing Sites
One of the principal components of the Housing Element is the inventory of sites available for housing. The sites are shown on Map 3-9 in the Draft Element and the full inventory detailing the size, applicable zoning parameters, and projected housing capacity of each site is included in Appendix A using the form required by HCD. The inventory and related capacity projections demonstrate that the City has zoned adequate land to accommodate its assessed share of the regional housing need for the planning period, which is a total of 5,802 housing units including 2,208 units on properties zoned to allow at least 20 units per acre, which is the density deemed affordable to lower income households by the State.

Agenda Staff Report
8/11/2026
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. To bridge that gap, we had originally proposed a Workforce Housing Overlay that would apply to certain vacant and underutilized commercial parcels along four key corridors in the City: Golden State Boulevard, Geer Road, West Main Street and South Lander Avenue. The overlay was designed to 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.

Subsequently, however, in the case of New Commune DTLA LLC v. City of Redondo Beach Second District Court of Appeal held that overlay zones do not satisfy the requirements of State housing law when the base zoning still allows projects with zero housing. Therefore, in place of the Workforce Housing Overlay, the Draft Housing Element proposes creation of a new Commercial-Residential 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. The CRMU base zone allows property owners to continue to operate or develop commercial uses consistent with the base zoning in place today or to redevelop their sites with multifamily residential or mixed-use projects. As such, it does not impose any requirement on the property owner to develop housing; rather, it would expand options available to property owners and would tend to increase property values. The City's legal counsel and HCD have approved this approach.

The CRMU zone would apply along the same four commercial corridors, but to a smaller set of sites than identified in the September 2024 Draft Housing Element. This is because, in the course of their review, HCD requested additional analysis to further demonstrate the feasibility of non-vacant sites for redevelopment with housing during that planning period and that analysis resulted in several sites being removed from the inventory because there were not at least three strong indicators of redevelopment potential. The sites to be rezoned CRMU are shown on Map 3-4 in the Draft Housing Element. All property owners have received notification of the proposed zoning amendments.

With the proposed zoning amendments in place, the City will have capacity for 6,502 new homes over the planning period which is enough to meet the projected need for all income levels with a buffer of 12 percent. The buffer is required to ensure that there is sufficient capacity to meet RHNA obligations at all times during the planning period, in the event that some sites on the inventory actually develop at lower densities than envisioned. As a rule of thumb, communities typically plan for a buffer of 10 percent for their RHNA at all income levels.

Housing Action Plan
Another core component of the Housing Element is the Action Plan, which includes goals, policies and implementing programs intended to facilitate development of sites on the inventory and address local housing needs. The Action Plan is Chapter 4 of the Housing Element. It is organized around six goals that closely mirror the goals of the existing Element.

They focus on:

Agenda Staff Report
8/11/2026
• 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: Take Action to Prevent Homelessness and Address the Needs of Unhoused People
• Goal 5: Affirmatively Further Fair Access to Housing for All in Turlock • Goal 6: Monitor the Effectiveness of Housing Programs Together with the inventory, the details of programs in the Action Plan were a principal focus of HCD's review, in particular, programs that identify zoning and process amendments needed to ensure consistency with State law regarding special needs housing and affirmatively furthering fair access to housing for people of all ages, incomes, ethnic backgrounds, and abilities. The redlined version of the Housing Element included in the packet, shows new and revised programs included in response to HCD comments.

Additionally, one new program is proposed for addition to the Action Plan in response to public comments on the Revised Draft Housing Element published on the City's website in June 2026. Public comments on that draft expressed the view that General Plan policies

2.5-f and 3.1-g, regarding the approach to annexation of land outside the City limit are a constraint on housing development. These policies are part of a larger growth management strategy outlined in the General Plan, and they require the preparation of a master plan identifying future land use and infrastructure needs for any areas outside the City limits proposed for residential development prior to annexation into the City and which requires that 70 percent of one master plan area be completed (ie building permits issued) before development of the next master plan area proceeds.

Staff notes that since the General Plan was adopted in 2012, the build-out of the Northeast Turlock and East Tuolumne master plan areas have been completed or nearly finished, while the City has funded the construction of a sewer lift station to assist with infrastructure feasibility for the Morgan Ranch Master Plan area and is in discussions with developers about modifications to minimum lots sizes to facilitate development in Morgan Ranch. Staff also notes that General Plan policies 2.5-f and 3.1-g have pushed developers to think more creatively about the design of projects as opposed to building formulaic subdivisions on agricultural land outside the City limits. The Crowell Subdivision and Fifth Street development are examples of this type of infill project. Nevertheless, to address this comment and concerns raised by others since the adoption of the General Plan, Program 2-T is proposed, calling for the City to review the growth management strategy and policies

2.5-f and 3.1-g with the next update to the General Plan, anticipated to begin in 2027.

Background Analysis
The sites inventory and the programs in the Action Plan are underpinned by a series of technical reports included in Volume 2 of the Draft Housing Element. These include a housing needs assessment (Appendix B) that analyzes local housing needs based on Census data and other sources; a constraints analysis (Appendix C) that reviews existing governmental and non-governmental constraints to housing development; a fair housing assessment (Appendix D) that considers disproportionate conditions and needs of

Agenda Staff Report
8/11/2026
disadvantaged populations in Turlock; an evaluation of progress toward the goals and objectives of the Fifth Cycle Housing Element (Appendix E), and analysis in support of the feasibility of non-vacant sites included on the inventory (Appendix F).

In the course of their review, HCD requested extensive additional analysis of conditions and trends in Census tracts with higher concentrations of low-income residents (earning less than 80 percent of the countrywide area median income). In response, additional maps were prepared and analysis conducted to characterize conditions in these tracts and identify disparities in comparison to other tracts in the city. Based on the findings of this analysis, new and expanded programs addressing displacement risk, conversion of existing affordable housing to market rate, sidewalk repair and facility upgrades in disadvantaged Census tracts, and applications for grant funding for programs and projects in disadvantaged Census tracts were added. Edits and additions made in response to HCD comments are shown in track changes and highlights in the redlined version of the Housing Element.

Additionally, to demonstrate the viability of non-vacant sites on the inventory for development with housing during the planning period, detailed site-by-site analysis was added together with an assessment of proposed zoning parameters in relation to other comparable highdensity sites and projects in Turlock and peer cities. Table F-3 summarizes the findings of this analysis and demonstrates that sites on the inventory identified to accommodate lower income RHNA show at least three indicators of redevelopment potential. Further, analysis of recent sales prices and rents in comparison to household income was added to support projections for moderate income housing.

General Plan Amendments
Certain General Plan Amendments are needed to ensure consistency between the General Plan and Zoning Code, as required under State law. Specifically, a new land use classification that corresponds to the proposed CRMU zone is proposed to be added into the General Plan. Accordingly, the text for a new Commercial-Residential Mixed Use land use classification is included in the packet materials, together with corresponding amendments to the General Plan Land Use Diagram and edits to Table 2-2 in the Land Use and Economic Development Element of the General Plan, which summarizes permitted residential density and non-residential development intensity. Adoption of these targeted General Plan amendments is recommended to ensure consistency between the General Plan and Zoning Code as the Housing Element and related zoning amendments are considered.

Planning Commission Meeting
The Planning Commission heard the Housing Element and the various associated amendments at their August 6, 2026 regular meeting. After hearing the staff report and public comment, the Planning Commission voted unanimously to recommend the City Council approve the proposed items.

3. FISCAL IMPACT / BUDGET AMENDMENT:

Adoption of the Housing Element and related General Plan and Zoning amendments is not anticipated to result in an immediate direct fiscal impact to the City. Implementation of individual programs identified in the Housing Element may require future staff resources, consultant services, capital expenditures, or other funding. Any expenditures requiring

Agenda Staff Report
8/11/2026
additional appropriations or City Council authorization will be brought forward separately in accordance with the City’s established budget and approval processes.

4. 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).

5. ATTACHMENTS:

1. Attachment 1 Redline Version of Housing Element

2. Exhibit A Resolution : General Plan Amendment 2026-01 (Housing Element General Plan Amendments)

3. Exhibit B Ordinance: Ordinance Amendment 2026-01 (Commercial Residential Mixed Use Ordinance and 9-3-202 Amendment

4. Exhibit C Ordinance: Rezone 2026-01 CRMU Rezones

City of Turlock
2023-31
Housing Element

REVISED DRAFT
August 6, 2026
Volume 1

City of Turlock
2023-31 Housing Element

REVISED DRAFT
August 6, 2026
Volume 1
Prepared by:

Table of Contents
Introduction ............................................................................................................................. 1-1 Purpose and Objectives.......................................................................................................................................1-1 Legal Requirements..............................................................................................................................................1-2 Community Involvement.....................................................................................................................................1-4 Organization of the Housing Element..............................................................................................................1-6 General Plan Consistency ...................................................................................................................................1-7 Community Profile.................................................................................................................. 2-1 Location and Context..........................................................................................................................................2-1 Population Characteristics...................................................................................................................................2-4 Housing Market Characteristics ........................................................................................................................2-9 Economic Characteristics................................................................................................................................. 2-13 Recent Development Trends.......................................................................................................................... 2-17 Housing Resources .................................................................................................................. 3-1 Land Resources.....................................................................................................................................................3-1 Financial Resources............................................................................................................................................ 3-27 Administrative Resources................................................................................................................................ 3-30 Housing ActionPlan ................................................................................................................ 4-1 Quantified Objectives . ..................................................................................................................................... 4-39 List of Maps
Map 2-1: Housing Element - Regional and Local Context..................................................................................2-2 Map 2-2: Housing Element - Transit Routes inTurlock ...................................................................................2-3 Map 2-3: Housing Element - Job Inflow and Outflow................................................................................... 2-16 Map 3-1: Housing Element - Pipeline Projects ............................................................................................... 3-10 Map 3-2: Housing Element - Downtown Sites................................................................................................ 3-12 Map 3-3: Housing Element - Vacant Residential Sites................................................................................... 3-14

Map 3-4: Housing Element – Sites Rezoned to Accommodate RHNA Shortfall ................................... 3-16 Map 3-5: Housing Element - North Golden State Sites............................................................................... 3-17 Map 3-6: Housing Element - Geer Road Sites................................................................................................. 3-18 Map 3-7: Housing Element - South Lander Sites............................................................................................ 3-21 Map 3-8: Housing Element - West Main Sites................................................................................................ 3-22 Map 3-9 Housing Element - Citywide Sites Inventory.................................................................................... 3-24 Map 3-10: Housing Element - Religious Properties with Potential for Housing..................................... 3-26 Map 3-11: Housing Element - SB9 Candidate Housing Sites....................................................................... 3-28 Map 4-1: Housing Element - Rezoning to Allow Developments by Right ..................................................4-9 Map 4-2: Housing Element - Concentrations of Linguistically Isolated Households in Turlock ......... 4-33

Hearing Draft | August 6, 2026 1-1
1 Introduction
Purpose and Objectives
All California cities and counties are required to have a Housing Element included in their General Plan which establishes housing objectives, policies, and programs in response to community housing conditions and needs. This Housing Element has been prepared to respond to current and near-term future housing needs in the City of Turlock and provide a framework for the community’s longer-term approach to addressing its housing needs.

The Housing Element contains goals, updated information, and strategic directions (policies and implementing actions) that the City is committed to undertaking. Housing affordability in Stanislaus County and in California is a critical issue. Over the past 30 years, housing costs have ballooned, driven by rising construction costs and land values, and homeownership in Turlock and throughout Stanislaus County has become a distant dream for many people. The typical home value in Turlock in January 2024 was more than $476,000, an increase of 100 percent over the past decade. The double-edged sword of steep home prices is apparent as subsequent generations are priced out of the local housing market. Similarly, high housing costs have become a significant obstacle to hiring teachers, first responders, and others essential to the community.

This Housing Element touches many aspects of community life. It builds upon the goals, policies, and implementing programs contained in the City’s 2015-2023 Housing Element and other City policies and practices to address housing needs in the community. The overall focus of the Housing Element is to preserve and enhance community life, character, and serenity through the provision of adequate housing opportunities for people at all income levels, while being sensitive to the small-town character of Turlock that residents know and love.

The following are some of the specific purposes of the Housing Element update:

1. Address Regional Housing Needs Allocation (RHNA). Ensure capacity for the development of new housing to meet the RHNA of 5,802 housing units at all income levels for the 2023-2031 planning period.

2. Provide a Variety of Housing Opportunities. Provide a variety of housing opportunities proportionally by income to accommodate the needs of people who currently live, work, and go to school in Turlock, such as older adults, large families, students, teachers, and first responders.

3. Provide Equal Housing Opportunities. Provide for fair and equal housing opportunities for all persons, regardless of protected characteristics, including but not limited to, age, ancestry, sex, gender, gender expression, sexual orientation, religion, disability, family status, race, creed, color, or national origin.

Chapter 1: Introduction
1-2 Hearing Draft | August 6, 2026

4. Address Affordable Housing Needs. Continue existing and develop new programs and policies to meet the projected affordable housing need of extremely low, very low, low, and moderate-income households.

5. Address the Housing Needs of Special Need Groups. Continue existing and develop new programs and policies to meet the projected housing needs of persons living with disabilities, unhoused people, older adults, female-headed households, students, and other special needs households in the community.

6. Remove Potential Constraints to Housing. Evaluate potential constraints to housing development and encourage new housing in locations supported by existing or planned infrastructure, while maintaining existing neighborhood character. Develop programs to help remove or reduce barriers to the development of housing for all income levels.

7. Maintain Existing Housing. Maintain the existing housing stock to assure high quality maintenance, safety, and habitability of existing housing resources.

8. Provide Adequate Housing Sites. Identify appropriate housing sites within specified areas that have the potential to accommodate or are proximate to transportation, shopping and schools, and the accompanying zoning required to accommodate housing development.

9. Promote Energy Efficiency. Continue to promote energy efficiency in residential development to lower energy use through energy-efficient urban design and through better design and construction in individual projects.

Legal Requirements
State law requires each city, town, and county in California to adopt a General Plan containing at least seven elements, including a Housing Element. Regulations regarding Housing Elements are found in the California Government Code sections 65580-65589. Although the Housing Element must follow State law, it is by its nature a local document. The focus of the Turlock Housing Element is on the needs and preferences of Turlock residents and workers as they relate to housing in the community. Within these parameters, the intent of the Element is also to comply with State law requirements.

Unlike the other mandatory General Plan elements, the Housing Element requires periodic updating and is subject to detailed statutory requirements and mandatory review by the State of California Department of Housing and Community Development — HCD. According to State law, the Housing Element must:
• Provide goals, policies, quantified objectives, and scheduled programs to preserve, improve and develop housing.
• Identify and analyze existing and projected housing needs for all economic segments of the community.
• Identify adequate sites that will be zoned and available within the Housing Element planning period — between 2023 and 2031 — to meet the City’s share of regional housing needs at all income levels. • Be submitted to HCD to review and certify that the Housing Element complies with State law.

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 1-3
State law establishes detailed content requirements for Housing Elements and establishes a regional “fair share” approach to distributing housing needs throughout all communities in the Stanislaus Council of Governments (StanCOG) region. The law recognizes that for the private sector and non-profit housing sponsors to address housing needs and demand, local governments must adopt land use plans and implementing regulations that provide opportunities for, and do not unduly constrain, housing development.

REGIONAL HOUSING NEEDS ALLOCATION (RHNA)
Turlock’s Housing Element was last updated in 2015 to plan for the years 2015-2023. This Housing Element update reflects the RHNA as determined by StanCOG for the Sixth Cycle Housing Element update, covering the years 2023-2031. The RHNA is a State-mandated process intended to ensure every city, town, and county plans for enough housing production to accommodate future growth. HCD assigns each region of the state an overall RHNA allocation. StanCOG distributes a “fair share” portion of that allocation to each local jurisdiction in Stanislaus County. Each city and county must then identify adequate sites with a realistic capacity for development sufficient to meet this RHNA.

For the 2023-2031 period, Turlock must identify sites sufficient to accommodate 5,802 new housing units between 2023 and 2031, with a specific number of units designated as affordable to each income category, as shown in Table 1-1. The RHNA does not specifically break down the need for extremely-low-income households. As provided by State law, the housing needs of extremely-low-income households, or those making less than 30 percent of area median income (AMI), is estimated as 50 percent of the very-lowincome housing need. More detail on the RHNA allocation process is described in Chapter 3 as well as in Appendix C.

Table 1-1: Turlock Regional Housing Needs Assessment, 2023-2031 Income Level AMI Needed Units Percent of Needed Units
Very-Low-Income 0-50% 1,305 22.5%
Low-Income 51-80% 903 15.6%
Moderate-Income 81-120% 1,096 18.9%
Above-Moderate-Income >120% 2,498 43.0%
Total 5,802 100.0%
Source: HCD State Income Limits, 2024; City of Turlock, 2024; Dyett & Bhatia, 2024 HOUSING ELEMENT LAW: STATE CHANGES
Various amendments have been made to Housing Element law since adoption of the 2015-23 Housing Element, especially since 2017. Some of the key changes for 6th cycle RHNA and Housing Element update include:
• Assembly Bill (AB) 72 (2017), codified in Government Code section 65585, provides additional authority to State HCD to scrutinize housing elements and enforce housing element noncompliance and other violations of state housing laws.

Chapter 1: Introduction
1-4 Hearing Draft | August 6, 2026
• AB 879 (2017), which amended Government Code sections 65400, 65583, and 65700 and Health and Safety Code section 50456, and AB 1397 (2017), which amended Government Code sections 65580, 65583, and 65583.2, require additional analysis and justification of sites listed on a local government’s housing sites inventory, additional explanation of the realistic capacity of those listed sites, and further scrutiny of governmental and nongovernmental constraints that limit the production of housing.
• AB 686 (2018), which amended Government Code sections 65583 and 65583.2, requires local governments to Affirmatively Further Fair Housing (AFFH) by including in revised housing elements (1) an assessment of fair housing; (2) equitable distribution of housing to meet the needs of households at all income levels and dismantle segregated living patterns with integrated and balanced living patterns; (3) policies and programs that address fair housing barriers and promote fair housing patterns; and (4) a comprehensive, collaborative, accessible, inclusive, and equitydriven public engagement approach. • AB 215 (2021), which amended Government Code section 65585, extends the housing element compliance review process by requiring local governments to make draft housing elements available for public review prior to submittal to State HCD rather than conducting concurrent review. The draft must be made publicly available for at least 30 days, and the local government must consider and incorporate public comment for at least 10 business days, before sending the draft to State HCD. AB 215 also increased State HCD’s review period of the first draft element submittal from 60 to 90 days and within 60 days of its receipt for a subsequent draft amendment or adoption. However, the January 31, 2023, statutory deadline remains the same, even as these new requirements have significantly added to the time a city needs to complete the overall housing element update process.
• AB 1398 (2021), which amended Government Code sections 65583, 65583.2, and 65588, revises the consequences for local governments that do not meet the deadline for housing element adoption.

Local governments must complete rezoning no later than one year from the statutory deadline for adoption of the housing element if that jurisdiction fails to adopt a housing element that State HCD has found to be in substantial compliance with state law within 120 days of the statutory deadline.

The City retains the three-year rezoning period if the housing element is adopted within 120 days of the statutory deadline.
• AB 1304 (2021), which amended Government Code sections 8899.50, 65583, and 65583.2, clarifies that a public agency has a mandatory duty to comply with existing Housing Element Affirmatively Furthering Fair Housing (AFFH) requirements. AB 1304 revises the items to be included in AFFH analysis and requires that analysis to be done in a specified manner. In addition, the housing inventory must analyze the relationship of the sites identified in the inventory to the city’s duty to affirmatively further fair housing.

The contents of this Housing Element comply with these amendments and all other requirements of Housing Element law.

Community Involvement
Community involvement is an integral component of the Housing Element process. The City of Turlock employed a range of public outreach and engagement strategies to solicit meaningful community input that has informed the Draft 2023-2031 Housing Element. These strategies included a citywide survey that garnered over 1,500 responses, pop-up outreach at popular locations around town, web and social media engagement, and public meetings before the Planning Commission and City Council, as well as ongoing

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 1-5
communication with the community online via social media and the project webpage. Details of outreach activities and community input are included in Appendix G. A summary of these engagement activities is described below, together with a summary of how feedback is reflected in the Housing Element:
• Web and Social Media – At the outset of the process, a webpage was created on the City’s website to serve as a one-stop information portal for the Housing Element Update. The webpage provided contextual information on legal requirements and key concepts and housed draft documents for public review. Updated content was posted to the City website and on social media regularly to keep the community informed of progress.
• Pop-Up Outreach - Using a “go to them” strategy to raise awareness of the project and provide community members with additional in-person opportunities for input, City staff conducted popup eventsin 2023 at locations where community members gather, such as National Night Out event held at Columbia Park. Events were structured as "chalk board chats" that provided community members with opportunities to learn about the project and share quick feedback on what strategies the Draft Housing Element and Environmental Justice Element should prioritize. • Focus Group Discussions - To gain insight into issues and opportunities related to housing production and supportive services, a series of focus group discussions was conducted with subject matter experts, including affordable housing developers, market rate developers, and architects with experience in Turlock and Stanislaus County; and service providers catering to the needs of older adults, low income residents, the homeless and other special needs groups. Input received informed development of programs in the Housing Action Plan. • Citywide Survey – In order to gather community input to inform updates to the Housing Element, a survey was mailed to every household in Turlock. The survey was conducted February 1, 2024, to March 1, 2024, and provided residents with an opportunity to help identify and evaluate strategies for accommodating and encouraging new housing to serve local needs to help the City meet the legal requirements for the Housing Element. In total, more than 1,500 respondents participated in the survey. The results of the survey informed the selection of sites and key strategies for accommodating RHNA.
• Public Review Period - The Draft Housing Element has been released for a 30-day public review period starting in September 2024. Revisions made in response to comments from HCD were posted for public review in September 2025. Subsequent revisions were posted on the City’s website and made available for public comment for a period of 7 days with each resubmittal to HCD. • Decision-Maker Meetings – A series of study sessions before the Planning Commission and City Council was held as the components of the Housing Element were developed and refined, providing additional opportunitiesfor public input and decision-maker review. A joint Planning Commission and City Council study session was held in June 2023 to provide an overview of the legal requirements for the Housing Element and solicit feedback on project priorities. The Planning Commission held a study session on the preliminary sites inventory and key strategies for the Housing Element in July 2024, and feedback was used to refine the sites analysis and specific strategies for accommodating RHNA and furthering fair housing in Turlock. Upon close of the 30- day public review period, the Draft Housing Element and public comments were presented to the Planning Commission and City Council. Adoption hearings before the Planning Commission and City Council are planned for summer 20265.

Chapter 1: Introduction
1-6 Hearing Draft | August 6, 2026
Organization of the Housing Element
The Housing Element is a required component of the General Plan, published under separate cover. It is an eight-year plan that is updated more frequently than other General Plan elements to ensure its relevancy and accuracy. This Housing Element consists of the following major components organized as described below:
• Chapter 1 - Introduction: Provides an introduction to the purpose of the document and the legal requirements for a Housing Element, together with an overview of the community and the community involvement process.
• Chapter 2 – Community Profile: Documents population characteristics, housing characteristics, and current development trends in Turlock and to characterize local conditions, needs, and challenges.
• Chapter 3 – Housing Resources: Presents an overview of land suitable and available for construction of new housing to meet needs at all economic levels along with projections of their realistic capacity for housing on available sites during the planning period and an overview of administrative and financial resources to support housing planning and production. • Chapter 4 - Housing Action Plan: Articulates housing goals, policies, and programs to address the City’s identified housing needs, including those of special needs groups and the findings of an analysis of fair housing issues in the community.
• Appendix A – Sites Inventory: Presents a parcel-by-parcel inventory of sites identified to accommodate the City's RHNA together with other pertinent details in the electronic inventory form provided by the State for use in Housing Elements. • Appendix B – Housing Needs Assessment: Presents a profile of the community, including demographic and economic characteristics, commute patterns, and environmental conditions in the city.
• Appendix C – Constraints Analysis: Includes an analysis of constraints to housing production and maintenance in Turlock. Constraints include market-based factors, regulatory and process constraints, and environmental considerations that may affect housing production. • Appendix D – Fair Housing Assessment: A detailed analysis of fair housing conditions in Turlock, including an assessment of the City’s fair housing enforcement and outreach capacity; an analysis of segregation patterns and disparities in access to opportunities based on available federal, State, and local data; an assessment of contributing factors; an identification of fair housing goals based on the analysis; and a series of actions to achieve the goals. • Appendix E – Fifth Cycle Accomplishments: Summarizes the City’s achievements in implementing goals, policies, and actions under the previous Housing Element as well as an assessment of which programs to carry forward, modify or discontinue based on an evaluation of past performance.
• Appendix F – Additional Analysis and Information in Support of Housing Projections: Includes additional details to demonstrate the viability of sites included on the inventory of housing sites and the projections for housing development during the 2023-31 period. • Appendix G – Outreach Materials: Includes outreach materials, summaries, and a description of how community and stakeholder input has been reflected in the Housing Element.

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 1-7
General Plan Consistency
State law requires that the General Plan and all of its elements comprise an integrated, internally consistent, and compatible statement of policies. The City of Turlock General Plan was adopted in September 2012, and the Housing Element, published under separate cover, was certified and adopted in 2015. The Sixth Cycle Housing Element Update is consistent with the General Plan and will further several of its key objectives related to downtown development, housing affordability, and infill and transit-oriented development. Specifically, by promoting housing and mixed use development downtown, the Housing Element is consistent with General Plan Policy 2.4-a, which seeks to encourage development of downtown as a mixed-use, day and evening activity center with new residential development in and near downtown, and with Policy 2.4-g, which aims to facilitate and incentivize development of residential and mixed-use projects through the development review, permitting, and fee processing. The inclusion in the Housing Element of strategies to foster a range of housing types in Turlock neighborhoods is consistent with General Plan Policy 2.5-a, which seeks to increase the diversity in the citywide mix of housing types by encouraging development of housing at a broad range of densities and prices, including small-lot single-family, townhouses, apartments, and condominiums. By emphasizing infill development, the Housing Element is consistent with General Plan Policy 2.9-c, which seeks to relieve pressures to convert valuable agricultural lands to urban uses by encouraging infill development, and by focusing new higher density housing downtown and along corridors served by transit in Turlock, the Housing Element is consistent with General Plan policies 2.5-g and 2.5-h.

State law (Government Code 65302(h)(1) through (4)) requires that California cities and counties identify disadvantaged communities within territory covered by the general plan and adopt an Environmental Justice Element with goals and policies to reduce the unique or compounded health risks in disadvantaged communities, promote civic engagement in the public decision-making process, and prioritize improvements and programs that address the needs of disadvantaged communities. Accordingly, in parallel with the Sixth Cycle Housing Element Update, the City has initiated the creation of the Environmental Justice Element to ensure compliance with State law.

Residents of neighborhoods in the southwest of Turlock experience higher rates of poverty, housing cost burden and overcrowding. Residents of these areas also experience higher rates of asthma and cardiovascular disease than other areas of the city and are more exposed to traffic and diesel particulate matter from trucks. The rate of households without health insurance is slightly higher in these neighborhoods than in other parts of the city, and tree canopy coverage is lower. With the projected increase in average summertime temperatures and the number of extreme heat days in coming decades, air quality and related health conditions will likely be exacerbated. The Environmental Justice Element and programs in the Housing Action Plan address the specific issues at play in Turlock's DACs, ensuring consistency between these elements of the General Plan.

In 2022, the City participated in a comprehensive update of the 2017 Stanislaus County Multi-Jurisdictional Hazard Mitigation Plan. As part of the process, the City of Turlock prepared and adopted a Local hazard Mitigation Plan (LHMP), which implements the Federal Emergency Management Agency’s (FEMA) Mitigation Planning regulations (44 CFR 201), the federal Disaster Mitigation Act of 2000, and the Floodplain Management Plan requirements of FEMA’s Community Rating System (CRS). The City is required to have a FEMA-approved hazard mitigation plan to be eligible for disaster recovery assistance and mitigation funding. The LHMP was found in compliance with the Disaster Management Act and approved by the California Office of Emergency Services (CAL-OES) and FEMA, and the Safety Element was amended to incorporate the LHMP by reference. The identification of sites to accommodate the City's

Chapter 1: Introduction
1-8 Hearing Draft | August 6, 2026
Sixth Cycle RHNA was made in consideration of natural and humanmade hazards in the community, ensuring consistency with the Safety Element.

Overall, this Sixth Cycle Housing Element builds upon the City's current, adopted General Plan and is consistent with its goals, policies, and implementation actions. Through implementation of programs in the Action Plan of this Housing Element, the City will continue to review the General Plan and Housing Element annually for internal consistency as amendments are proposed and adopted.

Hearing Draft | August 6, 2026 2-1
2 Community Profile
Turlock is a Stanislaus County community of about 71,000 residents with strong agricultural roots and relaxed rural feel. The city occupies 16.9 square miles of land within the California State Route 99 corridor, linking it to other Central Valley cities including Stockton and Sacramento to the north and Fresno and Bakersfield to the south. As the home of the California State University, Stanislaus, Turlock offers an opportunity to combine a quality learning environment with small-town feel. Cultural art experiences, sports activities, twenty-four parks, sixteen schools, a full range of medical facilities and the attractiveness of the nearby San Francisco Bay Area and the Sierra Nevada add to the pleasure of living in Turlock. This community profile documents population and housing characteristics, economic conditions, and current development trends to highlight community housing needs as well as issues and opportunities related to housing production. For a more detailed analysis of local housing needs, please see Appendix B: Housing Needs Assessment.

Location and Context

LOCATION AND ACCESS
The City of Turlock is located in southern Stanislaus County about 14 miles south of Modesto, 26 miles north of Merced, and 45 miles south of Stockton, as shown in Map 2-1. Covering an area of approximately

16.9 square miles, the City is an urbanized island, surrounded on three sides by prime agricultural lands in each direction. Highway access is provided by California State Route 99 (SR 99), a north-south highway that runs through the center of Turlock. Stanislaus Regional Transit Authority (StanRTA) provides connections from the Roger K. Fall Transit Center on North Golden State Boulevard to the surrounding cities, such as Keyes, Ceres, and Modesto. Amtrak operates the San Joaquin route from the Turlock-Denair station on North Santa Fe Avenue in Denair, providing multiple daily connections between San Francisco Bay Area and Bakersfield. Within the city, Turlock Transit is the primary bus agency serving residents and visitors of Turlock and provides seven different individual routes to navigate around Turlock, as shown in Map 2-2.

EXISTING LAND USE PATTERN AND USES
Turlock is the second most populous jurisdiction in Stanislaus County, behind Modesto. The city is mostly developed with single-family homes, multi-family apartments, school and educational facilities, industrial facilities, parks and open space, as well as agriculture uses. The single largest land use category in Turlock is public/semi-public at nearly 3,500 acres, which encompasses all publicly owned facilities and private facilities operated to serve the general public. Included in this category are public schools, hospitals, utilities, and cemetery. Single-family residential accounts for about 3,300 acres of land use in the City, while multifamily residential cover about 470 acres. Industrial uses occupy 1,100 acres, agriculture uses occupy 900 acres, commercial and mixed use occupy 670 acres, while parks and recreation occupy 230 acres. Respective percentages for each land use category are depicted in Chart 2-1 below.

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Chapter 2: Community Profile
2-4 Hearing Draft | August 6, 2026
Chart 2-1: Existing Land Use

AGRICULTURAL RESOURCES AND ENVIRONMENTAL CONDITIONS
Turlock’s natural setting and agricultural heritage are an important part of the city. Much of the land encircling the urbanized area of Turlock is categorized as Prime Farmland by the State of California, a designation that means the land has the best combination of physical and chemical characteristics for producing food, feed, forage, fiber, and crops. Other Farmland that includes Farmland of Statewide Importance, Unique Farmland, and Grazing Land, as displayed on Map 2-1. While Turlock’s economic base has expanded substantially beyond farming, the city remains a community physically and socially characterized by its agricultural past and current farming activity. Many of Turlock’s major industries are food processors, thus directly tied to agriculture, further discussed below. The City has maintained policies that preserve the belt of agricultural land around the City limits, maintaining Turlock as a stand-alone community within an agricultural region. As such, careful consideration of farmland was vital in selecting and allocating adequate sites for all income categories in Turlock’s inventory.

Population Characteristics

POPULATION TRENDS
According to the California Department of Finance (DOF), the total population of the City of Turlock in 2024 was 71,273, an increase of 4.0 percent since 2010 (68,549). As shown in Table 2-1, Stanislaus Council of Governments (StanCOG) projects that by 2040 the population of Turlock will increase approximately 30 percent from the 2010 reported Census population and the 2050 population is projected to increase by approximately 41 percent from the 2010 reported Census population.

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 2-5
Table 2-1: City of Turlock Population Projections (2010-2050) 2010 2015 2020 2025 2030 2035 2040 2045 2050
68,549 72,247 75,030 80,342 83,293 85,935 89,159 92,803 96,641 Source: Stanislaus County Demographic & Employment Forecast 2021, California Department of Finance, E-5 series The DOF has also provided population estimates for the years 1994 to 2024 in Turlock and Stanislaus County. Shown in Chart 2-2, these data points represent the population growth in each of the geographies relative to their populations in 1990. As evidenced in the plot, Turlock has seen a higher relative growth rate than Stanislaus County during the 1990 to 2020 period. However, since 2020 growth in Turlock has declined slightly more than growth in Stanislaus County. Between 2023 and 2024, there was a slight increase in population growth in both Turlock and the County.

Chart 2-2: Historic Population Growth Turlock and Surrounding Areas (1990-2024) Source: California Department of Finance, E-5 Series

RACE AND ETHNICITY
Chart 2-3 presents the racial and ethnic composition of the City of Turlock’s population in 2010 and 2020 as reported in the U.S. Census (for 2010) and in American Community Survey five-year data (for 2020).

Since 2010, Turlock has seen an increase in its Hispanic population from 36.4 percent to 40.1 percent, which remains the city’s second largest single racial or ethnic group, aside from non-Hispanic White. During the same period, the non-Hispanic White population has decreased both in total numbers and share of the city’s overall population, while the non-Hispanic Asian and non-Hispanic Black or African American populations have increased slightly. Between 2020 and 2022, the trend continued and the non-Hispanic White population decreased to 41.2 percent of the population in 2022, while the Hispanic or Latinx population increased to 44.4 percent.

Chapter 2: Community Profile
2-6 Hearing Draft | August 6, 2026
Chart 2-3: Population by Race in Turlock, 2010 and 2020 AGE
Current and future housing needs are usually determined in part by the age characteristics of a community’s residents. Each age group has distinct lifestyles, family type and size, incomes, and housing preferences.

Consequently, evaluating the age characteristics of a community is important in determining its housing needs.

According to the 2020 ACS five-year estimates, the city’s median age is 34.5, which is nearly equal to Stanislaus County’s median age of 34.3. Chart 2-4 indicates that older adults in Turlock account for the fastest growing share of the overall population: 13.8 percent of the population was age 65 and over in 2020 compared to 11.8 percent in 2000, despite a small decrease in the population over 85. Notably, by the end of the 2023-2031 planning period, adults within Turlock’s 55 to 64 cohort (10.15 percent of the 2020 population) will become seniors. In addition, the share of children, youth, and young adults (under 24) has decreased since 2010, from 41.2 percent of the population in 2000 to 36.0 percent of the population in 2020.

Between 2020 and 2022, patterns remained relatively similar, with 13.3 percent of the population over 65,

11.2 percent of the population between 55 and 64 and 36.5 percent under 24. These trends suggest a need for greater attention to the diverse housing needs of older populations, including resources for aging in place or senior housing.

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 2-7
Chart 2-4: Age Distribution in Turlock, 2010 and 2020
Source: U.S. Census Bureau, Census 2000 SF1, Table P12; U.S. Census Bureau, Census 2010 SF1, Table P12; U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B01001
GENDER
In 2022, there were 72,307 residents in Turlock; about 46.9 percent of residents were male, while 53.1 percent of residents were female. Female-headed families, including those with children, are identified as a special needs group in State law because they are more likely to be supporting a household with one income, increasing the probability the household is low-income and housing cost-burdened. In Turlock, there are 3,756 female-headed households (15.2 percent of total households) and 1,932 male-headed households (7.8 percent of total households). Female-headed households represented about 11.4 percent of owner-occupied households and 19.8 percent of renter-occupied households. Similarly, in Stanislaus County as a whole, female-headed households represented about 10 percent of owner-occupied households and 22.3 percent of renter-occupied households. Stanislaus County has a slightly higher percentage of renter-occupied female-headed households than Turlock.

INCOME
Household income is one of the most significant factors affecting housing choice and opportunity. Income largely determines a household’s ability to purchase or rent housing. While higher-income households have more discretionary income to spend on housing, lower- and moderate-income households are limited in the range of housing they can afford. Typically, as household income decreases, cost burdens and overcrowding increase.

For the purpose of evaluating housing affordability, housing need, and eligibility for housing assistance, income levels are defined by guidelines adopted each year by the California State Department of Housing and Community Development (HCD). For Stanislaus County, the applicable Area Median Income (AMI) for a family of four in 2024 is $92,600. This is an increase of 33 percent from the 2014 median income of $62,000. The Unites States Department of Housing and Urban Development (HUD) has defined the following income categories for Stanislaus County, based on the median income for a household of four persons for 2024:

Chapter 2: Community Profile
2-8 Hearing Draft | August 6, 2026
• Extremely low-income: 30 percent of AMI and below ($0 to $31,200) • Very low-income: 31 to 50 percent of AMI ($31,200 to $45,500) • Low-income: 51 to 80 percent of AMI ($45,500 to $72,900) • Moderate-income: 81 to 120 percent of AMI ($72,900 to $92,600) • Above moderate-income: 120 percent or more of AMI ($92,600 or more) HUD data for the 2016-2020 period also includes income data. This income data is based on the ACS 2016- 2020 estimates, and thus does not align exactly with categories assigned to the 2024 HUD established income levels. Stanislaus County and Turlock have relatively similar distributions of households at each income level. However, Turlock has a slightly greater number of households that made between zero and 30 percent of AMI (13.5 percent) compared to the county (11.1 percent).

EDUCATIONAL ATTAINMENT
As shown in Chart 2-5, the share of the population age 25 and over in Turlock who held a high school diploma or higher was 82.7 percent in 2022. About 28.6 percent of the population in Turlock holds a bachelor’s degree or higher. The share of the population with a bachelor’s degree or higher has grown steadily in Turlock, from 23.6 percent in 2012 to 28.6 percent in 2022.

Chart 2-5: Educational Attainment Among Those Age 25 Years and Over, 2020 Source: US Census Bureau American Community Survey, 2022, Table B15003; Dyett & Bhatia, 2024

SPECIAL NEEDS GROUPS
Certain groups have greater difficulty in finding suitable affordable housing due to their special needs and circumstances. This may be a result of employment and income, family characteristics, disability, or household characteristics. Consequently, certain residents in the City of Turlock may experience more instances of housing cost burdens, overcrowding, or other housing problems. The categories of special needs that must be addressed by law in the Housing Element include:
- Extremely-Low-Income Households. While only representing 0.21 percent of the City’s population, American Indian or Alaska Native non-Hispanic residents are most likely to fall below 30 percent AMI

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Hearing Draft | August 6, 2026 2-9
and experienced the second highest rates of poverty. They are followed by Black or African American residents who experience the highest rates of poverty. Overall, Turlock has a lower poverty rate (13.1 percent) than the County (15.1 percent).
- Older Adult Households. Older adults are the fastest growing segment of the population in Turlock, and 10 percent of the population is aged between 55 and 64 years, which means a relatively large number of residents will become seniors during the 2023-31 planning period. Approximately one-third of older adults are renters and nearly 33 percent qualify as low income, while nearly 20 percent qualify as very low income. Overall, whether renter or owner, around 50 percent of older adult households in Turlock are considered cost burdened, meaning they spend 30 to 50 percent of their income on housing-related costs.
- Persons with Disabilities. In the city, there is almost equivalent proportion of persons with disabilities to the City and the County (12.3 percent and 12.7 percent). Over 90 percent of residents with a developmental disability lived at the home of a parent/family/guardian. - Female-headed Households. Female-headed households make up about 15.2 percent of the total households in Turlock. These households are more likely to rent than to own. Nearly 30 percent of all female-headed households with children in Turlock live below the federal poverty level. The special needs of these households should be addressed in the Housing Element Update. - Large Households. There is a smaller share of larger households (5 or more people) in Turlock at 12.6 percent compared to Stanislaus County at 17.8 percent. Turlock also holds a larger share of singleperson households at 22 percent compared to 20.3 percent for the County. However, these households tend to be less cost burdened and are less likely to be extremely low-income. - Persons Experiencing Homelessness. As a share of the total population of Stanislaus County, the number of people experiencing homelessness is not large (2,052 individuals). As of January 2024, the rate of homelessness in the county decreased since last year 2023, from 2,091 individuals to 2,052 individuals. The City of Modesto had the highest amount of individuals experiencing homelessness at 1,622, while Turlock was the second highest, by substantially less at 201 individuals.1 - Farmworkers. Overall, the farmworker population in Stanislaus County has decreased dramatically since 2000 as the mechanization of agriculture has proceeded and the need for seasonal farmworkers declines. However, the number of permanent farmworkers has increased by approximately 2 percent over the same period. Still, farmworkers represent about 4 percent of the total population in Turlock, and number of student migrant workers has decreased only slightly since 2016-2017. Given the seasonal nature of this work for at least a portion of this group, the special needs of this segment of the population is an important consideration.

Housing Market Characteristics

EXISTING TYPOLOGIES
Today, the existing housing stock in Turlock is predominantly comprised of detached single-family homes, as shown on Chart 2-6. There are a few multi-family complexes along key commercial corridors, including Geer Road, West Linwood Avenue, and Downtown. Some residential neighborhoods in Northwest Turlock, near CSU Stanislaus, have a mix of single-family attached homes, apartments, and condominiums. Between 1 Stanislaus Community System of Care (CSOC), 2024. Stanislaus County Homeless Point-In-Time Count. ttps://csocstan.com/wp-content/uploads/2024/07/English-2024-Stanislaus-County-PIT-Homeless-Count-Executive-and-DataSummary.pdf

Chapter 2: Community Profile
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2014 and 2024, there has been modest housing development in Turlock. The number of detached singlefamily homes has increased approximately 4 percent during this period. The number of total units has increased by 3 percent over this period driven mostly by the addition of detached single-family homes, which mirrors the housing growth in Stanislaus County as well (increase of 3.4 percent overall). There have been several residential projects in Turlock either approved or under review as of July 2024. These projects would add 847 multi-family units and 290 single-family residential units, as discussed further in Chapter 3:

Housing Resources.

Chart 2-6: Housing Stock in Turlock, 2024
Source: California Department of Finance E-5 and E-8 Series City/County Population and Housing Estimates

AGE OF HOUSING STOCK
The condition of the housing stock, including the age of buildings and units that may be in substandard condition, is also an important consideration in a community’s housing needs. In Turlock, just under 50 percent of the housing stock was constructed prior to 1980 and is over 40 years old. About 24 percent of the housing stock has been constructed since 2000, with only 4.4 percent constructed since 2010. See Chart 2- 7 for the age of Turlock’s housing stock as of 2022.

TENURE
Since 2000, the percentage of renter-occupied households in Turlock has risen slightly. In 2000, the proportion of owners was 55.8 percent, and the proportion of renters was 44.2 percent. However, in 2020 approximately 46.3 percent of all households were occupied by renters, see Chart 2-8. In addition, households occupied by both renters and owners have increased in absolute numbers; while there were 8,133 renter-occupied households and 10,275 owner-occupied households in 2000, there were 11,792 renter-occupied households and 13,652 owner-occupied households in 2020.

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Hearing Draft | August 6, 2026 2-11
Chart 2-7: Age of Turlock Housing Stock, 2022
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B25034 Chart 2-8: Turlock Household Tenure, 2000 to 2020
Source: U.S. Census Bureau, Census 2000 SF1, Table H04; U.S. Census Bureau, Census 2010 SF1, Table H04; U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25003

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AFFORDABILITY
The most commonly used definition of affordable housing comes from HUD. According to HUD, the metric for housing affordability is whether the occupants are paying no more than 30 percent of their income for gross housing costs, including utilities. Turlock has seen a dramatic increase in housing costs in recent years. As shown in Chart 2-9, home values in the city increased by 100 percent between 2014 and 2024. Rents in Turlock and the county were generally stable between the 2012 and 2017 period, increasing by about 4 percent and 4.8 percent. However, between 2017 and 2022 rents spiked in Turlock—increasing by about 40.2 percent—while the county experienced a slightly lower rent increase at approximately 38 percent. This substantial rent increase over between 2017 and 2022 echoes cost of living increases that have occurred across California. In Turlock, 20 percent of households (5,090 households in total) are cost burdened (meaning they spend 30 to 50 percent of their income on housing-related costs), while 16.7 percent (4,250 households in total) are severely cost burdened (spend more than 50 percent of their income on housing) (Chart 2-10). Further, renters are particularly impacted by cost burden, as, unlike homeowners, they cannot build equity with their homes. Renters in Turlock tend to have higher rates of cost burden than owners – for instance, 48 percent of all renters experience some level of cost burden while only 27 percent of owners do.

Chart 2-9: Housing Affordability in Turlock
Source: Zillow, ZHVI January 2011 – January 2024

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Hearing Draft | August 6, 2026 2-13
Chart 2-10 Cost Burden in Turlock
Economic Characteristics

INDUSTRY SECTORS
According to ACS 2022 five-year estimates, there are 31,746 persons in the labor force in the City of Turlock.

As seen in Chart 2-11, the largest industry represented among Turlock workers is Health and Educational Services (27.7 percent) which is a greater share of the workforce represented in the industry compared to the county (21.4 percent). Compared to Stanislaus County, employees in the Construction industry account for significantly less of Turlock’s employment distribution (6.4 percent) than that of the county (8.9 percent).

MAJOR EMPLOYERS
Table 2-2 provides an overview of the major employers in Turlock. The following four major employers provide the largest employment base for residents and non-residents of the city: Foster Farms Poultry, Turlock Unified School District, Emanuel Medical Center, and California State University Stanislaus, aligning with the two largest industries presented in Chart 2-11 below: Health & Educational Services and Manufacturing, Wholesale and Transportation. All four major employers have an employment base of at least 1,000 people, according to the Stanislaus County Comprehensive Economic Development Strategy 2023-2028. Additionally, Turlock is well-known for its agricultural setting, which has historically provided a basis for the city’s industry. Food processing is the primary industry, providing a large number of industrial and manufacturing jobs. Turlock also boasts an agri-business cluster, with several new emerging technical software and laboratories to bolster this cluster.

Chapter 2: Community Profile
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Chart 2-11: Turlock and Surrounding Areas Employment by Industry, 2022 Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table S2405 Table 2-2 Major Employers in Turlock
Employer Employees Description
Manufacturing
Foster Farms Poultry 2,000 Poultry Processor
Blue Diamond Growers 500 Nut Processor
Super Store Industries/Sunnyside Farms 340 Dairy and Juice Products SupHerb Farms 209 Culinary Herbs and Blends
Associated Feed & Supply Co 191 Animal Feed Processor
Sensient Dehydrated Flavors 182 Food Processor
Non-Manufacturing
Turlock Unified School District 2,000 School District
California State University Stanislaus 1,000 Public University Emanuel Medical Center 1,100 Health Care
Amazon 981 Distribution Center
City of Turlock 650 City Government
TID 450 Water and Electric Utility
Home Depot 201 Retailer
Freshpoint 200 DistributionCenter
Crimetek Security 185 Investigation and Security

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Hearing Draft | August 6, 2026 2-15
Costco 180 Retailer
Walmart 165 Retailer
Covenant Retirement and Care 165 Nursing and Residential Care Target 150 Retailer
Save Mart Supermarkets 145 Retail Grocer
Raley’s 134 Retail Grocer
Northern Refrigerated 100 Freight Trucking
Source: Stanislaus County Comprehensive Economic Development Strategy 2023-2028, Table 12

COMMUTING TRENDS
U.S. Census Bureau OnTheMap tool displays where workers are employed and where they live. As shown on Map 2-3, the U.S. Census identified 27,814 workers in the City of Turlock in 2021, of whom 19,829 commute from outside of the city, which represents 71.3 percent of the total worker population.

Approximately 7,985 people both live and work in Turlock, which accounts for only 28.7 percent of total worker population. About 22,347 workers who live in Turlock commute outside of the city for work. This means almost three times the number of workers commute out of Turlock compared to those who live and work in the city. Additionally, there are less number of workers who commute into Turlock (19,829) as compared to those who live in Turlock and commute out of the city to work (22,347).

TRANSIT ROUTES
Turlock Transit operates seven different individual routes that serve the communities of Turlock and Denair, as shown in Map 2-2. Routes travel along main corridors in Turlock such as Golden State Boulevard, Hawkeye Avenue, Geer Road, and Lander Avenue, and provide connection to prominent locations in Turlock, including CSU Stanislaus, Emmanuel Medical Center, middle and high schools, and Downtown.

HCD guidance and best practices for selecting sites to accommodate lower income RHNA include proximity to transit and access to amenities and jobs.

Additionally, there is planned expansion of regional rail service within San Joaquin Valley and Stanislaus County in the coming years. San Joaquin Regional Rail Commission (SJRCC) oversees the Valley Rail Program, a project that will expand and increase passenger rail in the Northern San Joaquin Valley to Sacramento and the Bay Area. SJRCC was awarded funding for the Altamont Corridor Express (ACE) Ceres-Merced Extension Project in 2023, which envisions extensions of the ACE southward to Merced and includes a station in Turlock. The proposed station would connect to the Turlock Transit Center by an elevated pedestrian bridge and would include over 200 parking spaces. Rail service is anticipated to begin in 2029. The ACE Ceres-Merced Extension would connect Turlock to the North Lathrop Station that provides regional connectivity to Sacramento and the Bay Area.

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

STANISLAUS
COUNTY
AÎ
Turlock
Transit
Center
0 ¼ ½ 1
Miles
Source: OnTheMap, U.S. Census, 2021; City ofTurlock, 2022; Dyett & Bhatia, 2022
City Limit
County
MERCED
COUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\Community Profile\Job Inflow and Outflow.mxd Employed in Selection Area,
Live Outside
Employed and Live in
Selection Area
Live in Selection Area,
Employed Outside
Parks
Cemetery/Mortuary
Job Inflow and Outflow
Housing Element
Map 2-3
19,829 22,347
7,985

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Recent Development Trends
During the 2014 to 2024 period, the City saw construction of 1,014 new homes, as shown on Table 2-3. The majority of new homes built were detached single-family houses, with 277 multifamily units constructed.

A signature achievement for the City during the 2015-2023 period was the completion of the Avena Bella affordable housing community. Located on a 4.3-acre site in the southwestern part of the community, Avena Bella Phase 2 is a 61-unit affordable housing project consisting of garden-style two-, and threebedroom apartments oriented around public and open space areas. The LEED Platinum certified project features a community center, pool and computer lab with after-school support for youth. Avena Bella was awarded esteemed Vanguard Award for New Construction from the National Affordable Housing Management Association.

Table 2-3: Units Constructed in Turlock, 2014-2024
Building Type 2014 2024 Change
Number (2014 – 2024) Percent Number Percent
Single-Family Home: Detached 17,143 69.2% 17,845 69.2% +702 Single-Family Home: Attached 1,583 6.4% 1,618 6.3% +35
Multifamily Housing 6,037 24.4% 6,314 24.5% +277
Total 24,763 100% 25,777 100% +1,014
Source: California Department of Finance E-5 and E-8 Series City/County Population and Housing Estimates, City of Turlock, 2024 During the 2015-2023 Housing Element Cycle, the City of Turlock saw more housing approved or constructed than any other city in Stanislaus County except Modesto, as shown in Table 2-4. The City issued permits for 1,438 new homes during the prior cycle and met its RHNA obligations for the Moderate-income category. Continued buildout of the Northeast Turlock Master Plan, East Tuolumne Master Plan, and Northwest Triangle Specific Plan together with development of other vacant sites in the city saw permits issued for 486 new homes in the Above Moderate-income category. While the cost of infrastructure improvements in the Morgan Ranch Master Plan area has been a challenge to development, one property owner in the Master Plan area is preparing an application for a first phase of development in the area which will include apartments and town homes. The City of Turlock has also initiated design of the sewer lift station needed in the Master Plan area and will fund construction of the lift station with sewer impact fees to spur construction of necessary infrastructure for this area.

As in communities throughout California, the cost of construction and the availability of financing is a significant constraint on the development of housing for Low and Very Low-income households.

Construction cost is affected by a variety of factors, including the national demand for materials and commodities, and the supply of local construction labor. The availability of financing is affected by factors that the local government cannot control, including interest rates, credit worthiness of borrowers, and the willingness of investors to supply capital for real estate. The principal mechanisms available to the City of Turlock to support the production of housing relate to zoning regulations, permitting and approval processes, and fees, which influence the time and cost required for development.

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Table 2-4: StanCOG Jurisdictions 5th Cycle RHNA Performance 5th Cycle RHNA Allocation Units Accommodated During 5th Cycle Percent Accommodated During 5th Cycle Jurisdiction VL Low Mod
Above
Mod Total VL Low Mod
Above
Mod Total VL Low Mod
Above
Mod Total
Ceres 622 399 446 1,104 2,571 0 1 12 71 84 0.0% 0.3% 2.7% 6.4% 3.3% Hughson 53 34 38 93 218 0 0 0 91 91 0.0% 0.0% 0.0% 97.8% 41.7% Modesto 1,546 991 1,100 2,724 6,361 103 71 303 1,026 1,503 6.7% 7.2% 27.5% 37.7% 23.6% Newman 186 119 136 337 778 0 1 3 48 52 0.0% 0.8% 2.2% 14.2% 6.7% Oakdale 315 202 210 520 1,247 14 44 84 382 524 4.4% 21.8% 40.0% 73.5% 42.0% Patterson 636 408 416 1031 2,491 0 0 0 0 0 0.0% 0.0% 0.0% 0.0% 0.0% Riverbank 321 206 217 536 1280 33 38 0 148 219 10.3% 18.4% 0.0% 27.6% 17.1% Unincorporated
County 538 345 391 967 2241 0 29 44 556 629 0.0% 8.4% 11.3% 57.5% 28.1% Turlock 877 562 627 1552 3,618 18 279 655 486 1,438 2.1% 49.6% 104.5% 31.3% 39.7% Waterford 131 84 89 221 525 0 0 2 34 36 0.0% 0.0% 2.2% 15.4% 6.9% Source: California Department of Housing and Community Development, 2024

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3 Housing Resources
The Housing Element is a component of the General Plan which guides planning for housing to meet the current and projected needs of all households in the community. This chapter summarizes the various resources available for the preservation, improvement, and development of housing in Turlock. The analysis includes an evaluation of the availability of land resources available to accommodate the City's share of the region’s future housing needs, as well as the administrative resources available to assist in implementing the City’s housing programs and policies, and the financial resources available to support housing activities.

Land Resources
Government Code (GC) Section 65583(a)(3) requires local governments to prepare an inventory of land suitable for residential development, including vacant sites and sites with the potential for redevelopment.

The inventory must identify specific parcels that are available for residential development and be accompanied by an analysis of public facilities and services capacity to serve the identified sites. Further, the inventory must have sufficient capacity to accommodate the jurisdiction's share of the regional housing need, as determined by the applicable council of governments, in this case Stanislaus Council of Governments (StanCOG).

This section presents the City’s inventory, identifying sites available for residential development and their realistic capacity for housing. It identifies planned and recently approved residential projects in Turlock and it details the process for identifying suitable sites, the methodology for calculating capacity, and the availability of public facilities and services available to serve new housing.

LEGAL REQUIREMENTS FOR INVENTORY AND SITES
State law requires that a community identify an adequate number of sites to accommodate and facilitate production of the City’s RHNA share. To determine whether the City has sufficient land to accommodate its share of regional housing needs for all income groups, the City must identify “adequate sites.” Land considered suitable for residential development includes the following:
• Vacant sites zoned for residential use.
• Vacant sites zoned for nonresidential use that allow residential development. • Residentially zoned sites that are capable of being developed at a higher density (non-vacant sites, including underutilized sites).
• Sites owned or leased by a city, county, or city and county

Chapter 3: Housing Resources
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• Sites zoned for nonresidential use that can be redeveloped for residential use and a program is included in the Housing Element to rezone the site to permit residential use within three years of adoption.

Further, State law stipulates criteria for the adequacy of sites included on the inventory, including that they be zoned to accommodate housing, have appropriate development standards, and be served by public facilities as needed to facilitate the development of a variety of housing products suitable for all income levels. Vacant sites included on prior inventories in two or more consecutive planning periods and nonvacant sites included on the prior period inventory cannot be carried forward to the current planning period to satisfy the need for housing affordable to lower income households unless they are rezoned to allow residential use by right at the default density for the jurisdiction, which in Turlock’s case is 20 dwelling units per acre.

Additional suitability criteria apply to sites identified to accommodate lower income RHNA, including that they be of appropriate size, be free from environmental constraints, be zoned to accommodate housing, have appropriate development standards, and be served by public facilities. The intent of these criteria is to help ensure that sites identified for lower income RHNA are viable candidates for housing and can be feasibly developed in the near term. In view of feasibility considerations, parcels that are less than 0.5 acres in size are generally not considered suitable for lower income housing development as smaller parcels may not allow development of a sufficient number of units for proposed affordable housing projects to compete effectively for limited funding resources. Parcels larger than 10 acres in size are also not considered suitable by HCD as development of very large projects may lead to an over concentration of affordable housing in one location or may render proposed affordable housing projects ineligible for funding.

REGIONAL HOUSING NEEDS ALLOCATION
The Regional Housing Needs Allocation (RHNA) is the total number of new housing units that the City must plan to accommodate in the 2023-31 planning period. RHNA is split into four categories representing different levels of affordability, based on median income level in the county. RHNA is established through the following process: the California Department of Housing and Community Development (HCD) first determines the estimated need for new housing in each region of California for the planning period, based on population projections and other factors including rates of vacancy, overcrowding, and cost-burden.

Each council of governments (COG) then allocates a target to each city or town within its jurisdiction, considering factors such as access to jobs, good schools, and healthy environmental conditions. For Stanislaus County, StanCOG developed and refined a methodology for 2023-31 RHNA allocations with input from local jurisdictions. The StanCOG’s Policy Board adopted the 6th Cycle Final RHNA Allocation, Methodology, and Regional Housing Needs Determinations on June 16, 2022. Turlock’s Regional Housing Needs Assessment (RHNA) allocation for the 2023-31 planning period has been determined by StanCOG to be 5,802 housing units, including 1,305 units for very low-income households, 903 units for low-income households, 1,096 units for moderate-income households, and 2,498 units for above moderate-income households (Table 3-1). AB 2634 mandates that localities calculate the subset of the very low-income regional need that constitutes the communities need for extremely low income housing. As an alternative to calculating the subset, local jurisdictions may assume that 50 percent of the very low income category is represented by households of extremely low income (less than 30 percent of the Area Median Income or AMI).

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Table 3-1: Regional Housing Needs Allocation (2023-2031) Income Group % of County AMI Number of Units Allocated Percent of Total Allocation Very Low 0-50% 1,305 22.5%
Low >50-80% 903 15.6%
Moderate >80-120% 1,096 18.9%
Above Moderate 120%+ 2,498 43.0%
Total 5,802 100.0%
Source: Stanislaus Council of Governments, 2022

SITE IDENTIFICATION
To identify potential sites for new housing, a parcel-based analysis of properties within the City limit was conducted using County Assessor data. Vacant sites were identified, along with underutilized non-vacant sites with potential for redevelopment within the planning period. Two primary metrics were used to identify underutilized parcels: assessed value ratio (A/V) and low as-built floor area ratio (FAR). A/V ratio considers the relationship between the value of the land and the improvements constructed on it. Where the value of the land is worth substantially more than the value of the structures on it, there is an incentive for the owner to redevelop with new uses that command higher rents or sales prices. Similarly, a low FAR means that the square footage of buildings is small compared to the overall size of the site, indicating the potential for redevelopment with other uses. A commercially zoned property containing a low-slung shopping center with large areas of surface parking could be considered underutilized, particularly if vacancy rates are high. Areas where vacant and underutilized sites cluster are locations where change is most foreseeable over the planning period and are an important focus of planning activities. Based on this analysis, four "opportunity areas" where change is foreseeable over the planning period were identified:

Downtown, North Golden State, Geer Road, and West Main.

Between February 1 and March 1, 2024, over 1,500 residents and property owners in Turlock participated in the Turlock Community Survey. Paper surveys were mailed to over 30,000 addresses listed in a Turlock mailing list, including property owners and renters with addresses in the City. The survey focused on four opportunity areas of Turlock with the greatest potential to accommodate new housing or other types of development in the coming years, and the questions were designed to gather feedback that will help plan where new housing, employment, and shopping should be located and how to achieve other community objectives like improving roadway infrastructure and revitalizing older commercial streets. A survey report was prepared to document community input collected and present key implications for the planning process, which can be found in Appendix G.

Drawing on the community input received, a sites inventory of sites available for housing and key strategies to facilitate housing development on the identified sites was prepared and reviewed with the Planning Commission at a public meeting on July 18, 2024. The inventory and strategies were refined based on feedback from the Planning Commission and included in this Draft Housing Element.

SITE SCREENING/ELIGIBILITY
The inventory for L/VL RHNA includes both vacant and non-vacant sites. All sites were screened for compliance with the site adequacy criteria stipulated in State law, including that they be of appropriate size, be free from environmental constraints, be zoned to accommodate housing, have appropriate development standards, and be served by public facilities as needed to facilitate the development of a variety of housing products suitable for all income levels. Vacant sites included on prior inventories in two or more

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consecutive planning periods and non-vacant sites included on the prior period inventory cannot be carried forward to the current planning period to satisfy the City’s Lower Income RHNA allocation unless they are rezoned to allow residential use by right at the default density for the jurisdiction. In view of feasibility considerations, parcels that are less than 0.5 acres in size are generally not considered suitable for lower income housing development as smaller parcels may not allow development of a sufficient number of units for proposed affordable housing projects to compete effectively for limited funding resources. Parcels larger than 10 acres in size are also not considered suitable by HCD as development of very large projects may lead to an over concentration of affordable housing in one location or may render proposed affordable housing projects ineligible for funding. Therefore, all sites attributed to L/VL RHNA on the inventory are between 0.5 and 10 acres in size.

Consistent with State law and guidance from HCD, L/VL RHNA sites included on the inventory that are not pipeline projects have been screened to ensure they are not located in FEMA-designated seismic, geologic, or flood hazard areas and that they do not require remediation of contaminated soil or water prior to development. Sites on the inventory identified as suitable for L/VL households also conform to other best practices recommended by HCD, including proximity to transit routes, schools, jobs, parks, and daily services. As shown on Map 3-8, Citywide Sites Inventory, the lower income sites are located on Geer Road, North Golden State Boulevard, Lander Avenue, West Main Street, and throughout Downtown, which are all transit routes on Turlock Transit. The location along these corridors provides good access to schools, shops, and other services throughout Turlock, with regional transit connections available as well.

Additionally, all sites are within a 10-minute walking radius of existing parks.

CAPACITY PROJECTIONS
Projections for the capacity of the sites identified to accommodate new housing were based on a review of recently approved and constructed housing in Turlock and surrounding communities. Sites with zoning that permits single-family residential development, including the Very Low Density, Low Density, and Medium Density designations, were assumed to develop with one unit per parcel, consistent with past performance in those districts. To develop realistic capacity projections for sites with zoning that permits multifamily housing, a survey of recently approved and constructed multifamily projects in Turlock and surrounding communities was conducted. The survey identified representative projects in Turlock, Modesto, Merced, Patterson, and Oakdale. Profiles of these projects, including location, applicable zoning, site characteristics, aerial photos, and site plans, are included in Appendix F.

The average as-built density of recent projects surveyed was 30.5 dwelling units per acre (du/ac), with a range from approximately 20 du/ac along commercial corridors to 47 du/ac in downtown settings. Current land use and zoning regulations in Turlock permit housing development at comparable densities in the Downtown Mixed Use and High Density Residential designations, where housing is permitted at up to 40 du/ac. These designations apply in the downtown area and along major arterial roadways, including Geer Road, Christoffersen Parkway, Monte Vista Avenue, and Fulkerth Road as well as in the Morgan Ranch Master Plan area. In these locations, residential development on available sites was assumed at 80 percent of the maximum permitted density, which is comparable to the average as built density of recent high density projects surveyed. For both vacant sites and non-vacant sites, the assumed density was applied to the gross site area; for example, a 1-acre vacant site with a maximum permitted density of 40 du/ac was assumed to have a realistic capacity for 32 new homes, reflective of the densities in other recently approved projects in Turlock and surrounding communities. For non-vacant sites where mixed use development is permitted, the existing building square footage was subtracted from the total site area, and the realistic capacity was calculated on the remaining site area. This methodology assumes that with redevelopment of the site, the level of commercial development in the future will be equivalent to what exists today. This does not preclude sites from developing with 100 percent residential uses; it simply provides a conservative estimate of residential capacity.

City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-5

AFFORDABILITY ASSUMPTIONS
State law allows jurisdictions to use higher density as a proxy for lower income affordability. Pursuant to Government Code section 65583.2(c)(3), a density of at least 20 du/ac is deemed affordable to lower income households in Turlock. Accordingly, sites that meet the suitability criteria described above and that permit density of 20 du/ac or more are counted toward lower income RHNA. Sites that are too small or otherwise do not meet the suitability criteria, but which have zoning that permits at least 20 du/ac are counted toward Moderate and Above Moderate income RHNA. Sites zoned for single-family residential development are counted toward Above Moderate income RHNA.

As described more fully in Appendix F, a study of what Moderate income households of various sizes in Turlock can afford to pay for housing in comparison to typical rents and sales prices in the area indicates that, on a per square foot basis, rental housing is within the maximum affordable monthly payment for households making between 80 and 120 percent of the countywide area median income. However, the typical home price of for sale product exceeds the maximum affordable to Moderate income households of all sizes. Additionally, a review of multifamily housing built in Turlock since 2010 indicates that the vast majority are rental apartments, and all multifamily housing built in the city during the 2015-2023 cycle was rental product. Therefore, for the purpose of realistic projections, this analysis assumes that on sites zoned for higher density housing that do not meet the lower income suitability criteria, 750 percent of the units will be affordable to Moderate income households and 2530 percent will be affordable to Above Moderate income households.

CAPACITY UNDER CURRENT ZONING
This section introduces the capacity for new housing in Turlock under current zoning (without rezoning), accounting for State guidance for site suitability. Maps showing the sites where housing development is projected are within each opportunity area and citywide are also provided.

Pipeline Projects
According to HCD Guidance, projects that have been approved, permitted, or received a Certificate of Occupancy during the projection period (June 30, 2023 – December 15, 2031) can be counted toward the 2023-31 cycle RHNA. Table 3-2 details these pipeline projects and they are shown on Map 3-1. In total, there are 174 projects that involve construction of 1,137 282 units, including 6 very low- and low- income units, 361 370 moderate-income units, and 770 906 above moderate-income units. Assignments to income categories represent commitments from project proponents. Affordability determinations for pipeline projects shown in the Table 3-2 were made by looking at the sale price of each unit if the unit had been sold at the time the report was being prepared. If the unit had not been sold, then City staff asked the builder for the estimated listing price of the unit if it was to be a for sale unit. If the unit was to be a rental unit, then staff researched the rental rate for the specific unit, or if that information was not available, staff looked at comparable rents for other units of similar size within the same area. Staff then put the for sale or for rent rate into the affordability calculator provided by HCD to determine the appropriate income category against which the units should be counted. The rent or sales price affordable to Moderate income units varies from year to year, but for example, in 2021 a 4 bedroom home with a sale price of 325,000 would have been classified as Moderate income and a 4 bedroom home for rent at a rental price of $2000 would have been classified as moderate income based on the affordability calculator provided by HCD. Table F-9 in Appendix F provides the actual rent or sales prices of pipeline projects where available as compared to the maximum affordable household housing cost, based on State income limits for Stanislaus County. The actual rent and sales prices are not available for the majority of projects listed on Table 3-2 as they are not yet on the market; however, to the extent information on actual rents and sales prices is available it has been incorporated into Table F-9 in Appendix F. For the rental projects listed, the data shown in Table F-9

Chapter 3: Housing Resources
3-6 Hearing Draft | August 6, 2026
represents comparable rents from Zillow for projects in the same areas of the City, offering comparable amenities, and of as similar age as possible. The table demonstrates that actual rents and sales prices fall within the established income limits for the typical household expected to occupy the pipeline units.

Of the 17 pipeline projects, five have been entitled but have not yet pulled building permits or commenced construction. Development Services staff reports that the applicants for all five projects are currently working on financing. The remaining 12 projects are all either under construction or actively working on next phase development activities. All of the pipeline projects are anticipated to be completed within the planning period; however, as shown in Table 3-5, the inventory has sufficient buffer capacity to accommodate RHNA at all income levels even if none of the pipeline projects that have not yet started construction are completed. In addition to the 17 pipeline projects, there is one pending application for a 7-unit multifamily development at 151 Syracuse not included as a complete application has not yet been received.

Table 3-2: Pipeline Projects
Address APN(s) Project Description Project Status
Site
Size
(acres)
Income Category
Total Units Very
Low and
Low
Moderate Above
Moderate
4118 N
Tegner Rd
087-026-001-
000
Construct seven 3-
story townhouse
style buildings with
a patio or balcony,
garage or carport,
rooftop terraces
and parking spaces.

Construct
driveway entrances
for the project.

Approved
5/3/22

1.7 4
31 31
4131 Geer
Rd
071-066-067-
000
Construct nine 3-
story buildings with
patio or balcony.

Construct parking
or carports,
landscaping,
clubhouse and
pool, and 900 sq.
ft. outdoor play
area.

Approved
1/31/23

8.5 8
130 131 261
1150
Angelus St
050-005-059-
000
Construct triplex
apartment building;
each unit with two
bedrooms, one
bathroom, kitchen,
living room, and
outdoor patio area.

Paving, 5 parking
spaces and
landscaping
included.

Project
Completed
11/19/24Ap
proved
6/15/22

0.8 4
3 3

City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-7
Address APN(s) Project Description Project Status
Site
Size
(acres)
Income Category
Total Units Very
Low and
Low
Moderate Above
Moderate
1598 East
Ave
043-027-034-
000
Rezone property
from Community
Commercial to
Low Density
Residential to allow
subdivision of
parcel into 6 lots
Approved
2/27/24
Under
Review

0.9 1
6 6
521 W.

Linwood
Ave.
050-017-015 Demolition of two
current buildings,
building of two
new buildings: 4-
bedroom home for
youth and
combination
learning
center/outpatient
behavioral health
services
Approved
Building
Permit
Issued
3/17/25Und
er Review

0.8 2
6 6
2630
Roberts Rd
087-027-001
through 087-
027-016
Subdivide 2.7 acre
parcel into 16
single family
residential lots and
divide two existing
commercial lots
into four lots and a
remainder
Approved
Grading
permit
issued
4/18/25Und
er Review

2.7 16 16
700, 710, &
720 S
Soderquist
Rd
050-005-064;
050-005-065;
050-005-067
Construction of a
triplex on parcel
#4, and duplexes
on parcel #3 and
#1
Approved
Constructi
on
Complete
Under
Review

0.6 2
7 7
3007 E
Tuolumne
Rd
073-013-004 3 year time
extension
Approved
4/5/18
Under
Constructi
on

1.2 2
60 60
3200
Atherstone
Rd
087-029-003 Increase number of
units for
condominium
project from 140
to 175, 3 year time
extension granted
6/7/18
Approved
1/17/2019

7.1 5
175 175

Chapter 3: Housing Resources
3-8 Hearing Draft | August 6, 2026
Address APN(s) Project Description Project Status
Site
Size
(acres)
Income Category
Total Units Very
Low and
Low
Moderate Above
Moderate
1137, 1201,
& 1233 Fifth
Street
043-059-001;
043-016-004;
043-016-006;
Subdivide three
parcels into 178
single-family
residential lots
Approved
5/11/2021
Under
Constructi
on

15. 66
178 178
1525 W.

Monte Vista
071-004-009 Construct a total
of 12 three-story
buildings
Approved
8/13/2021
Building
Permits
issued
8/29/25
Under
constructio
n
12 174 174 348
337 West
Avenue
South
050-003-042 Subdivide the
approximately

2.67-acre parcel,
into 30 singlefamily residential
lots.

Under
ReviewApp
roved
10/22/24

2.6 7
30 30
300 N.

Soderquist
Road
061-003-040 Construct a
residential 5-plex
multifamily dwelling
Approved
7/16/2024
Building
Permit
issued
8/22/25

0.4 6
5 5
905 Flower
Street
061-004-006 Construct four
additional twostory units and
adding an
additional bedroom
to the six existing
units on the .72-
acre property
Approved
7/16/2024
In Building
Plan review

0.7 2
11 11
985 Park
Street
061-002-063 Construct a 1,140
square foot singlestory duplex on a

0.88-acre lot.

Approved
11/4/2024

0.8 8
9 9
1601 W
Monte Vista
& 3201 Four
Seasons
087-012-053;
087-008-085
Subdivide two
parcels totaling

13.61 acres, into
114 single-family
residential lots.

Approved
2/25/2025
Improveme
nt Plans in
review,
working on
final map

13. 61
114 114

City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-9
Address APN(s) Project Description Project Status
Site
Size
(acres)
Income Category
Total Units Very
Low and
Low
Moderate Above
Moderate
3130 E
Tuolumne
Rd
073-016-007 Subdivide one

11.42-acre parcel
into 22 single
family residential
lots.

Approved
6/10/25
Improveme
nt Plans in
review
working on
final map

11. 42
22 22
TOTAL 6 3703
61 9067
70 1,2821
,137
Source: City of Turlock, 20254; Dyett & Bhatia, 20254
Morgan Ranch Master Plan
Adopted in 2015, the Morgan Ranch Master Plan outlines land use and development standards for the 170.7-acre Plan Area, a roughly triangular area that is bounded by State Highway 99 to the south, Golf Road to the east, and Glenwood Avenue to the north. The Plan Area includes 120.2 acres of land classified for Medium Density Residential and 15 acres of land classified to High Density Residential. Located on both sides of the new Morgan Ranch arterial road, Medium Density Residential (7.5 to 9 du/ac) is the predominant land use classification within the Plan Area and is intended to provide entry-level housing opportunities of single-family homes and duplexes within easy walking and biking distance to neighborhood parks and the new elementary school. The sites inventory can accommodate 875 singlefamily homes in these areas, which would be market rate homes affordable to above moderate-income households. The Master plan also includes a High Density Residential (17 to 40 du/ac) land use classification intended to support compact development, provide housing choices to match changing demographics, and facilitate needed affordable housing with a variety of designs. The High Density Residential classification applies to four parcels within the Master Plan area: two parcels along Golf Road in the northeastern part of the Master Plan area, and two parcels in the northwestern part of the Master Plan area. Each of the four parcels meets the eligibility criteria established in State law for sites identified to accommodate lower income RHNA, including that they are between 0.5 and 10 acres in size, free from environmental constraints, zoned to accommodate housing, have appropriate development standards, and that capital improvements are planned to serve them. Product types on the higher end of this range, such as apartment or condominiums are counted toward VL/L income RHNA, while townhomes are counted toward Moderate income RHNA. As such, the sites inventory can accommodate assumes 450 VL/L units on these four parcels. Additional detail of site suitability and realistic capacity on these parcels is provided in Appendix F. Product types on the higher end of this range, such as apartment or condominiums are counted toward VL/L income RHNA, while townhomes are counted toward Moderate income RHNA. As such, the sites inventory can accommodate 450 VL/L units.

Downtown
Downtown Turlock is the city’s business and historic district, with shops, eateries, offices, and potential for redeveloping underutilized areas along East Olive Avenue, East Main Street, South Center, and North Thor.

With its narrow streets, short blocks, and historic buildings, the Downtown area is a walkable environment with transit options. HCD best practices for selecting sites to accommodate lower income RHNA include proximity to transit and access to amenities and jobs. In the citywide survey of Turlock residents, respondents indicated the highest level of support for housing in a mixed-use format downtown, with residential uses located above shops (see Appendix G).

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

STANISLAUS
COUNTY
Morgan Ranch
Master Plan
South Lander
East
Tuolumne
Master Plan
Northeast Turlock
Master Plan
Westside
Industrial
Specific
Plan
Northwest
Triangle
Specific
Plan
Geer Road
Downtown
West Main
North
Golden
State
4118 N
Tegner Rd
1137, 1201, & 1233
Fifth Street
1598
East Ave
3200 4131 Geer Rd
Atherstone Rd
3007 E
Tuolumne Rd
700, 710, & 720
S Soderquist Rd
2630 Roberts Rd
521W. Linwood
Ave
1525W
MonteVista
337WestAve
South
300 N
Soderquist
Road
905
Flower Street
1150
Angelus St
3130 E
Tuolumne Rd
1601W MonteVista
& 3201 Four Seasons
985 Park Street
0 ¼ ½ 1
Miles
Source: City of Turlock, 2021; Dyett & Bhatia, 2021
City Limit
County
Freeway
Major Road
Road
Railroad
MERCED
COUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\Chapter 3\Map 3-1 Above Moderate Income
Moderate Income
Low/Very Low Income
Mixed Income
Map 3-1
Housing Element
Pipeline Projects
Opportunity Area
Specific/Master Plan Area

City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-11
As shown in Map 3-2, there are five Downtown Overlay Districts as defined in the Turlock Downtown Design Guidelines and Zoning Regulations document: Downtown Core (DC), Downtown Core Transition (DCT), Transitional Commercial (TC), Industrial Residential (IR), and Office Residential (OR). Residential development at up to 40 du/ac is permitted in the Downtown Core, up to 30 du/ac on properties in TC, IR, and OR overlay districts, and up to 24 du/ac in the DCT overlay district. Parcel size tends to be small; the majority of the sites are less than half an acre in size. There are few vacant parcels, but there is strong potential for redevelopment of older, underutilized commercial properties and some surface parking lots within the downtown area. Additionally, ownership patterns indicate opportunities for redevelopment, as there are 10 clusters of adjacent parcels under common ownership downtown. Adjacent parcels under common ownership can be developed together, and the resulting economies of scale help with the financial feasibility of redevelopment. Sites that meet the criteria established in State law for lower income RHNA sites were assigned to the Very Low and Low (VL/L) income category, while sites that did not meet the criteria were counted toward the Moderate and Above Moderate-income categoriesy. As described above, for non-vacant sites outside the Downtown Core, the gross only the net site acreage exclusive of existing commercial square footage was considered in the capacity calculation, conservatively assuming that sites will develop in a residential mixed use format. On this basis, 329 425 VL/L income units, 12 Moderate income units, and 277 280 Above Moderate income units were assumed in the Downtown area, for a total of 606 717 housing units. Sites are shown on Map 3-2. Projections for the downtown area represent approximately 11 percent of the total capacity of the inventory and 17 percent of the total capacity for L/VL income units.

As documented in Appendix F, there has been little development downtown in recent years - whether residential or non-residential. Therefore, through Program 1-G in the Action Plan, the City will work with downtown property owners to understand barriers to redevelopment and identify regulatory, process, and other incentives to address them. Downtown zoning standards currently waive parking requirements in the DC zone and reduce parking requirements by 50 percent in all other downtown zones. Additionally, the downtown area is part of the pedestrian priority area in the Capital Facility Fee (CFF) Program so impact fees are lower in this area than in any other part of the city. Accordingly, outreach efforts will explore zoning amendments to further incentivize redevelopment, such as increased building height; reduced landscaping requirements in the IR and DCT zones; increased lot coverage in the DCT, TC, and OR zones; and/or a local density bonus program. Efforts will also focus on the 10 adjacent clusters under common ownership and seek to identify other incentives for coordinated redevelopment of small sites. Based on input from Downtown property owners, the City will implement zoning amendments and other related incentives to stimulate residential and mixed use development downtown during the planning period.

Accessory Dwelling Units
Accessory Dwelling Units can be built either as detached units on residential lots or incorporated into the primary structure. As such, there is potential for ADUs in established neighborhoods throughout Turlock.

Since they are typically smaller than a single-family home, ADUs and Junior ADUs can be “affordable by design,” meaning they cost less to build, buy, or rent. As such they can offer affordable opportunities for older adults living on fixed incomes, students, retail employees, and lower income households. Safe harbors in State Housing Element law allow for the use of local trends since 2018 to project the future rate of ADU production. On average, from 2018 to 20243, the City has issued construction permits for 41 ADUs each year (Table 3-3). By this measure, Turlock can project at least 78 ADUs per year throughout the planning period; however, as noted in HCD’s Housing Element Site Inventory Guidebook, this methodology represents “a conservative option [that] only account[s] for the effect of the new laws without local promotional efforts or incentives.” Since 20221, the annual production trend has increased steadily with more than three times the number of permits issued in

E Main St
F St
E Main St
A St
D St
East Ave
E Olive Ave
N Golden State Blvd
S Lander Ave
S Orange Ave
S Golden State Blvd
N
M ni aret Ave
N
Denair Ave
Vermont Ave
Marshall St
West Main St
W Canal Dr
Park St
Park St
E Canal Dr
Marshall St
Geer Rd
N First St
Julian St
S Minaret Ave
Merritt St
Oak St
Mitchell Av
W
e
olfe Ave
Monroe Ave
N Center St
N Rose St
S Thor St
Crane Ave
Mill St
Lincoln Ave
Florence St
N First St
High St
N Palm St
N Denair Ave
Starr Ave
Almond Ave
East Ave
S Broadway
N Broadway
S Center St
Columbia St
Castor St
S Laurel St
Locust St
S First St
C St
E Canal Dr
N Center St
N
Olive Ave
NThor St
N Pa ml St
Syracuse Ave
E Main St
W Olive Ave
Flower St
N Golden State Blvd
S Palm St
Hamilton St
Crane Ave
S Rose St
C St
Third St
Fifth St
Geer Rd
District 4 -
Office/
Residential
District 1A -
Downtown
Core
Transition
District 4 -
Office/Residential
District 2 -
Transitional
Commercial
District 1 -
Downtown Core
District 2 -
Transitional
Commercial
District 3 -
Industrial/
Residential
District 2 -
Transitional
Commercial
Downtown Sites
Housing Element
Map 3-2
Source: City of Turlock, 2021; Dyett & Bhatia, 2021
0 250 500 1,000
Feet
Downtown Core 20-40 du/ac
Office/Residential 7-30 du/ac
Industrial/Residential 15-30 du/ac
Commercial Transitional 15-30 du/ac
Downtown Core Transitional 7-24 du/ac
*Downtown Districts Density Ranges
Downtown Opportunity Area
Downtown Districts*
Sites Inventory
Above Moderate Income
Moderate Income
Low/Very Low Income

City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-13
2024 than in 2021, notably and based on a suite of programs to further incentivize and facilitate ADU production incorporated into the Draft Housing Element, the inventory assumes 10 ADU construction permits per year through 2031 for a total of 80 ADUs throughout the planning period.

Based on a statewide study of ADU affordability,1 it is assumed that 60 percent of the ADUs/JADUS constructed in the City of Turlock over the planning period (48 units total) will be affordable to low and very low-income households, 30 percent of these units (24 units total) will be affordable to moderateincome households, and 10 percent (8 units total) will be affordable for above moderate-income households.

Table 3-3: Recent ADU Approvals
Year ADU Building Permits Issued
2018 24
2019 34
2020 2
2021 5
2022 125
2023 8
2024 16
Total 4741
Annual Average (2018-20243) 7.835.85
Source: City of Turlock, Annual Progress Reports, 2018-20243 Vacant Residential Land
Outside of master plan and specific plan areas, there is a total of 189 vacant parcels designated for residential use. Of these parcels, 21 are designated as Very Low Density Residential, 134 are designated as Low Density Residential, 2 are designated Low-Medium Density Residential, 19 are designated as Medium Density Residential, and 13 are designated as High Density Residential. The Very Low, Low, and Low-Medium Density designations all permit single family housing. Vacant sites with these designations are projected to be developed with one unit each, counted toward Above Moderate RHNA. The High Density Residential designation permits housing at up to 40 du/ac, which is at a level deemed affordable to lower income households. Projected units on vacant High Density Residential sites that meet the criteria for lower income RHNA are counted toward VL/L RHNA. Sites that are too small or otherwise do not meet the criteria are counted toward Moderate and Above Moderate income RHNA using the assumptions described above.

Overall, vacant residential land in Turlock can accommodate 393 very low- and low-income housing units, 133 moderate income units, and 576 above moderate-income units, for a total of 1,102 housing units. Map 3-3 shows the location of vacant residential parcels within the City limit. 1 Association of Bay Area Governments, "Affordability of Accessory Dwelling Units: A report and recommendations for RHNA 6", September 8, 2021.

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

STANISLAUS
COUNTY
East
Tuolumne
Master Plan
Northeast Turlock
Master Plan
Westside
Industrial
Specific
Plan
Northwest
Triangle
Specific
Plan
Geer Road
West Main
North
Golden
State
Morgan Ranch
Master Plan
Downtown
South Lander
0 ¼ ½ 1
Miles
Source: City of Turlock, 2021; Dyett & Bhatia, 2021
City Limit
County
Freeway
Major Road
Road
Railroad
MERCED
COUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\Chapter 3\Map 3-3 V Opportunity Area
Specific/Master Plan Area
Map 3-3
Housing Element
Vacant Residential Sites
Above Moderate Income
Moderate Income
Low/Very Low Income

City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-15
Summary of Capacity Under Current Zoning
Based on strategies discussed above, under current zoning, there is capacity for 4,2864,506 new units which represents 783 percent of the City's RHNA allocation of 5,802 units (Table 3-4). However, additional capacity to accommodate 1,5521,296 units is needed, including 982 886 units at densities above 20 du/ac which are deemed affordable to lower income households. To bridge this gap, rezoning will be needed.

ADDITIONAL HOUSING POTENTIAL BY OPPORTUNITY AREA
Based on the community wide survey conducted in the spring of 2024, four areas were identified for potential rezoning to accommodate additional housing as needed to meet Turlock's RHNA obligations. The rezoning strategy would involve creation of a workforce housinga new commercial-residential mixed use (C-RMU) base zoning zone overlay that would apply to underutilized commercial properties in these areas.

The new C-RMU zoning overlay would permit continue to allow property owners to develop their land consistent with the base zoning that currently applies, while also giving them the option to develop multifamily housing suitable for teachers, restaurant and service workers, firefighters, police officers, and others employed in Turlock if they choosein these areas in both 100 percent residential and mixed use formats. The overlay C-RMU zoning would allow housing "by right" subject to objective design standards at up to 35 dwelling units per acre and meet the requirements of. Government Code Section 65583.2(h) requires that for sites rezoned to accommodate a shortfall of lower income RHNA must meet the following requirementsincluding:
• Permit multifamily development "by right," subject to objective standards; • Permit at least 16 units per site at a density of at least 20 du/ac; • Permit 100 percent residential developments; and
• If mixed use is permitted, require that at least 50 percent of the floor area in a mixed use development be for residential uses.

This section of the chapter introduces the areas where the workforce housing overlayC-RMU zoning would apply and their capacity for housing with the new zoning overlay, accounting for community input received and State guidance for site suitability. Map 3-4 shows the location of sites to be rezoned C-RMU. A description of development potential in each area and maps depicting sites in each area that can potentially accommodate new housing are included. All of the sites identified to accommodate a shortfall of lower income RHNA meet the requirements of Government Code Section 65583.2(h).

Table 3-4: Units Accommodated Under Current Zoning
Location/Strategy Very Low and Low Moderate Above Moderate Total Pipeline Projects 6 370361 906770 1,2821,137
Morgan Ranch Master Plan 450 875 1,325
Downtown 329425 12 277280 606717
ADUs 48 24 8 80
Vacant Residential Land 393 133 576 1,102
Subtotal (A) 1,2261,322 539518 2,6452,506 4,5064,250
RHNA 2,208 1,0961,096 2,4982,498 5,8025,802
% RHNA 5606% 49%47% 106%100% 78%73%

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

STANISLAUS
COUNTY
AÎ
East
Tuolumne
Master Plan
Northeast Turlock
Master Plan
Westside
Industrial
Specific
Plan
Northwest
Triangle
Specific
Plan
Geer Road
Opportunity
Area
West Main
OpportunityArea
North
Golden
State
Opportunity
Area
Morgan Ranch
Master Plan
South Lander
Opportunity
Area
0 ¼ ½ 1
Miles
Source: City ofTurlock, 2021; Dyett & Bhatia, 2021
City Limit
County
Freeway
Major Road
Road
Railroad
MERCED
COUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\Chapter 3\Map 3-4 S Commercial-Residential Mixed Use
Specific/Master Plan Area
Map 3-4
Housing Element
Sites Rezoned to
Accommodate RHNA
Shortfall

City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-17
North Golden State
The North Golden State corridor extends along North Golden State Boulevard, from West Tuolumne Road down to Geer Road. Today, this segment of the corridor features a variety of service commercial uses, autooriented business, and retail shopping centers, some with large surface parking lots and undeveloped land that could present opportunities for redevelopment. Turlock Transit Routes 3 and 5 travel on North and South Golden State Roads and provide connection to John H. Pitman High School, CSU Stanislaus, Emmanuel Medical Center, Turlock Transit Center, and shopping and restaurants in Turlock Town Center.

Parcel size varies from 0.3 acres to approximately 11 acres and is generally larger than sites in the Downtown and West Main opportunity areas. Larger sites offer more opportunity for housing units and a variety of housing types and income categories. Further, there are three clusters of adjacent sites under common ownership offering some of the best opportunities for redevelopment, averaging site size of 1.37 74 acres.

Adjacent sites under common ownership can be developed together, offering economies of scale and helping with the financial feasibility of redevelopment.

In the citywide survey, the North Golden State opportunity area received the highest level of support for high density housing, with respondents indicating preference for 4-5 story apartments (Appendix G).

Survey responses also indicated support for mixed-use development along the corridor and highlighted the need for installation of pedestrian and bicycle infrastructure as development occurs. Current zoning applicable along the corridor (Community Commercial and Heavy Commercial) does not permit housing, so the workforce housing overlay C-RMU zone would be applied to vacant and underutilized sites in the area to facilitate the development of multifamily housing to help meet local need. Overlay C-RMU sites are projected to develop at 28 du/ac, which represents 80 percent of the maximum permitted capacity and is consistent with the densities seen in recently constructed and approved projects. As described above in the Affordability Assumptions section, overlay C-RMU sites that meet the criteria for lower income sites are counted toward L/VL RHNA, while sites that do not are counted toward Moderate and Above Moderate RHNA. On this basis, 850 775 VL/L income units, 265 291 Moderate, and 95111 Above Moderate income units were assumed in the Downtown North Golden State area, for a total of 1,2261,161 housing units. Sites are shown on Map 3-54.

Geer Road
The Geer Road corridor extends along Geer Road, from Canal Drive up to Christoffersen Parkway. Existing development along the corridor consists of a mix of single-family and medium density residential, strip malls featuring fast-food restaurants and banks, and large vacant parcels. Current General Plan land use and zoning for the area permits High and Medium Density Residential along Geer Road and Fulkerth Road, as well as Community Commercial on Geer Road between Monte Vista Avenue and Tuolumne Road.

Turlock Transit Routes 1 and 2 travel on Geer Road and provide connection to CSU Stanislaus, Turlock Transit Center, and shopping and restaurants on Countryside Drive. Existing buildings in the area are typically 1- and 2-stories in height with surface parking partially screened from view with trees and landscaping. Vacant land along the corridor with zoning that currently permits housing was accounted for above; however, there are also underutilized parcels with commercial zoning that does not currently permit housing. The size of these parcels is relatively small, ranging from 0.2 acres to approximately 5 10 acres.

In the citywide survey, there was solid (although not unanimous) support for additional high-density housing along the corridor, including apartments, townhomes, and duplexes and triplexes (Appendix G:

Community Survey Report). Accordingly, the workforce housing overlay C-RMU zone would be applied to underutilized commercial sites to help accommodate local need. Overlay C-RMU sites are

Geer Rd
W MonteVista Ave
Wolfe Ave
N Golden State Blvd
W Canal Dr
W MonteVista Ave
E Tuolumne Rd
Geer Rd
N Golden State Blvd
Dels Ln
N
Tully Rd
W Main St
W MonteVista Ave
WTuolumne Rd
Cro
well Rd
Fulkerth Rd
Pedras Rd
Park St
Countryside Dr
NWalnut Rd
Roberts Rd
Grant Ave
Georgetown Ave
N First St
A ST
North Ave
M
ountainView
E Olive Ave
Hedstrom Rd
E Hawkeye Ave
E Minnesota Ave
E Canal Dr
Chestnut St
Andre Ln
Dianne Dr
N
Walnut Rd
W Canal Dr
W Minnesota Ave
AÎ
N Broadway
Julian St
N Palm St
Annhurst Ave
Wayside Dr
Almond Ave
N Kilroy Rd
GeorgiaWy
Hayes Dr
Baylor Ave
Countryside Dr

JOETT DR
WTuolumne Rd
N
Walnut Rd
Chestnut St
W Main St
N
Tully Rd
N Soderquest Rd S Soderquest Rd
S Tully Rd
Dianne Dr
N Soderquest Rd
Fulkerth Rd W Hawkeye Ave
Cro
well Rd
Geer Rd
Monroe Ave
Twentieth Century Blvd
North Golden State Opportunity Area
Pipeline Projects
Sites Inventory
Low/Very Low Income
Mixed Income
Source: City of Turlock, 2021; Dyett & Bhatia, 2021
North Golden State Sites
Housing Element
Map 3-5
0 500 1,000 2,000
Feet Page 297 of 1808
Wolfe Ave
Geer Rd
N Golden State Blvd
Dels Ln
W MonteVista Ave
WTuolumne Rd
Cro
well R
d
W Christoffersen Pkwy
Pedras Rd
W Hawkeye Ave
Georgetown Ave
Fosberg
Rd
N First St
North Ave
Hedstrom Rd
E Hawkeye Ave
E Canal Dr
Andre Ln
Geer Rd
W Canal Dr
W Minnesota Ave
N Broadway
N Soderquist Rd
N Palm St
Annhurst Ave
Wayside Dr
Tampa St
GeorgiaWy
Hayes Dr
Baylor Ave
Aptos Dr
Fullerton Dr
Geer Rd
N Golden State Blvd
E Minnesota Ave
N
Olive Ave
N
C
olorado
Ave
N
Olive Ave
N
C
olorado
Ave
E Tuolumne Rd
N
Denair Ave
E Main St
N
Olive Ave
W Christoffersen Pkwy
E MonteVista Ave
E Tuolumne Rd
Twentieth Century Blvd
Geer Road Opportunity Area
Sites Inventory
Moderate Income
Low/Very Low Income
Mixed Income
Source: City of Turlock, 2021; Dyett & Bhatia, 2021
Geer Road Sites
Housing Element
Map 3-6
0 500 1,000 2,000
Feet Page 298 of 1808
Chapter 3: Housing Resources
3-20 Hearing Draft | August 6, 2026
projected to develop at 28 du/ac, which represents 80 percent of the maximum permitted capacity and is consistent with the densities seen in recently constructed and approved projects. As described above in the Affordability Assumptions section, overlay C-RMU sites that meet the criteria for lower income sites are counted toward L/VL RHNA, while sites that do not are counted toward Moderate and Above Moderate RHNA. On this basis, 198475 VL/L income units, 243 255 Moderate income units, and 74100 Above Moderate income units were assumed in the Geer Road area, for a total of 527818 housing units. Sites are shown on Map 3-65.

South Lander
The South Lander opportunity area is located south of downtown along Lander Avenue and features a range of auto-related and industrial businesses today, along with single-family housing amidst businesses.

Turlock Transit Routes 5 travels on South Golden State Road and Lander Avenue, and provide connection to Downtown, Turlock Transit Center, and shopping and restaurants in Turlock Town Center. There are a number of underused properties, including some with parking lots, that offer redevelopment potential. The size of underutilized parcels varies from 0.20 to 1.551.3 acres and is generally smaller than sites in other opportunity areas. Base zoning for these parcels is Community Commercial and Heavy Commercial, which does not permit housing.

In the Citywide survey, there was support for adding a mix of housing types, including apartments, townhomes, duplexes/triplexes, and garden apartments. Community comments indicated support for lowincome housing in South Lander. Accordingly, the workforce housing overlay C-RMU zone would be applied to underutilized commercial sites to help accommodate local need. Overlay C-RMU sites are projected to develop at 28 du/ac, which represents 80 percent of the maximum permitted capacity and is consistent with the densities seen in recently constructed and approved projects. As described above in the Affordability Assumptions section, C-RMUoverlay sites that meet the criteria for lower income sites are counted toward L/VL RHNA, while sites that do not are counted toward Moderate and Above Moderate RHNA. On this basis, 196 193 VL/L income units, 7086 Moderate income units, and 30 14 Above Moderate income units were assumed in South Lander area, for a total of 312 277 housing units. Sites are shown on Map 3-76.

West Main
The West Main opportunity area extends along West Main Street from North Soderquist Road to West Avenue. Today it is home to a mix of commercial, residential, and public uses including auto-related business, restaurants, neighborhood retail and services, and Osborn Elementary School. Turlock Transit Route 6 travels on West Main Street and provides connection to Osborn Elementary School, Turlock Memorial Park, and Turlock Transit Center. A number of commercial properties along this corridor have large areas of surface parking or older buildings that present opportunities for redevelopment with housing.

The Community Commercial zoning district that applies to these sites does not currently permit housing.

In the citywide survey, there was fair support for smaller-scale multifamily housing, such as duplexes/triplexes, garden apartments, townhomes, and 2-3 story apartments. Respondents supported development that reflects the existing character and style of the surrounding neighborhood, which includes lower building heights and tree-lined streets. Comments from survey respondents also highlighted some needs for this area, including the development of grocery stores and open space and parks. To facilitate the addition of housing in the area, the workforce housing overlayC-RMU zone would be applied to underutilized commercial properties Sites are shown on Map 3-87. C-RMU Overlay sites are projected to develop at 28 19 du/ac, which represents 80 percent of the maximum permitted capacity and is consistent with the densities seen in recently constructed and approved projects. As described above in the Affordability Assumptions

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
BirchwoodWay
Angelus St
S First St
Fifth St
South Lander Opportunity Area
Sites Inventory
Moderate Income
Low/Very Low Income
Mixed Income
South Lander Sites
Housing Element
Map 3-7
0 250 500 1,000
Feet Source: City of Turlock, 2021; Dyett & Bhatia, 2021 Page 300 of 1808 Alaska Ave
West Avenue South
West Avenue North
ColumbiaSt
N Soderquist Rd
WestMainSt
S Soderquist Rd
We
s
t
M
a
i
n
S
t
We
s
t
M
a
i
n
S
t
Alaska Ave
ColumbiaSt
WOliveAve
Clifford Ave
HighSt
Davis St
Radio St
Davis St
Clifford Ave
Farr St
HIGHST
WestMainOpportunityArea
SitesInventory
ModerateIncome
MixedIncome
Source:CityofTurlock,2021;Dyett&Bhatia,2021
0100200400
Feet
WestMainSites
HousingElement
Map3-8

City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-23
section, C-RMU overlay sites that meet the criteria for lower income sites are counted toward L/VL RHNA, while sites that do not are counted toward Moderate and Above Moderate RHNA. On this basis, 23 VL/L income units, 32 25 Moderate income units, and 10 6 Above Moderate income units were assumed in the West Main area, for a total of 65 31 housing units.

SUMMARY OF RHNA CAPACITY
Table 3-5, below, summarizes the realistic capacity projected for the inventory with the proposed workforce housing overlayC-RMU zone. It accounts for development of vacant residential land, pipeline projects, ADU production, and development on underutilized commercial sites in opportunity areas where the workforce housing overlayC-RMU zone would apply. Per State guidance, ADUs are not assigned to individual sites, but rather projected on a citywide basis. Map 3-98 shows the inventory sites at a citywide scale.

Overall, the draft sites inventory demonstrates capacity meet RHNA obligations at all income levels with a buffer. The buffer is required to ensure that there is sufficient capacity to meet RHNA obligations at all times during the planning period, in the event that some sites on the inventory actually develop at lower densities than envisioned. HCD recommends that communities plan for a buffer of at least 10 percent for their RHNA at all income levels. Appendix A contains the full sites inventory in the format required under State law.

Table 3-5: Summary of RHNA Capacity
Location/Strategy Very Low and
Low Moderate Above Moderate Total
Units Accommodated Under Current Zoning
Pipeline Projects 6 370361 906770 1,2821,137
Morgan Ranch Master Plan 450 875 1,325
Downtown 329425 12 277280 606717
ADUs 48 24 8 80
Vacant Residential Land 393 133 576 1,102
Subtotal (A) 1,2261,322 539518 2,6452,506 4,5064,250
RHNA 2,208 1,096 2,498 5,802
% RHNA 5606% 49%47% 106%100% 78%73%
Rezoning
North Golden State 775850 291265 95111 1,1611,226
Geer Road 198475 255243 74100 527818
South Lander 193196 7086 1430 277312
West Main 023 2532 610 3165
Subtotal (B) 1,5441,166 626641 251189 2,4211,996
GRAND TOTAL (A+B) 2,7702,488 1,1801,144 2,8342,757 6,5026,671 RHNA 2,208 1,096 2,498 5,802
% RHNA 113125% 108%104% 113%110% 1123%115%

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

STANISLAUS
COUNTY
AÎ
East
Tuolumne
Master Plan
Northeast Turlock
Master Plan
Westside
Industrial
Specific
Plan
Northwest
Triangle
Specific
Plan
Geer Road
West Main
North
Golden
State
Morgan Ranch
Master Plan
Downtown
South Lander
0 ¼ ½ 1
Miles
Source: City of Turlock, 2021; Dyett & Bhatia, 2021
City Limit
County
Freeway
Major Road
Road
Railroad
MERCED
COUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\Chapter 3\Map 3-9 Sites Inventory
Above Moderate Income
Moderate Income
Low/Very Low Income
Mixed Income
Residential Pipeline Projects
Opportunity Area
Specific/Master Plan Area
Map 3-9
Housing Element
Citywide Sites Inventory

City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-25
Approximately 60 percent of Turlock's RHNA allocation is accommodated on vacant sites, while the remaining 40 percent is accommodated on sites that are non-vacant, meaning they contain buildings or other significant improvements that are permanent and add significantly to the value of the property. Per State law, if the inventory identifies non-vacant sites to address a portion of the regional housing need allocation, analysis is required to demonstrate the viability of sites for redevelopment with housing during the planning period. This analysis is included in Appendix F.

ADDITIONAL LAND RESOURCES AVAILABLE FOR HOUSING
Other lands with capacity for housing in the City of Turlock include properties owned by religious institutions and residentially zoned land that meets the eligibility criteria for Senate Bill 9 (SB9). This land is not included on the inventory of available housing sites because, as described above, with the proposed workforce housing overlayC-RMU zone, there is sufficient capacity to meet RHNA obligations at all levels.

However, much of this land is located in the north and the east of Turlock in areas identified by the State as High or Highest Resource areas where the existing housing stock is predominantly low density single-family homes. By promoting a wider range of housing types affordable to different income demographics, the City can help affirmatively further fair housing, consistent with requirements in State law. Programs have been included in Chapter 4 Housing Action Plan to address this.

Places of Workshop and Housing
New State laws recognize religious institutions as important partners in affordable housing development and seek to provide incentives to facilitate construction by churches, synagogues, and mosques, such as through the reduced parking requirements available to religious facilities seeking to develop affordable housing on their properties by way of AB 1851. Examples of faith-based affordable housing projects include the Grove Church Tiny Homes Project in Riverside which was completed in 2018 and the Mulberry Village Tiny Homes project in Riverside completed in 2022.

There are at least 34 religiously owned properties in Turlock with vacant land and/or surface parking lots that could be developed with affordable housing, as shown on Map 3-109. The City can conduct outreach to the local faith-based community to understand if there is interest in pursuing affordable housing projects on properties they own and gain an understanding of what the City could do to support housing development by faith-based property owners. On the basis of this outreach, a refined list of candidate properties will be developed together with specific actions the City could take to facilitate the development of affordable housing by interested faith-based institutions, which could include zoning amendments to permit residential development at densities of at least 20 du/ac, permit streamlining procedures, and technical assistance. Program 1-F in Chapter 4 Housing Action Plan envisions the creation of a Congregational Overlay and associated development standards, as well as implementation of a program of technical assistance and development support for interested faith-based institutional property owners, which may include the preparation of factsheets; introductions to qualified design professionals, construction contractors, property management firms, and affordable housing operators; consultations on navigating the development application process.

Senate Bill 9 Housing
Senate Bill 9 (SB9), also called the California Housing Opportunity and More Efficiency (“HOME”) Act,

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

STANISLAUS
COUNTY
AÎ
¬«26
¬« ¬«19 16
¬«14
¬«7
¬«17
¬«1
¬«2
¬«3
¬«4
¬«5 ¬«6
¬«11
¬«8
¬«9
¬«10
¬«12
¬«13
¬«18
¬«15
¬«20
¬«31
¬«27
¬«29
¬«21 ¬«22
¬«23
¬«24
¬«25
¬«30
¬«28
¬«32
¬«33
¬«34
Religious Properties with
Potential for Housing
0 ¼ ½ 1
Miles
Source: City of Turlock, 2021; Dyett & Bhatia, 2021
City Limit
County
Housing Element
Map 3-10
Freeway
Major Road
Road
Railroad
MERCED
COUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\Chapter 3\Map 3-10 Religious Properties
Highest Resource Area
High Resource Area
Racially Concentrated
Areas of Affluence (RCAA)

SITE NUM APN
1 071-002-012-000
2 071-001-014-000, 071-001-015-000
3 071-064-066-000
4 087-030-007-000
5 073-007-011-000
6 072-011-029-000
7 072-012-058-000
8 072-017-006-000
9 072-017-007-000
10 072-017-008-000
11 072-021-003-000,
12 072-024-016-000, 072-024-017-000, 072-024-018-000
13 073-015-049-000
14 071-013-016-000
15 088-010-023-000, 088-010-055-000
16 042-010-019-000
17 072-032-006-000
18 051-002-018-000
19 051-024-023-000
20 042-026-039-000, 042-026-035-000
21 042-024-007-000
22 061-031-012-000
23 061-029-001-000
24 061-032-061-000
25 061-033-002-000, 061-032-057-000
26 089-008-004-000
27 043-026-020-000
28 043-045-015-000, 043-048-047-000
29 043-049-030-000
30 050-024-027-000
31 050-020-041-000
32 050-003-048-000
33 050-030-001-000
34 050-011-042-000

City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-27
is a California state law that enables homeowners to split their single-family residential lot into two separate lots and/or build additional residential units on their property without the need for discretionary review or public hearing. The law gives qualifying property owners the right to a maximum total of four units across the two lots, whether as single-family dwellings, duplexes, and/or ADUs. In Turlock, there are over 190 single-family zoned properties that meet the eligibility criteria and that may be good candidates for SB9 housing development (based on A/V ratio) if the owners choose to pursue that option. Smaller scale housing on these properties, shown on Map 3-101, could provide Moderate income households with additional opportunities for homeownership and/or rental units affordable to Moderate and Lower income households. Through Program 1-C in the Action Plan, the City will enact regulations to facilitate SB9 housing for interested homeowners in Turlock, and to promote SB9 housing through community outreach activities, including providing informational handouts at the planning counter, posting information on the City website, raising awareness through email newsletters, and providing information at City events.

Financial Resources
As a small community, and especially since the loss of Redevelopment Agencies statewide, Turlock has limited availability of funds for affordable housing activities. The primary sources of funding and financing are federal and State programs, which the City’s Housing Program Services Division leverages to provide local programs and services. Through these funding sources, the City creates and maintains affordable housing for lower and moderate income households.

FEDERAL
Community Development Block Grant (CDBG) Funds
Through the CDBG program, United States Department of Housing and Urban Development (HUD) provides funds to local governments for a range of community development activities. The eligible activities include, but are not limited to, acquisition and/or disposition of real estate property, public facilities and improvements, relocation, rehabilitation and construction (under certain limitations) of housing, home ownership assistance, and also clearance activities. In addition, these funds can be used to acquire or subsidize at-risk units. The City of Turlock typically receives approximately $650,000 annually, for a fiveyear total of $3,250,000 from the U. S. Department of Housing and Urban Development (HUD).

HOME Investment Partnerships Program (HOME)
The HOME program provides Federal funds for the development and rehabilitation of affordable rental and ownership housing for low- and moderate-income households. HOME funds can be used for activities that promote affordable rental housing and homeownership by low- and moderate-income households, including building acquisition, new construction and reconstruction, moderate or substantial rehabilitation, homebuyer assistance, and tenant-based rental assistance. HOME funds are available to Turlock/Stanislaus County HOME Consortium, which includes Stanislaus Urban County and the City of Turlock. Since the 2023-2024 fiscal year, Stanislaus County leads the HOME Consortium, while the City of Turlock is a partner. The HOME Consortium has been awarded an additional estimated $1.2 million in annual HOME funds, for a five-year total of $6,000,000.