Agenda packet — Turlock City Council, August 25, 2026 (part 13 of 14)

Turlock General Plan Update
B-112 Community Survey Report
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
Don't need more housing that bring more cars/traffic congestion; need more affordable housing (rents/housing too high); building more places no on can afford won't help North Golden State
None that I can think of
Not being specific, but within city limits (older areas) there is considerable open space that could and should be developed.

No
Any unused land - fill in projects
Corner of Georgetown & Crowell; more duplexes on corner lots in neighborhoods that are single family hoes; build-up multi-story housing is better than sprawl Westside of I99
N/A
No opinion
West side
Allow pets in certain parks-adjacent to new housing
Generally need housing that is suitable for first time homeowners - affordable Fulkerth Rd to Linwood Ave (south)
N/A
Parcel by the hospital
Marshall/Thor parcels
N/A
Land on Quincy and Monte Vista north of Larsa banquet Hall, Northeast corner of Geer and Monte Vista Northwest corner of Monte Vista and Walnut
West side of Highway 99
There are lots of open lots around Countryside Drive, though Commercial around them, could have mixed-use shops with housing above shops or town houses nearby Help people build ADUs

LEAVE ALONE AND RESIST STATE MANDATE
Sr housing near shopping, medical ctrs & hospital; housing for students & commuters in north Turlock; housing for internationals/immigrants should be near Fulkerth - W Main (by theater) More housing is not in Turlock's best interest, s/b gradual; state mandates aren't in best interest of Turlock's small town feel & safety; growth more crime/gangs/depreciation of current home values No - Stop building apartments in single home residential areas Empty lots throughout Turlock, vacant for decades, surrounded by housing: Fulkerth & Tully; Johnson & Hawkeye
I am not in support of new population if we don't solve the water problem.

Not much land left in Turlock; maybe Denair & Turlock can start getting closer to each other "to fill the gap". But that will depend on the county, unsure how that works.

No - any new housing should be single family and not a developer new housing is destroying Turlock East Turlock; South-East Turlock; South Golden St
East Turlock; South-East Turlock; South Golden St
East Ave towards Santa Fe
More low income housing & services; less-way less high cost; pushes up the cost of living for everyone & then you get more homeless
You already screwed up by building all the shopping stores out by Home Depot. What kind of moron didn't plan ahead for all that traffic.

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Turlock General Plan Update
Community Survey Report B-113
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
none
Taylor Rd needs improvement, potholes & flooding during rainy days Vary areas for shopping center; bad choices were made when EVERYTHING was developed on Countryside Dr, now congested all the time
Recommend building up (apartments) rather than building out (single family homes) Geer & Monte Vista, across from the college
None
More infill projects before expansion of city
No - stop building apartments in single home residential areas N/W corner Geer & Hawkeye; north of Hawkeye between Colorado & Berkeley East of Taylor Rd & Geer Rd
Don't know
More on Fulkerth; also more on Countryside
The north side has enough homes; the wealthy or those above 120% AMI can buy a home, those 0-80% AMI have the most difficulty-build homes for them.

Improve roads & attract businesses/offices for area
East of E. Avenue
Westside Turlock
Monte Vista & Geer
Address water quality-tastes like chlorine, plants, pets, people are affected by what use to be delicious water-now must buy water
?Why are our nursing facilities leaving or closing?
Monte Vista at Stan State main entrance. Overhead walkway to cross Monte Vista for students. They cross at random and its unsafe.

Geer & Monte Vista
Geer & Christopherson
Any unincorporated Stanislaus County land
Glenwood/Golf Link/Lander; North Lander/99
Undeveloped land on Geer across from CSUS; land on Geer near Christofferson Open land corner Hawkeye & Geer - apartments, condos, townhomes, duplexes, triplexes Clean up derelict homes & yards
n/a
East Turlock
I do not support growth at this time. Housing should not happen until roads & homeless isses are taken care of!
Down E Glenwood Ave & Golden State going South
East Turlock
Sorry it is late - got mixed in mail
Northeast area
E Berkeley / N Hawkeye
West side of freeway on main
Geer & Monte Vista-affordable apartments for students; add eateries/services students need; similar to living situation at Cal Poly in Poly Canyon
Leave the farmland alone; move out west Linwood; bike lanes-current bike lanes in Turlock run out Soderquist area bet S Ave & Main St; Tully Rd bet Canal & Soderquist also Golden State G-166

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Turlock General Plan Update
B-114 Community Survey Report
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
North Golden State
Boxwood
More community events; holidays to bring the community together A triangle piece on E Avenue across from the taco trucks Please slow growth; Turlock has slowly eroded middle-upper class as it has grown Entertainment Way (off of Monte Vista)
W of 99; changes made there do not change existing neighborhoods or add to existing road congestion; very little friction from a NIMBY perspective
Golden State area 4-5 story apartments
Make residents responsible if you rent or own; maintain a clean & safe community; help if they can't afford to or physically unable to maintain their property
Get rid of Garton Tractor move north on Golden State; allow for multi-unit homes & business Continue building along Taylor Rd
The roads on Glennwood; homeless housing; apartment buidlings Build affordable condos & garden apartments on Geer towards the rural & country side High density apartments near Stan State
West Main area west of 99
All multi-family areas of town; people would like to rent; not just in the lower income edges West of freeway
Geer Rd bet Monte Vista & Christopherson; put new post office there; can Las Palmas facility go to Grayson Rd (Old Honor Farm site)
By the fleas market
N Golden State, N of Monte Vista; S of Christopherson
Corner of Hawkeye & Geer
Don't forget to add infrastructure to support new housing Road improvement; S Berkeley Ave & new housing
Undeveloped land bordering Hwy 99 i.e. Golf Link Rd, Harding, E Glenwood S. Golden State has looked so bad for so long. Maybe some type of clean up and again a green belt setion alon this long stretch.

East Avenue, Daubenberger, Quincy & Marshall
Stop building homes until crime, homelessness and infastructure can support more people. Affordable housing attracts low income low income brings (much of the time) more problems. Solve what you have first.

Not on West Tuolumne
By Costco
Preserve the farmland
You have seated land in and out of Turlock city for almost 60 years S Golden State Blvd
Also plan for neighborhood green spaces
Golden State Blvd
Diane Dr. south of Dustbowl all the way to Main St.

Geer & Christoffersen, Geer & Monte Vista , Geer hawkeye Linwood
Monte Vista Ave and Geer Rd, Christoffersen, Geer and Hawkeye, N Walnut Rd E Monte Vista Lots currently for sale-single fam homes, not close; cute like Sunny Ln & Shady Ln w some custom lots
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Turlock General Plan Update
Community Survey Report B-115
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
Form was poorly designed - had to hide personal info when mailed Berkeley and Canal
Geer and Christoffersen
Current available areas are not desirable to live unless one moves to the eastern boundary W Lindwood to Main; Lander to 99; infill potential scattered throughout; annex county islands Reduce red tape/fees; low income can't afford to pay high fees; perhaps a 2 year large fee reduction to encourage building - "Permit Fee Holiday" perod
Apts or condos at Monte Vista/Geer; housing at Christofferson & Geer; garden apts/sr living Zeering east of the park
Taylor Rd, Berkeley Ave, Golden State
Denair, West Side, Santa Fe
Strong job growth, good retail, safety
West side of 99 or North side of Taylor Rd
Daubenburger area toward East Ave; build single family
homes west of Hwy 99
North Turlock, rest of Turlock is a shit hole
This is a useless survey; need to provide a basic context for citizens to understand the Turlock environment & what the options mean, hold a forum, or already may be planned, or this is a pro forma exercise.

Lower existing housing costs; build housing away from business area; promote family & communities New development will make Turlock too crowded; Turlock has a nice feel of a small city, new homes will lose that, crime will increase

NEAR COSTCO AND COLLEGE

TRAFFIC MANAGEMENT
no

JUST FIX OUR STREETS

ALL OPEN LOTS SHOULD BE CONSIDERED FOR MEDIUM TO HIGH DENSITY HOUSING

THE CORNER OF GEER AND MONTE VISTA

NORTH OF TAYLOR RD

EMPTY LOTS NEAR UNIVERSITY
developed vacant land
Off Colorado, off Berkeley
Taylor RD, Hawkeye
E monte Vista, Geer and monte vista, Colorado and E Main St, Merritt , East Ave, Daubenberger, new land added to plan land cost & fees make housing expensive West of Hwy 99
I grew up and have property in Turlock, it is a wonderful town, looks out dated. Ideas are a step in the right direction
No new housing; Trader Joes, Sprouts, Whole Foods between Fulkerth & Tuolumne on Countryside Between Hwy 99 & Glenwood Ave & west of Golf Link Rd; land west of Hwy 99 between Taylor & Fulkerth; East of Washington should be annexed for more housing
Open land on Countryside between Tuolumne & Fulkerth; excellent for mixed use housing above retail; no need for big box stores with giant parking lots
NW corner Christopherson & Geer; area around Hobby Lobby, Ten Pin Fun Center; NE corner of Fulkerth & Tully north of Food Max
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Turlock General Plan Update
B-116 Community Survey Report
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
Corner of Fulkerth & Tully (NE)
Corner of Monte Vista & Geer (NE)
Open lots behind Bonanders & on Olive St and East Ave including off streets Tuolumne & Warner Rd; Taylor & Warner Rd; Zeering & Warner Rd Geer & Monte Vista, Geer & Christopherson, Geer & Hawkeye intersections; parcel on Colorado near Toscana, site of the old Jura's (Olive & Golden State); lots of infill spots North Golden state can be re-envisioned-parks/bike/road & more pedestrian friendly with shops & housing Between Denair & Turlock
Do not need more single family units - expensive & make our city bigger while adding little economic opportunity or value.

Both sides of West Main, South Lander & Geer; all affordable housing; more senior and assisted living housing
Plenty of empty lots & land in existing hoods ready for infill Funding assistance to repair dilapidated homes/businesses; enabling funds for beautiful & unique city Don't change farmlands to new housing zones
Infill projects
Expand City to the east and northwest
Land should not be taken through eminent domain
North Golden State, Taylor Rd, West Monte Vista, E Tuolumne Rd, E Hawkeye Ave, Fransil Ln, Diane Drive Towards Quincy, Daubenberger, Cannel
Abandoned factory/office buildings
Monte Vista, Daubenberger, East Ave, Tuolumne, Hawkeye
Lower fees so any type of housing can be built in all locations Around college - east area
None
Taylor Road
Monte Vista & Geer
East Ave - Briar Rd; S Johnson-S Daubenberger including Farmer's Market Before developing new areas complete existing empty lots; annex land not farmed or adjacent to development, ie E Glenwood
County island SW off Lander
3-4 story apartment buildings on Christoffersen, between Sutter Gould & Mountain View

THE BRIDGE GOING TO THE FREEWAY ON GOLDEN STATE

GEER/FULKERTH

GEER/MONTE VISTA

GEER/CHRISTOFFERSEN
Houses built in some of the empty lots. where homes are living and lot of crime S Golden State Blvd
ROADS
Between Fulkerth and W. Linwood

AREA NEAR COLLEGE/PITMAN HIGH SCHOOL CONDOS
Monte Vista/ Geer Rd
lower price of vacant buildings
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Turlock General Plan Update
Community Survey Report B-117
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
Golden State BLVD
Golf to ca 99, s. Daubenberger to E Linwood
to crowded already
looks into Mobile housing, cheap housing
Near by Hobby Lobby
Fulkerth Rd and Tully
Geer Rd
Use fund to improve current housing Problems
other side of the highway 99
East Ave from Colorado to south Johnson
more second story housing above business downtown
Tegner Rd
any current vacant shopping center
west of 99 by Costco area
N Golden State BLVD
Follow the general plans
Monte Vista Ave and Geer Rd
Were ever we have nice streets and plenty of parking
Lander Rd
Lander & High St
Before you build new homes, fix the roads, We need housing that seniors can afford.

Make commercial properties more presentable; 2-3 story dwelling units Geer Rd and Monte Vista Avenue
make Turlock walkable
More housing by college & NW Turlock near movie theater; more family indoor entertainment & large indoor sports center for basketball, tennis, pickle ball, et Thank you for seeking feedback; want walkable neighborhood with park/store access; would like to sell family home for mixed use, garden apt or condo in Turlock Zoning for high rise housing in the open area south of East Glenwood Ave Utilize vacant lots; make affordable for land owner to replace/build housing; get rid of geese at college & Donnelly Park
Geer Rd & Hawkeye

STAY MOSTLY INSIDE THE CITY AND IMPROVE DENSITY

ROADS ARE PACKED NOW-FIX WHAT WE HAVE BEFORE BUILDING MORE

INDUSTRIAL AREAS
E Main at Colorado - large vacant lot
Monte Vista Crossing; Geer Road
No
Infill; preserve existing ag land
Near the mayor's home an dcouncil members Monez's house, who both feel there is no homeless issues and that they are the fabric of the community.

There are several open lots in and around the downtown area that could serve as single family homesites. I believe they were the sites of single family homes in the past.

Make it easy to add granny flats
Reduce capital facility fees and building fees to encourage building on current empty lots East Glenwood Avenue and Golf Road
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Turlock General Plan Update
B-118 Community Survey Report
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
The best locations should be determined by City Council and the Planning Commission & office W. Tuolumne Rd
South Golden State
Yes, outside of Turlock
Main & Colorado
Marshall - Palm - Crane
No
No
Absolutely not
Fill in open spaces before building on ag land
I am sure there are spots all over I cannot list at this time.

South side of town renewal
Fill the island-behind Colorado/Hawkeye, E Main & Colorado; Monte Vista, Fulkerth & Tully No other areas - too crowded already
West of Hwy 99
Keyes - Delhi
E. Glenwood Avenue south of freeway to Golf Rd
Infill any areas, do not approve of losing agricultural acreage Anywhere safe - think families with young children
Fill in vacant city lots & make process easier
More easily fill in city limits where there are empty lots Any area of Turlock that has raw, unused land; fantastic job downtown, need on all of Turlock East Avenue
North Turlock, north of college; along Golden State south of downtown More low density residential (Tuolumne & Zeering); more homes north of Taylor Christofferson. Great area for housing-good proximity to Gallo Winery. Turlock has potential needs improvements. Cost of housing makes goal to living in Berkeley area not seems possible, even making $90k a year.

There are lots of empty land between West Main and Linwood that could be used for housing Trader Joes & healthy food options
West of commerce areas?
empty lots within many East Side housing developments
W. Main St, N. Washington Rd
Please stop building homes in Turlock (too crowded)
E. Glenwood; Baywood - 5th
Empty or abandoned places
None that I can think of
Hawkeye Avenue
South Golden State
New housing should be smaller yards, condos duplexes for less water waste Housing in the Fulkerth area west of 99 between Dustbowl/Amazon & Costco Not sure
No
Can't think of any
I am fine with whatever, as long as not half way houses for criminals.

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Turlock General Plan Update
Community Survey Report B-119
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
Fill in empty lots.

Where housing goes does not matter just make it affordable.

Taylor Rd near the ARCO; with a cross intersection at Golden State to Taylor.

Eastside toward Denair; Industrial west of 99; develop schools & parks east; Taylor, Monte Vista, Fulkerth as access.

Hawkeye & Geer, around Taylor Rd, Costco, So Golden State, etc.

NW Corner Geer & Hawkeye; mixed housing Olive & Golden State; Condo on Eastside There is a lot of free space to build housing west of 99.

Expand the city limits/borders
vacant area on E Main near 1000 E Main
Near Quincy
Golden State where canary used to be
South East Master Plan needs to be developed
Where there is population and ease for development, efforts should be made to contruct new housing and shopping areas.

County pockets
corner Geer and Monte Vista, Northwest corner lot at Geer and Hawkeye promote more infill in all areas
Geer and Christofferson
Geer and Hawkeye
south of Turlock south of E. Glenwood Continue expansion in N.E. Turlock, south of Taylor Rd, N.W. of Turlock, west of Highway 99 and south of Taylor
LOT @DOWNTOWN - BIG OAK TREE
MAKE SMALL LOTS OK FOR TINY HOMES. MAKE BUILDING PERMITS SIMPLE WITH LOCAL LAWS

AND BUILDING STANDARDS LOTS OR SPACES VACANT IN THE CITY

ANY PLACE THAT DOESN'T FOURCE OUT SOME OTHER BUSINESS
undeveloped vacant land
North of Taylor Road
West of Highway 99, Fulkerth Rd to Monte Vista Ave to Washington Rd NE toward Denair
more infill of vacant lots around town
W. Monte Vista Ave
NW corner of Geer & Hawkeye Ave
Northeast and East side of Turlock
South Golden State corridor
West Monte Vista Ave, west of the Costco area
East Ave to Santa Fe Rd

OUTSIDE CITY LIMITS OR OUTSKIRTS OF TOWN (LOTS OF LAND AVAILABLE

VOTES TAXES IN MULTIPLE TIMES WITH MONEY GOING IN GENERAL FUND-SHOULD HAVE

GONE TO ROADS
I like the complete neighborhood concept-shopping plaza with homes around edge-new homes good-make sure there is no big box stores-parking for vehicles
Padres (divine gardens)
build single family homes off N Waring between Hawkeye and Tuolumne and off N Daubenberger & Canal single family homes
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Turlock General Plan Update
B-120 Community Survey Report
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
B2
by new Amazon
East Avenue and corner of Berkeley
Tuolumne to Santa Fe
Marshall Street near downtown
SW Turlock, west of 99
Around Quincy Road and to the East of Turlock. Also to the West in the direction of the new Amazon facility
The old Tri Valley location that burned down is good for a homeless apartment type complex and also for a rail station stop off for Amtrack etc. Utilize this eyesore. The stop at East & Golden State needs to be redone to keep people from blocking intersection from east to G.S. Blvd West Main
The open lot in front of CSU Stanislaus and next to CVS as well as the open land near Walmart and Foodmaxx
I think the city could look at empty lots, see if they can be purchased an dput similiar house on them as neighbor
Hawkeye across from walgreens, Golden State off Pedras, golden State and Taylor, Main and Walnut, Lander across from Arco
East of 99 and south east, Quincy
no more housing on east Turlock
South Golden State on vacant lots
empty lots on W Main and Olive for single family homes
out Lander
Geer Road-Golden State open lands now available
East of Geer - Monte Vista
Monte Vista and East side
don't allow single family home in middle of single family homes to turn into a four plex Northeast corner Monte Vista / Geer
empty building near D street, build condos or low income apartments empty lots on Geer Road
West Linwood area by Cunningham/freeway
empty lots
Restore and improve existing areas on outskirts and make them profitable before thinking about expansions. Improve what you have then expand. The old sawmill is prime example of wasted potential and unused land.

Underdeveloped property @ Monte Vista & Geer (N.E. corner). North Golden State corridor has huge properties for housing & re-development. Road condition in spots needs to be addressed. Stop adding traffic lights & use roundabouts where feasible fo rbetter traffic flow.

No more housing, there is more than enough housing and it's taking away from the country feeling and bringing in more traffic.

Less housing there is plenty do not need anymore ghetto housing. Also let's not make this another Modesto ghetto
Promote new business development, push our/demo old unoccupied or delapidated businesses/homes etd., repair roads
Too many people & houses already
Southeast Turlock - South of East Avenue and East of Berkeley for single family homes Around the fairgrounds
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Turlock General Plan Update
Community Survey Report B-121
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
East of Stan State Geer Rd & Monte Vista huge lot its been unuseable for 30 years. Build - college housing on it and let them pay rent college is free now
Modular homes specifically for 1st time buyers not seniors only. This way our children can afford to live in Turlock.

South west of W. Main all the way to the freeway
If you would make building and remodeling less cumbersome. The time it takes to permit and build anything is costly and prohibitive.

Empty lot on Geer/Monte Vista. All of downtown. Geer Road next to Savemart shop/housing combo on Geer next to and across from Walgreens
Yes
We do not need anymore rundown ugly apartments or duplexes in Turlock.

Miscellaneous empty lots around town could become high density housing units East Monte Vista
The platinum triangle, this never got built out, remove Taylor green belt and build north, build eas of Waring Road and impede on Denair. Turlock proper should start at Merced county line and infill all areas. Where's LAFCO in all this? The city is confined to a box, expand the box and fill in the areas More modular home parks, affordable not just senior
need to bulldoze South Lander and put all the homes down there west of hwy 9 Fulkerth to Taylor Rd
Don't feel knowledgeable enough to comme
Around Stan State and Crossroads/99 corridor
Marshall street near Bonander Dealership
Geer across from CSUS
Infill lots within City limits
Monte Vista and Christoffersen
No Turlock is big enough
Taylor Road, towards Denair
fuera de la ciuda East Avenue
No new housing until roads are in decent shape
Pave the roads and either house the homeless or remove them all from our town No opinion
No comment. That's the redevelopment agency's job.

Empty lots by Marshall & Thor
north Golden State
NO!
Large land on corner of Geer and Monte Vista
West Palm
Lander towards Hilmar
Do not use any new housing for homeless. Give working families barely able to make it the opportunity afford housing
East side of Turlock if possible more houses, West main but no two story apartments close to Main Street (traffic noise, trucks)
Within City limits, build apartments and condo up to 3 stories high, fill in the unutilized spots with available lots
outside of town
G-174

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

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

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

No
No
in some housing tracts there are one or more vacant lots. These should be filled in first before any more tract homes are built. Streets are becoming unsafe (speeding) due to road holes etc hire more police where is water going to come from for new houses
city should buy auction properties to build multi use
build housing for homeless low income near Bonander Automotive on empty lot of for seniors Crane Ave there are pockets of empty land that could be filled in however, the permit process is cumbersome for the average person to even upgrade much less develop. so big companies are the only ones to build and transfer charge as much as they want
areas if roadways that are in poor condition
East Turlock current farming operations are almost impossible with all the people trespassing ignoring warnings illegally parking
Fulkerth Rd
N. Tully Road
G-175

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Turlock General Plan Update
Community Survey Report B-123
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
why not develop the area near the new Amazon and Dustbowl build up not out, save farmland
area out near Hobby Lobby
west side of Highway 99
no-taking too much farmland
utilize open buildings in creating new condos
Golden State and Countryside
some other town
corner of Geer and Hawkeye
Taylor Rd
do not do anything
Thanks for keeping our parks clean and mowed
Northeast and East Turlock
Monte Vista Ave
Monte Vista Ave on the west side of highway 99, any vacant land Repave the roads that lead into up to & near all housing (new & old) I hate to say it but how about 10-20 acres of farmland close to New Amazon warehouse There is lots of space on geer past university for single family homes/ condos/townhouses Ownership encourages concern for p keep, neighborhood feel etc. Less rental, more smaller ownership possible
Not at this time
Tenant property toward Denair homes
I don't feel like I know enough as citizen abut city planning Highway 99, Taylor Road towards Keyes
NE to Quincy Road
No
Area around Golf Rd and Glenwood Ave
Turlock has several placed, but I do not know the addresses.

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

No
No
Geer, Monte Vista, Crane & Thor
8 street city island
Monte Vista towards Denair
G-176

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

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

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

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

PRODUCTIVE MEMEBERS OF SOCIETY THEN THOSE LESS FORTUNATE WILL HAVE

OPPORTUNITIES DUE TO A BETTER COMMUNITY

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

NOISE , NOISE UNDER CONTROL

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

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

North on Geer Rd and North Golden State Blvd
by movie theater
make sure people with low/no vision are accommodated
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City of Turlock
Planning Commission Study Session Preliminary
Sites Inventory for the Housing Element
July 18, 2024
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Meeting Objectives
• Provide an overview of requirements for sites inventory • Recap community outreach and process to date
• Present preliminary sites inventory and key strategies • Receive feedback from Planning Commission
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Presentation Outline
• Housing Element Background
• Capacity Under Current Zoning
• Community Outreach and Site Identification
• Strategies to Accommodate RHNA
• Discussion
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Turlock Housing Element Update
Housing Element Background
G-181

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Housing Element Overview
• State-mandated element
• City’s plan for addressing local
housing needs
• Updated on an 8-year cycle
• Subject to statutory
requirements
• Mandatory review by Dept.

Housing & Community
Development (HCD)
required
elements
8 G-182

Page 1598 of 1923 ends

Turlock Housing Element Update
Key Housing Element Components
• Inventory of available sites for
housing
• Projection of realistic capacity
• Assessment of housing needs,
constraints, and “fair housing”
issues
• Program of implementing actions
G-183

Page 1599 of 1923 ends

What is RHNA?
• RHNA = Regional Housing Needs Allocation
• Total number of new housing units that City must plan to accommodate for 2023 – 2031 cycle
• Separated into four affordability levels:
• Very Low < 50% area median income (AMI)
• Low 50 – 80% AMI
• Moderate 80 – 120% AMI
• Above Moderate > 120% AMI
• Stanislaus County AMI = $92,600 (family of 4, 2022)
G-184

Page 1600 of 1923 ends

Turlock RHNA Allocation
Turlock RHNA Allocations
CYCLE

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

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

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

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

Page 1601 of 1923 ends

Requirements for Inventory and Site Suitability
• City is required to zone for sufficient capacity to meet RHNA • Special requirements for lower income RHNA sites
• Site size parameters (0.5 to 10 acres)
• Absence of environmental constraints
• Proximity to transit
• Availability of infrastructure and utilities
• Must affirmatively further fair housing
• Past performance to demonstrate viability
G-186

Page 1602 of 1923 ends

Realistic Capacity
Projections
• 35 dwelling units per
acre (du/ac) in
Downtown Core and
High Density
Residential
• 22 du/ac for nonvacant sites along
commercial corridors
4131 Geer Road, Turlock
Site Area: 12 acres
Project Density: 29 du/ac
Site Area: 8.58 acres
Project Density: 30.4 du/ac
G-187

Page 1603 of 1923 ends

Turlock Housing Element Update
Capacity Under Current Zoning
G-188

Page 1604 of 1923 ends

Pipeline Projects
• Projects permitted and
constructed after June 2023 can
be counted toward RHNA
• Ten projects recently approved or
currently under construction in
Turlock
Very Low
and Low
Moderate Above
Moderate
Total
Capacity
443 410 238 1,091
G-189

Page 1605 of 1923 ends

Vacant Residential Land
• 177 vacant residential parcels
• General Plan Land Use and
affordability:
• High (15-40 du/ac) - Lower Income
• Med (7-15 du/ac) - Moderate Income
• Low/Med, Low, and Very Low - Above
Moderate Income RHNA
Very Low
and Low
Moderate Above
Moderate
Total
Capacity
497 101 763 1,361
G-190

Page 1606 of 1923 ends

Morgan Ranch Master Plan
• MDR (120 acres) envisions singlefamily homes and duplexes • HDR (15 acres) envisions
apartment, townhomes, and
condominiums
Very
Low and
Low
Moderate Above
Moderate
Total
Capacity
144 196 985 1,325
G-191

Page 1607 of 1923 ends

Downtown
• Capacity for new housing on vacant
and underused parcels downtown
• High density permitted in core,
Low/Med permitted in Transitional
and Office-residential districts
• Lower income RHNA assigned to
sites meeting criteria in State law
Very Low and
Low
Above
Moderate
Total
Capacity
492 595 1,087
G-192

Page 1608 of 1923 ends

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

Page 1609 of 1923 ends

Summary of Capacity Under Current Zoning
Units Accommodated Under Current Zoning

VERY LOW AND LOW
INCOME

MODERATE INCOME ABOVE MODERATE
INCOME
TOTAL
Pipeline Projects 443 410 238 1,091
Morgan Ranch Master Plan 144 196 985 1,325
Downtown 492 595 1,087
ADUs 48 24 8 80
Vacant Residential Land 497 101 763 1,361
SUBTOTAL 1,624 731 2,589 4,944
RHNA 2,208 1,096 2,498 5,802
Difference -584 -365 91 -858
G-194

Page 1610 of 1923 ends

Turlock Housing Element Update
Community Outreach
G-195

Page 1611 of 1923 ends

Opportunity Area Identification
• Need to identify additional
locations for lower and
moderate income housing
• Areas shown at right have
clusters of vacant and
underused properties with
potential for housing
• Community survey gauged
community sentiment on new
housing in these areas
G-196

Page 1612 of 1923 ends

Community Survey Recap
• Objective: collect community input on how
and where to accommodate new housing and
address other community priorities
• Available from February 1 and March 1, 2024
• Paper survey mailed to over 30,000 addresses
in Turlock, including property owners and
renters
• Over 1,500 survey responses received
G-197

Page 1613 of 1923 ends

Demographics of Respondents
“Are you a resident of Turlock?” “What language do you speak at home?” “What is your age?”
“Do you own or rent your home?”
“How long have you lived at your current address?”
G-198

Page 1614 of 1923 ends

Survey Results
“What is the most important thing that should be done
to improve Turlock over the next 10 years?”
G-199

Page 1615 of 1923 ends

Survey Results
”Do you support adding new housing in the areas shown on the other sheet?” G-200

Page 1616 of 1923 ends

Turlock Housing Element Update
Rezoning Strategies
G-201

Page 1617 of 1923 ends

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

Page 1618 of 1923 ends

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

Page 1619 of 1923 ends

Turlock Preliminary Inventory
Location/Strategy Very Low and
Low Moderate Above Moderate Total
Units Accommodated Under Current Zoning
Pipeline Projects 443 410 238 1,091
Morgan Ranch Master Plan 144 196 985 1,325
Downtown 492 595 1,087
ADUs 48 24 8 80
Vacant Residential Land 497 101 763 1,361
Subtotal (A) 1,624 731 2,589 4,944
RHNA 2,208 1,096 2,498 5,802
% RHNA 74% 67% 104% 85%
Rezoning
North Golden State 980 297 126 1,403
Geer Road 970 215 91 1,276
West Main 63 27 11 101
Subtotal (B) 2,013 539 228 2,780
GRAND TOTAL (A+B) 3,637 1,270 2,817 7,724
RHNA 2,208 1,096 2,498 5,802
% RHNA 165% 116% 113% 133%
• Overlay creates adequate
capacity to meet RHNA
obligations at all levels
with a buffer
• State recommends a
buffer of 15-30%
• Buffer required in case
some sites don’t develop
at densities anticipated
G-204

Page 1620 of 1923 ends

Turlock Preliminary Inventory
• Map of sites shows
distribution of sites
• Lower and Moderate
income sites concentrated
near transit and services per
State guidance
G-205

Page 1621 of 1923 ends

Turlock Housing Element Update
Additional Strategies
G-206

Page 1622 of 1923 ends

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

Page 1623 of 1923 ends

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

Page 1624 of 1923 ends

Congregational Overlay
• New State law provides incentives
to religious organizations to
develop affordable housing
• Over 40 religious properties
throughout Turlock
• Strategy: overlay that permits the
development of affordable
multifamily housing on religious
properties if they choose
G-209

Page 1625 of 1923 ends

Turlock Housing Element Update
Discussion
G-210

Page 1626 of 1923 ends

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

Page 1627 of 1923 ends

City of Turlock
Planning Commission Review of 2023-31
Housing Element
November 7, 2024
G-212

Page 1628 of 1923 ends

Meeting Objectives
•Introduce the 2023-31 Public Review Draft
Housing Element
• Hear comments from the Commission and
community
• Receive a recommendation to formally submit to
the State for legally-mandated 90-day review
G-213

Page 1629 of 1923 ends

Presentation Outline

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

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

3. Next Steps and Timing
G-214

Page 1630 of 1923 ends

Turlock Housing Element Update
Legal Requirements for
Housing Element
G-215

Page 1631 of 1923 ends

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

Page 1632 of 1923 ends

Page 1633 of 1923 ends

Page 1634 of 1923 ends

Turlock RHNA Allocation
Turlock RHNA Allocations
CYCLE

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

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

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

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

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

Page 1635 of 1923 ends

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

Page 1636 of 1923 ends

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

Page 1637 of 1923 ends

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

Page 1638 of 1923 ends

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

Page 1639 of 1923 ends

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

Page 1640 of 1923 ends

Inventory Summary Under Current Zoning
Units Accommodated Under Current Zoning

VERY LOW AND LOW
INCOME

MODERATE
INCOME

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

Page 1641 of 1923 ends

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

Page 1642 of 1923 ends

Workforce Housing Overlay
North Golden State
Geer Road
West Main Street Bernell Ave
Eight St
F St
D St
S Orange Ave
S Lander Ave
A St
South Ave
Fifth St
Vermont Ave
Montana Ave
W Linwood Ave E Linwood Ave
Ninth St
S Lander Ave
S Orange Ave
Columbia St
High St
S Lander Ave S Lander Ave
Fifth St
Spruce St
Bethany Ave
Rockwood Ave
Birchwood Way
Angelus St
S First St
Fifth St
South Lander Opportunity Area
Sites Inventory
Low/Very Low Income
Mixed Income
South Lander Sites
Housing Element
Figure 3-6
0 250 500 1,000
Feet
Source: City of Turlock, 2021; Dyett & Bhatia, 2021
South Lander
G-227

Page 1643 of 1923 ends

Housing Element Sites Inventory
Location/Strategy Very Low and
Low Moderate Above Moderate Total
Units Accommodated Under Current Zoning
Pipeline Projects 6 361 770 1,137
Morgan Ranch Master Plan 450 875 1,325
Downtown 329 277 606
ADUs 48 24 8 80
Vacant Residential Land 393 133 576 1,102
Subtotal (A) 1,226 518 2,506 4,250
RHNA 2,208 1,096 2,498 5,802
% RHNA 56% 47% 100% 73%
Rezoning
North Golden State 850 265 111 1,226
Geer Road 475 243 100 818
South Lander 196 86 30 312
West Main 23 32 10 65
Subtotal (B) 1,544 626 251 2,421
GRAND TOTAL (A+B) 2,770 1,144 2,757 6,671
RHNA 2,208 1,096 2,498 5,802
% RHNA 125% 104% 110% 115%
• Overlay creates adequate
capacity to meet RHNA
obligations at all levels
with a buffer
• State recommends a
buffer of 15-30%
• Buffer required in case
some sites don’t develop
at densities anticipated
G-228

Page 1644 of 1923 ends

Turlock Sites Inventory
• Map of sites shows
distribution of sites
• Lower and Moderate
income sites concentrated
near transit and services per
State guidance
G-229

Page 1645 of 1923 ends

Turlock Housing Element Update
Additional Strategies
G-230

Page 1646 of 1923 ends

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

Page 1647 of 1923 ends

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

Page 1648 of 1923 ends

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

Page 1649 of 1923 ends

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

Page 1650 of 1923 ends

Homeownership Programs
• Small Lot Subdivision Ordinance
• City will identify locations for small lot subdivisions, adopt ordinance to increase supply of entry level homes and expand options for homeownership • First Time Homebuyers Program Refinements
• City will benchmark FTHP to other programs, identify recommended refinements, and amend recommendations to increase participation in FTHB program
G-235

Page 1651 of 1923 ends

Turlock Housing Element Update
Housing Action Plan
G-236

Page 1652 of 1923 ends

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

Page 1653 of 1923 ends

Goal #1: Increase Housing Supply and Balance Housing Types

PROGRAMS
▪ Six (6) programs
▪ Adoption of
▪ Workforce Housing Overlay
▪ SB 9 Ordinance
▪ Small Lot Subdivision Ordinance
▪ Congregational Overlay
▪ Promotion of ADU/JADU construction
GOAL
▪ Increase Housing
Supply in Turlock and
Promote a Balance of
Housing Types and
Prices to Meet the
Needs of Local
Residents
G-238

Page 1654 of 1923 ends

Goal #2: Remove or Reduce Constraints
GOAL
▪ Remove or Reduce
Constraints to Housing
Production

PROGRAMS
▪ Twelve (12) programs
▪ Morgan Ranch lift station
▪ Objective standards for multifamily and
mixed-use development
▪ Continue predevelopment consultation
and design review at staff level
▪ Zoning Code “cleanup” for compliance
with new State law:
▪ Live/work units
▪ Manufactured housing
▪ Zoning for people with disabilities
▪ LBNC, transitional/supportive housing
G-239

Page 1655 of 1923 ends

Goal #3: Neighborhood Preservation and Enhancement
GOAL
▪ Preserve, Rehabilitate,
and Enhance Existing
Housing and
Neighborhoods

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

Page 1656 of 1923 ends

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

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

Page 1657 of 1923 ends

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

PROGRAMS
▪ Six (6) programs
▪ Fair housing training for landlords
▪ Mediation/enforcement services via Project
Sentinel, particularly in area with
linguistically isolated households
▪ Increase access to opportunity with
workforce development initiatives
▪ Participate in home sharing/tenant
matching program
G-242

Page 1658 of 1923 ends

Linguistically Isolated Households
G-243

Page 1659 of 1923 ends

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

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

Page 1660 of 1923 ends

Turlock Housing Element Update
Community Comments
G-245

Page 1661 of 1923 ends

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

Page 1662 of 1923 ends

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

Page 1663 of 1923 ends

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

Page 1664 of 1923 ends

Turlock Housing Element Update
Next Steps
G-249

Page 1665 of 1923 ends

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

Page 1666 of 1923 ends

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

Page 1667 of 1923 ends

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

Page 1668 of 1923 ends

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

Page 1669 of 1923 ends

Turlock Housing Element Update
Housing Element Overview
G-254

Page 1670 of 1923 ends

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

Page 1671 of 1923 ends

Turlock RHNA Allocation
Turlock RHNA Allocations
CYCLE

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

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

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

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

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

Page 1672 of 1923 ends

Page 1673 of 1923 ends

Page 1674 of 1923 ends

Turlock Housing Element Update
Sites Inventory
G-259

Page 1675 of 1923 ends

Page 1676 of 1923 ends

Page 1677 of 1923 ends

Inventory Capacity Under Current Zoning
Units Accommodated Under Current Zoning

VERY LOW AND LOW
INCOME

MODERATE
INCOME

Page 1678 of 1923 ends

Turlock Housing Element Update
Rezoning Strategy
G-263

Page 1679 of 1923 ends

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

Page 1680 of 1923 ends

Page 1681 of 1923 ends

Page 1682 of 1923 ends

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

Page 1683 of 1923 ends

Turlock Housing Element Update
Additional Strategies
G-268

Page 1684 of 1923 ends

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

Page 1685 of 1923 ends

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

Page 1686 of 1923 ends

Page 1687 of 1923 ends

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

Page 1688 of 1923 ends

Turlock Housing Element Update
Housing Action Plan
G-273

Page 1689 of 1923 ends

Page 1690 of 1923 ends

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

Page 1691 of 1923 ends

Turlock Housing Element Update
Community Comments
G-276

Page 1692 of 1923 ends

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

Page 1693 of 1923 ends

Turlock Housing Element Update
Next Steps
G-278

Page 1694 of 1923 ends

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

Page 1695 of 1923 ends

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

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

Page 1696 of 1923 ends

Aachment B
...

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

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

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

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

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

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

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

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

Page 1697 of 1923 ends

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

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

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

Page 1698 of 1923 ends

Attachment C
GPA 2026-01

Page 1699 of 1923 ends

ORDINANCE NO. -CS
ORDINANCE NO. -CS

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

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

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

Page 1700 of 1923 ends

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

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

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

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

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

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

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

Page 1701 of 1923 ends

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

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

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

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

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

Page 1702 of 1923 ends

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

Page 1703 of 1923 ends

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

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

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

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

MDP MDP CUP NP
Convalescent
hospitals

MDP MDP CUP NP
Cultural
institutions

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

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

MDP MDP MDP MDP
Religious
assembly

MDP MDP MDP CUP

Page 1704 of 1923 ends

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

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

CUP MDP MDP MDP
Animal
grooming

MDP P P MDP
Animal
hospitals

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

Page 1705 of 1923 ends

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

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

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

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

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

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

MDP MAA MAA NP
Health/recreation
center

Page 1706 of 1923 ends

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

NP MAA MAA MAA
Greater than
3,000 sf

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

NP NP NP NP
Industrial hemp
– Type A

NP NP MDP MDP
Industrial hemp
– Type B

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

P P MAA CUP
Medical and
dental

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

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

Page 1707 of 1923 ends

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

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

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

NP MDP MDP CUP
Restaurant, fast
food

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

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

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

Page 1708 of 1923 ends

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

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

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

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

Page 1709 of 1923 ends

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

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

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

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

Page 1710 of 1923 ends

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

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

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

Page 1711 of 1923 ends

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

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

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

Page 1712 of 1923 ends

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

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

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

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

Page 1713 of 1923 ends

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

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

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

Page 1714 of 1923 ends

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

AYES:

NOES:

NOT PARTICIPATING:

ABSENT:

SIGNED:

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

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ORDINANCE NO. -CS
ORDINANCE NO. -CS

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TURLOCK

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

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

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

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

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

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

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

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

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Page 2 ends

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

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

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

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

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

AYES:

NOES:

NOT PARTICIPATING:

ABSENT:

SIGNED:

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

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Page 3 ends

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

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Page 4 ends

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City Council Staff Report
August 25, 2026
From: Anthony Sims, Economic Development Manager
Prepared by: Anthony Sims, Economic Development Manager Agendized by: John J. Murphy, DPA, ICMA-CM, City Manager

1. ACTION RECOMMENDED:

Accepting the Economic Development Strategic Implementation Plan (2026 – 2029)

2. NARRATIVE:

The attached draft Economic Development Strategic Plan Implementation Plan (2026–2029) establishes a phased roadmap for executing the City’s recently adopted Economic Development Strategic Plan, which was accepted and adopted by the Turlock City Council on March 10, 2026. The Strategic Plan, prepared by Kosmont Companies, identified key focus areas and economic development opportunities intended to strengthen Turlock’s longterm economic competitiveness, business climate, workforce opportunities, and quality of life. At the March 10, 2026 City Council meeting, City Council directed staff to bring back an Implementation Plan to go with the Economic Development Strategic Plan.

The Implementation Plan organizes the adopted strategic recommendations into a structured three-year framework consisting of phased priorities, action items, timelines, lead departments, and performance metrics. The phased approach is intended to allow the City to strategically sequence initiatives while maintaining flexibility to respond to changing economic conditions and development opportunities.
• Phase 1 Foundation and Business Engagement: focuses on foundational economic development initiatives, including launching a Business Expansion, Attraction and Retention (BEAR) program, implementing business incentive strategies, advancing the Westside Industrial Specific Plan (WISP), developing Opportunity Zone marketing tools, and establishing key performance indicators and reporting systems. • Phase 2 Investment and Development Activation: emphasizes investment attraction and destination development efforts, including downtown placemaking initiatives, sports and tourism facility exploration, and evaluating financing and value-capture tools to support future infrastructure and economic development projects. • Phase 3 Long-Term Growth and Destination Development: focuses on long-term growth strategies, including workforce housing support and continued engagement with the development community to position housing as an economic development tool that supports workforce attraction and business recruitment efforts.

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Agenda Staff Report
8/25/2026
The Implementation Plan also establishes measurable performance metrics related to business activity, investment, industrial recruitment, workforce trends, tourism, and overall business climate indicators. Staff intends to provide periodic updates to the City Council regarding implementation progress, performance metrics, and economic development activities.

Overall, the Implementation Plan is intended to provide organizational direction, accountability, and measurable implementation strategies that support business attraction, retention, investment, job creation, and long-term economic growth throughout the City of Turlock.

3. FISCAL IMPACT / BUDGET AMENDMENT:

Acceptance of the Economic Development Strategic Plan Implementation Plan (2026–2029) does not require additional funding and has no fiscal impact at this time. Future initiatives identified within the plan that require funding will be brought forward to the City Council for consideration through the annual budget process or separate Council action.

4. ENVIRONMENTAL DETERMINATION:

This action is not subject to the provisions of the California Environmental Quality Act (CEQA) in accordance with Section 15378 (Project) of the CEQA guidelines. This action 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:

1. The City Council may decide to modify or re-order the proposed phased implementation approach identified within the draft Economic Development Strategic Plan Implementation Plan (2026–2029).

2. The City Council may decide not to accept the draft Economic Development Strategic Plan Implementation Plan (2026–2029) and direct staff to conduct additional analysis, revisions, or modifications to the proposed plan.

6. ATTACHMENTS:

1. COT Econ Dev Strategic Plan - Adopted March 10 2026

2. COT EDSP Kosmont Proposed Strategies- 9-

3. COT EDSP Implementation Plan 2026 - 2029 DRAFT 8-19-26

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1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 I ph 424.297.1070 I www.kosmont.com

ECONOMIC DEVELOPMENT STRATEGIC PLAN

EXECUTIVE SUMMARY
Kosmont & Associates (“Kosmont”) was retained by the City of Turlock (“City”) for advisory services in connection with an Economic Development Strategic Plan (“EDSP”). Kosmont is pleased to present our findings in this Executive Summary of the full PowerPoint EDSP.

Kosmont believes that Economic Development is an important function for the City (and most cities) and requires a dedicated City government position / staff and resources . Real estate development/entitlement process in California is time consuming and expensive for the private sector, and anything to enhance transparency and communication between the City staff and the development community can benefit the City.

The City’s economic prosperity is underpinned by several compelling factors:
• Cal State University, Stanislaus is a 100-acre campus with approximately 10,000 students and over 700 full time faculty.
• Turlock Westside Industrial Specific Plan (WISP) 2,600 acres planned for industrial development with over 8 million SF built.
• Monte Vista Crossings is a +1 million SF regional shopping center. • Commitment to workforce training evident in collaboration with Opportunity Stanislaus. • Downtown is about 100 years old, retains many historic buildings and is a regional tourist draw with restaurants, retail and office.

In the past few years, the City has made substantial progress in addressing challenges:
• Passage of Measure A in 2021 increased sales tax revenues supporting General Fund expenses by $15 million per year
• New Amazon warehouse is likely to be City’s largest sales tax generator • WISP has helped attract major new development to City (Amazon, Divert) • Hotel demand has strengthened with several new hotels in process • City researched opportunities for major indoor sports facility • New planned automated permitting process

DEMOGRAPHIC OVERVIEW
Younger consumers, with their increased use of media, seek gathering places with restaurants, entertainment venues and experiential retail, rather than a collection of traditional store fronts.

Another important group is the creative class of professionals (artists, designers, musicians, and programmers) who are an important force in economic development. This dynamic workforce is attracted to communities with clustered centers, which provide a sense of vitality, diversity, convenience and balanced mix of work, entertainment, services, arts and culture. Telework dynamics have drastically changed work patterns over the past few years and are poised to reshape office needs.

Turlock EDSP Executive Summary
Adopted March 10, 2026

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Turlock EDSP Executive Summary
Adopted March 10, 2026

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KOSMONT COMPANIES
1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 I ph 424.297.1070 I www.kosmont.com Demographic Summary
• Turlock has a population of ~73,100 (24,500 households). • Average Household Size is 2.9 persons, lower than County/State, and the Median Age is 36 years, younger than County and State median of 38 years old. • City Average Household Income is $103,900, approx. 2% lower than County and 25% lower than statewide levels. Turlock residents generate $647 million in annual retail spending potential across major retail categories.
• Per ESRI and Census data, Turlock businesses employ ~29,000 people with a resident workforce of ~8,300 people.

MARKET OVERVIEW
To help understand the City’s ability to capture a fair share of regional growth, Kosmont researched economic growth for Turlock’s and competitor cities of Modesto and Merced.

Retail
• City retail space at 5.9 million SF, comprises 21% of the overall retail market in Stanislaus County. Since 2017, City retail space grew by 334,000 SF, much faster than the retail markets of Manteca, Merced, and Modesto. Roughly 56% of the growth in the retail development in Stanislaus County has been in Turlock. • Market asking rents in the region have grown by 23% to 27% across the comparison cities, with Turlock reaching $22.12 PSF/yr., the highest in the County. • During the 15-year period from 2008 to 2023, Turlock’s retail vacancy peaked at 7.7% in 2011 and has since steadily declined. Retail vacancies in Turlock in Q3 2024 were lowest in the region at 2.2%.

Office
• Office growth came from Modesto (78,000 SF). Turlock grew by just 4,000 SF. • Market rents in Turlock increased by 25%, similar to the comparison cities. • The region has a sub-5% vacancy rate with office vacancies in Turlock at 3.2%, slightly higher than in 2017
Multi-Family
• Despite need for more housing, new construction from 2017 to Q3 2024 added 660 units in the County, but was limited to 36 new units in Turlock (~1% growth). • Over the 15-years from 2008 to 2023, the County saw 1,700 new units constructed compared to 327 in Turlock.
• Multifamily residential vacancies in the region were below 4%, with Turlock seeing the lowest vacancies at 2.5%.
• Average rents across the region showed solid growth of 40% to 50% since 2017.

SWOT ANALYSIS
Strengths
• Monte Vista Crossing is major regional retail draw – 3rd largest power center in CA with dozens of strong retailers (Costco, Target, Wal-Mart, Auto Mall). • Regularly draws hundreds of thousands of shoppers from up to 20 miles away (640,000 population in trade area).
• Low electricity rates from Turlock Irrigation District

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Turlock EDSP Executive Summary
Adopted March 10, 2026

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KOSMONT COMPANIES
1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 I ph 424.297.1070 I www.kosmont.com • Stanislaus Regional Water Authority new water system
• City is home to a major agricultural economy.
• Entrepreneurial spirit with many startup companies.
• Significant outdoor amenities, recreational venues.
• Opportunity Stanislaus / Volt Institute.

Weaknesses/Threats
• Due to age of buildings in downtown, there are ADA and other building code issues making reuse difficult.
• Development fees may have slowed new industrial and MF development. • Need to improve business permit processes.

Opportunities
• Downtown Turlock is a regional draw with shops, dining, and entertainment. • Strong regional demand for single family housing.
• City has healthy financial reserves for possible investment. • Large infill sites that can see mixed/blended-use development with District Financing. • WISP area well located to provide commercial/industrial and recreational facilities. • City well positioned for agricultural processing jobs. • New online permitting software can be major benefit to business attraction.

RECOMMENDATIONS
Sustainable economic growth is characterized by a combination of judicious and strategic public policy with private sector investment. Kosmont suggest the following for the City:

1. Business Enhancement, Attraction & Retention (“BEAR”)

2. Housing Element for Economic Development (HEEDTM), new housing generates demand for commercial service and retail, significant new tax revenues in excess of $1,000 per household, and it supports local jobs.

3. Establish Business Incentive Program for targeted retail / commercial / industrial

4. WISP Infrastructure Investment

5. Utilize Value Capture zoning strategies

6. Expand sports facilities

7. Downtown placemaking

8. Federal Opportunity Zones

9. Gather Performance Metrics to measure annual progress

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2301 Rosecrans Ave., Suite 4140
El Segundo, CA 90245TEL: 424-297-1070 | URL: www.kosmont.com CITY OF TURLOCKECONOMIC DEVELOPMENT STRATEGIC PLAN ADOPTED MARCH 2026

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CITY OF TURLOCKECONOMIC DEVELOPMENT STRATEGIC PLAN
Kosmont Companies Staff City Council Staff & Advisory
Ken K. Hira, President
Thomas Jirovsky, Senior Advisor Fernando Sanchez, Vice President Amy Bublak, Mayor
Rebecka Monez, Vice Mayor
Kevin Bixel, Councilmember
Cassandra Abram, Councilmember
Erika Phillips, Councilmember
Susan E. Borrego, Interim City Manager
Anthony Sims, Economic Dev. Director
Adrienne Werner, Dev. Services Director
Isaac Moreno, Finance Director
Christopher Fisher, Municipal Services Director

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TABLE OF CONTENTS

1. Introduction Page 42. Background Page 123. Existing Conditions Page 174. Strategies Page 265. Regional Econ Dev Comparison Page 446. Opportunity Sites Evaluation Page 537. Economic Development Tools Page 59

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1. INTRODUCTIONCITY OF TURLOCK – EDSP
Data SourcesInterviews with StakeholdersCity of Turlock websiteCity of Turlock Budget and ACFRCity of Turlock General Plan2017 Turlock EDSP2022 Stanislaus County CEDS2024 Housing Element DraftWestside Industrial Specific Plan (WISP)2022 Victus Indoor Sports Center study3rd party data provider subscriptions:
• CoStar for real estate market info
• Placer.ai for visitor info• ESRI for demographic info

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INTRODUCTION
Disclaimer: The analyses, projections, assumptions, and any examples presented herein are for illustrative purposes and are not a guarantee of actual and/or future results. Actual results are difficult to predict as a function of market conditions, natural disasters, pandemics, legislation and administrative actions.

Kosmont Companies ("Kosmont"), a real estate and economics advisory firm serving hundreds of local governments for over 39 years, was retained by the City of Turlock ("City" or “Turlock") to develop an updated Economic Development Strategic Plan (“EDSP”). The goal of the EDSP update is to provide a current assessment of Turlock’s strengths, weaknesses, and opportunities for high-quality job growth and business development, identify and develop a list of prioritized goals and objectives to meet the economic development vision, and provide stakeholder-informed implementation strategies and performance measures. Kosmont’s approach to preparing the EDSP includes the following tasks: Review of relevant documents (2017 EDSP and Stanislaus County CEDS), together with a tour of the City and its business districts
Interviews / feedback from City staff and community stakeholders Assessment of regional economic trends Assessment of local demographic and market conditions Assessment of major employment districts Identification of key opportunities, strategies and economic development tools

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INTRODUCTION
The City is the second largest city in Stanislaus County, home to California State University Stanislaus, several cultural experiences, sports activities, twenty-nine parks, sixteen schools, and a full range of medical facilities. It has been seven years since the last EDSP was produced and the City wants an updated EDSP to reflect current market conditions and community economic development goals. City would also like to explore economic development projects including additions to the West Side Industrial Specific Plan (“WISP”), Downtown and a Tournament Sports Complex project. The goal of the new EDSP is to analyze and update the City’s economic vision and goals, assess the City’s current market position and demographics, and develop a list of prioritized goals and objectives that can guide the City for the next three to five years.

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HISTORY
The City grew relatively fast up until the 2008 financial crisis. Since then, there has been strong retail development throughout the City, but modest single-family and multi-family construction. The City is planned with residential development to the east of the 99 freeway and commercial and industrial on the west side. Cal State Stanislaus is located near northern edge of the City. Downtown is centrally located about 2 miles east from Highway 99. It is 100 years old, retains many historic buildings and is a regional tourist draw with restaurants, retail and office spaces. Monte Vista Crossing is a major regional power center on both sides of Highway 99 along with several smaller retail centers totaling over 1 million SF. It is the 3rd largest center in California. There are 5-6 large large monument signs to advertise each subarea’s tenants.
The southwest quadrant of the City comprises the master planned Westside Industrial Specific Plan (2,611 acres), which has seen significant growth in recent years with new ~1 million SF Amazon warehouse and DIVERT biorecycling facility.

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2017 EDSP VISION AND GOALS
Vision – Create economically and socially diverse population and vibrant business community in Turlock• Attract, retain and expand businesses in Turlock• Increase job opportunities in agriculture, manufacturing, logistics and medical service cluster and support small business• Be cultural leader in Central Valley for arts, music and other events - Downtown to be business, cultural and civic center• Maintain retail centers competitiveness and seek new market opportunities• Expand tourism and community sporting events/activities• Improve education system and provide support to give all workers access to living wage jobsThe EDSP also identified a number of challenges facing the City’s long term sustainability:• City budget needs strengthening• Lack of visitor attractions• Relative lack of hospitals, doctors and health services• Labor shortages in many occupations, need for workforce training• Need for more workforce and executive housing and amenities for young professionals, as well as senior housing• Accelerate development of Southeast and North Specific Plans as scarcity puts upward pressure on local housing prices• Improve industrial companies’ representation in Chamber of Commerce

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STANISLAUS COUNTY CEDS
In 2022, Stanislaus County adopted a Comprehensive Economic Development Strategy (“CEDS”) that outlined regionalchallenges and discussed assets and opportunities for each community in the County.• County suffers from relatively high unemployment and low high school graduation rates (~80%)• Large numbers of residents commute to the greater Bay Area• Per capita income is well below State levels• Agriculture is the major economic driver accounting for over $7 billion per year• Manufacturing (food and beverage related) is a growing sector (EJ Gallo Winery, Foster Farms, Del Monte Foods, Blue Diamond)
• Warehouse/Distribution is a strong sector (e.g., 1.1 million SF Amazon warehouse opened in 2022) • Water supply is a major threat to economic prosperity due to State’s frequent drought conditions

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RECENT ACHIEVEMENTS
In the past few years, the City has made substantial progress in addressing these challenges:• Passage of Measure A in 2021 increased sales tax revenues supporting general fund expenses by $15 million per year • City utilized a portion of the revenue to adopt a major Roads Program Capital Improvement Program (CIP) • New Amazon warehouse is likely to be City’s largest sales tax generator• WISP has helped attract major new development to City ( Amazon, Divert)• Hotel demand has strengthened with several new hotels in process• City researching opportunities for major indoor sports facility• Stanislaus Regional Water Authority has completed the Regional Surface Water Supply Project to expand sources of fresh water from Tuolumne River for the City of Turlock and Ceres.

However, one area that has fallen short is the limited production of new single family and multi-family housingCity’s population has seen little or no growth in past decade

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OPPORTUNITY STANISLAUS – VOLT INSTITUTE
Stanislaus County formed Opportunity Stanislaus to address regional challenges and opportunities for business in each community in the County by providing business development and talent development services. Opportunity Stanislaus is the County regional economic development arm (501(c) 3) that partners with major private sector businesses. (Dave White – CEO; Eric Nuenfeldt - Executive Director) Volt Institute is a member of California Manufacturing Network, was established as offshoot of OS in 2017 to provide expedited training in high-paying careers in manufacturing, such as Industrial Maintenance Mechanic and Supervisor Development Academy. “Volt on the Go” is a new program that brings training classes directly to local businesses or community centers. In 2024, Volt provided 30,000 hours of training for 125 trainees at homesite, plus 156 trainees offsite at employers’ place of business. 91% of the trainees were successfully placed in industrial maintenance and electric mechanisms. The goals for 2025 are to provide apprenticeships and gain national accreditation from ACCET to gain eligibility for financial aid and deepen industry partnerships.

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2. BACKGROUNDCITY OF TURLOCK – EDSP

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BACKGROUND
The City’s economic prosperity is underpinned by severalcompelling factors: Cal State University, Stanislaus is a 100-acre campus with 10,000 students and over 700 full time faculty
Turlock Regional Industrial Park (WISP) 2,600 acres
planned for industrial development with over 8 million SFbuilt. Monte Vista Crossings is a +1 million SF regional shopping center
Turlock Town Center Shopping Center Turlock’s commitment to workforce training is evident in its collaboration with Opportunity Stanislaus
Sources: CSU Stanislaus; Modesto Bee; CBRE (Accessed January 2025)Left: Exterior of new Amazon fulfillment center (located within the Westside Industrial Specific Plan); Middle: Aerial image of Monte Vista Crossings shopping center; Right: CSU Stanislaus campus

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COMMUNITY ASSETS
Kosmont has identified significant community assets that act as regional draws.Downtown Turlock – Due to age of buildings, there are ADA and other building code issues that make reuse problematic. Downtown PBID maintains the 10-12 block area. Current budget is $215,000 annually. Property owners pay $0.36 psf of building area +$0.10 pf of land area (including the city hall space). City also contributes $40,000 per year towards maintenance. PBID sponsors 4th of July parade and many downtown events.

Stanislaus County Fairgrounds is 78-acre site that is
adjacent to the regional transit center. 10-day county fair attracts 240,000 people in summer. 2-day swap meet in January attracts ~100,000 people. There are many smaller events as well.

Top Left and Right: Outdoor dining and street art in Downtown TurlockBelow Left: Stanislaus County FairgroundsBelow Right: Exterior shot of Turlock Community Theatre

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COMMUNITY ASSETS
Turlock Regional Sports Complex – 2 softball fields; 10 full-size soccer fields; two other adjacent parks that have playgrounds, covered arbor areas, picnic areas, and 2 professional volleyball sand pits Pedretti Sports Complex – 4 softball fields; 1 baseball diamond; large arbor area with playgrounds Sources: City of Turlock (cityofturlock.org) (Accessed January 2025)Above Left: Pedretti Sports ComplexAbove Right: Baseball field at Regional Sports Complex

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COMMUNITY EVENTS / ASSETS
Class 1 Bike Trails – 50+ miles paved for walking,
running, hiking, and cycling
Dozens of community events are funded by the
City and Chamber every year. Some notable events hosted in Downtown Turlock include: Farmers Market, Makers Market, Independence Day Parade and Car Show, Sip and Stroll (second Saturday in September), Festival of Lights,Christmas Parade Sources: City of Turlock (cityofturlock.org) and Instagram @downtownturlock (Accessed January 2025)Top Left: Farmers Market Top Right: Christmas ParadeBottom Left: Cyclists in Downtown Turlock Bottom Right: Cyclists riding the bicycle lanes in Turlock

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3. EXISTING CONDITIONSCITY OF TURLOCK – EDSP

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ECONOMIC TRENDS
Economic forces are reshaping local economies across the State:
¾ Today’s consumers are using online websites for purchasing a broad array of goods. As e-commerce continues to take an increasing percentage of consumer spending, cities must take new approaches to land use that explore concepts for public amenities and private attractions that help cities capture trips and thus “sales”. ¾ Younger consumers, with increased use of media and digital communication, seek gathering places with restaurants, entertainment venues and experiential retail, rather than simply a collection of traditional store fronts. ¾ Telework dynamics have drastically changed work patterns over the past few years and are poised to reshape office needs. Creative class professionals are attracted to communities with clustered centers, which provide a sense of vitality, diversity, convenience and a mix of work, entertainment, services, arts and culture. In light of these trends, Kosmont is assisting the City in achieving its economic objective by providing market analysis and recommendations with a goal to foster economic vitality in the City, improving business conditions and resident quality of life.

Sources: Kosmont Companies, CoStar, Coresight Research, Cowen & Company, Cushman & Wakefield, ICSC, St. Louis Federal Reserve, UBS, U.S. Census Bureau, St. Louis Federal Reserve,

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E-COMMERCE GROWTHSIGNIFICANT IMPACTS ON BRICK-AND-MORTAR RETAIL Historically, e-commerce sales in the U.S. have increased steadily over time from 2000 to 2019. The COVID-19 pandemic sawincreased online retail utilization and e-commerce sales soared by42% compared to 2019. E-commerce sales continued to grow bydouble-digits into 2021 but cooled to just 6% growth in 2022.2023 saw an increase in e-commerce sales by 9% The share of e-commerce sales continues to grow as well with ecommerce reaching 17.1% of total retail sales by year-end 2023. FTI Consulting’s 2024 Online Retail Report projections indicate U.S. online retail sales would hit $1.2 trillion in 2024, an increaseof 9.8% or $108 billion compared to 2023. Additionally, thereport states that e-commerce sales growth represented 46% oftotal retail sales growth in 2023. Furthermore, a UBS report estimates that 45,000 net retail store closures will occur in the U.S. by 2028 (approximately 5% of thetotal retail store base) Source: St. Louis Federal Reserve; FTI Consulting “2024 Online Retail Report”; UBS (Accessed December 2024)

0.0%2.0%4.0%6.0%8.0%10.0%12.0%14.0%16.0%18.0%
$0
$200$400$600$800
$1,000$1,200
2000 2002 2004 2006 2008 2010 2012 2014 2016 2018 2020 2022 E-Commerce Share of Total Retail Sales
(by year-end)
E-Commerce Retail Sales
(Billions)
E-Commerce Retail Sales
E-Commerce SalesE-Commerce Share of Total Retail Sales

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Per ESRI July 2024 data, Turlock has a Population of ~73,100 (24,500 households). Average Household Size is 2.9 persons, lower than County/State, and the Median Age is 36 years, younger than County and State median of 37 and 38 years old, respectively. City Average Household Income is $103,900, approx. 2% lower than County and 25% lower than statewide levels.

Turlock residents generate $647 million in annual retail spending potential across major retail categories. Per ESRI and Census data, Turlock businesses have ~29,000 Employees with a resident workforce of ~8,300 people. Jobs in the City are primarily in Health Care and Social Assistance, Retail Trade, Educational Services, Accommodation and Food Services, and Manufacturing. Of these five, three are part of the fastest growing industries in the County (shown in italics).
Residents of the City are primarily employed in Healthcare and Social Assistance / Educational Services / Manufacturing / Retail Trade / Accommodation and Food Services.

DEMOGRAPHIC / EMPLOYMENT OVERVIEW
See Appendix A.2Sources: ESRI Business Analyst Online; Zillow.com; U.S. Census Bureau Center for Economic Studies, California Employment Development Department, ESRI Business Analyst Online

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ECONOMIC GROWTH COMPARISON
See Appendix A.4Sources: Costar, Kosmont Companies
To help understand the City’s ability to capture a fair share of regional growth, Kosmont has researched economicincentive policies and impact fees affect growth for Turlock’s and its main competitor cities of Modesto and Merced.Retail• City retail space at 5.9 million SF, comprises 21% of the overall retail market in Stanislaus County. Since 2017, City retail space grew by 334,000 SF, much faster than the retail markets of Manteca, Merced, and Modesto. Roughly 56% ofthe growth in the retail development in Stanislaus County has been in Turlock. • Over that time period, market asking rents in the region have grown by 23% to 27% across the comparison cities, with Turlock reaching $22.12 PSF, the highest in Stanislaus County. • During the 15-year period from 2008 to 2023, Turlock’s retail vacancy peaked at 7.7% in 2011 and has since steadily declined. Retail vacancies in Turlock in Q3 2024 were lowest in the region at 2.2%, while Manteca, Merced, andModesto have retail vacancies of 5% or greater.

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ECONOMIC GROWTH COMPARISON
Source: Kosmont Companies
Office• Office market growth came from Modesto (78,000 SF).Turlock’s office market grew by just 4,000 SF.• Market rents in Turlock increased by 25%, similar to the comparison cities• The region has a sub-5% vacancy rate with office vacancies in Turlock at 3.2%, slightly higher than in 2017Multi-Family• Despite need for more housing Statewide, new construction from 2017 to Q3 2024 added 660 units in the County, but was limited to 36 new units in Turlock (~1% growth)
• Over the 15-years from 2008 to 2023, the County saw 1,700 new units constructed compared to 327 in Turlock.• Multifamily residential vacancies in the region were below 4%, with Turlock seeing the lowest vacancies at 2.5%.• Average rents across the region showed solid growth of 40% to 50% since 2017. Turlock and Merced have the lowest average rents reflecting a significant percentage of Class C and affordable housing projects (~70%) as compared to ClassA/B units (~30%).

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-50%-40%-30%-20%-10%
0%
10%
1/1/2020
4/1/2020
7/1/2020
10/1/2020
1/1/2021
4/1/2021
7/1/2021
10/1/2021
1/1/2022
4/1/2022
7/1/2022
10/1/2022
1/1/2023
4/1/2023
7/1/2023
10/1/2023
1/1/2024
4/1/2024
7/1/2024
10/1/2024
Visitors Employees
Placer.ai is a mobility data provider that tracks daily movement of over 30 million people in the U.S. via anonymized mobile app data. This information reveals travel trends to/from major events, shopping centers, and other places of interest –providing insight into retail center trade areas, hourly and daily visitation statistics, and consumer demographic characteristics. Visits to the City by visitors and employees dropped sharply at the start of the COVID-19 pandemic.
Visits by visitors to the City returned to pre-pandemic levels beginning August 2021. Since then, visitor traffic has averaged 4% lower than pre-pandemic levels fluctuating between -13% and 6% compared to the 2019 baseline.
Visits by employees to the City returned to pre-pandemic levels beginning July 2023. Since then, employee visits have averaged 5% less compared to the 2019 baseline due to the increasing number of people working from home.

PLACER.AI LOCATION ANALYSIS
See Appendix A.3 for more detailSources: Placer.AI (Accessed October 2024)

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CITY OF TURLOCKVISITOR / EMPLOYEE FOOT-TRAFFIC OVERVIEW Visitor / Employee Summary Data
(1/1/2024 to 12/31/2024)
Visitors Employees
Annual Visits 27.0 million 16.5 millionVisit Frequency 13.5 252.5Visitors 2.0 million 65.3 thousandMedian Visit Length 1 hr. 33 min. 9 hrs. 39 min.Median HH Income $72,300 $75,100 Visitation Data:

Distance from Home Area
(Based on % of Visits)
0-3
Miles
3-7
Miles
7-10
Miles
Visitors 2% 17% 15%
Employees 42% 14% 10%
10-30
Miles
30-100
Miles
100+
Miles
Visitors 42% 15% 9%Employees 28% 5% 1%
Source: Placer.ai (Accessed January 2025); Notes: Considers a minimum of 1 visit to the City of Turlock by visitors.

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Strengths Monte Vista Crossing is major regional retail draw – 3rd largest power center in CA with dozens of strong retailers (Costco, Target, Wal-Mart, Auto Mall) Regularly draws hundreds of thousands of shoppers from 20 miles away (640,000 population in trade area)
City is home to a major agricultural economy with major SRWA water supply improvements
Turlock Irrigation District provides electric power below Modesto and PG&E rates
Entrepreneurial spirit with many startup companies Significant outdoor amenities and recreational venues Opportunity Stanislaus / Volt InstituteWeaknesses/Threats Due to age of buildings in downtown there are ADA and other building code issues making reuse difficult
* See Section 5 pages 48-50
Development fees on new industrial and residential
development (fees $400,000 to $1 million per acre) *
Need to improve business permit processes There is a relatively unskilled labor pool for STEMOpportunities Downtown Turlock is a unique regional draw with boutique shops, fine dining, and entertainment
Strong regional demand for single family housing City has healthy financial reserves for possible investment Large infill sites that can grow with mixed-use development such as D.O.R.® See Section 7 – ED Tools
WISP area ideally located to provide commercial/industrial and recreational facilities.
Federal Opportunity Zones City well positioned for agricultural processing jobs New online permitting software can be major benefit to business attraction

SWOT ANALYSIS SUMMARY
Kosmont has summarized City strengths, weaknesses, opportunities and threats (“SWOT”).

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4. STRATEGIESCITY OF TURLOCK – EDSP

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Housing is Not a Loss
Leader, it’s a
Growth Driver
Retail is Not Just
Retail Anymore
Telework is
Reconfiguring Office
Industrial /
Distribution is Critical
for the Economy
Housing Creation as
Economic Development
Retail Reimagination as
Economic Development
Office Conversions as
Economic Development
Industrial & Fulfillment as
Economic Development
• New housing can generate tax
revenues and support local jobs from resident spending
• Variety of housing types is essential
to attracting new businesses and developing diverse productive workforce • Kosmont’s statewide experience
found that housing usually has a positive fiscal impact, especially at current property values • U.S. retail over-built and needs
“right sizing;” Covid accelerated trends; today its about essentials, experience & e-commerce • Blended/mixed use projects
integrate multiple uses (housing, retail, open space, creative office, hotel) • Telework and work from home
options are reshaping the needs for office space and business districts • New multi-family projects with coworking spaces and amenities will help attract young professionals with computer skills
• Retail can’t thrive without
distribution; Booming demand for e-commerce, particularly smaller last-mile delivery facilities • Flex space (a blend of industrial,
office, research and development space) is a growing market. Cities can attract high tech / skill firms. • Industrial supports development of
new agricultural products
Key Market and Economic Development Trends

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STRATEGIES / PROPOSED ACTION PLAN
Kosmont has identified Economic Development Strategies and an estimated investment range in order of priority for City’s consideration. Here is a summary that is followed by supporting detail and action items:1. Business Enhancement, Attraction & Retention (“BEAR”)2. Housing as Economic Development (Housing Element for Economic Development HEEDTM)3. Establish Business Incentive Program for targeted retail / commercial /industrial4. WISP5. Utilize Value Capture 6. Expand Sports Facilities7. Downtown Placemaking8. Federal Opportunity Zones9. Gather Performance Metrics to measure annual progressFollowing the strategy discussion is a Roadmap – Implementation Priorities Source: Kosmont Companies

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BUSINESS EXPANSION, ATTRACTION AND RETENTION
A vibrant business sector is important to the fiscal health of the City. Business Expansion, Attraction and Retention (“BEAR”)is the keystone of most economic development departments. Ideally the City should focus on attracting industries withdiverse employment opportunities, that embrace new technology and offer higher paying jobs. City attracted ~1 million SF Amazon warehouse and has had success in large scale food processing with companies such asDivert (converting 100,000 tons of food waste into energy and nutrients), Sensient (global company creating colors, flavors andfragrances from organic foods), and Blue Diamond (using technology to create value added almond products).Business-friendliness (“How to get to Yes”) is a vital component to support the needs of businesses, developers and to fosterentrepreneurship, and bolster the local economy.Action Item 1: Develop technical assistance programs to support emerging businesses/entrepreneurs in the City.Action Item 2: Proactively work with business/property-owners to understand challenges and opportunities that may align withthe City’s economic development goals. Regularly contact the top 25 Sales Tax generators / EmployerAction Item 3: Pursue Healthcare providers (new and expansion).

Action Item 4: Create customized development agreements/incentive packages to facilitate major tenants.

Source: Kosmont Companies

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BUSINESS EXPANSION, ATTRACTION AND RETENTION
Action Item 5: Conduct outreach and collaborate with property owners to explore development opportunities and address challenges that can bring new uses to privately-owned sites.Action Item 6: Standard plan check review process with a set number of days for initial submission and subsequent submittals.Action Item 7: Consider incubator/accelerator programs for maker spaces that can help small businesses thrive.

Action Item 8: Online permitting system will improve business attraction and expansion.

Action Item 9: Consider adding business concierge or ombudsman to ED or Planning Dept to assist new business or development applications.Action Item 10: Attend ICSC and other conferences to meet with major retailers / restaurants / hotels / developers / brokers.

Source: Kosmont Companies

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HOUSING AS ECONOMIC DEVELOPMENT (HOUSING ELEMENT FOR ECONOMIC DEVELOPMENT HEEDTM )
Source: Kosmont Companies
New housing generates demand for commercial service and retail uses, significant new tax revenues, and supports wide range of local jobs. Morgan Ranch Master Plan is opportunity for new housing development.New mid to high-end single family housing with recreational amenities can draw regional skilled tradesmen, as well as STEM workers (Science, Technology, Engineering and Math) that can attract medical and other professional companies to Turlock.Office reconfiguration and work at home schedules alleviate traffic and help keep “wallets” in local communities – allowing small businesses to capture more local spending.High assessed value = annual City share of property taxes of $750 to $1,000 per unit (total City share of the 1% property tax is approx. 17.5% including VLF In Lieu). CFD Services Tax provides additional ~$600 per unit on new housing.Retail spending by new households of $25,000 to $30,000 could generate $500 to $600 annually in sales and use taxes (including E-commerce spending from new Amazon warehouse).

Live
Work
Shop

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BUSINESS INCENTIVE PROGRAM
The City has adopted a policy which exempts existing buildings undergoing change of use from paying CFF Fees, where there is no increase in the total square footage for the use which original fees were paid and if the use has been operating for at least three years.Before considering any new program, but first it is important to set specific goals (e.g., assist small business, expand job creation, attract major tax generator, attract downtown development) and create a system to measure the success of each initiative. Cost of implementing can vary: job credits, façade improvement and infrastructure represent out of pocket costs, while tax sharing agreements and fee waivers are offset by new development tax revenues.Examples of incentives include:
Fast track permitting Tax sharing agreements / tax abatements Job tax credits / Workforce training Façade Improvement Program Infrastructure investment Fee waivers / deferrals in targeted areasSee Section 5 – Regional Econ Dev Comparison for specific examples of incentives used by nearby cities Source: Kosmont Companies

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WESTSIDE INDUSTRIAL SPECIFIC PLAN (WISP)
Source: Kosmont Companies
The City has a 20-year old Master Plan for the 2,600-acre Turlock Industrial Park, which is in need of significant infrastructure. The recent construction of the ~1 million SF Amazon warehouse at the northern end of WISP was a major economic success, but not every new tenant can invest the millions of dollars for impact fees and wait years. Action Item 1: Establish Community Facilities Districts to help major land owners finance the infrastructure backbone and enable them to attract developers who market to major users in need of near-term space for rent.Action Item 2: City Econ Dev Staff to participate in NAIOP and other industrial organizations to promote WISP Action Item 3: Explore creation of Property Business Improvement District (PBID) to give area a unified image.Action Item 4: Consider update of the Specific Plan with an emphasis on assisting economic growth.

Action Item 5: Explore feasibility of Enhanced Infrastructure Financing District to refund CFD Special Taxes paid by developers for the upfront infrastructure (See Section 7 discussion of EIFD financing strategies).

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UTILIZE VALUE CAPTURE REAL ESTATE STRATEGIES Public and private sector real estate can be important assets to leverage for long-term economic development benefits. WhileTurlock has limited publicly owned land available for new development, there are many large private sector properties that canbe leveraged, as discussed on following slides.Capture Value from Private Real Estate • From Value Capture Zoning VCZTM - Development Opportunity Reserve (D.O.R. ®) allows cities to create a “bank” of new
density in zoning / specific plans, allowing them to give the density to projects that deliver community benefits & public amenities.* • From Tax Increment and Special Districts - Enhanced Infrastructure Financing Districts (“EIFD”) use property tax increment and Community Facility Districts (“CFD”) are tools to fund important local and regional infrastructure, especially WISP.* • From Public Private Partnerships - Enter into partnerships with property-owners to commit local government resources, help solicit development proposals that will advance both the property owner’s goals and the community’s goals.

Capture Value from Public Real Estate
• Cities can use a variety of sale or lease strategies to capture the value of their properties, while also increasing the General Fund tax base.
*See Section 7 - Economic Development Tools for more detailed discussion Source: Kosmont Companies

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DOWNTOWN PLACEMAKING
Source: Kosmont Companies
A healthy Downtown is important to a city. Turlock has significant assets, but the age of many buildings makes reuse challenging.Action Item 1: Consider programs to help existing businesses (such as façade improvement programs, streetery / outdoor retail) and help existing properties expand allowable uses in storefront spaces and allowing small scale manufacturing, food makers, artisans,breweries, woodworkers). Support non-profits willing to develop collaborative spaces with other resources in underutilized buildings.Action Item 2: Explore expansion of the Property Based District to support enhanced cleaning, security, marketing and physical improvements in downtown.Action Item 3: Evaluate publicly-owned opportunity sites in the downtown area – such as the surface parking lots– to evaluate potential reuse strategies that aim to add gathering places, activities, and other amenities.Action Item 4: Invest in physical improvements that can create sense of place and further activate the downtown area—through gateway signage and wayfinding, public art, pedestrian-oriented improvements such as plazas and outdoor spaces, water features, streetimprovements, micro-transit services.Action Item 5: Grow social media engagement channels, social medial influencer/engagement channels, as well as marketing/trade publications to promote Downtown businesses and events.

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PLACEMAKING BY DESIGN, DISTRICTS & EVENTS
The MedicalMain Streetdistrict inLancaster, CAaims to be ablended use areacentered aroundmajor medicalanchors thatincludes manycomplementaryuses.

Murals in downtownProvidence, RI addcharacter and highlightlocal artists and themes.

Events like the CicLAvia bike / walk fairs inLos Angeles and the Mission Inn Festival ofLights in Riverside, CA are memorable andengaging activations of public spaces.

Distinctive signs –such as the neonsigns in Fillmore andthe Star Theatre inOceanside – can givean area a distinctivesense of place.

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SPORTS AND ECONOMIC DEVELOPMENT
In the past decade, youth sports facilities have become a major economic driver for suburban communities across the U.S. with families traveling hours to participate in weekend tournaments for baseball, softball, soccer, tennis etc. In early 2022, the City retained Victus Advisors to analyze the potential for an indoor sports center in Turlock. Based on extensive interviews from County business and community leaders and other stakeholders they found significant support for an indoor facility to serve up to 80 weekend tournaments per year (e.g. basketball, volleyball, pickleball, cheer leading). During the week, the facility would be used by local groups. Victus estimated the center could increase overnight hotel visits by 76,000 per year and generate over $50 million in economic activity and close to $1 million per year in hotel and sales tax revenues to Turlock. Kosmont research found exciting examples of sports facilities built in rural/suburban areas that expanded into major entertainment centers that can be good examples for Turlock to consider. WISP has large land to accommodate a major indoor/outdoor sports facility and supporting retail, entertainment and hospitality uses. If desired by City Council, consider interviewing sports facility experts with operation experience on projects illustrated on following pages.

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EXAMPLE - ADVENTHEALTH SPORTS PARKOVERLAND PARK, KANSAS Opened: 2024 Owned/Operated by Bluhawk Sports Size: 420,000 sf indoor sports & entertainment complex
Facilities: 3,200-seat multipurpose arena, 8 basketball courts, 1,500-seat NHL regulation ice rink, 40,000 sf indoor turf football field, e-sports arena, performance training center Hawk’s Outpost (family entertainment center)

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EXAMPLE - SAND MOUNTAIN PARK & AMPHITHEATERALBERTVILLE, ALABAMA Size: 130-acre sports, leisure, wellness & entertainment venue. Opened: 2021
Owned by the City of Albertville Operated by The Sports Facilities Companies Outdoor Features: outdoor water park, 9 diamond turf fields, 5 multi-sport turf fields, 18-hole disc golf course, 17 slot RV park, 16 tennis courts, 5,000+ capacity amphitheater, 2 basketball courts, 2 sand volleyball courts Indoor Amenities: fitness center, 2 racquetball courts, 2- ane indoor track, 8-lane aquatics center, 4 hardwood courts, 25,000 sf event space, concession area

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Sand Mountain Park Indoor & Outdoor Facilities Blueprint

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FEDERAL OPPORTUNITY ZONES
In 2017, the Federal Tax Cuts and Jobs Act was passed by Congress, establishing an Opportunity Zone (“OZ”) program to encourage investment in low-income census tracts. In 2018, the CA Governor identified 879 qualified census tracts statewide to be eligible. There are two census tracts in Turlock with an estimated 837 acres of qualified area within City boundaries. 117 acres are in the WISP area and 11 acres are in Downtown. This program expires at end of 2026, but the new 2025 BBB Tax Law modified the program and extended the timeframe for OZ benefits indefinitely. Effective 1/1/27, OZ investors in a qualified OZ Fund can defer capital gains for 5 years on other asset sales (if invested in businesses or property in OZ area) and receive a 10% basis step-up. Profits from a future OZ asset sale will be capital gains tax free. Development of new commercial, industrial and multi-family apartments are the most prevalent OZ investments. It is important for City to identify priority sites suited for development as soon as possible in order to take advantage of the program. To attract special OZ investment funds, the area needs upfront backbone infrastructure and a simplified entitlement process to accelerate the construction timetable.

Source: Kosmont Companies

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PERFORMANCE METRICS
In order to track economic development progress, it is important for the City to maintain annual business and development data analytics to keep on top of economic and market trends:

1. Commercial Building Permits in Key Areas – measure commercial developer interest2. Assessed Value of Commercial and Industrial Property – show increased private sector investment3. Number and Type of Business Licenses – measure new business formations4. Employment by Industry – show success in commercial and industrial business attraction and employment growth5. Sales Tax Revenues by Geographic District – measure success in attracting businesses and economic activity6. Hotel Tax Revenues – measure success in attracting more visitors7. Hotel Visitor Survey – identify types of visitors, short term vs longer term stays8. Annual Survey of Business Owners – identify issues regarding City permitting / zoning process and other programs

9. Special Event Data attendance estimates – show success of community outreach efforts Source: Kosmont Companies

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5. REGIONAL ECON DEV COMPARISONCITY OF TURLOCK – EDSP

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REGIONAL ECONOMIC DEVELOPMENT COMPARISON
Source: Kosmont Companies
To help understand the City’s competitive position, Kosmont has done research on how Modesto and Merced, two keynearby competitive cities treat economic development, how their development impact fees and incentive policies comparewith Turlock.Turlock incentives include:• Turlock Irrigation District has lowest electric rates in the region• City offers reduction in CFF Development Impact Fees for new projects involving demolition of existing uses with no increase in square footage
• City provides a 10% reduction in trip generation for land uses in the Downtown Pedestrian Priority Area • City of Turlock offers fee deferral options for Commercial and Industrial Development - deferred to occupancy 4 year deferment plan5 year deferment plan For more information, visit: www.turlock.ca.us/buildinginturlock/developmentimpactfees/ • City of Turlock offers fee deferral options for Residential Development:

Residential Fee Deferral Agreement (RFA)Development Impact Fees can be deferred to close of escrow. Refer to City Council Resolution 2015-136 For more information, visit: www.turlock.ca.us/buildinginturlock/developmentimpactfees/

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REGIONAL ECONOMIC DEVELOPMENT COMPARISON
Source: Kosmont Companies
• No-Cost Predevelopment Meetings https://www.turlock.ca.us/buildinginturlock/predevelopmentmeetings/• Annual City of Turlock Job Fair (50+ employers participating each year)• City of Turlock Partnership Incentive Program:
$1,000 business grant available to a new Turlock business not part of a franchise or corporate chain.https://ci.turlock.ca.us/doingbusinessinturlock/businessincentiveprogram/ • No-Cost Business Workshops:Through partnerships with business resource organizations, the City of Turlock Economic Development Department provides workshops designed to help small businesses succeed.Topics include: Marketing for Small Businesses, Accounting, Starting Your Business, Social Media Marketing for Small Businesses, E-Commerce for Small Businesses, and more!

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REGIONAL ECONOMIC DEVELOPMENT COMPARISON
Source: Kosmont Companies
Merced offers the following economic incentives:• Development fee reduction of 50% for construction in infill zone plus fee deferrals• PG&E 5-yr electricity rate reduction for large power users• Recycling zone low interest loans and credits for businesses that use recycled material• Small business revolving loan fund• UC Merced Venture Lab Proof of Concept fund to assist in commercialization of university startupsModesto has significant business attraction and development incentives:• White glove permitting assistance from entitlement thru certificate of occupancy• Incentives for green business by providing financing through the Community Development Financial Institution• Workforce training programs thru Modesto JC and Stanislaus Workforce Development at low or no cost• Expedited entitlement and permitting ( same day tenant improvement permits)• Fee deferrals (5-year installments) and full waiver in special circumstances)• Downtown occupancy incentive (rebate of 1-year City sales and mil tax)• Downtown façade incentives of up to $10,000 matching rebate upon completion of approved projects• Downtown residential development incentives (fee exemptions and free permits)• Shop Greater Modesto free e-commerce portal for local businesses• Modesto Irrigation District incentives for new energy efficient equipment

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DEVELOPMENT IMPACT FEES
Source: Kosmont Companies
Most California cities charge development impact fees and special taxes to fund infrastructure and service costs associated with new development and may include the following categories:
• Water Supply • Wastewater Treatment/Recycling
• Stormwater / Drainage • Roads, Bridges and Traffic Signals• Parks• Other Public Facilities (Police / Fire / Library / Other)Fees vary significantly e.g. Residential fees that vary by density per acre / avg home size / population / geographic area Commercial and industrial fees vary by type (e.g., office, neighborhood retail, regional retail, restaurant, industrial warehouse, manufacturing, business park). Fees also vary as different geographic areas have different infrastructure needs (areas with new growth have greater needs)Alternative Financing Options for major infrastructure is often authorized by cities using Mello-Roos CFD bonds secured byspecial taxes or utility pledged facilities charges (PFC’s) to pay debt service for upfront investment needs.

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COMMERCIAL IMPACT FEE COMPARISON
Turlock fees for new retail development are modestly higher than Merced and Modesto. Important to note that Turlock Master Plan fees are additive to the Citywide fees, while Modesto CFD fees are all inclusive for each CFD area.

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INDUSTRIAL IMPACT FEE COMPARISON
Turlock fees for new industrial development within WISP are significantly higher than Merced and Modesto. Turlock Master Plan fees are additive to the Citywide fees, while Modesto CFD fees are all inclusive for each CFD area.

KOSMON
T
C

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MULTI-FAMILY IMPACT FEE COMPARISON
Turlock fees for new multi-family development within Master Plan areas are up to $38,000 per unit, which is almost $1 million per acre, much higher than Merced and Modesto. Important to note that Turlock Master Plan fees are additive to the Citywide fees, while Modesto CFD fees are all inclusive for each CFD area.

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TURLOCK IMPACT FEES
/1 Water Fees are included as rough estimates as they are based on fixtures and meter size/2 Includes Park Fees for Residential Only ($2,100 per unit)/3 Project Total -Low excludes projects in North Area and WISP master plan Fees

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6. OPPORTUNITY SITES EVALUATIONCITY OF TURLOCK – EDSP

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Source: ESRI Business Analyst Online (Accessed December 2024) KOSMONT COMPANIES | 54 Geer Rd.

W. Main St.
d
W. Monte Vista Ave.

Fulkerth Rd.

Geer
W. Linwood Ave.

Lander Ave.
1 3 2
City has four major development areas with several thousand acres of privately owned land for industrial, retail, entertainment and blended-use opportunities,They include:1. Hwy 99 Corridor2. Downtown Turlock 3. Westside Industrial Specific Plan4. Federal Opportunity Zones (OZ)The most significant near-term opportunity is the ~30-acre site on the east side of Hwy 99 planned for restaurants, entertainment, retail and hotel uses. The 2025 Tax Law extended Federal OZ tax benefits indefinitely beginning in January 2027. 4

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Total area size: 371.2 acres with over

1.7 million SF of existing retail space and over ~100 acres of vacant land Zoning: Planned Development (PD),
Community Commercial (C-C), Thoroughfare Commercial (C-T), Heavy Commercial (C-H) 30-acre site north of Countryside
Plaza is master planned for high volume food, retail shops and hotel uses.

HIGHWAY 99 RETAIL CORRIDOR
Sources: (Accessed December 2024)
Countryside
Plaza
Monte Vista
Crossings
Monte Vista
Crossings West
Turlock
Crossroads
W. Monte Vista Ave.

W. Christoffersen Pkwy.

W. Tuolumne Rd.

Fulkerth Rd.

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DOWNTOWN TURLOCK
Sources: (Accessed December 2024)
Total area size: 38.4 acres Zoning: Low-Density Residential (R-L), Transitional Commercial (TC), Office or Residential (OR), Downtown Core (DC), Planned Development (PD) Turlock
City Hall
Turlock
City Hall
Lander Ave.

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WESTSIDE INDUSTRIAL SPECIFIC PLAN
Sources: (Accessed December 2024)
Total area size: 2,611 acres Zoning: Industrial (I), Industrial Business Park (IBP), Community Commercial (C-C), Office Commercial (C-O), Low Density Residential (R-L), Public/Semi-Public (P-S), Planned Development (PD) With major infrastructure investment, and
city incentives, the northern area can help attract thousands of new industrial jobs, as well as an indoor/outdoor regional sports complex, hotels and regional entertainment uses.

Fulkerth Rd.

W. Main St.

W. Linwood Ave.

S. Walnut Rd.

Fransil Ln.

Amazon
S. Tegner Rd.

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FEDERAL OPPORTUNITY ZONES – 2017 TAX ACT
Sources: (Accessed December 2024)
Estimated total area: 837 acres (within City boundaries) 117 acres in Westside Industrial SP Area: 11 acres in DowntownThe new 2025 Tax Law has extended the timeframe for OZ benefits indefinitely. Effective 1/1/27 OZ investors can defer capital gains for 5 years on other asset sales (if invested in businesses or property in OZ area) and receive a 10% basis stepup. Development of new large commercial, industrial and multi-family apts are the most prevalent OZ investments.

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7. ECONOMIC DEVELOPMENT TOOLSCITY OF TURLOCK – EDSP

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ECONOMIC DEVELOPMENT TOOLS
Kosmont has prepared a summary of various Economic Development tools and a playbook that the City can consider for Value Capture and to facilitate future development:Capture Value from Tax Increment and Special Districts• Enhanced Infrastructure Financing District (“EIFD”) use property tax increment and Community Facility Districts (“CFD”) are tools to fund important local and regional infrastructure.

Capture Value from Zoning (Value Capture Zoning VCZTM)
• Development Opportunity Reserve (D.O.R.)
® allows cities to create a “bank” of new density in zoning / specific plans, allowing them to give the density to projects that deliver community benefits & public amenities.

Capture Value from Real Estate• Cities can use a variety of strategies to capture the value of their properties (sale or long-term lease / Surplus Land Act).

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THE ECONOMIC DEVELOPMENT PLAYBOOK
Special
Districts
al
Districts is
t
ric
t
s -

EIFD, CRIA, FD, CRI F
D, C
RI
CFD
Development Development
Opportunity Opportunity
Reserve Reserve
(D.O.R.)®
Sales Tax Sales Tax
Assessment Assessment
Revenue Revenue R
e
v
e
n
u
e
(STAR*)
®
Other Public O
t
h
e
r
P
u
blic
Money (OPM) Mon
e
-
one
y (OPM)
- ARPA,
Infrastructure
Surplus Land Act
EIFDsCapture Value from Tax Increment
ZoningCreate Value from Zoning & DA NegotiationsOPMCreate Value from New Funding Government Government
Financing
Financing
Create Value through public financing/refinancing
Real Estate Real Estate
Strategies
Source: Kosmont Companies

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SPECIAL DISTRICTS FOR INFRASTRUCTURE FINANCING
Public agencies can utilize a variety of tax increment financing (TIF) and special district tools to fund infrastructure projects that can help to motivate private investment. This includes Enhanced Infrastructure Financing Districts(EIFDs), community facilities districts (CFDs), and business improvement districts (BIDs). These special districts arenot mutually exclusive, and can work well together to advance goals of motivating private investment. Enhanced Infrastructure Financing Districts (EIFDs) may be well suited for some of the Region’s opportunity areas that have significant infrastructure needs (roads / connectivity, water / sewer, electricity, telecom / broadband, etc.). EIFDs utilize property tax revenues from new development to finance public infrastructure projects without introducing new or increased taxes.
EIFD project areas do not have to be contiguous, allowing them to target specific areas of high development and high infrastructure need.
The district commitment of revenues toward infrastructure can induce private sector investment, accelerate growth, create jobs, and capture / grow fiscal revenues.

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SPECIAL DISTRICTS FOR INFRASTRUCTURE FINANCINGFUNDAMENTALS OF EIFDSTax Increment Financing Tax increment from new development / assessed value increase used to fund infrastructure projects in approved project areas
Long-term Districts
Up to 45-year districts from first bond issuance; Districts provide long-term, committed revenues in targeted investment areas; Districts can be created in 12-18 months Non-Contiguous Areas
EIFD project areas do not have to be contiguous, allowing them to target specific sites / areas and making them compatible with other zoning / entitlement strategies Eligible Projects Any property with useful life of 15+ years and of communitywide significance; purchase, construction, expansion, improvement, seismic retrofit, rehabilitation, and maintenanceReturn on Investment Private sector investment induced by District commitment accelerates growth of net fiscal revenues, job creation, housing production, essential infrastructure improvements Attract Additional Funds
Allows community to attract tax increment from other entities (cities, special districts), federal / state grants & loans (TOD, water, housing, parks), brownfield funding

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EIFD WITH A POTENTIAL CITY/COUNTY PARTNERSHIP
Federal & State Sources
Cap-and-Trade / HCD grant
&
loan programs (AHSC, IIG, TCC)
Prop 1 bond funds / Prop 68 SB 1 Road funds SB 2 Transfer Tax funds Federal DOT / EPA / EDA funding
Other Potential Funding Sources
Property tax revenue including RPTTF Vehicle license fee (VLF) prop. tax backfill increment Development Agreement / impact fees Benefit assessments (e.g. contribution from CFD) Local transportation funding (e.g. Measure M/R) Private investment TIF Districts which involve a City / County joint effort are more likely to win state grant funding sources. According to the Stanislaus County Auditor-Controller Office, the City gets an average of 7.6% of the baseline property tax and County receives approximately 19% of the baseline tax in the Tax Rate areas within WISP.

Sources: Kosmont Companies Notes: Actual shares vary by tax rate area.

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TAX INCREMENT DISTRICT CASE STUDYPLACENTIA CASE STUDY – FORMED IN 2019 Placentia / Orange County EIFD Partnership 300+ acres: Old Town Placentia Revitalization Plan, Metrolink Station, TOD Packing House Area
Infrastructure Financing Plan (IFP) will fund $13 million in public infrastructure improvements for those areas
Water, sewer, streets, parking, transit connectivity $460M+ expected in new AV from residential, retail, restaurant development
Net Fiscal Benefit: $22M to City, $15M to County
BEFORE
Implementation AFTER EIFD feasibility analysis & formation process Led education/outreach meetings with County BOS Developed County EIFD Policy for City/County EIFD Completed first EIFD TIF Court Validation in the state Working on TIF Bond Sources: Kosmont Companies, City of Placentia

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SPECIAL DISTRICTS FOR INFRASTRUCTURE FINANCINGOTHER DISTRICT TOOLS Property Business Improvement Districts (PBID)
Property Business Improvement Districts are special assessments levied on real property to fund improvements and promote activities the benefit the properties located within the PBID area. This includes capital improvements, parking facilities, street / streetscape improvements, lighting and landscaping, marketing and promotion, and business attraction / retention. The special assessment amount that each property owner pays must be directly proportional to the benefit received.

Community Facilities District (CFD)
Community Facility Districts are a new property assessment or ”special tax” that appears as a separate line item on a tax bill and can be used to fund infrastructure / services that benefit the property. This includes transportation, parking, street / utility improvements, hazardous waste remediation, street lighting / sidewalk, and public services. CFDs are useful because they provide early financing for a variety of critical services and infrastructure. CFDs also pair well with EIFDs as a value capture strategy – with CFDs providing early funding and EIFDs providing funds as projects are constructed, and tax increment grows.

Parking Authority District
Parking Authority Districts can utilize a variety of funding sources – including bonds, ad valorem taxes, user fees, parking meter charges, parking revenues, and City / County contributions – to fund improvements such as parking lots, structures, and alterations to circulatory infrastructure to facilitate ingress and egress.

Climate Resilience District (CRD)
Climate Resilience Districts are a new type of district can fund projects to mitigate climate change. These districts have broad financing powers, and can fund a wide range of eligible projects, including projects that address sea level rise / flooding, extreme weather, wildfire, and drought.

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ZONING AND LAND USE STRATEGIESDEVELOPMENT OPPORTUNITY RESERVE D.O.R. ®
Zoning and entitlements create value. Cities can avoid simply giving that value away, and instead capture that value as currency to support community benefits and public amenities.

Old Playbook:Rezone Areas for New Density and Expect New Development Rezoning gives the value of the new density to current property owners: inflated land values, limited possibility of development.

New Playbook:Bank Density with Development Opportunity Reserve D.O.R. ®
D.O.R.
® allows cities to create a “bank” of new density in zoning / specific plans, allowing them to give the density to projects that deliver community benefits & public amenities.

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ZONING AND LAND USE STRATEGIESDEVELOPMENT OPPORTUNITY RESERVE D.O.R. ®
- PROCESS
Create D.O.R.
®
Step 1Conduct market / economic density analysis to understand development potential. Identify sites and areas within community as areas targeted for new development.

Step 2Use planning process to create a reserve bank of density to use in target areas and create an amenity list of desired community benefits and advance projects.

ImplementD.O.R.
®
Step 3Development Projects apply for density from the DOR in exchange for amenities and community benefits delivered.

Step 4City & Developer sign a Development Agreement, assigning D.O.R. ® density to
project with contractual commitment to deliver amenities or infrastructure.

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D.O.R.® CASE STUDY ILLUSTRATIONS
Goal: Induce housing development in downtown area
Benefits & Amenities: public restrooms, off-site
improvements, public parking, parking district, public art,parks, green buildings, other Incentives: Increase density up to 40 units / acre, increase heights, reduce on-site parking , reduced setbacks, reducedtraffic and application fees City of Buellton: Avenue of Flags
Implementation Steps1. Conduct market housing / economic study to match RHNA needs

2. Discuss new density and public amenities
with community

3. Create DOR mechanism as new Zoning /
Specific Plan provision
City of El Monte: Downtown Main St. Goal: Increase downtown density along with community benefits and public improvements
Benefits & Amenities: streets, bicycle facilities, parking, open space, beautification, transit, arts / cultural spaces, lotconsolidation; developer can either install improvements or make payment into public improvement fund; value based on a portion ofresidual land value (~75%) Incentives: Increase density, heights, FAR, dwelling units per acre Sources: Kosmont Companies, City of Buellton, City of El Monte

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KOSMONT COMPANIES | 70
CREATE CURRENCY WITH REVENUE REPLACEMENTREPLACING TAX REVENUES VIA DAS & P3S Project would result in a loss in retail sales tax revenuesresulting from nonsales tax generating uses (e.g. industrial) Analyze sales tax revenue loss potential
of opportunity sites & zoning designations to understand scale Create equivalent General Fund revenue through
entitlement document /
development agreement(Tax Equivalency as currency)
STAR* Case Study: Jurupa Valley – Agua Mansa Commerce Park Site • ~280-acre site (originally planned for retail)• Proposed 3.6 million SF industrial development project• STAR analysis estimated annual sales tax in-lieu payment of ~$362,500 Replace Revenue with Sales Tax Assessment Revenue t
h
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(STAR*)®
Sources: Kosmont Companies, City of Jurupa Valley

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KOSMONT COMPANIES | 71

CAPTURE VALUE WITH CITY PROPERTYREAL ESTATE & LEASING STRATEGIES Cities can use a variety of strategies to better utilize the value of their properties: Performance-based leases / ground leases Monetizing assets (such as parking garages) Selling property to private sector – includes leaseback strategies, continued operation of existing use, redevelopment into new uses
SELLER BEWARE –
Cities must follow Surplus Land Act (SLA)
requirements / procedures
Sources: Kosmont Companies, California Assembly Bill 1486 (2019)

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KOSMONT COMPANIES | 72

SURPLUS LAND ACT CONSIDERATIONS(FOR PUBLIC AGENCY OWNED PROPERTIES) The Surplus Land Act (SLA) was passed in response to the housing shortage in California. Public agency owned property cannot be sold or leased until itcomplies with the SLA, with certain exceptions. After navigating the SLA for a City-owned site, either an affordable housing project will be ready to come to the site, or the City will have the ability to market the land for adifferent use. SLA requires an up to 150-day (NOA for 60 days + good faith negotiations for 90 days) RFP process to either select or reject an affordable housing project/proposal. City doesnot have to sell the property for less than fair market value. If rejected, property can besold to broader market. After completing the process, any development will be subject to a covenant requiring any residential development with 10 or more units to provide at least 15% of unitsavailable to low-income households. If local agency does not comply with SLA, HCD will impose fine of 30% of final sale price for first violation, 50% of final sale price for second violation. City should engage real estate and legal counsel to navigate SLA process and conduct appropriate property due diligence.
Potential exemptions include leases existing prior to 1/1/2019, land dedicated for 75% or more affordable housing or public uses and land not suitable (too small).

SLA Required Disposition Process

1. Declaration of the property as either “surplus” or “exempt surplus.”

2. If declared “surplus,” disseminate a Notice of Availability (NOA) offering the property to other government agencies andaffordable housing developers for a period of 60 days.

3. If the City receives letters of interest from government agencies and/or affordable housing developers, then it must negotiate ingood faith with those interested parties for a period of 90 days.

4. After the 90-day good faith negotiation period, the City must notify the State Department of Housing and CommunityDevelopment (HCD) and provide information that documentscompliance with the process and request a letter of compliance.

5. HCD has 30 days to respond to City with questions/request for more information and, at the conclusion of the 30-day period,must provide a letter stating that the City has complied with theprocess or not.

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KOSMONT COMPANIES | 73
CITY OF TURLOCKECONOMIC DEVELOPMENT STRATEGIC PLANADOPTED MARCH 10, 2026 2301 Rosecrans Ave., Suite 4140El Segundo, CA 90245TEL: 424-297-1070 | URL: www.kosmont.com

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2301 Rosecrans Ave., Suite 4140
El Segundo, CA 90245TEL: 424-297-1070 | URL: www.kosmont.com

ADOPTED MARCH 10, 2026

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KOSMONT COMPANIES | 2

5

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KOSMONT COMPANIES | 3

The following sections contain detailed supporting information on the following topics1. City general fund financial trends2. Demographic comparison with surrounding communities3. Placer.ai visitation and trade area4. Real estate market data trends a) Retail Marketb) Officec) Industriald) Multi-Family
e) Hotel

Page 1810 of 1923 ends

KOSMONT COMPANIES | 4

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Page 1819 of 1923 ends

KOSMONT COMPANIES | 13
Workers employed in City
but living outside
Workers living & employed
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Top sectors of employment in the City of Turlock include health care and social assistance, retail trade, educational services, accommodation and food services, and manufacturing Employees who work in the City are coming from Modesto, Ceres, Merced, Delhi CDP, and Atwater
Employed residents living in the City are traveling to Modesto, Ceres, Stockton, San Jose, and Livingston for work

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Page 1820 of 1923 ends

KOSMONT COMPANIES | 14

To help cities understand the shopping patterns of residents and visitation patterns of regional families, Kosmont utilized Placer.ai, which is a mobility data provider that tracks daily movement of over 30 million people in the United States via anonymized mobile app data. This information reveals visitor and employee travel trends to/from major events, shopping centers, major retailers, and other points of interest – providing insights into store/center trade areas, hourly and daily visitation statistics, and consumer demographic characteristics. A sample of what Placer.ai can provide is described below:
Visitor, Resident, and Inbound Commuter Demographics and Visitation Trends Overnight Visitors Shopping Center Performance Trade Areas Traffic Counts / Travel Patterns The following slides provide trade area maps, favorite retail destinations, and 5-year illustration of daily visits to major City attractions that shows impact of Covid lockdown.

Page 1821 of 1923 ends

KOSMONT COMPANIES | 15
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Page 1824 of 1923 ends

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Page 1825 of 1923 ends

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Page 1826 of 1923 ends

KOSMONT COMPANIES | 20

To identify potential retail options for the Site, Placer.ai’sVoid Analysis Tool analyzed the drive time trade area for the neighboring Countryside Plaza retail center and compared it to trade area data for various retail categories, including dining and entertainment. The list on the following slide identifies potential tenants. The list is filtered for chains with positive in-state expansion rates and excludes chains with high cannibalization score.

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Page 1827 of 1923 ends

KOSMONT COMPANIES | 21

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6+):1659 %:):- >7)59165 $):-15%:):- -46/8)701+ 1: %+68- )551*)31 @):165 $-3):1<- 1:%+68- )-77-<>-&?;1<8-<61>=

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Page 1828 of 1923 ends

KOSMONT COMPANIES | 22

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##$&>;58,4 ;.=*25 6*;4.= 2< ?.;B <=;870 *==;*,=270 <1899.;< *,;8<< =1. ;.0287 =8 8<=,8 )*5*;= &*;0.=

86. .98= .=,

24. 68<=
,866>72=2.< 27 =1. %=*=. %=*72<5*>< 8>7=B *7- <>;;8>7-270 *;.*< @.;. 1*;- 12= +B =1. */=.;6*=1 8/ =1. ;.*= $.,.<<287 27

(*,*7,B ;*=.< ,526+.- +B

+*<2< 9827=< *7- *<4270 ;.7=< -.,527.- +B
+./8;. <=*;=270 =8 ;.,8?.; 27

&1. =*+5.< 87 =1. /8558@270 9*0.< <18@ ,869*;2<87 ;.=*25 6*;4.= <=*=2<=2,< /8; &>;58,4 *7=.,* 8-.<=8 .;,.- *7- %=*72<5*>< 8>7=B /8;

-*=. 8/ =1. 5*<= %" *7- =1. =12;- :>*;=.; 8/

&>;58,4 ;.=*25 <9*,. *= 6255287 % ,869;2<.<

8/ =1. 8?.;*55 ;.=*25 6*;4.= 27 %=*72<5*>< 8>7=B %27,.

2=B ;.=*25 <9*,.
0;.@ +B

% 6>,1 /*<=.; =1*7 =1. ;.=*25 6*;4.=< 8/ *7=.,* .;,.- *7- 8-.<=8 $8>015B 8/ =1. 0;8@=1 27 =1. ;.=*25 -.?.5896.7= 27 %=*72<5*>< 8>7=B 1*< +..7 27 =1. 2=B 8/ &>;58,4 !?.; =1*= =26. 9.;28- 6*;4.= *<4270 ;.7=< 27 =1. ;.0287 1*?. 0;8@7 +B =8
*,;8<< =1. ,869*;2<87 ,2=2.< @2=1 &>;58,4
;.*,1270

"% =1. 1201.<= 27 %=*72<5*>< 8>7=B
>;270 =1.
B.*; 9.;28- /;86

&>;58,4E< ;.=*25 ?*,*7,B 9.*4.- *= 27

*7- 1*< <27,. <=.*-25B -.,527.-
$.=*25 ?*,*7,2.< 27 &>;58,4 27 #

@.;. 58@.<= 27 =1. ;.0287 *=

@125. *7=.,* .;,.- *7- 8-.<=8 1*?. ;.=*25
?*,*7,2.< 8/ 8; 0;.*=.;

Page 1829 of 1923 ends

KOSMONT COMPANIES | 23
As shown on the adjoining aerial map, Turlock is home to dozens of regional retailers, including big boxes Costco, Wal-Mart, Target, Lowe’s, and Home Depot
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Page 1830 of 1923 ends

KOSMONT COMPANIES | 24

"

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*;4.=<4270
$.7="%

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.=+<8;9=287

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Source: CoStar (Accessed October 2024); Note: Market asking rents were observed instead of Triple Net (“NNN”) because NNN data is sourced from actual transactions, which may not be reflective of the whole market. Vacant space refers to all space that is not occupied by a tenant regardless of availability or lease obligation. Available space is the amount of space currently being marketed as available. It includes any space that is vacant, occupied, or available at a future date. Numbers in parentheses and in red indicate a negative number.

Page 1831 of 1923 ends

KOSMONT COMPANIES | 25
#

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*;4.=<4270
$.7="%

(*,*7,B$*=.

(*,*7=%

.=+<8;9=287

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$
A2<=270%

Source: CoStar (Accessed October 2024); Note: Market asking rents were observed instead of Triple Net (“NNN”) because NNN data is sourced from actual transactions, which may not be reflective of the whole market. Vacant space refers to all space that is not occupied by a tenant regardless of availability or lease obligation. It includes any space that is available at a future date. Numbers in parentheses and in red indicate a negative number.

Page 1832 of 1923 ends

KOSMONT COMPANIES | 26
!!!

Source: CoStar (Accessed November 2024)

41,/$+ #.3&$# &1$&% /%&23/ 3#.*2,#42/4.37

Page 1833 of 1923 ends

KOSMONT COMPANIES | 27

!
##$%=*72<5*>< 8>7=B 8//2,. 6*;4.= 2< ;.5*=2?.5B <6*55 @2=1 6255287 % 8/ 78708?.;76.7= <9*,. 8-.<=8 1*< *568<= 8/ =1.8>7=B 8//2,. 6*;4.= @125. &>;58,4 8//2,. 6*;4.= 2< 9;26*;25B 58,*5 <.;?270 @2=1 =1. 27?.7=8;B ,869;2<.< 8/ =1. 8>7=B 6*;4.= &1. =*+5.< 87 =1. /8558@270 9*0.< <18@ ,869*;2<87 8//2,. 6*;4.= <=*=2<=2,< /8; &>;58,4 *7=.,* 8-.<=8 .;,.- *7- %=*72<5*>< 8>7=B /8;

*7- =1. =12;- :>*;=.; 8/

%27,.

=1.;. 1*< +..7 ;.5*=2?.5B 5262=.- 0;8@=1 27 =1. 8//2,. 6*;4.=< *,;8<< =1. ;.0287 8<= 8/ =1. 8//2,. 6*;4.= 0;8@=1 ,*6. /;86 8-.<=8

% &>;58,4E< 8//2,. 6*;4.= 0;.@ +B 3><=

%
869*;.- =8

6*;4.= ;.7=< 27 &>;58,4 27,;.*<.- +B
<2625*; =8 =1. ,869*;2<87 ,2=2.< @2=1 *7=.,* ;.7=< 0;8@270 +B

*7-

/8; .;,.- *7- 8-.<=8

24. 68<= ;.*5 .<=*=. 8//2,. <9*,. -.6*7- @*< 12= 1*;- +B =1. F;.*= $.,.<<287G 27

@2=1 ?*,*7,2.< ,526+270 27=8 -8>+5.
-202=< =1;8>01

&1. ;.0287 78@ 1*< * <>+ ?*,*7,B ;*=. !//2,. ?*,*7,2.< 27 &>;58,4 27 #

@.;. *=
<5201=5B
1201.; =1*7 27

!//2,. 6*;4.= *<4270 ;.7=< 1*?. 0.7.;*55B 27,;.*<.- <27,.

;./5.,=270 62726*5 7.@ ,87<=;>,=287 *7- 68-.<= 989>5*=287 0;8@=1 *7- <=;870.; -.6*7- /8; 8//2,. <9*,. &>;58,4 12= 2=< 9.*4 ;.7= 8/
27

;.+8>7-270 /;86 * 58@ 8/

Page 1834 of 1923 ends

KOSMONT COMPANIES | 28

"

!

!
!
"

"
!$
*;4.=<4270
$.7="%

(*,*7,B$*=.

(*,*7=%

.=+<8;9=287

#
!
$
A2<=270%

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"
Source: CoStar (Accessed November 2024); Note: Market asking rents were observed instead of full-service gross rents (“FS”) because FS data is sourced from actual transactions, which may not be reflective of the whole market. Vacant space refers to all space that is not occupied by a tenant regardless of availability or lease obligation. Available space is the amount of space currently vacant, occupied, or available at a future date. Numbers in parentheses and in red indicate a negative number.

Page 1835 of 1923 ends

KOSMONT COMPANIES | 29
#

"

!

!
!
"

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!$
*;4.=<4270
$.7="%

(*,*7,B$*=.

(*,*7=%

.=+<8;9=287

#
!
$
A2<=270%

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Source: CoStar (Accessed November 2024); Note: Market asking rents were observed instead of full-service gross rents (“FS”) because FS data is sourced from actual transactions, which may not be reflective of the whole market. Vacant space refers to all space that is not occupied by a tenant regardless of availability or lease obligation. Available space is the amount of space currently being marketed as available for lease or sale in a given time period. It includes any space that is vacant, occupied, or available at a future date. Numbers in parentheses and in red indicate a negative number.

Page 1836 of 1923 ends

KOSMONT COMPANIES | 30

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Source: CoStar (Accessed November 2024)

41,/$+ #.3&$# &1$&% /%&23/ 3#.*2,#42/4.37

Page 1837 of 1923 ends

KOSMONT COMPANIES | 31

" !%!
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/5.A <9*,. &1. =*+5.< 87 =1. /8558@270 9*0.< <18@ ,869*;2<87 27-><=;2*5 6*;4.= <=*=2<=2,< /8; &>;58,4 *7=.,* 8-.<=8 .;,.- *7- %=*72<5*>< 8>7=B /8;

*7- =1. =12;- :>*;=.; 8/

< 8/ #

=1.;. 1*< +..7 68-.;*=. 0;8@=1 *,;8<< =1. ;.0287 *7=.,* *7- 8-.<=8 .A9.;2.7,.- <2072/2,*7= 0;8@=1 @2=1 +8=1 ,2=2.< *--270 8?.;
6255287 % =8 =1.2; 27-><=;2*5
/5.A 6*;4.=<
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*7-

27-2,*=270 *
?.;B <=;870 27-><=;2*5 6*;4.= 87?.;<.5B .;,.- 1*< 1*- 1201 ?*,*7,2.< *;8>7- =1;8>01 +8=1 9.;28-<
>;270 =1.
B.*; 9.;28- /;86

(*,*7,2.< =;.7- -8@7@*;- /;86

87@*;- 12015201=270 269;8?270 6*;4.=
,87-2=287< *7- 27,;.*<.- -.6*7- /8; 27-><=;2*5
/5.A <9*,.
*7=.,* <*@ *
27,;.*<. 27 27-><=;2*5 -.?.5896.7= *7- @125. *+<8;9=287 @*< <=;870 ?*,*7,B ;*=.< 1*?. ;.6*27.- *+8?. $.7=< 1*?. <=.*-25B 27,;.*<.- <27,.

*7- ;.*,1.- =1.2; 1201.<= 5.?.5< 27

*,;8<< =1. ;.0287

Page 1838 of 1923 ends

KOSMONT COMPANIES | 32

"

!

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!
"

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$.7="%

(*,*7,B$*=.

(*,*7=%

.=+<8;9=287

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"
Source: CoStar (Accessed October 2024); Note: Market asking rents were observed instead of Triple Net (“NNN”) because NNN data is sourced from actual transactions, which may not be reflective of the whole market. Vacant space refers to all space that is not occupied by a tenant regardless of availability or lease obligation. Available space is the amount of space currently being marketed as vacant, occupied, or available at a future date. Numbers in parentheses and in red indicate a negative number. Vacancy does not reflect Amazon warehouse.

Page 1839 of 1923 ends

KOSMONT COMPANIES | 33
#

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!
"

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$.7="%

(*,*7,B$*=.

(*,*7=%

.=+<8;9=287

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Source: CoStar (Accessed October 2024); Note: Market asking rents were observed instead of Triple Net (“NNN”) because NNN data is sourced from actual transactions, which may not be reflective of the whole market. Vacant space refers to all space that is not occupied by a tenant regardless of availability or lease obligation.

Page 1840 of 1923 ends

KOSMONT COMPANIES | 34

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&

Source: CoStar (Accessed November 2024)

41,/$+ #.3&$# &1$&% /%&23/ 3#.*2,#42/4.37

Page 1841 of 1923 ends

KOSMONT COMPANIES | 35
"!&!
##$&1. .7=;*5 (*55.B
%=*72<5*>< 8>7=B ;.0287 1*< * ;.5*=2?.5B <6*55 6>5=2/*625B ;.<2-.7=2*5 6*;4.= @2=1 *99;8A26*=.5B

8/
18><.185-< 52?270 27 *9*;=6.7=< ,869*;.- =8 8?.;
<=*=.@2-. &>;58,4 ,869;2<.< ;8>015B

8/ =1. =8=*5 6>5=2/*625B 6*;4.= 27
%=*72<5*>< 8>7=B @2=1

>72=< %=*72<5*>< 8>7=B 18><270 6*;4.= 524. 6>,1 8/ =1. .7=;*5 (*55.B <>//.;.- .A=.7<2?.5B /;86 =1. */=.;6*=1 8/ =1. F;.*= $.,.<<287G 8/

@1.7 186. 9;2,.< ,855*9<.- *9*;=6.7= ?*,*7,B ;*=.< ,526+.- =8

*7- ;.7=< ;.6*27.- <=*07*7=
=1;8>01

&1. =*+5.< 87 =1. /8558@270 9*0.< <18@ ,869*;2<87 6>5=2/*625B 6*;4.= <=*=2<=2,< /8; &>;58,4 *7=.,* 8-.<=8 .;,.- *7- %=*72<5*>< 8>7=B /8;

*7- =1. =12;- :>*;=.; 8/

B #

6>5=2/*625B ;.<2-.7=2*5 ?*,*7,2.< 27 =1. ;.0287 @.;. +.58@ @2=1 &>;58,4 <..270 =1. 58@.<= ?*,*7,2.< *= .@ ,87<=;>,=287 /;86

=8 #

*--.-
>72=< 27 =1. 8>7=B +>= @*< 5262=.- =8 7.@ >72=< 27 &>;58,4 D
0;8@=1
!?.; =1.
B.*; 9.;28- /;86

=1. 8>7=B <*@

7.@ >72=< ,87<=;>,=.- ,869*;.- =8
27 &>;58,4 ?.;*0. ;.7=< *,;8<< =1. ;.0287 <[email protected] <852- 0;8@=1 8/ =8
<27,.

&>;58,4 *7- .;,.- 1*?. =1. 58@.<= *?.;*0.
;.7=< ;./5.,=270 * <2072/2,*7= 9.;,.7=*0. 8/ 5*<< *7- *//8;-*+5. 18><270 9;83.,=< D *< ,869*;.- =8 5*<<
>72=< D

201.; ;.7=< *7- 58@ ?*,*7,2.< 27-2,*=. * <=;870 6>5=2/*625B ;.<2-.7=2*5 6*;4.= *7- .691*<2C. =1. 7..- /8; *--2=287*5 18><270

Page 1842 of 1923 ends

KOSMONT COMPANIES | 36

"

!

!
!
"

"
!$
<4270$.7=
'72=
8

?0 %

<4270$.7="%

(*,*7,B$*=.

(*,*7='72=<

.=+<8;9=287

#
!
$
&8=*58/'72=<

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"
Source: CoStar (Accessed November 2024); Notes: Data represents the average asking rents across all unit types (studio, 1BR, 2BR, etc.).

Inventory does not include condos, co-ops, dormitories, or mobile homes and observes units in buildings with 10 or more units. Numbers in parentheses and in red indicate a negative number. Inventory is reflective of just for-rent housing, not condo/townhome buildings.

Page 1843 of 1923 ends

KOSMONT COMPANIES | 37
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Source: CoStar (Accessed November 2024); Notes: Data represents the average asking rents across all unit types (studio, 1BR, 2BR, etc.).

"

!

!
!
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<4270$.7=
'72=
8

?0 %

<4270$.7="%

(*,*7,B$*=.

(*,*7='72=<

.=+<8;9=287

#
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&8=*58/'72=<

Page 1844 of 1923 ends

KOSMONT COMPANIES | 38
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4<,4:58= %40:9 &(*(4: %40:9 &(*(4: )9586 %40:9 9104. ",4:!#

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Page 1845 of 1923 ends

KOSMONT COMPANIES | 39
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41,/$+ #.3&$# &1$&% /%&23/ 3#.*2,#42/4.37

Page 1846 of 1923 ends

KOSMONT COMPANIES | 40

$$

"

!

!
!
"

"
!$
<4270$.7=
'72=
8

?0 %

<4270$.7="%

(*,*7,B$*=.

(*,*7='72=<

.=+<8;9=287

#
!
$
&8=*58/'72=<

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"

Source: CoStar (Accessed December 2024); Notes: Data represents the average asking rents across all unit types (studio, 1BR, 2BR, etc.). Inventory does not include condos, co-ops, dormitories, or mobile homes and observes units in buildings with 10 or more units. Numbers in parentheses and in red indicate a negative number. Inventory is reflective of just for-rent housing, not condo/townhome buildings.

Page 1847 of 1923 ends

KOSMONT COMPANIES | 41
"!&
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Source: CoStar (Accessed December 2024); Notes: Data represents the average asking rents across all unit types (studio, 1BR, 2BR, etc.). Inventory does not include condos, co-ops, dormitories, and observes units in buildings with 10 or more units. Numbers in parentheses and in red indicate a negative number. Inventory is reflective of just for-rent housing, not condo/townhome buildings. #
$$

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8

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<4270$.7="%

(*,*7,B$*=.

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.=+<8;9=287

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&8=*58/'72=<

Page 1848 of 1923 ends

KOSMONT COMPANIES | 42
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#

Source: CoStar (Accessed December 2024); Notes: Data represents the average asking rents across all unit types (studio, 1BR, 2BR, etc.) for Class A and B buildings. Inventory does not include condos, co-ops, dormitories, or mobile homes and observes units inbuildings with 10 or more units. Numbers in parentheses and in red indicate a negative number.
&(!&'$
!

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4<,4:58= %40:9 &(*(4: %40:9 &(*(4: )9586 %40:9 9104. ",4:!#

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Page 1849 of 1923 ends

KOSMONT COMPANIES | 43
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Source: CoStar (Accessed December 2024); Notes: Data represents the average asking rents across all unit types (studio, 1BR, 2BR, etc.) for Class A and B buildings.

41,/$+ #.3&$# &1$&% /%&23/ 3#.*2,#42/4.37

Page 1850 of 1923 ends

KOSMONT COMPANIES | 44

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8<687= >=252C.- 8<=*; 18=.5 -*=* =8 6.*<>;. =1. <=;.70=1 8/ =1. 18<92=*52=B 6*;4.= /8; =1. %=*72<5*>< 8>7=B ;.0287 &1. 6*;4.= *;.* ,87=*27< 68<=5B .,8786B *7- 62-<,*5.,5*<< 18=.5< 99;8A26*=.5B 8/ 18=.5< 27 &>;58,4 *7- =1. 8>7=B *;.
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8@.?.; /;86 * ;886,8>7= +*<2< 8/ =1. 18=.5 ;886< 27 =1. ;.0287 *;. 27 >99.; 62-<,*5. *7- >9<,*5. ,5*<< 18=.5< *7- 7.@ 18=.5< =1*= *;. 95*77.- 8; >7-.; ,87<=;>,=287 27 =1. *;.* *;. 68<=5B >99.; 62-<,*5. 8; >9<,*5. ,5*<< 18=.5<
*7=.,* 1*< =1. 875B >99.; >9<,*5. 18=.5

;886 ;.*= )85/
8-0. *7- )*=.;9*;4 &1. 8<=*; *7*5B<2< .A*627.- 18=.5 6*;4.= 9.;/8;6*7,. *,;8<< * B.*; <9*7 +.0277270 /;86 =1.

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62-<,*5. *7- >9<,*5. 18=.5<
&>;58,4 .,8786B
62-<,*5. 18=.5< <*@ * -.,527. 27 -.6*7- 8/

@125. $ 27,;.*<.- +B
/;86

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&>;58,4 >99.; 62-<,*5.
>9<,*5. 18=.5< <*@

7.@ >72=< +>25= *7- *,12.?.- *7

27,;.*<. 27 ;886 7201= -.6*7- @125. $
27,;.*<.- +B
/;86

Page 1851 of 1923 ends

KOSMONT COMPANIES | 45

!!&!
$.+ .485/9'1/9> 2'70+9 .'8 .49+18 </9. */,,+7+39 1+;+18 4, 8+7;/)+ ,*-*3&%2&15*$& )/3&, /8 ' (:*-+9,7/+3*1> .49+1 4,,+7/3- 14<)489 '))4224*'9/438 2/3/2'1 '2+3/9/+8 '3* 9>5/)'11> *4 349 4,,+7 ' ,:118+7;/)+ 7+89':7'39 $.+8+ .49+18 9>5/)'11> ,'11 :3*+7 +)4342> 2/*8)'1+ 47 :55+7 2/*8)'1+ )1'88+8 '))47*/3- 94 #$"
2&,&$32&15*$& )/3&, 4,,+78 247+ '2+3/9/+8 9.'3 ' 1/2/9+*8+7;/)+ .49+1 8:). '8 82'11 2++9/3- 85')+8 '3* ' )'8:'1 7+89':7'39 (:9 ,+<+7 ,+'9:7+8 9.'3 ' ,:11 8+7;/)+ .49+1 #+1+)98+7;/)+ .49+18 '7+ ' (1+3* 4, ,:11 '3* 1/2/9+*8+7;/)+ .49+18 '3* '7+ 9.+ ,'89+89 -74</3- 9>5+ 4, .49+18 (+/3- *+;+145+* $.+8+ .49+18 9>5/)'11> '7+ :55+7 2/*8)'1+ 47 :58)'1+ )1'88 .49+18
'4,,2&15*$& )/3&, 4,,+78 247+ 8+7;/)+8 9.'3 ' 8+1+)9 47 1/2/9+*8+7;/)+ .49+1 #:). 8+7;/)+8 )4:1* /3)1:*+ 1'7-+7 ('36:+9
)43,+7+3)+ 85')+ 7+89':7'398
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Page 1852 of 1923 ends

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Page 1856 of 1923 ends

KOSMONT COMPANIES | 28

Page 1857 of 1923 ends

KOSMONT COMPANIES | 29

Action Item 4: Create customized development agreements/incentive packages to facilitate major tenants.

Source: Kosmont Companies

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KOSMONT COMPANIES | 30

Action Item 8: Online permitting system will improve business attraction and expansion.

Source: Kosmont Companies

Page 1859 of 1923 ends

KOSMONT COMPANIES | 31

Live
Work
Shop

Page 1860 of 1923 ends

KOSMONT COMPANIES | 32

Page 1861 of 1923 ends

Turlock City CouncilAugust 25, 2026

Turlock City Council
August 25, 2026