STANI S LAUS
COUNTY
W CHRISTOFFERSEN PKWY
WTAYLOR
RD
ETAYLOR RD
W MONTEVISTA AVE E MONTEVISTA AVE
WTUOLUMNE RD ETUOLUMNE RD
FULKERTH RD
WEST MAIN ST EAST AVE
W E LINWOOD AVE LINWOOD AVE
SWALNUT RD
S LANDER AVE
SOUTH AVE
W CANAL DR
E CANAL DR
NWALNUT RD
GEER RD
N OLIVE AVE
N BERKELEY AVE
E OLIVE ST
MARSHALL ST
D ST
FIFTH ST
N GOLDEN STATE BLVD
S GOLDEN STATE BLVD
S QUINCY RD
S JOHNSON RD
N DAUBENBERGER RD
N ROSE ST
DELS LN
CROWELL RD
N COLORADO AVE
E MINNESOTA AVE
NORTH AVE
N SODERQUIST RD
S KILROY RD
STEGNER RD
FRANSIL LN
DIANNE DR
GOLF RD
HARDING RD
BRIER RD
Census
Tract:
36.12 Census
Tract:
36.10 Census
Tract:
36.09 Census
Tract:
36.11 Census
Tract:
36.08 Census
Tract:
37 Census
Tract:
38.02 Census
Tract:
36.03 Census
Tract:
39.08 Census
Tract:
38.03 Census
Tract:
39.04 Census Tract:
39.09 Census
Tract:
39.05 Census
Tract:
39.06 Census
Tract:
39.07 Census
Tract:
38.05 Census
Tract:
38.04 Homeowner Cost Burden
(2019)
0 ¼ ½ 1
Miles
< 20%
20% - 40%
40% - 60%
60% - 80%
MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-15 Homeowner Cost Burden, 2019.mxd Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-24
STANI S LAUS
COUNTY
Source: HCD, 2022;
City ofTurlock, 2021; Dyett & Bhatia, 2024
Appendix D: Assessment of Fair Housing
D-94 Hearing Draft | August 6, 2026
DISPLACEMENT RISK
Lower-income people of color displaced from other sectors of the Bay Area, like San Francisco and Oakland, are increasingly moving to the Central Valley. Despite rising housing costs, much of Stanislaus County remains relatively affordable and may be less prone to the displacement pressures faced in the Bay Area region. Although housing costs are low relative to the Bay Area, the region has still seen an increase in the cost of housing. Home values in Turlock have increased by 124 percent since 2011, with the value of smaller units (1 and 2-bedrooms) seeing the steepest increase. From 2014 to 2024, 1-bedroom homes increased in value by 215.8 percent during the period, from $89,689 to $283,246, while 2-bedroom homes increased in value by 159.51 percent during the period, from $137,119 to $355,830. This indicates a mismatch of supply and demand. At $428,929, the average home value in Turlock was well beyond reach for Moderate- and Lower-Income Households in 2021. As housing costs increase, this gap may expand and subject lowerincome households to displacement pressures that have otherwise been absent or relatively low in the city.
Communities of color may be particularly impacted by this dynamic because they are disproportionately low-income. Beyond the broader housing and economic factors in Turlock and the surrounding Stanislaus County like the housing affordability crisis, cost burden, and regional growth, there are no local events that have specifically led to displacement.
Further, the condition of the housing stock, including the age of buildings and units that may be in substandard condition, is also an important consideration in a community’s housing needs. In Turlock, about 16 percent of the housing stock was constructed prior to 1960 and is over 65 years old. Just under 50 percent of the housing stock was constructed prior to 1980 and is over 40 years old. About 24 percent of the housing stock has been constructed since 2000, with only 4.4 percent constructed since 2010. Also, Maps B-1 and B-2 in Appendix B: Housing Needs Assessment display substandard housing conditions for owner and renter occupied households by tract. Owner-occupied households with most substandard housing issues are concentrated in Tract 39.04, which encompasses Downtown, historically the oldest neighborhood in Turlock, and some parts of Stanislaus County, while renter-occupied households with highest percent of substandard housing conditions are located in northern Turlock in Tract 36.10 west of Geer Road and south of Downtown east of Golden State Boulevard, and within the area home to California State University, Stanislaus. Renter occupied households that also face higher percentages of substandard housing include Tract 39.06 and Tract 38.03, which feature County islands, areas of unincorporated county land that are surrounded by incorporated Turlock on all sites. Overall, substandard conditions in Turlock are not overly concentrated in any single area or particularly high as a percentage of existing housing even in the tracts with the highest share.
Displacement due to environmental hazards is virtually nonexistent in the City. As discussed in Appendix C’s Constraints Analysis, the City is not located near active faults, and its flat terrain precludes the danger of landslides. Turlock’s topography and nature of urban and agricultural development make wildfire risk low. Turlock Fire Department’s Fire Prevention Bureau provides fire safety inspections, information on planned escape from a building, and safe barbecue practices but does not focus on wildfire.33 Stanislaus County’s Safety Element mentions defensible space in development standards, but information on defensible space inspections is lacking.34 The Turlock Irrigation District does create Wildfire Mitigation Plans, but acknowledges that much of its service area is not a high fire threat area, and where it has 33 Turlock Fire Department. https://www.cityofturlock.org/firedepartment/safetyfirepreparedness/ 34 Stanislaus County. 2016. Safety Element. https://www.stancounty.com/planning/pl/gp/current/gp-chapter5.pdf
City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-95
previously activated fire response is outside of Turlock’s Sphere of Influence (SOI).35 Additionally, the SOI is not located in or near Federal Emergency Management Agency (FEMA) flood maps for 100- or 500-year floods.36 However, localized flooding that spills over into curbs and sidewalks can occur during storms throughout the City due to the flat terrain and imperviousness in urban areas.37 The storm drain system can handle flooding, but the City also provides sandbag pickup.38,39 The Turlock Annex of the Stanislaus County Multi-Jurisdictional Hazard Mitigation Plan highlights dam incidents as a priority hazard due to their catastrophic magnitude, although they are deemed unlikely.40 More information on dam incidents and environmental hazards can be found in Appendix C.
The University of California Urban Displacement Project (UDP) has used housing and demographic data from the US Census and real estate market data from Zillow to classify census tracts according to “displacement” typologies. The California Estimated Displacement Model (EDR) identifies varying levels of displacement risk for low-income renter households in all census tracts in California. Displacement risk means that in 2019 a census tract had characteristics which, according to the model, are strongly correlated with more low-income renter population loss than gain. In other words, the model estimates that more lowincome households left these neighborhoods than moved in. Because the model uses 2015-2019 data, the correlations between tract characteristics and low-income renter population loss are only based on this period. Tracts are assigned to one of the following categories:
• Low Data Quality: the tract has less than 500 total households or the census margins of error were greater than 15% of the estimate (shaded gray).
• Lower Displacement Risk: the model estimates that the loss of low-income households is less than the gain in low-income households. However, some of these areas may have small pockets of displacement within their boundaries.
• At Risk of Displacement: the model estimates there is potential displacement or risk of displacement of the given population in these tracts.
• Elevated Displacement: the model estimates there is a small amount of displacement (e.g., 10%) of the given population.
• High Displacement: the model estimates there is a relatively high amount of displacement (e.g., 20%) of the given population.
• Extreme Displacement: the model estimates there is an extreme level of displacement (e.g., greater than 20%) of the given population.
35 Turlock Irrigation District. 2023 Wildfire Mitigation Plan. https://www.tid.org/wpcontent/uploads/2023/12/Turlock-Irrigation-District-2023-Wildfire-Mitigation-Plan.pdf 36 California Department of Water Resources. Best Available Map. https://gis.bam.water.ca.gov/bam/ 37 Alyssa Aredas. January 5th, 2017. “Turlock braces for flooding as weekend storm approaches.” Turlock Journal. https://www.turlockjournal.com/news/local/turlock-braces-for-flooding-as-weekend-storm-approaches/ 38 City of Turlock. October 2013. Storm Water Master Plan. https://www.cityofturlock.org/_pdf/files/StormWater_MasterPlan.pdf 39 City of Turlock. Flooding. https://www.cityofturlock.org/neighborhoodissues/waterissues/flooding.asp 40 2022-2027 Stanislaus County Multi-Jurisdictional Hazard Mitigation Plan. Annex H: City of Turlock. https://oes.stancounty.gov/home/showpublisheddocument/262/638809159028500000
STANI S LAUS
COUNTY
W CHRISTOFFERSEN PKWY
WTAYLOR
RD
ETAYLOR RD
W MONTEVISTA AVE E MONTEVISTA AVE
WTUOLUMNE RD ETUOLUMNE RD
FULKERTH RD
WEST MAIN ST EAST AVE
W E LINWOOD AVE LINWOOD AVE
SWALNUT RD
S LANDER AVE
SOUTH AVE
W CANAL DR
E CANAL DR
NWALNUT RD
GEER RD
N OLIVE AVE
N BERKELEY AVE
E OLIVE ST
MARSHALL ST
D ST
FIFTH ST
N GOLDEN STATE BLVD
S GOLDEN STATE BLVD
S QUINCY RD
S JOHNSON RD
N DAUBENBERGER RD
N ROSE ST
DELS LN
CROWELL RD
N COLORADO AVE
E MINNESOTA AVE
NORTH AVE
N SODERQUIST RD
S KILROY RD
STEGNER RD
FRANSIL LN
DIANNE DR
GOLF RD
HARDING RD
BRIER RD
Census
Tract:
36.09 Census
Tract:
36.11 Census
Tract:
36.08 Census
Tract:
37 Census
Tract:
38.02 Census
Tract:
36.03 Census
Tract:
39.08 Census
Tract:
38.03 Census
Tract:
39.04 Census Tract:
39.09 Census
Tract:
39.05 Census
Tract:
39.06 Census
Tract:
39.07 Census
Tract:
38.05 Census
Tract:
36.12 Census
Tract:
38.04 Census
Tract:
36.10 Overcrowded Households
0 ¼ ½ 1
Miles
Less than 5%
5% - 10%
10% - 15%
MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-16 Overcrowded Households, Turlock.mxd Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-25
STANI S LAUS
COUNTY
Source: HCD, 2020;
City ofTurlock, 2021; Dyett & Bhatia, 2024
STANI S LAUS
COUNTY
W CHRISTOFFERSEN PKWY
WTAYLOR
RD
ETAYLOR RD
W MONTEVISTA AVE E MONTEVISTA AVE
WTUOLUMNE RD ETUOLUMNE RD
FULKERTH RD
WEST MAIN ST EAST AVE
W E LINWOOD AVE LINWOOD AVE
SWALNUT RD
S LANDER AVE
SOUTH AVE
W CANAL DR
E CANAL DR
NWALNUT RD
GEER RD
N OLIVE AVE
N BERKELEY AVE
E OLIVE ST
MARSHALL ST
D ST
FIFTH ST
N GOLDEN STATE BLVD
S GOLDEN STATE BLVD
S QUINCY RD
S JOHNSON RD
N DAUBENBERGER RD
N ROSE ST
DELS LN
CROWELL RD
N COLORADO AVE
E MINNESOTA AVE
NORTH AVE
N SODERQUIST RD
S KILROY RD
STEGNER RD
FRANSIL LN
DIANNE DR
GOLF RD
HARDING RD
BRIER RD
Census
Tract:
36.06 Census
Tract:
36.05 Census
Tract:
36.04 Census
Tract:
37 Census
Tract:
38.02 Census
Tract:
36.03 Census
Tract:
39.08 Census
Tract:
38.03 Census
Tract:
39.04 Census Tract:
39.09 Census
Tract:
39.05 Census
Tract:
39.06 Census
Tract:
39.07 Census
Tract:
38.05 Census
Tract:
38.04 Gentrification and
DisplacementTypologies
0 ¼ ½ 1
Miles
Lower Displacement Risk
At Risk of Displacement
MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-17 Gentrification and Displacement Typologies, T Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-26
STANI S LAUS
COUNTY
Source: California Urban Displacement Project, 2022;
City ofTurlock, 2021; Dyett & Bhatia, 2024
Appendix D: Assessment of Fair Housing
D-98 Hearing Draft | August 6, 2026
Based on the data, all of Turlock is considered to have some potential for displacement but three tracts in the central part of the city (Tracts 38.02, 39.06, and 39.08 are classified as “at risk” for displacement. All three tracts were among the five that had the highest percentage of residents with income below the poverty line in Turlock. One tract, Tract 38.02, identified as at risk of displacement is also identified as High Segregation and Poverty, while another tract, Tract 39.06, was identified as most percentage of overcrowded households, and most low to moderate income population. A similar pattern emerged in Modesto where three tracts in the center and southern portion of Turlock were identified as “Probable Displacement” by UDP, 2022 (see Map D-26). Much of the protection for displacement in Turlock comes from state law. All multifamily units in Turlock are protected by the State’s Tenant Protections Act of 2019 (AB 1482), which includes an annual rent cap and just-cause protections. The City does not have any additional local rent stabilization or just-cause eviction policies in place. Turlock has granted up to $1,000 to households impacted by temporary or permanent relocation from public funds, as noted in the City of Turlock Housing Element 2015-2023. Funding beyond $1,000 is disbursed as a low-interest loan. Specifically, this was applied to an instance when four families who were living in a four-plex on Lambert Way were affected by renovation work on the property. The amount of the grant is tied to the HUD requirements in the Uniform Relocation Act.
HOMELESSNESS
Preliminary numbers from the 2025 homeless count tallied 2,086 persons countywide including 241 in Turlock and 1,603 in Modesto.
It is important to
note volunteers for PIT count were more engaged than other years, which may have 41 The number of people experiencing homelessness in Turlock has increased slightly from 9.8 percent in 2024 to 11.55 percent in 2025; however, the share of people experiencing homelessness in Turlock has stayed relatively the same the past four years, though overall Stanislaus County PIT Count has increased. The Turlock homeless PIT count in 2025 tallied 241 individuals (11.55 percent), which was almost the same as the share counted in 203 (233 individuals, 11.14 percent).42 led to higher counts.
The results from the counts have ranged from a low of 1,857 in 2022 to a high of 2,957. Even though there has been some success in providing housing, according to the Stanislaus Community System of Care, which conducts the annual counts, the variation could also be affected by factors such as the number of volunteers participating and how well the count is organized. It should also be noted that the count includes those staying in emergency shelters, government-paid motel rooms, and transitional housing as well as those sleeping in cars, recreational vehicles, and tent encampments but does not account for people who are temporarily staying with friends or family or who are paying for their own motel rooms.
People of color are disproportionately represented among those who were counted. In 2023, Black and American Indian or Alaska Native account for 10.8 percent and 6.1 percent of homeless Stanislaus residents respectively but represent only 2.7 and 4.0 percent of the overall population. Most of the homeless population in Turlock and in the Stanislaus County Planning Area continues to be comprised of White and Hispanic persons—71 percent White and 37 percent Hispanic in the county in 2023.
State law (SB 2 (Cedillo)) requires all jurisdictions to have at least one zone (where residential uses are allowed) in which at least one year-round emergency shelter is permitted by right. Zoning codes must also allow low-barrier navigation centers (LBNCs). To meet the requirements of this legislation, Chapter 4 Housing Action Plan includes programs that will bring the City into compliance with SB 2 by amending its 41 Executive Summary, 2025 Stanislaus County Homeless Point-in-Time Count, /https://csocstan.com/wpcontent/uploads/2025/06/2025-Final-PIT-Report-English-.pdf 42 Executive Summary, 2023 Stanislaus County Homeless Point-in-Time Count, https://www.stancounty.com/newsfeed/pdf/executive-summary-english.pdf
City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-99
zoning ordinance to allow LBNCs as a by-right use in all zones where mixed-use development is permitted and in all nonresidential zones where multifamily uses are permitted (Program 2-I). The Housing Action Plan will also amend the zoning ordinance to define single-room occupancy (SRO) units as a residential use and allow SRO development in new and renovated mixed-use buildings.
There are currently two homeless or transitional shelters in Turlock including Turlock Gospel Mission, who operate an 80-bed shelter in Turlock, and We Care Program, a 49-bed shelter that serves chronically homeless men over the age of 18. The City maintains a web page called Homelessness in Turlock that includes links to videos of meetings the City held to receive feedback on homelessness, a resource guide, and a list of service providers in the Turlock area including addresses, hours of operation and links to provider websites.44
Several programs serving people experiencing homelessness were supported in recent years through the City's Public Services grants utilizing Community Development Block Grant (CDBG) funding, including:
• The United Samaritans Foundation's Emergency Food Box assisted 331 low-to moderate-income individuals and homeless families by providing monthly food support, and its Senior Congregate Lunch Program served 33 elderly residents with nutritious meals and social engagement opportunities.
• Healthy Alternatives to Violent Environment (HAVEN) aided 11 domestic violence survivors with housing-related support.
• Project Sentinel provided housing counseling and tenant-landlord dispute resolution services to 13 low-income individuals.
United Samaritans Foundation is located on 220 South Broadway, about 0.2 miles away from the Turlock Hospel Misson Shelter and 0.1 miles away from We Care Turlock. People residing in either of the homeless or transitional shelters in Turlock would be able to access the emergency food box and monthly food support via walk if necessary. HAVEN Turlock Office is located slightly north of Downtown Turlock, where people experiencing homeless may access via walk or transit, while Project Sentinel is located in Modesto, accessible via transit from Downtown.
Turlock Gospel Mission Shelter and We Care Turlock are within Downtown Turlock that has access to other amenities and services that serve people experiencing homelessness, such as health care, transportation, retail, employment, and social services that people experiencing homeless can walk to from the shelters. Downtown Turlock has proximity to local transit lines, including Turlock Transit and Stanislaus Regional Transit Authority bus service. This area sits just south of the Turlock Town Center shopping center, which is home to grocery stores, pharmacies, banks, and medical offices, and is served by local bus routes, including service to Emanuel Medical Center, a full-service hospital in the city.
Additionally, the City of Turlock actively participates in regional initiatives to address homelessness through partnerships with the Stanislaus Community System of Care (CSOC) and the Stanislaus Homeless Alliance (SHA). The City of Turlock Care Team collaborates with the Stanislaus County Care Team to offer resources to individuals experiencing homelessness in our community.
Furthermore, the City is actively looking for opportunities to create new transitional and permanent supportive housing. In the Housing Action Plan, Program 2-J, Transitional Housing, and 2-P, Supportive Housing, plan to facilitate production of affordable housing by amending the zoning code to comply with State law regarding the treatment of transitional and supportive housing facilities. Further, Program 4-H, 44 City of Turlock, 2025. Homelessness in Turlock. Available:
https://www.turlock.ca.us/government/homelessnessinturlock/
Appendix D: Assessment of Fair Housing
D-100 Hearing Draft | August 6, 2026
Pursue State and Federal Funds in Support of Housing Development, aims to increase the availability of housing and supportive services to the most vulnerable population groups and those with the greatest unmet needs, including people experiencing homelessness, by pursuing available State and federal funding sources to support efforts to construct housing. See Appendix B, Housing Needs Assessment, and Appendix C, Constraints Analysis, of this Housing Element for more information about homelessness in Turlock and available resources.
HOUSING CONDITIONS
The U.S. Census does not include specific data on substandard housing, but it does provide information about housing problems that are generally used to indicate that a unit is substandard. In addition to structural deficiencies and standards, which are not enumerated, units lacking complete kitchen or plumbing facilities are considered substandard. These conditions are most often found in older housing and the age of a housing unit is often an indicative of housing conditions. About 43 percent of the housing stock in Turlock was built before 1980 compared with 46 percent of the housing units in the Stanislaus Planning and 57.6 percent of the units in Modesto, as shown on Chart D-10.
Source: 2012-2016 ACS
Housing is subject to deterioration over time and is typically more apparent in lower-income areas where owners may not have the resources needed to keep up with on-going maintenance or to afford rehabilitation. Other problems associated with older housing include problems associated with materials such as lead paint, asbestos, and some varnishes now known to be hazardous to health. Children under the age of six are at the highest risk for physical and mental damage caused by lead paint. Lead-based paint may be present in any housing unit
built prior to 1978, when the
federal government banned its
use in housing. Any household
living in substandard
conditions is considered in
need of assistance, even if they
are not actively seeking
alternative housing
arrangements. Estimating the
number of substandard units
can be difficult, but the lack of
certain infrastructure and
utilities can often be an indicator of substandard conditions.
Chart D-10: Year Structure Built-Turlock and Stanislaus Urban County
City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-101
According to 2022 ACS, as shown in Table D-7, about 0.42 percent of owners lack complete kitchen facilities while approximately 2 percent of renters do. Further, approximately 0.66 percent of owners lack complete plumbing facilities while 0.40 percent of renters do. In total, there are 134 occupied housing units with incomplete plumbing facilities and 283 units with incomplete kitchen facilities. Map D-27 displays where owner-occupied units experience substandard housing, while Map D-28 shows where renter-occupied housing units experience substandard housing. Owner-occupied housing units are more likely to face substandard housing issues near downtown at Tract 39.04 and northeast Turlock at Tract 39.07, likely due to the age of structures in area. Renter-occupied housing units with the highest percent of units experiencing substandard housing are located in north Turlock around CSU, Stanislaus, as well as directly south of railroad tracks along Golden State Boulevard. Overall, based on Census data, substandard housing conditions in Turlock are not overly concentrated in any single area or particularly high as a percentage of existing housing even in the tracts with the highest share. Code Enforcement staff estimates that as much as 10 percent of the total existing housing stock (approximately 2,500 units citywide) may be in need of rehabilitation, based on inspections undertaken in the course of code enforcement activities and their working knowledge of conditions in Turlock. Staff further estimates that rehabilitation needs are highest in older, more centrally located neighborhoods and lower in more recently constructed subdivisions in the north and east of the city.
Owner-Occupied Renter-Occupied
Housing Type Number Percent Number Percent
Incomplete Kitchen Facilities 57 0.42% 226 2.03%
Incomplete Plumbing Facilities 90 0.66% 44 0.40%
No telephone service available 69 0.51% 89 0.80%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B25053, Table B25043, Table B25049 The Stanislaus Urban County and Turlock Consolidated Plan includes violation of State building and housing codes as an additional indication of sub-standard housing conditions and includes criteria for considering substandard units “suitable for rehabilitation.” To be eligible for rehabilitation under the Plan, a housing unit must fail to meet one or more of the conditions required for a unit to be in standard condition and the cost of bringing the unit into compliance may not exceed 75 percent of the value of the house and the property. Also eligible are units that have been declared unfit or unsafe for occupancy where the cost of the work is not more than 75 percent of the value.45 The Action Plan includes a program to continue operation of Turlock’s Rehabilitation Loan program, which offers low-interest loans to qualifying lowincome owners and non-occupant owners of housing in Turlock rented to qualifying tenants with incomes at 80 percent or less that the County AMI. Loans can be used for repairs to electrical, plumbing, broken windows, foundations, pest control to preserve and upgrade homes. Housing Rehabilitation loans are available to low-income homeowners at 0 percent interest for fully amortized loans and 2 percent for deferred loans and 3 percent for improvements to investor-owned property. The loan amount is determined 45 Stanislaus Urban County & City of Turlock Consolidated Plan Fiscal Year 2020-2025, pp. 125-129 Table D-7 Substandard Housing Issues, 2022
Appendix D: Assessment of Fair Housing
D-102 Hearing Draft | August 6, 2026
by the scope of the work to be performed. A deferred payment plan is available for very low-income homeowners.46
Turlock has partnered with the local non-profit groups to renovate existing residential units for low-income families. The project, which is funded through the city’s HOME Investment Partnership and the federal Community Development Block Grant program, has completed a four-unit apartment complex and two houses, which are managed by Landlords Property Management, a Turlock-based private company, to provide permanently affordable housing. All housing programs funded by Turlock and Stanislaus County require that units constructed before 1978 be screened and inspected for lead-based paint hazards. Home Consortia projects are usually inspected by the County Housing Authority and County building inspectors inspect any ESG Rapid Re-Housing units. In Turlock, We Care applies the same rules to the units it provides for homeless individuals and households. Contractors bidding on the rehabilitation of homes built prior to 1978 are required to provide documentation of EPA Lead Renovation and Repair and Painting certification.
If lead is found in any housing unit, after the work has been completed, a lead-based paint clearance test must be conducted by a licensed contractor with expertise in this type of work. Final payment is not released until the unit has passed the lead-based paint testing requirements.
Turlock has seen continued residential development over the past decade, including new subdivisions and multi-family projects, though the rate of construction declined due to the mortgage crisis. Notable subdivisions include Park Villas, a 175-unit air space condominium project where the proposed density would be 24.5 dwelling units per acre in 2019. McCoon Townhomes anticipated 40 townhomes with lot sizes ranging from approximately 1,600 square feet to 2,200 square feet in size. Particularly within the East Tuolumne Master Plan Area, two subdivisions, Fairbanks Ranch and Les Chateaux, saw a total of 189 new single-family homes on the southeast corner of North Johnson and East Tuolomne roads. These specifically have been the largest housing development in Turlock since the Great Recession.47 In terms of differences between new subdivision and older areas, majority of new construction, both-singly family and apartments, is concentrated in above moderate categories, which sustains the general trend of higher rents and home prices in development. Older areas, closer to Downtown tend to have higher density and are more affordable, though sometimes have substandard housing stock. The existing housing stock is overwhelmingly dominated by single-family homes and multi-family complexes that have more than 20 units. Missing middle housing, such as smaller complexes, like duplexes, triplexes, are not widely available across all neighborhoods in Turlock.
LARGE FAMILIES
Large families are those households of five or more related individuals. Housing of sufficient size and number of bedrooms is a special need of this group, as appropriate size housing would prevent overcrowding. Cost is an additional important consideration, as many large families especially in California do not have sufficient income to afford larger homes or apartments. Large households make up about 12.6 percent of households in Turlock, which is less than the 17.8 percent of large households in Stanislaus County. Of the large families within Turlock, approximately 17.5 percent are considered extremely low- or very low-income households (i.e., households below 50 percent AMI). About 30.9 percent of large families 46 City of Turlock, Housing Rehabilitation Loan Program https://ci.turlock.ca.us/housingprograms/housingrehabilitationloan/ 47 Turlock Journal. 2018. Turlock sees return of new housing development. Available:
https://www.turlockjournal.com/news/local/turlock-sees-return-of-new-housing-development-2/
City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-103
in Turlock experience some level of cost burden (either regular or severe), while 37.5 percent of all other household types experience cost burden. Large families are more likely to experience cost burden, but less likely to experience severe cost burden compared to all other household types in Turlock.
Turlock Unified School District (TUSD) Family Resource Center (FRC) is a hub of support that provides resources, programs, and services based on the needs and interests of families. The Family Resource Center provides programs that support school readiness, hosts parent workshops, links students and families to community assistance, and provides specialized support to foster youth, students experiencing homelessness, and refugees/newcomers. The City of Turlock’s Housing Program Services provides sources and assistance to families in the search for housing. City staff refers families to 211 Stanislaus Conty, operated by United Way of Stanislaus County, which is a confidential information and referral service that includes referrals to resources like utility and rental assistance, housing, food, health, and legal needs.48 City staff also refers large families to Stanislaus Regional Housing Authority for programs that may be more pertinent to their circumstances that may not be offered by the City, such as farmworker housing, migrant housing, and family self-sufficiency programs49.
OLDER ADULTS
Older adults in Turlock, especially renters, are more likely than the overall population to be cost burdened.
According to the U.S. Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 20 percent of households with at least one older adult aged 62 and over in Turlock have an income below 30 percent of AMI, higher than the rate of 13.8 percent found among the overall population in Turlock. Older adult households considered very low-income (making between 31 and 50 percent of AMI) are the group most likely to be spending more than 50 percent of their overall household income on housing costs at 44.4 percent. Older adult households who are considered extremely low-income (making less than 30 percent of AMI) are more likely than those considered very low-income to be spending over 50 percent of their income on housing costs at 49 percent. Senior renters are much more likely to fall into the extremely low-income (zero to 30 percent of AMI) or very low-income (31 to 50 percent of AMI) categories than seniors who own their homes (35.9 percent versus 12.1 percent, respectively. As they age, older adults may face additional housing costs to ensure their homes remain accessible and to eliminate threats to health and safety. Like all lower income residents, older adult residents may be facing overpayment problems or are unable to find affordable rental units at all.
Various agencies and community organizations offer resources for older adults throughout the County and Turlock. Stanislaus County offers an Elderly Nutrition Program that provides meals for adults older than 60 years of age, that offer fresh made meals. In Turlock, older adults can receive a fresh meal Monday through Friday at the Turlock Salvation Army.50 United Samaritans Foundation offers emergency food boxes and mobile lunch programs for those in need. In terms of housing, currently, Turlock has 1,252 assisted units reserved for seniors located on 12 different properties, as discussed in Appendix B: Housing Needs Assessment. None of the developments are 100 percent affordable, but eight of the 12 developments accept Section 8 vouchers, which means that up to 1,003 units are potentially available to older adults 48 United Way of Stanislas County, 2025. 211 Stanislaus County. Available: https://www.stancounty211.org/ 49 Stanislaus Regional Housing Authority, 2025. Programs. Available: https://stanregionalha.org/programs/ 50 Stanislaus County, 2025. Aging and Veterans Services – Senior Lunch Programs. Available:
https://www.stancounty.com/aging/htc-senior-meals.shtm
Appendix D: Assessment of Fair Housing
D-104 Hearing Draft | August 6, 2026
meeting the income requirements for affordable housing. Senior housing may be most attractive to the oldest cohort (85 years and older), as younger seniors often prefer to continue living independently.
D.6 Other Relevant Factors
The history of Turlock reflects multiple waves of settlement and agricultural development. It was founded in 1871 by John William Mitchell, as a depot for the Southern Pacific Railroad, which drove in early freight and passenger traffic, further attracting settlers and businesses. The establishment of the Turlock Irrigation District under the Wright Act brought irrigation water that enabled crop diversification, which spurred the agricultural industry and population growth from the early 1900s. More information about immigration and development can be found in Section D.2 Segregation and Integration. Historically throughout the U.S., including in California and Stanislaus County, restrictive and exclusionary zoning practices have contributed to racial and economic segregation.
Turlock was the site of one of several temporary detention camps established during the first phase of the mass incarceration of 97,785 Californians of Japanese ancestry during World War II. The Stanislaus County Fairgrounds is now located in central Turlock, in Tract 38.04 where it and surrounding tracts are deemed racially integrated, as shown on Map D-1. Due to a boom in population attributed to the expansion of State Route 99 in the 1970s, Turlock grew west to meet the freeway’s north-south path. This area is also where most of the city’s low-medium segregation tracts are located, as well as the City’s only High Segregation and Poverty tract, census tract 38.02 (see discussion in Section D.3).
Turlock’s land use and zoning history has steered growth toward agriculture-supporting, low-density residential neighborhoods. Commercial/industrial corridors are concentrated along major roads (notably State Route 99 and West Main), while infrastructure investments and corridor rehabilitation projects have actively shaped where jobs, retail, and higher-density development locate in the city. Policy direction is codified in Turlock’s General Plan and zoning regulations, and recent updates, particularly in the Housing Element and in the Westside Industrial Specific Plan, reflect attempts to balance industrial growth, infill opportunities, and workforce housing, all of which affect patterns of investment and property values across neighborhoods.
Turlock has several defining physical and infrastructural features that influence land use and socioeconomic patterns. It lies on relatively flat terrain in the San Joaquin Valley, which has made large-scale agricultural use feasible and later urban expansion easier, as there is less constraint due to topography. A major feature is the presence of rail lines: the city is planned to be served by the Altamont Corridor Express (ACE) extension project with a planned passenger rail station in Turlock, which would provide commuter and intercity rail access. Also, the city has long been shaped by freight rail corridors, including lines owned by the Union-Pacific Railroad. The main Union-Pacific line runs parallel to Golden State Boulevard and connects the city to a vast statewide and interstate rail network via the City of Modesto to the north and the City of Fresno to the south. The secondary Union-Pacific line that serves primarily rural areas west of Turlock. The BNSF line runs roughly parallel to the Union-Pacific line, connecting to the Cities of Stockton and Modesto to the north and the City of Fresno to the south. In terms of roadways, one major highway is California State Route 99 (State Route 99), which passes through Turlock and is a key regional north-south corridor connecting to other Central Valley cities. Also, California State Route 165 ends in Turlock, linking rural areas south to Turlock via a state highway. The city’s General Plan identifies major regional expressways and interchanges as part of its circulation infrastructure.
The City publishes development impact fee and capital improvement fees reports: the most recent FY 2023- 24 AB 1600 report shows active fee programs for master and specific plan areas (Northwest, Northeast,
City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-105
North Turlock, and East Tuolumne) covering sanitary sewer, water, transportation, storm drainage, and more.51 This reportshow that the city is collecting fees and planning infrastructure improvements in growth areas, but also note that some transportation, storm, and drainage improvements are not yet expended or are in fund balances.
51 City of Turlock. AB 1600 Annual Report and Five-Year Report for Development Impact Fees. 2024. Available:
https://www.cityofturlock.org/_pdf/devfeesreport.asp?id=8
STANI S LAUS
COUNTY
W CHRISTOFFERSEN PKWY
WTAYLOR
RD
ETAYLOR RD
W MONTEVISTA AVE E MONTEVISTA AVE
WTUOLUMNE RD ETUOLUMNE RD
FULKERTH RD
WEST MAIN ST EAST AVE
W E LINWOOD AVE LINWOOD AVE
SWALNUT RD
S LANDER AVE
SOUTH AVE
W CANAL DR
E CANAL DR
NWALNUT RD
GEER RD
N OLIVE AVE
N BERKELEY AVE
E OLIVE ST
MARSHALL ST
D ST
FIFTH ST
N GOLDEN STATE BLVD
S GOLDEN STATE BLVD
S QUINCY RD
S JOHNSON RD
N DAUBENBERGER RD
N ROSE ST
DELS LN
CROWELL RD
N COLORADO AVE
E MINNESOTA AVE
NORTH AVE
N SODERQUIST RD
S KILROY RD
STEGNER RD
FRANSIL LN
DIANNE DR
GOLF RD
HARDING RD
BRIER RD
Census
Tract:
36.10 Census
Tract:
36.12 Census
Tract:
36.09 Census
Tract:
36.11 Census
Tract:
36.08 Census
Tract:
37 Census
Tract:
38.02 Census
Tract:
36.03 Census
Tract:
39.08 Census
Tract:
38.03 Census
Tract:
39.04 Census Tract:
39.09 Census
Tract:
39.05 Census
Tract:
39.06 Census
Tract:
39.07 Census
Tract:
38.05 Census
Tract:
38.04 Substandard Housing,
Owner-Occupied
0 ¼ ½ 1
Miles
Two or More Issues, Owner Occupied
3.6%
3.7% - 4.8%
MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-18 Substandard Hosing Owner Occupied.mxd Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-27
STANI S LAUS
COUNTY
Source:ACS, 2022; City of Turlock, 2021;
Dyett & Bhatia, 2024
STANI S LAUS
COUNTY
W CHRISTOFFERSEN PKWY
WTAYLOR
RD
ETAYLOR RD
W MONTEVISTA AVE E MONTEVISTA AVE
WTUOLUMNE RD ETUOLUMNE RD
FULKERTH RD
WEST MAIN ST EAST AVE
W E LINWOOD AVE LINWOOD AVE
SWALNUT RD
S LANDER AVE
SOUTH AVE
W CANAL DR
E CANAL DR
NWALNUT RD
GEER RD
N OLIVE AVE
N BERKELEY AVE
E OLIVE ST
MARSHALL ST
D ST
FIFTH ST
N GOLDEN STATE BLVD
S GOLDEN STATE BLVD
S QUINCY RD
S JOHNSON RD
N DAUBENBERGER RD
N ROSE ST
DELS LN
CROWELL RD
N COLORADO AVE
E MINNESOTA AVE
NORTH AVE
N SODERQUIST RD
S KILROY RD
STEGNER RD
FRANSIL LN
DIANNE DR
GOLF RD
HARDING RD
BRIER RD
Census
Tract:
36.10 Census
Tract:
36.12 Census
Tract:
36.09 Census
Tract:
36.11 Census
Tract:
36.08 Census
Tract:
37 Census
Tract:
38.02 Census
Tract:
36.03 Census
Tract:
39.08 Census
Tract:
38.03 Census
Tract:
39.04 Census Tract:
39.09 Census
Tract:
39.05 Census
Tract:
39.06 Census
Tract:
39.07 Census
Tract:
38.05 Census
Tract:
38.04 Substandard Housing,
Renter-Occupied
0 ¼ ½ 1
Miles
Two or More Issues, Renter Occupied
2.5% - 3.0%
3.1% - 6.0%
6.1% - 9.0%
9.1% - 14.6%
MERCED C OUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-19 Substandard Hosing Renter Occupied.mxd Map Date:
9/20/2024
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-28
STANI S LAUS
COUNTY
Source:ACS, 2022; City of Turlock, 2021;
Dyett & Bhatia, 2024
Appendix D: Assessment of Fair Housing
D-108 Hearing Draft | August 6, 2026
D.7 Sites Inventory
State law requires a jurisdiction to identify sites to meet its RHNA obligations throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. This includes ensuring that sites are distributed such that they combat housing discrimination, eliminate racial bias, redress historic patterns of segregation, and lift barriers that restrict access. Affirmatively furthering fair housing will help foster inclusive communities so that households at all income levels and of all racial/ethnic makeups can enjoy a more equitable distribution of opportunity and proximity to jobs, transit, a high-quality education, and environmental benefits. To satisfy this requirement, the extent to which buildout of the Sixth Cycle Housing Element inventory may further entrench or help ameliorate existing patterns of segregation and/or exclusion of protected categories was assessed.
Buildout of the sites inventory will result in creation of new homes for 3,842 low- and moderate-income households, which represents a 20.8 percent increase in the number of LMI households in the City over the planning period. Map D-29 and Table D-8 show the distribution of new housing units to Census tracts within the planning area, together with relevant socio-demographic data and existing conditions for each tract. There are 17 census tracts within Turlock, of which 16 can accommodate the projected buildout of the inventory. One tract, Tract 36.03, is located on the west side of the city and does not see any projected units during the planning period. This tract is within the Westside Industrial Specific Plan area, meant to facilitate economic and job development. There is no land zoned for residential development; therefore, there are no units accommodated in this tract.
STANISLAUS
COUNTY
W CHRISTOFFERSEN PKWY
W TAYLOR
RD
E TAYLOR RD
W MONTE VISTA AVE E MONTE VISTA AVE
W TUOLUMNE RD E TUOLUMNE RD
FULKERTH RD
WEST MAIN ST EAST AVE
E LINWOOD AVE W LINWOOD AVE
S WALNUT RD
S LANDER AVE
SOUTH AVE
W CANAL DR E CANAL DR
N WALNUT RD
GEER RD
N OLIVE AVE
N BERKELEY AVE
E OLIVE ST
MARSHALL ST
D ST
FIFTH ST
N GOLDEN STATE BLVD
S GOLDEN STATE BLVD
S QUINCY RD
S JOHNSON RD
N DAUBENBERGER RD
N ROSE ST
DELS LN
CROWELL RD
N COLORADO AVE
E MINNESOTA AVE
NORTH AVE
N SODERQUIST RD
S KILROY RD
S TEGNER RD
FRANSIL LN
DIANNE DR
GOLF RD
HARDING RD
BRIER RD
Census
Tract:
36.10 Census
Tract:
36.12 Census
Tract:
36.09 Census
Tract:
36.11 Census
Tract:
36.08 South Lander
Downtown
North
Golden
State
West Main
Geer Road
Morgan Ranch
Master Plan
Census
Tract:
37 Census
Tract:
38.02 Census
Tract:
36.03 Census
Tract:
39.08 Census
Tract:
38.03 Census
Tract:
39.04 Census Tract:
39.09 Census
Tract:
39.05 Census
Tract:
39.06 Census
Tract:
39.07 Census
Tract:
38.05 Census
Tract:
38.04 Sites Inventory Analysis
andTCAC Opportunity
Areas, Composite Score
0 ¼ ½ 1
Miles
Sites Inventory
Above Moderate Income
Moderate Income
Low/Very Low Income
Mixed Income
Residential Pipeline Projects
Opportunity Area
Composite Score (HCD, 2024) -Tract
Highest Resource
High Resource
Moderate Resource
Low Resource
MERCED COUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\AFFH\D-20 Sites Inventory and TCAC Composite Score.mxd Map Date:
5/28/2025
Study Area Boundary
City Limit & County Island
County
Railroad
AÎ
AÎ Map D-20
STANISLAUS
COUNTY
Source: City of Turlock, 2021; Dyett & Bhatia, 2024
Appendix D: Assessment of Fair Housing
D-110 Hearing Draft | August 6, 2026
As shown in Table D-8, buildout of the inventory would generally increase the share of LMI households in Highest and High Resource tracts in Turlock and decrease that share of LMI households in Moderate Resource tracts, thereby improving the overall balance of income segments in different areas throughout the residential part of the city. Further, the development of ADUs/JADUs and affordable housing on properties owned by religious institutions through the congregational overlay (Program 1-F) would create additional housing opportunities for LMI households in High and Highest Resource areas beyond that shown in Table D-8. Projections for the number of ADUs and congregational housing units are done at a citywide level, therefore they cannot be attributed to specific parcels and reflected in the total in Table D-8; however, these strategies would further contribute to a better balance of housing types within the community, would increase access to opportunity for lower and moderate income households in High and Highest Resource tracts in Turlock.
Also as shown in Table D-8, the share of LMI households in two tracts classified as Low Resource on T/CAC maps would slightly increase with buildout of the inventory: the share of LMI households would increase from 60.3 percent to 60.7 percent in tract 38.02 and would increase from 71.2 percent to 74.1 percent in tract 39.08. However, both these tracts are classified as "at risk of displacement" and currently have among the highest rates of rent burdened and overcrowded households. Increasing the supply of affordable housing in these tracts will create more housing opportunities for LMI households in these locations and should help to alleviate cost burden and overcrowded living conditions. Further, both tracts are centrally located in Turlock, with easy access to employment, services and transit. Tract 39.08 is located adjacent and to the north of downtown between Geer Road and North Golden State Boulevard and has the highest transit performance score in Turlock (see Map D-22). Tract 38.02, located just southwest of downtown also has one of the best transit performance scores in the city. Additionally, through Program 3-E, the City will implement place-based community investment efforts aimed at lower resource areas, including infrastructure investments and the provision of programs for residents. These include: 1) construction of the Columbia Pool and site improvements to serve neighborhoods in southwest Turlock; 2) repavement and rehabilitation of various street segments in the southwest quadrant of Turlock and installation of ADAcompliant access ramps; 3) re-surfacing and re-striping of the multi-purpose court at Columbia Park, and 4) recreational programming, including fitness programs, family events, community traditions, arts, social and educational activities, and a wide range of enrichment classes with scholarships available for participation.
Overall, buildout of the inventory would have a beneficial effect on access to opportunity, patterns of segregation and integration, and disproportionate needs and displacement risk, as described further below.
ACCESS TO OPPORTUNITY
As described above and shown in Map D-12, most of the eastern and northern portions of the city areas are designated as Highest, High, and Moderate Resource on TCAC maps. There are Low Resource and High Segregation & Poverty areas in the center and west of the city. This is a relative ranking based on composites of environmental, economic, and education scores. .As discussed above, there are no R/ECAPS in Turlock, but one Census tract along the eastern edge of the city is classified as a RCAA (tract 39.05). Existing development in this tract is predominantly single family residential and zoning is R-L (Low Density Residential). The tract contains newly constructed subdivisions and there is little vacant land available and limited opportunities for multifamily development. Accordingly, the inventory projects only 15 new units during the planning period, all of which would be for above moderate households. However, as shown on Map 3-9 in chapter three there are two churches with vacant and underutilized land potentially available for affordable housing pursuant to Program 1-F, which would create a congregational housing overlay to facilitate the development of affordable housing on properties owned by religious institutions in Turlock and provide technical support for interested property owners. There are also a dozen other churches with
City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-111
vacant and underutilized land in High and Highest Resource areas in Turlock that would also be eligible for the congregational housing overlay, further increasing access to opportunity for low and moderate income households. Additionally, the construction of ADUs and JADUs in these established neighborhoods would provide additional housing opportunities for low and moderate income households in High and Highest Resource areas, including Tract 39.05.
Tract 37 is one of the largest Census tracts in the planning area, encompasses the Morgan Ranch Master Plan area, and has most acres of appropriate size for lower income RHNA, based on the criteria defined in State law. Tract 37 is classified as a moderate resource opportunity area The Morgan Ranch Master Plan area envisions the development of a local shopping center, an elementary school, a park, and community facilities within the planning period, that would increase the access to opportunity for residents of this tract and adjacent Tract 38.03. Respectively, Tract 36.09 and Tract 36.1 are highest and high resource opportunity areas, which envision the integration of mixed-income housing and a diversity of housing types. This would suit a variety of Turlock’s residents in these high and highest resource areas, demonstrating excellent access to educational, economic, and environmental opportunity for populations residing within or around these tracts. Therefore, buildout of the inventory would have a beneficial effect on access to opportunity in the city.
As a result, buildout of the inventory can increase access to educational, economic, and environmental opportunity for disadvantaged and marginalized populations and help to affirmatively further fair housing in the city and in the Stanislaus Region.
SEGREGATION AND INTEGRATION
Map D-1 indicates that many areas of the City of Turlock are relatively racially and ethnically integrated, and that the City is less segregated than the County as a whole. There are five R/ECAPs in the central part of Stanislaus County, where Turlock, Modesto, and Ceres, the three most populous cities in the county are located. None of these R/ECAPS are in Turlock but one census tract (Tract 38.02) in Turlock does meet the Tax Credit Allocation Committee/HCD criteria as a High Segregation and Poverty (HSP) tract (Map D-11). Map D-11 shows the locations of RCAAs; within Turlock, two RCAAs are located along the very eastern edge of the city and outside the city to the east (Tracts 36.08 and 39.05). Tract 38.02, the High Segregation and Poverty tract, is bordered on the west by SR-99, intersected by the railroad, and includes three unincorporated county islands. Tract 38.03, to the east, also has three county islands and is identified as a low resource area using the TCAC/HCD criteria. The population of these two tracts and Tract 38.04 is predominantly Hispanic, ranging from 51.4 to 73.1 percent Hispanic. Since 1990, Tract 38.02 has seen an increase in Hispanic or Latino residents and a decrease in non-Hispanic White residents that reflects Turlock’s overall demographic changes (Table D-4).
As displayed in Table D-8, there is a significant variation in the levels of concentration of non-White population throughout the City. The southern areas of Turlock have a higher concentration of non-White population (Tract 37, 38.02, 38.03 and 38.04). The tracts with a larger non-White population also generally have a larger low-moderate-income population that more northern areas of the City. Between 2020 and 2022, the non-Hispanic White population has continued to decrease, constituting 41.2 percent of the population in 2022, and the Hispanic or Latinx population increased to 44.4 percent.
The City is increasing opportunities for a variety of housing types and higher density housing, through the creation of Workforce Housing Overlay in areas of the City that currently have a lower concentration of non-White population, like Geer Road and North Golden opportunity areas, as well as northern portions of Turlock. There is a common correlation between wealth and race, so creating opportunities for lowerincome high density housing in these areas may lead to a more even distribution of the population. The
Appendix D: Assessment of Fair Housing
D-112 Hearing Draft | August 6, 2026
City is also including Program 1-E to incentivize and promote ADU development to increase opportunities for lower income households in lower density, high opportunity areas of the City. This includes increased outreach strategies and preparation of application checklist and informational handouts. Further, the implementation of Program 5-A, 5-B, 5-C, and 5-D will enforce fair housing laws and address discrimination in the building, financing, selling, and renting of housing based on race, family status, national origin, and work to integrate all households, regardless of ethnicity, race, family composition, and source of income , into the housing cloth of Turlock. Therefore, overall buildout of the inventory would have a beneficial effect on the prevailing pattern of concentrated affluence in Stanislaus County and would not exacerbate patterns of segregation.
DISPROPORTIONATE NEEDS AND DISPLACEMENT RISK
While only three tracts (Tract 38.02, Tract 39.06, and Tract 39.08) in the city are considered at risk of displacement, cost burden is widely prevalent in Turlock. Cost burden is a major issue for older adults, students, and low-income households in Turlock, and is more evenly distributed by race and ethnicity than by location (Map D-23 and D-24 and Charts D-6 and D-7). Notably, between 60 and 80 percent of homeowners in Tract 36.03 in immediately west of Turlock are cost burdened, while 60 to 80 percent of renters in Tracts 39.06, 39.08, and 39.09 in the heart of Turlock are cost burdened.
Buildout of the inventory focuses housing development in tracts that have lower displacement risk and lower percent of overcrowded households, particularly in the northern and southern portion of Turlock (Tract 36.09, Tract 36.10, and Tract 37). However, the inventory also accommodates about 10 percent of units within Tract 39.08 that has higher rates of overcrowding and risk of displacement. As noted above, this tract has close proximity to shops, services, transit, and jobs near Downtown Turlock. Buildout of inventory would focus additional below market rate housing throughout Tract 39.08, Tract 39.09, and Tract 37, which would alleviate displacement pressure and relieve overcrowding.
The City is including Program 3-B Anti-Displacement Strategy, where the City will prepare an antidisplacement strategy with the following components to help prevent displacement of vulnerable residents.
The first component of the strategy would be preservation of subsidized affordable housing units by partnerships with Stanislaus Regional Housing Authority, funding for rehabilitation of substandard multifamily units, and restricting the conversion of existing units occupied by lower-income units. The second component of the strategy entails partnering with nonprofits to share information on fair housing to underserved residents, while the final component would include developing an engagement strategy to disseminate information on tenant rights and protections. The City will also continue to support individuals and households with special needs by aiding the facilitation of production of affordable housing with administrative assistance (Program 4-A), partnering with the Disability Resource Agency for Independence Living (DRAIL) to promote availability of service and programs (Program 4-B), offering rental and mortgage assistance and connecting residents in need with Community Housing and Shelter Services (CHHS) (Program 4-D), and continuing to administer the Mobile Home Rent Subsidy program which provides assistance to eligible existing mobile homeowners (Program 4-F). These programs and efforts will continue to promote improvements in special needs populations that are affected by disproportionate housing needs.
City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 D-113
Existing Conditions Projected New Units
Tract Existing
Households
Low to Mod. Income
Households
Percent LMI
Households
Rent Burdened
Households
Overcrowded
Households HCV Use Non-White Population Displacement Risk T/CAC Resource Category Lower Income
Units
Moderate
Income Units
Above Moderate
Income Units
Total Projected
2031 Units (Existing
+ New)
Projected Percent
LMI
36.03 1,409 764 54.20% 27.90% 6.70% NA 37.00% Lower Moderate 0 0 0 1,409 54.20%
36.08 2,114 708 33.50% 26.30% 7.30% NA 33.70% Lower Moderate 0 0 113 2,227 31.80%
36.09 1,134 363 32.00% 46.20% 6.80% 15.50% 36.70% Lower Highest 257 201 259 1,851 44.40%
36.1 1,807 1001 55.40% 56.00% 8.60% 15.01% 60.60% Lower High 35 394 286 2,522 56.70%
36.11 1,303 397 30.50% 71.90% 10.20% 4.03% 49.10% Lower Highest 0 0 7 1,310 30.50%
36.12 2,544 664 26.10% 58.00% 3.90% 1.66% 56.40% Lower Highest 0 161 308 3,013 27.40% 37 1,380 654 47.40% 44.10% 14.10% 8.83% 74.30% Lower Moderate 450 0 890 2,720 40.60%
38.02 1,578 951 60.30% 54.80% 15.50% 3.74% 85.00% At Risk of Displacement Low 85 66 85 1,814 60.70%
38.03 806 346 42.90% 50.20% 22.00% 3.14% 87.80% Lower Moderate 191 101 292 1,390 45.90%
38.04 2,273 1383 60.80% 29.90% 8.40% 4.84% 76.50% Lower Low 32 51 45 2,401 61.10%
38.05 1,132 371 32.80% 37.50% 1.10% 2.60% 64.20% Lower Highest 0 11 0 1,143 33.40%
39.04 1,879 1091 58.10% 40.20% 8.60% 20.93% 57.20% Lower High 309 9 179 2,376 59.30%
39.05 1,688 581 34.40% 33.30% 0.80% NA 27.40% Lower High 0 0 15 1,703 34.40%
39.06 1,993 1379 69.20% 48.90% 7.60% 9.80% 63.00% At Risk of Displacement Moderate 114 28 44 2,179 69.80%
39.07 2,923 1138 38.90% 56.90% 0.90% 4.16% 27.80% Lower Highest 214 29 43 3,209 43.00%
39.08 1,086 773 71.20% 65.40% 11.00% 16.34% 65.20% At Risk of Displacement Low 487 62 150 1,785 74.10%
39.09 2,374 1163 49.00% 54.60% 2.90% 8.87% 56.80% Lower High 548 7 33 2,962 58.00% Source: 2023 5-Year ACS Estimates, HUD, UDP, Dyett and Bhatia, 2025 Table D-8: AFFH Housing Element Sites Analysis
Appendix D: Assessment of Fair Housing
D-114 Hearing Draft | August 6, 2026
D.8 Summary and Conclusions
State law requires that jurisdictions identify fair housing issues as well as contributing factors and priority levels for each factor. Further, a jurisdiction must identify specific goals and actions it will take to reduce the severity of fair housing issues within that jurisdiction. This section fulfills these requirements based on the assessment provided above, as well as relevant information from the 202-2025 AI. Goals and actions related to AFFH are incorporated into the broader Housing Action Plan contained within Chapter 4 of this Housing Element.
The most significant fair housing issues in Turlock relate to housing cost burden, overcrowding, and segregation by income level. Although Turlock is a majority-minority community, the census tracts with the greatest share of non-White Hispanic or Latino residents are also the ones experiencing the highest poverty rates, environmental burdens, and displacement risks. There is also some evidence of racial/ethnic discrimination in lending services, as well as geographic concentrations based on familial status.
Based on the findings of this assessment, Table D-9 presents a summary of existing fair issues and their contributing factors, as well as a description for each. Issues that are primarily related to environmental justice or economic development and do not have a direct bearing on fair housing are ranked as low or not included. Priority levels were assigned as follows:
• High – Designates contributing factors that limit or deny fair housing choice (i.e., has the potential to violate the Fair Housing Act).
• Medium – Designates contributing factors which should be addressed in the near term. These issues do not violate the Fair Housing Act but may increase fair housing issues in the city. These factors may be beyond the City’s immediate capabilities to address. • Low – Designates contributing factors that either do not need to be or cannot be addressed immediately by the city but should be addressed later on during the eight-year planning period.
Table D-9: Fair Housing Issues and Contributing Factors Priority
Level
Fair Housing Issue Description Contributing Factor(s) Meaningful Actions Geographic Targeting
2023-2031 Metrics and Timing
High Enforcement
Surveys indicate that tenants’ rights
education is among the services
needed most in Stanislaus County. In
Turlock, linguistically isolated
households where adults have
difficulty speaking English tend also
to be concentrated in areas with the
highest rates of renters, rent
burdened households, and
low/moderate income residents who
may be at greater risk of eviction or
have greater need for landlordtenant mediation services. • Lack of awareness of tenant rights
• Linguistic isolation
• Program 5-A Fair Housing Information
• Program 5-B Mediation and Enforcement
• Program 5-C Anti-Discrimination Training
Citywide and in
DACs
• Provide fair housing support services for 50 persons annually during each year of the planning period (Program 5-A)
• Assist 30 households during the planning period (Program 5-B) • Increase awareness of fair housing practices among small, independent real estate professionals and lenders over the planning period (Program 5-C)
Medium Enforcement
Loan denial rates are 7-10 percent
higher for people of color than for
White applicants. Between 2018-21,
Black applicants had the highest loan
denial rates, followed by Hispanic or
Latino applicants. White applicants
consistently experienced lower than
average loan denial rates.
• Financial literacy of affected groups
• Lending discrimination
• Program 5-A Fair Housing Information
• Program 5-C Anti-Discrimination Training Citywide
• Provide fair housing support services for 50 persons annually during each year of the planning period (Program 5-A)
• Increase awareness of fair housing practices among lenders over the planning period (Program 5-C)
• Percent change in denial rates
High Enforcement
Fair housing complaints
disproportionately involve small,
independent landlords who
represent a large share of rental
property owners. Disability was the
primary basis for fair housing
complaints in Turlock between 2014
and 2019, accounting for more than
70 percent of all complaints. Race
and familial status each accounted for
approximately 12 percent of
complaints.
• Lack of training/awareness of fair
housing law
• Lack of awareness of tenant rights
• Program 5-A Fair Housing Information
• Program 5-B Mediation and Enforcement
• Program 5-C Anti-Discrimination Training
• Program 4-B Support for Individuals with
Disabilities
Citywide
• Provide fair housing support services for 50 persons annually during each year of the planning period (Program 5-A)
• Assist 30 households during the planning period (Program 5-B) • Increase awareness of fair housing practices among small, independent real estate professionals and lenders over the planning period (Program 5-C)
• Increase in participation in DRAIL programs and services by Turlock residents (Program 4-B)
High Segregation and
Integration
There is a discernable pattern of
segregation by income and race in
Turlock. Neighborhoods in the
north and east have higher incomes
and higher a higher share of White
households, while neighborhoods in
the center and southwest have lower
incomes and a higher share of nonWhite residents.
• Historical settlement patterns in
Turlock
• Neighborhoods in the north and
east are predominantly comprised
of single-family housing, often not
affordable for disadvantaged groups.
Expand housing choice and housing mobility in
north and east of Turlock
• Program 1-E ADU/JADU Awareness
• Program 1-F Pre-Approved ADU Plans
Congregational Overlay
• Program 1-G Congregational Overlay
• Program 1-C SB9 Ordinance
• Program 1-D Small Lot Subdivision Ordinance
• Program 5-D Disavowal of Racially Restrictive
Covenants
High and Highest
Resource
neighborhoods in
northeast Turlock
Expand housing choice and housing mobility in north and east of Turlock • Issue 15 ADU/JADU construction permits annually over the planning period with a focus on High and Highest Resource neighborhoods (Program 1-E)
• Adopt the overlay by Q4 2026; Target Cconstruction of 10 50 new ADU/JADUs in Turlock annually lower income units in High and Highest Resource neighborhoods in Turlock over the planning period (Program 1-F)
Adopt the overlay by Q4 2026; increase the supply of affordable housing in Turlock, with a focus on High and Highest Resource neighborhoods (Program 1-G)
• Adopt the SB 9 Ordinance by Q1 20286; conduct community outreach bi-annually following adoption of the ordinance, with annual progress reporting to HCD through APRs (Program 1-C)
Table D-9: Fair Housing Issues and Contributing Factors Priority
Level
Fair Housing Issue Description Contributing Factor(s) Meaningful Actions Geographic Targeting
2023-2031 Metrics and Timing
Prevent Displacement of Existing LMI Households
• Program 1-B Rezoning to Accommodate
RHNA ShortfallWorkforce Housing Overlay
• Program 5-A Fair Housing Information
• Program 5-B Mediation and Enforcement
• Program 3-H Anti-Displacement Strategy
• Program 6-D Development and Replacement
Unit
Center and
southwest
Turlock
• Adopt the ordinance by Q1 2028, increase the supply of entry level homes and expand options for homeownership in Turlock, targeting 100 new homes for Moderate income households by 2031 with half in High and Highest Resource neighborhoods (Program 1-D) • Post information to City website and send e-newsletter by end of Q3 2025; annually each year of the planning period thereafter, Participation of 100 homeowners in County program by 2031 (Program 5-D)
Prevent Displacement of Existing LMI Households
• Adopt amendments creating the C-RMU base zoning district by end of Q3 2026 concurrent with the Housing Element the Workforce Housing Overlay by January 31, 2025; 626 moderate and 1,544 lower income RHNA units by 2030 (Program 1-B)
• Provide fair housing support services for 50 persons annually during each year of the planning period (Program 5-A)
• Assist 30 households during the planning period (Program 5-B) • Prepare anti-displacement strategy by end of Q4 20265, being implementation in Q1 20276; minimize or prevent displacement of at-risk residents citywide and in tracts shown on Map D-26; 194 housing units (Program 3-H)
• Beginning in Q4 2024; protection of existing housing (Program 6-D) High Segregation and
Integration
LMI households are concentrated in
Low and Moderate Resource Areas
north and west of downtown. More
than 20 percent of households in
these areas are headed by a single
mother with children, which
represents an over concentration.
One of these tracts (38.02) is
designated as an area of High
Poverty and Segregation by the State
and has the highest rate of
overcrowding in Turlock.
• Historical settlement patterns
• Lack of housing options for LMI
households in High Resource areas
• Income and educational attainment
levels
• Program 1-E ADU/JADU Awareness
• Program 1-FG Congregational Overlay
• Program 1-C SB9 Ordinance
• Program 1-D Small Lot Subdivision Ordinance
High and Highest
Resource
neighborhoods
DACs with more
than 50% LMI
households (tracts
38.02; 38.03;
38.04; 39.04;
39.08)
• Issue 15 ADU/JADU construction permits annually over the planning period with a focus on High and Highest Resource neighborhoods (Program 1-E)
• Adopt the overlay by Q4 2026; target construction of 50 new lower income units increase the supply of affordable housing in Turlock, with a focus oin High and Highest Resource neighborhoods over the planning period (Program 1-FG)
• Adopt the SB 9 Ordinance by Q1 20286; conduct community outreach bi-annually following adoption of the ordinance, with annual progress reporting to HCD through APRs (Program 1-C) • Adopt the ordinance by Q1 2028, increase the supply of entry level homes and expand options for homeownership in Turlock, targeting 100 new homes for Moderate income households by 2031 with half in High and Highest Resource neighborhoods (Program 1-D) High Access to
Opportunity
About 85 percent of the students
served in western tracts are
economically disadvantaged, meaning
their families are below the poverty
line, and 76 percent are minority.
Students of color in Turlock
received lower test scores in both
math and English than non-Hispanic
White students. The proportion of
students who meet or exceed
• Income and educational attainment
levels
• Lower performance scores
Enhance Income and Educational Attainment
• Workforce Development Initiatives (Program
5-F)
Raise Performance Scores
• Chatom Union School District (CUSD)’s
instructional support programs that include
homework support and academic intervention
including math and reading
Citywide;
southwest
Turlock
• Post materials by end of Q3 2025, updating periodically throughout the planning period; coordinate annually with SCWD and non-profit partners to track participation rates, targeting a 15 percent increase in the annual number of program participants above the 2025 baseline rate over the planning period a 10 percent decrease in unemployment compared to 2023 levels among with a focus on low income single women by 2031 (Program 5-F)
• Higher performance scores in English and Mathematics throughout Turlock during the planning period
Table D-9: Fair Housing Issues and Contributing Factors Priority
Level
Fair Housing Issue Description Contributing Factor(s) Meaningful Actions Geographic Targeting
2023-2031 Metrics and Timing
standards in English Language Arts or
math in Turlock is higher than in
Stanislaus County, but lower than in
the State.
• TUSD’s Family Resource Center provides
resources, programs, and services to diverse
Turlock families, that include school readiness
programs for students in need
High Access to
Opportunity
Census tracts west of the BNSF
railroad tracks have environmental
opportunity scores than rank among
the worst 25 percent statewide.
These areas also have higher shares
of low income and non-White
households than the rest of Turlock.
A primary cause of the low
environmental opportunity scores is
Exposure to air pollution and diesel
particulate matter (DPM), which can
disproportionately affect low income
residents who may live in lesser
quality housing with inadequate
insulation and ventilation; have less
access to quality healthcare (or be
uninsured); and not be able to afford
to live in other neighborhoods.
• Historical settlement patterns
• Exposure to air pollution and DPM
• Lower tree canopy coverage
• Access to healthcare and health
insurance coverage
• Program 3-A Home Rehabilitation Loan
Program
• Program 3-B Acquisition and Rehabilitation of
Property for Affordable Housing
• Program 3-C Neighborhood Clean Up
Programs
• Program 3-E Place-Based Community
Improvement Efforts
DACs west of the
BNSF tracks
• Provide 10 loans annually throughout the planning period targeting DACs west of the BNSF tracks (Program 3-A)
• Provide 14 loans annually throughout the planning period targeting DACs west of the BNSF tracks (Program 3-B)
• Operation of various projects annually to enhance neighborhood character and reduce code enforcement actions by at least 25 percent; throughout the 2023-2031 planning period (Program 3-C) • Completion of construction of the Columbia Pool, pavement and rehabilitation of various street segments, and re-surfacing and restriping of the multi-purpose court at Columbia Park; completion of construction by end of Q4 2027 (Program 3-E)
High Displacement
Three tracts in Turlock have
elevated risk of displacement (38.02,
39.06, and 39.08). All have among
the highest shares of renters, lowincome households, and non-White residents. Two are DACs and one is
classified as High Poverty and
Segregation.
▪ Turlock home values have increased
by 124 percent since 2011, with value of
smaller units (1 and 2-bedrooms) seeing
the steepest increases, indicating need
for smaller units
• Program 1-B Rezoning to Accommodate
RHNA ShortfallWorkforce Housing Overlay
• Program 3-A Home Rehabilitation Loan
Program
• Program 3-B Acquisition and Rehabilitation of
Property for Affordable Housing
• Program 5-A Fair Housing Information
• Program 5-B Mediation and Enforcement
• Program 3-H Anti-Displacement Strategy
• Program 6-D Development and Replacement
Unit Requirements
DACs with
elevated risk of
displacement
(Tracts 38.02,
39.06, and 39.08)
• Adopt amendments creating the C-RMU base zoning district concurrent with the Housing Elementby end of Q3 2026 the Workforce Housing Overlay by January 31, 2025; 626 moderate and 1,544 lower income RHNA units by 2030 (Program 1-B) • Provide 10 loans annually throughout the planning period targeting DACs west of the BNSF tracks (Program 3-A)
• Provide 14 loans annually throughout the planning period targeting DACs west of the BNSF tracks (Program 3-B)
• Provide fair housing support services for 50 persons annually during each year of the planning period (Program 5-A)
• Assist 30 households during the planning period (Program 5-B) • Prepare anti-displacement strategy by end of Q4 20265, being implementation in Q1 20276; minimize or prevent displacement of at-risk residents citywide and in tracts shown on Map D-26; 194 housing units (Program 3-H)
• Beginning in Q4 2024; protection of existing housing (Program 6-D) High Disproportionate
Needs
Cost Burden
Renters are disproportionately
affected by housing cost burden:
more than 50 percent of renters in
Turlock devote more than 30
percent of their income to housing
costs, putting them at risk of falling
behind on rent and facing eviction.
Tract 38.02, designated as High
▪ Turlock home values have increased
by 124 percent since 2011, with value of
smaller units (1 and 2-bedrooms) seeing
the steepest increases, indicating need
for smaller units
• Program 1-B Rezoning to Accommodate
RHNA ShortfallWorkforce Housing Overlay
•
• Program 1-C SB9 Ordinance
• Program 1-D Small Lot Subdivision Ordinance
• Program 1-E ADU/JADU Awareness
High and Highest
Resource
neighborhoods in
northeast
• Adopt amendments creating the C-RMU base zoning district concurrent with the Housing Elementby end of Q3 2026 the Workforce Housing Overlay by January 31, 2025; 626 moderate and 1,544 lower income RHNA units by 2030 (Program 1-B)
• Adopt the SB 9 Ordinance by Q1 20286; conduct community outreach bi-annually following adoption of the ordinance, with annual progress reporting to HCD through APRs (Program 1-C)
Table D-9: Fair Housing Issues and Contributing Factors Priority
Level
Fair Housing Issue Description Contributing Factor(s) Meaningful Actions Geographic Targeting
2023-2031 Metrics and Timing
Poverty and Segregation, has the
highest rate of cost burdened
homeowners.
• Program 1-F Congregational OverlayPreApproved ADU Plans Program 1-G Congregational Overlay
•
• Program 5-A Fair Housing Information
• Program 5-B Mediation and Enforcement
• Program 3-H Anti-Displacement Strategy
• Program 6-D Development and Replacement
Unit Requirements
Citywide
• Adopt the ordinance by Q1 2028, increase the supply of entry level homes and expand options for homeownership in Turlock,
targeting 100 new homes for Moderate income households by 2031 with half in High and Highest Resource neighborhoods (Program 1- D)
• Issue 15 ADU/JADU construction permits annually over the planning period with a focus on High and Highest Resource neighborhoods (Program 1-E)
• Adopt the overlay by Q4 2026; Target Cconstruction of 50 lower income units in High and Highest Resource neighborhoods in Turlock 10 new ADU/JADUs in Turlock annually over the planning period (Program 1-F)
• Adopt the overlay by Q4 2026; increase the supply of affordable housing in Turlock, with a focus on High and Highest Resource neighborhoods (Program 1-G)
• Provide fair housing support services for 50 persons annually during each year of the planning period (Program 5-A)
• Assist 30 households during the planning period (Program 5-B) • Prepare anti-displacement strategy by end of Q4 20265, being implementation in Q1 20276; minimize or prevent displacement of at-risk residents citywide and in tracts shown on Map D-26; 194 housing units (Program 3-H)
• Beginning in Q4 2024; protection of existing housing (Program 6-D) High Disproportionate
Needs
There are disparities between DACs
and non-DACs in terms of park
acreage and sidewalk conditions.
DACs have a slightly lower ratio of
parkland per thousand residents than
the City as a whole and two centrally
located DAC tracts (6099003609
and 6099003906) do not contain a
park. Additionally, staff rated
sidewalk conditions in three DAC
tracts as fair/good and in two other
DACs tracts as fair/poor.
Non-DAC tracts contain relatively
newer developed subdivisions and
accordingly, conditions in those areas
are better than in older parts of town
where DACs are located.
• Program 3-E Place Based Strategies
• Program 3-I Sidewalk Repair Assistance
Program
DACs, particularly
tracts
6099003609 and
6099003906 as
well as tracts
southwest of the
BNSF tracks
• Incentivize provision of privately-owned, publicly accessible open spaces in new multifamily and mixed use development in DACs (Program 3-E)
• Provide grants for sidewalk repairs in DACs and simplify encroachment permitting and administrative steps (Program 3-I)
Appendix E
Fifth Cycle Housing Element
Accomplishments
Hearing Draft | August 6, 2026 E-1
Appendix – E Fifth Cycle Housing Element
Accomplishments
This Appendix details the City of Turlock’s achievements in implementing the goals, policies, and programs from the 2015–2023 Housing Element. The City made significant progress in addressing housing needs through the development of new units, including units affordable to lower-income and special needs households. A summary of accomplishments by goal and a complete review of the City’s progress in implementing 2015–2023 policies and programs is provided in Table E-1.
E.1 Effectiveness of Programs for Special Housing
Needs
Special needs populations include farmworkers, large families, female-headed single parent households, people experiencing homelessness, persons with disabilities, seniors, households with extremely low incomes. As shown in greater detail in Table E-1, the City made a diligent, consistent effort to achieve its housing goals that address special housing needs through the implementation of policies and programs from the 2015–2023 Housing Element. Following is a summary of the effectiveness of programs forkey 5th Cycle accomplishments for special housing needs groups in Turlock and a summary of cumulative effectiveness. A program-by-program assessment of results and effectiveness is provided in Table E-1 together with a determination on whether to carry forward, modify, or discontinue each program.:
KEY ACCOMPLISHMENTS
• In 2018 and 2019, the City received 1.6 million in Affordable Housing and Sustainable Communities (AHSC) funds and additional tax credits to complete phase II of the Avena Bella Housing Project. Located on a 4.3-acre site in the southwestern part of the community, Avena Bella Phase 2 is a 61-unit affordable housing project consisting of garden-style two-, and three-bedroom apartments oriented around public and open space areas. The LEED Platinum certified project features a community center, pool and computer lab with after-school support for youth. Avena Bella was awarded esteemed Vanguard Award for New Construction from the National Affordable Housing Management Association. • In 2017, The Vista, a purpose-built student residential complex with 660 beds and180 units located directly across the street from the California State University, Stanislaus (CSUS) campus, was completed. Floor plans include studio, two-, three-, and four-bedrooms with a private bathroom for every bedroom. The housing community is situated on three parcels totaling approximately 9.7 acres with three four-story buildings including a 6,460-squarefoot club house that features outside volleyball and basketball courts, and a swimming pool.
Appendix E: 5th Cycle HE Accomplishments
E-2 Hearing Draft | August 6, 2026
• The First-Time Home Buyer (FTHB) program has been in place for 20 years and there are 100 active loans currently in the portfolio. The City provided downpayment funding assistance for a total of 24 families between 2018 to 2021. In 2024, 9 households were funded for homes in a 22 lot22-lot subdivision.
• Between 2018 and 2023, the City issued permits for 18 Very Low-Income units and 279 Low-Income units.
• In 2018, the City continued with discussions for the development or acquisitions of units or receipts of additional vouchers. In 2019, Stanislaus Housing Authority awarded State funds to build 8 affordable mental health units and 2 separate sites. In 2020, Stanislaus Housing Authority awarded State funds for the construction of permanent supportive affordable housing projects. The City has provided rental assistance for eligible units through vouchers since 2022.
• During the planning period, the City adopted a new ADU ordinance to make it easier to permit ADUs and to clarify the standards for ADUs. Since 2018, the City has issued 47 building permits for the construction of ADUs in Turlock. • Since 2018, the City has provided information to non-profit agencies and housing developers information regarding program and funding availability, andavailability and has continued to participate as an active member in the Turlock Community Collaborative and the Stanislaus County Continuum of Care. In 2021 and 2022, the City worked with nonprofit agencies to provide 2 affordable housing units to Turlock residents. • Annual progress reports for 2018 to 2023 have monitored details of assisted affordable rental units. The Department purchased 2 single family at-risk residences for the preservation of affordable housing units in 2022 and 10 units in 2018. No units were identified between 2019 and 2021. No at-risk units were identified in 2018 and 2020, 14 rental units preserved between 2019, and 2021- 2022.
• Project Sentinel, a non-profit agency, was funded to provide Fair Housing services every year of the Fifth Cycle, with the exception of one year they did not apply. In 2018, the City conducted two English and one Spanish seminar. The next seminar/workshop was conducted only in 2021 for both landlords and tenants. In the meantime, the City continued to work with non-profits to affirmatively further fair housing. • Since 2020, the Department has been actively working with Central Valley Opportunity Center to assist low-income renters, homeowners or disable with energy conservation methods and repairs with grants funded by TID, MID and/or PG&E. • In 2018, City Staff initiated discussions with non-profit agencies to acquire and rehabilitate units. The City acquired properties for the purpose of creating 16 permanent supportive housing units between 2022 and 2023.
• During the 5th Cycle, the City provided $456,090 in public service grants to fund homeless youth outreach, domestic violence housing services, homeless counseling, shelter services, emergency food programs, rental assistance, rapid rehousing services and homeless diversion programs. Of this total, $184,000 or approximately 40 percent was used for direct shelter services which provided shelter for 2,235 individuals during the 5th cycle.
City of Turlock – Housing Element Update 2023-2031
Hearing Draft | August 6, 2026 E-3
ASSESSMENT OF CUMULATIVE EFFECTIVENESS
Implementation of Turlock's Fifth Cycle Housing Element programs for special needs populations were effective in coordinating services and targeting resources to vulnerable populations, but constrained by limited funding, rising housing costs, and a chronic need for deeply affordable units.
The City effectively leveraged partnerships with regional agencies and local non-profit groups to expand its reach, but production-oriented outcomes did not fully meet local needs. An assessment of past performance indicates that a combination of zoning amendments, process and regulatory development incentives, increased funding from available sources will be needed to improve results in the Sixth Cycle. A summary of cumulative effectiveness by special needs group is provided below, with further details of individual program effectiveness outlined in Table E-1.
Extremely Low-Income (ELI) Households
About 13.4 percent of Turlock households earn below 30 percent AMI, qualifying as ELI. Poverty rates have declined since 2015 but remain substantial. The City directed CDBG funds to serve approximately 880 households annually during the Fifth Cycle, of which approximately 75 percent were ELI households. Strong outreach and coordination with regional partners (HOME Consortium, CHSS) helped prevent displacement and expanded affordability preservation, but production of new ELI units remains below projected need.
Older Adults
Seniors make up 13.3 percent of Turlock’s population; 38.6 percent of senior renters are ELI and nearly 44 percent of ELI seniors spend more than half their income on housing. The City uses CDBG funds to assist with home repairs and accessibility retrofits, facilitating aging-in-place for older adults and potential expansion of senior housing supply. Programs meet limited numbers of households; most success lies in preventing displacement through repair and maintenance assistance. Affordability and accessibility gaps persist for renters in particular.
Persons with Disabilities (Including Developmental Disabilities) Approximately 12.3 percent of the non-institutionalized population in Turlock has a disability, similar to Stanislaus County as a whole. Programs improved both physical accessibility and supportive housing availability. Effectiveness depends on coordination with external service providers.
Persons Experiencing Homelessness
The number homeless individuals and the share of the total Countywide homeless population in Turlock remained consistent during the 5th Cycle, whereas it grew in other Stanislaus County communities over the same period. The City partners with a range of non-profit shelter and service providers to address homelessness and is actively involved in regional initiatives; however, chronic homelessness persists.
Farmworkers
Deriving a precise estimate of the local farmworker population is challenging. Census data indicate that farmworkers in Turlock make up a small percentage of the population and tend to be permanent residents. The City receives few if any inquiries related to farmworker housing. As a result, there is little data available to evaluate the effectiveness of farmworker housing programs.
Appendix E: 5th Cycle HE Accomplishments
E-4 Hearing Draft | August 6, 2026
Female Headed Households
About 12 percent of all households in Turlock are headed by a single female. These households tend to experience disproportionately high rates of cost burden and displacement. Program supported the HAVEN Women's Center and provision of tenants rights, landlord mediation, and fair housing services throughout the 5th Cycle. During the planning period, the share of female-headed singleparent households decreased slightly from 10.9 percent of all Turlock households to 9.7 percent, suggesting effectiveness.
Large Families
Large families (5+ members) account for roughly 10 percent of all Turlock households, who represent a greater share of low-income households in the community relative to all other household types. Approximately 29 percent of large renter households experience overcrowding, compared with 10 percent of all renters. Although overall demand for 3- and 4-bedroom affordable rentals still exceeds supply, Turlock’s programs have been effective in expanding options for larger families and maintaining affordability through rehabilitation and rental assistance. Between 2010 and 2021, the overall rate of overcrowding in Turlock declined from 9.8 percent to 8.7 percent and the rate for large family renter households decreased from 18.3 percent to 15.7 percent.
City of Turlock – Housing Element Update 2023-2031
Hearing Draft | August 6, 2026 E-5
Table E-1 Housing Programs Progress Report
No. City of Turlock 2015-2023 Housing Element
Implementation Program Timeline in
Original Plan
Completed
In ProgressNot Completed/ Deferred
Result Evaluation Disposition
Goal 1: Increase Housing Opportunities and Accessibility HE.1.1.1.A The City will increase its coordination with the State HCD staff to ensure that it will be among the first jurisdictions to apply for the funding made available through a variety of federal and State funding sources.
Immediate,
with funding
cycles
X
The Housing Department has sought assistance as needed to address affordable housing opportunities and needs since 2019.
During the 5th Cycle, the City hired a grant
writer and the City is currently contracting
with a firm that provides information on
grant opportunities. Housing applied for and
has received funding for PLHA administered
by HCD for an estimated $1,859,124 over
five years.
City staff attends HCD seminars and has
registered for email notifications. Ongoing coordination is beneficial.
Modify, adding
more specifics.Continue as
part of Program 4-
H Pursue State and
federal funds in
support of housing
development.
HE.1.1.I.B This Housing Element cycle, CDBG, HOME, CalHOME, CDBG-R, and NSP funds will be directed towards the following purposes and programs. Subsidies to housing projects that include units affordable to Extremely Low, Very Low, and Low income residents;
• The First-Time Homebuyers Program;
• The Home Rehabilitation Loan Program;
• The Mobile Home Rent Subsidy Program;
• Local Community Housing Development Organizations
(CHDOs) for acquiring homes for rental to large families; • Purchase of underutilized sites and foreclosed properties by the City for future affordable housing;
• Homeless prevention;
• Assistance to the elderly and mobility challenged individuals; and • Public infrastructure improvements.
As other funding sources become available, the City will apply for additional funding to serve the needs identified in this Element.
Annual, June
of Each Year
X
The City of Turlock has purchased, rehabilitated and transferred affordable housing units to non-profit organizations. This has
added affordable housing to the housing
stock as well as built capacity for the nonprofits who own and manage these properties.
The City has continued to offer the FirstTime Homebuyer program. Although some loans have been made, the current housing
marking and price of housing in the area has
made it difficult for people to meet the qualifications of the program. The City plans to re-evaluate the program requirement and
amend them as possible to make the program more successful.
The City continues making low interest and
forgivable loans to income eligible applicants
for the rehabilitation of their homes. The
City plans to expand this program over the
next cycle through more robust public outreach and information.
The City has continued administering the
Mobile Home Rent Subsidy Program. This
program is funded through the Successor
Please see results column. Continue through
Program 3-B using
HOME and CDBG
funds
Modify FTHB program to increase
participation (Program 3-D)
Continue through
Program 3-A using
HOME and CDBG
funds
Continue through
Program 4-F using
HOME and CDBG
funds
Appendix E: 5th Cycle HE Accomplishments
E-6 Hearing Draft | August 6, 2026
Table E-1 Housing Programs Progress Report
No. City of Turlock 2015-2023 Housing Element
Implementation Program Timeline in
Original Plan
CompletedIn Progress
Not
Completed/ Deferred
Result Evaluation Disposition
Agency funds and will continue for those
residents who have been receiving the subsidy but additional units cannot be added to this program as the funding cannot be expanded. As those receiving the subsidy leave their mobile homes those properties are removed from the program.
1.I.2.A Begin constructing Phase II of the Avena Bella development to add 60 one- to two-bedroom units for Extremely Low, Very Low, and Low income households. Phase II includes the addition of 20 Extremely Low, 20 Very Low, and 20 Low income housing units.
Subject to financing availability
X
In 2018 and 2019, the City received 1.6 million in AHSC funds and additional tax credits to complete phase II of the Avena Bella Housing Project. Tax credit application was
submitted in 2019. Construction completed
for 61 units in 2021.
Delete as program
successfully completed
HE.1.I.3.A Non-profit organizations and their projects that receive federal and/or local funding will continue to be listed in a pamphlet for the community, which describes the awards granted. The pamphlet also lists funding sources available for new projects and contact information for the organization that manages the funding source. In addition, the Community Resource Handbook, which provides a description of all of the agencies providing housing and social services in Turlock and the surrounding areas will be updated. The handbook will include a comprehensive listing of housing developments in the City that have units reserved for lower income and disabled households. The pamphlet and handbook will be
available in print at City Hall, online, and in English and Spanish.
Annually
X
The City has continued to provide this information to the public. The City often gets calls from citizens looking for various types
of aid and resources and the Community
Resource Handbook provides that information in one place.
The City will continue to update this
information annually and make it
available to the
public (Program 4-
E)
HE.1.I.3.B Continue to offer regularly scheduled predevelopment meetings to developers with a proposed project where developers have an opportunity to meet with various City staff representing numerous City departments (i.e. planning,
building, housing, redevelopment, engineering, fire, etc.) to strategize about project design, City standards, necessary public improvements, and funding strategies. At the predevelopment meeting, educate applicants about the City’s Ongoing
X
The City has conducted more than 50 predevelopment meetings per year, with a maximum of 89 meetings in 2019.
These meetings are effective and appreciated by developersContinue as Program 2-A
City of Turlock – Housing Element Update 2023-2031
Hearing Draft | August 6, 2026 E-7
Table E-1 Housing Programs Progress Report
No. City of Turlock 2015-2023 Housing Element
Implementation Program Timeline in
Original Plan
CompletedIn Progress
Not
Completed/ Deferred
Result Evaluation Disposition
mechanisms for incorporating affordable housing into new development projects, such as using density bonuses or including second units. Continue offering a “pre-development tip sheet.”
HE.1.I.3.C Provide bilingual outreach materials and/or services for housing programs and actively publicize its availability to homeowners who may be doing home rehabilitation or otherwise need assistance. 2016 (within
one year of
Element’s
Adoption)
X
Informational handouts have been created
and provided to the public in English and
Spanish
Continue with a focus on DACs and LMI
neighborhoods
Continue as Program 3-A
HE.1.I.4.A Use CDBG funding to assist with curb, gutter, and sidewalk improvements in designated areas. This program also helps make older areas of the city ADA compliant (e.g. installation of sidewalk ramps). Target funds towards areas where Census data reveals concentrations of Low- and Moderate-income residents.
Annually CDBG Funding has been used to fund public
service grants and to create affordable
housing during this cycle. Public improvement projects were not funded during this cycle.
Starting in the 1990s, the City began to
establish assessment districts to fund infrastructure in new subdivisions and neighborhoods. Turlock's DACs are located in older neighborhoods where much of the development predates the
establishment of assessment districts the
requirements for development to install
improvements such as curb gutter and
sidewalk. Housing in the northern portion of the City was built when installation of improvements was a requirement of development projects so much of this
area of the City has curb gutter and sidewalk. Measure A and Measure L funds are available to fund public infrastructure
in the Sixth Cycle , and curb, gutter, and
sidewalk improvements will be made as
redevelopment of opportunity sites occurs over the planning period, including workforce housing overlay sites in
DACs.
ContinueModify to
address conditions
in DACs.
In the upcoming cycle Housing staff
will coordinate
with Municipal Services staff to fund
capital projects to
install public improvements with a
focus on DACs and
LMI areas. (See
Program 3-E). Separate from the
Housing Element
process, the City
has applied for
REAP funding to
prepare a master
plan for the future
annexation of unincorporated County
islands and associated public infrastructure improvePage 564 of 1923 Appendix E: 5th Cycle HE Accomplishments
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Result Evaluation Disposition
ments. The master
plan will identify infrastructure funding and financing strategies. Unincorporated island areas are in and adjacent to DACs in Turlock.
HE.1.2.1. Continue to provide eligible households with first time homebuyer down payment assistance equal to 40% of the
sales price, up to $50,000, for each qualified household. Refine the program to base loan amounts on the gap financing necessary for each applicant. Eligible households are those with household incomes below 80 percent of AMI. Households must also be able to contribute a minimum of $3,000 to the down payment, must have good credit, and must not have owned a home in the last three years.
Ongoing
X
The FTHB program has been in place for 20
years and there are 100 active loans currently in the portfolio. The City provided downpayment funding assistance for a total
of 24 families between 2018 to 2021. The
City did not assist any families in 2022 and
2023. In 2024, 9 households were funded
for homes in a 22-lot subdivision.
The program provides valuable assistance to prospective homebuyers in Turlock and is a priority for the community.
Due to current market conditions, it is
very difficult for applicants to qualify and
meet the required criteria. The City
plans to look at and amend the parameters of the program to potentially expand the amount of the assistance to be able increase the number of people who
qualify.
Continue/modify
FTHB criteria. See
Program 3-D
HE.1.2.2. Continue the Turlock Mobile Home Rent Subsidy program, which provides assistance to eligible mobile homeowners who must pay space rental amounts (to mobile home park
operators) greater than 30 percent of their income. Annual certifications are required to determine continuous eligibility of qualified individuals. Rehabilitation grants or very low interest rate loans will be available to residents to make minor repairs on their homes.
Ongoing
X
The City has continued to administer this
program.
This program is funded out of the RDA
successor agency funds. The City will
continue administering this program for
the residents in the program but because
of the funding source no new residents
can be added to the program.
Continue to administer for current
residents. See Program 4-F
HE.1.2.3 Send information via emails or letters to the BIA, the Board of Realtors and lenders that contains relevant information about new programs and/or changes to the City’s existing programs or funding sources. For example, lenders would receive information about the FTHB so that they are better able to connect with new homebuyers. Post any changes to programs on the City's web site for review.
As needed
X
The City maintains information on the website and has handouts available.Recognizing the need to actively promote opportunities in Turlock, the City has begun hosting informational seminars
for lenders and realtors.
Continue. See Program 4-G. Additionally, through
Program 1-A the
City will pubishpublish and promote an inventory
of sites available for
housing developPage 565 of 1923
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Result Evaluation Disposition
ment on its website.
HE.1.3.1 Support and participate in the annual homeless census conducted by the Turlock/Modesto/Stanislaus County Continuum of Care (CoC).Ongoing X
The City of Turlock participates annually in
the Point in Time count.
Continue as Policy
4-3
HE.1.3.2.A Maintain compliance with SB 2: Continue to implement the City’s zoning ordinance that allows year-round emergency shelters by a non-discretionary permit in a zoning overlay district that meets the requirements of Senate Bill 2, providing that the approval of the application for the emergency shelter does not result in the district-wide cap on emergency shelter beds to be exceeded, and providing that the application complies with the conditions specified in Section 9-4- 205 of the Turlock Municipal Code. The district-wide cap on emergency shelter beds shall be reviewed annually by the City Council at a formal public hearing to determine whether it needs to be increased to address the City’s homeless sheltering needs.
Ongoing X
X
The zoning code was updated for compliance with SB2 and to establish a requirement for annual review of the district-wide cap. The City has conductsed public meetings annually to evaluate the district-wide cap ion the number of shelter beds allowed
by a non-discretionary permit in the zoning
overlay district. There is currently still capacity within the overlay district and therefore there has been no need to take any action taken to increase the cap.
The 2025 PIT Count found 241 persons
experiencing homelessness in the City of
Turlock. Turlock Gospel Mission operates an 80-bed shelter while WeCare Program operates a 49-bed shelter, offering together a total of 129 beds, leaving a gap of 112 beds or 22,400 square feet of building area (at the 200 square
feet per bed standard) to accommodate
the unmet need of unsheltered people in
Turlock.
The sites inventory identifies 10 vacant
sites within the Emergency Shelter Overlay with a total site area of 650,280 square feet. Assuming the emergency
shelters are single-story shelters, building area would be about 85 percent of the site area to account for circulation.
As such, there is about 552,738 square
feet of building area within the inventory
to accommodate the unsheltered need.
This square footage is well in excess of
the 22,400 square feet of building area
required to accommodate the 2025
Point-in-Time Count unmet need of 112
beds.
The specific objective of Program
1.3.2A regarding
compliance with
SB2 was accomplished; however,
the need for programs and services
addressing homelessness in TurlcoTurlock remains
and is addressed
through other 6th
Cycle programs, including Program 4-
H Pursue State and
Federal Funds in
Support of Housing
Development,
which aims to increase the availability of housing and supportive services
to the most vulnerable population
groups and those
with the greatest
unmet needs, including people experiencing homePage 566 of 1923 Appendix E: 5th Cycle HE Accomplishments
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Result Evaluation Disposition
lessness..
HE.1.3.2.B Continue to permit the development and operation of supportive and transitional housing, as defined in the Turlock Municipal Code.
Ongoing;
complete by
2023
X
The City has provided funding to We Care
for operation of a transitional housing, a 49-
bed emergency shelter, and day care services in TurlocThe City has continued to follow the permitting requirements for supportive and transitional housing as defined in the Turlock Municipal Code and any applicable State laws.
Zoning amendments are needed to bring
the code into full compliance with new
State law.
See Program 2-J
and Policy 4.2
HE.1.3.2.C Provide financial assistance to non-profit groups and/or surrounding jurisdictions in establishing shelter for homeless individuals. Also provide assistance to homeless service providers in establishing additional short-term beds for all segments of the homeless population, including specialized groups such as the mentally ill and chronically disabled.
Annually
X
During the 5th Cycle, the City provided
$456,090 in public service grants to fund
homeless youth outreach, domestic violence housing services, homeless counseling, shelter services, emergency food programs, rental assistance, rapid rehousing services and homeless diversion programs.
Of this total, $184,000 or approximately 40
percent was used for direct shelter services
which provided shelter for 2,235 individuals
during the 5th cycle.
ThAdditionally, the City of Turlock has purchased, rehabilitated and transferred affordable housing units to non-profit groups with forgivable loans. This provides housing opportunities in the community for vulnerable individual and helps prevent homelessness.
It also aids with capacity building for the
non-profits as they collect the rents from
these units which allows them to provide
services.
During the 6th Cycle, the City continued to
implement this program while updating the
The Annual Action Plan establishes a target to assist 14 households annually.Public service grants assisted a variety of non-profit groups providing shelter and
services for people experiencing homelessness in Turlock during the planning period5th cycle. While the number
homeless individuals and the share of the
total Countywide homeless population
in Turlock remained consistent during
the 5th Cycle, the need remains.
Continue as Program 3-Bthrough
Program 4-E Program Homelessness and Related
Services, which involves providing financial assistance to non-profit
groups providing
shelter and/or services for homeless
individuals; remaining actively involved in regional
initiatives to combat homelessness;
and continuing to
publish a resource
guide and a list of
service providers in
Turlock.
Supplement with
Program 2-R to revise the definition
of emergency shelPage 567 of 1923
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Result Evaluation Disposition
Housing Element to address local housing
needs and new State law. A detailed description of specific actions the City has taken in 2024 and 2025 to support homeless service providers and address the needs of unhoused people in Turlock is provided
in Appendix D (pp. D-7 through D-9). In
summary, the City has:
•Rehabilitated and transferred existing duplexes and fourplexes to non-profit groups in Turlock (We Care, United Samaritans Foundation) with forgivable loans covering acquisition costs. One
fourplex providing housing for 11 people
has already been transferred to We Care;
two single-family dwellings and one duplex are in the process of being transferred to the United Samaritans Foundation (USF), providing housing for 14 people; and three other residential properties are being rehabilitated with the intent of
transferring them to non-profit agencies
through a Request for Proposals (RFP)
process, with forgivable loans;
•Used CDBG grant funding to support We
Care's Emergency Shelter, providing
overnight accommodations to 28 homeless men;
•Used CDBG grant funding to support delivery of United Samaritans Foundation's Emergency Food Box program, the Center for Human Services' street outreach and case management, Healthy Alternatives to Violent Environment (HAVEN)'s housing-related support services for domestic violence survivors, and Project Sentinel's housing counseling and tenantter for compliance with State law and
Program 2-I to
amend the zoning
ordinance to permit LBNCs by right
as required under
State law.
Appendix E: 5th Cycle HE Accomplishments
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Table E-1 Housing Programs Progress Report
No. City of Turlock 2015-2023 Housing Element
Implementation Program Timeline in
Original Plan
CompletedIn Progress
Not
Completed/ Deferred
Result Evaluation Disposition
landlord dispute resolution services;
•Allocated CDBG public service grant
funding for several community support
programs in the 2025-6 fiscal year.
Additionally, the City of Turlock actively
participates in regional initiatives to address
homelessness through partnerships with
the Stanislaus Community System of Care
(CSOC) and the Stanislaus Homeless Alliance (SHA). The City of Turlock Care Team collaborates with the Stanislaus County
Care Team to offer resources to individuals
experiencing homelessness in our community.
In April 2025, the Turlock City Council declined to provide the letter and certified resolution in support of an application by
We Care for PLHA funds from Stanislaus
County. As detailed in Appendix D, the City
was prepared to provide in exchange for a
commitment from We Care to help mitigate the health and safety impacts from its shelter operations in the surrounding
downtown business area; however, an
agreement with We Care could not be
reached by the May 5 application deadline
and as a result We Care's PLHA application
was not approved for this recent round of
funding. Nevertheless, the We Care shelter
continues to operate in Downtown Turlock. The facility closed temporarily during the summer as it does annually and reopened again in August 2025. Additionally, the Turlock Gospel Mission homeless shelter, which accepts men, women, and families, has operated continually in Turlock throughout 2025.
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Table E-1 Housing Programs Progress Report
No. City of Turlock 2015-2023 Housing Element
Implementation Program Timeline in
Original Plan
CompletedIn Progress
Not
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Result Evaluation Disposition
HE.1.3.3.A Use federal funds to provide new units of supportive housing for persons with disabilities and/or to renovate housing so that it is suitable for persons with disabilities.
2023 (end of
Housing Element Cycle)
X
In 2018, City Staff initiated discussions with
non-profit agencies to acquire and rehabilitate units. The City acquired properties for the purpose of creating 16 permanent supportive housing units between 2022 and 2023.
Approximately 12 percent of the Turlock population is disabled, which is comparable to countywide share. Assistance with ADA-compliant home renovations
will also help seniors age in place, an important objective since older adults represent a growing demographic.
Continue to provide incentives for
housing for the disabled (see Program
4-A), grants for
ADA-compliant
home renovations
(Program 4-C), and
services for the disabled in partnership with non-profits (Program 4-B).
HE.1.3.3.B Consider amending the Zoning Ordinance to encourage developers to provide a certain percentage (e.g. 5%) of housing units in new master plans have Universal Design features so that they are accessible to persons with disabilities.
2017(within
two years of
Element’s
Adoption) X
State building code has changed and now requires adaptable units.Need remains for design features that accommodate the disabled, including seniors with disabilities. The most prevalent type of disability is ambulatory difficulty,
experienced by 24.4 percent of Turlock
seniors.
Modify and continue as Program 4-
C, undertaking
Code amendments
to increase housing
options for older
adults and persons
with disabilities.
HE.1.3.3.C Support the Valley Mountain Regional Center in its mission to serve those with developmental disabilities in Stanislaus County. Disseminate information about the Center and its services, and make referrals as appropriate.
X
City provided public service grants to nonprofits serving those with disabilities, including developmental disabilities.The vast majority of Turlock residents with a developmental disability (92.5 percent) live in the home of a parent/family/guardian. Further, approximately 62 percent (475 persons) of the population
that has a developmental disability is under the age of 18, while the remaining 43 percent (331 persons) is over 18 years
old.x
Continue through
Program 4-A which
provides incentives
for special needs
housing
HE.1.3.4 Continue with the current Housing Rehabilitation Loan program, which provides low- income persons with financial assistance to improve accessibility and safety issues in their homes. Target Housing Rehabilitation Loans towards projects that address ADA compliance Ongoing The City has continued to provide forgivable and low interest loans to income eligible residents.
Valuable as an anti-displacement program and to help seniors age in place.Continue with a focus on DACs and LMI areas. See Program 3-A
Appendix E: 5th Cycle HE Accomplishments
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Table E-1 Housing Programs Progress Report
No. City of Turlock 2015-2023 Housing Element
Implementation Program Timeline in
Original Plan
CompletedIn Progress
Not
Completed/ Deferred
Result Evaluation Disposition
HE.1.3.5 Continue to implement the City’s property development regulations established in the Zoning Ordinance, which allow deviations from the setback and height requirements for the purpose of providing accommodation for disabled access to an existing structure upon approval of a Minor Administrative Approval. Make additional modifications to the Zoning Ordinance as necessary to ensure compliance with SB 520.
Ongoing; updated regulations to be
adopted by
2017
X
The City amended the zoning ordinance to
clarify deviations from the zoning ordinance
are allowed to make reasonable accommodations for accessibility upgrades Analysis of constraints identified additional zoning amendments that can facilitate housing for the disabled.Continue and expand to include new amendments.
See Program 2-H
HE.1.3.6.A Assist and/or partner with non-profit agencies on developments that provide units affordable to Extremely Low, Very Low-, and Low-income households. Use a variety of funding sources to assist these agencies in the development of housing projects that meet the needs of those in the lowest income cohorts. 2023 (end of
Housing Element Cycle X
Between 2018 and 2023, the City issued
permits for 18 Very Low-Income units and
279 Low-Income units.
Results exceeded objectives. Continue See Program 4-A
HE.1.3.6.B Provide incentives and concessions to encourage development affordable to lower income households such as priority processing, fee deferral and modification to development standards in accordance with Section 65915 of the California Government Code (State Density Bonus Law).).
Ongoing, As
needed
Between 2018 and 2023, the City issued
permits for 18 Very Low-Income units and
279 Low-Income units. X
Effective program. Continue See Program 4-A
HE.1.3.6.C For housing projects greater than 10 units in size with all units affordable to Low- Very Low- and Extremely Low-Income households, target 10% of the units as affordable to Extremely Low-Income households.
Ongoing; by
2023 X
The City did not issue permits for any ELI
units in the Fifth cycle given the financial feasibility challenges.
Objective remains valuable Continue as part of
Program 4-A
HE.1.3.7 Continue working with California State University Stanislaus (CSUS) to increase the supply of student housing both on and off campus. Support the university and/or private developers building rental housing for students and support mixed use and multifamily projects close to the CSUS campus.
2017 (within
two years of
Element’s
Adoption)
X The Vista, a purpose-built student residential complex with 660 beds/180 units located directly across the street from the California State University, Stanislaus
(CSUS) campus, was completed in 2017.
Floor plans include studio, two-, three-, and
four-bedrooms with a private bathroom for
every bedroom. The housing community is
situated on three parcels totaling approximately 9.7 acres with three four-story buildings including a 6,460-square-foot club house that features outside volleyball and
basketball courts, and a swimming pool. x
Continue, as there are other sites near
the CSU Campus being considered for
student housing, which can relieve demand from the rental market in the rest of Turlock.
See Policy 1-8
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Table E-1 Housing Programs Progress Report
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Implementation Program Timeline in
Original Plan
CompletedIn Progress
Not
Completed/ Deferred
Result Evaluation Disposition
HE.1.3.8 Continue to implement the City’s amended zoning ordinance with regards to the definition and permitting of employee housing. Employee housing is defined pursuant to Section 17008 of the California Health and Safety Code and includes farm worker housing.
Ongoing X
X
Zoning amendments for compliance with
State law were adopted during the 5th Cycle. No employee housing was constructed during the Fifth Cycle in Turlock. The City
of Turlock continues to implement the Zoning Ordinance in accordance with Section 17008 of the California Health and Safety
Code.
Constraints analysis did not identify the
need for further zoning amendments related to employee housing. The City continues to work with employers and developers to promote housing to meet the needs of Turlock’s workforce.
Delete as program
successfully completed Continue
through Policy 4-4
and Program 1-B
Workforce Housing Overlay
HE.1.4.1 Work with the Stanislaus Housing Authority and use City lobbying and grant-writing efforts to obtain more Housing Vouchers for the Housing Authority.
Ongoing
X
In 2018, the City continued with discussions
for the development or acquisitions of units
or receipts of additional vouchers. In 2019,
Housing Authority awarded State funds to
build 8 affordable mental health units and 2
separate sites. In 2020, Stanislaus Housing
Authority awarded State funds for the construction of permanent supportive affordable housing projects. The City has provided rental assistance for eligible units through
vouchers since 2022.
Continue through
Policy 4-5 and Program 3-H
Goal 2: Remove Constraints to Housing Production
HE.2.1.1.A Continue processing Design Reviews in conjunction with General Plan Amendments, Rezones, and Planned Developments, if these actions are also necessary to approve a project.
Ongoing X This has been implemented and helps to expedite the entitlement processImplementation of this program limits the number of applications a developer
needs to make and shortens the approval
timeline by processing requests together. The City estimates that implementation has reduced the timeline by 3 months.
continue Delete as
program successfully completed.
Through Program
2-C the City will
work to further
streamline Design
Reviews.
HE.2.1.1.B Update the review process handouts that are available at City Hall and online in order to make it easier for applicants to understand the review process.
2017 (within
two years of
Element’s
Adoption)
X This program was completed during the 5th
Cycle. The City continuously reviews and
updates handouts and website material to
make sure it is up to date.
Government Code sections 65940.1 and
65913.3 have introduced new requirements for transparency in publicizing land use controls and fees and information needed to obtain post-entitlement phase permits. To comply, the City has engaged a consultant to conduct process mapping and create new handouts ContinueSee Program 2-K
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No. City of Turlock 2015-2023 Housing Element
Implementation Program Timeline in
Original Plan
CompletedIn Progress
Not
Completed/ Deferred
Result Evaluation Disposition
illustrating the results.
HE.2.1.2.A Work with the development community to create incentives for developers of market-rate housing to include affordable units in their residential projects, or contribute funds for the construction of affordable housing. Possibilities include:
Providing funds from the Housing Program to offset project costs, when Low-, Very Low- and/or Extremely Low-Income units are included in a development or when density meets or exceeds 20 units per acre;
Fast-tracking the permit process for developers who partner with non-profits to create affordable units;
Developing a fee deferral program to developers who include a significant amount of units for Low-, Very Lowand/or Extremely Low-Income households or when the project density meets or exceeds 20 units per acre; Providing density bonuses to developers that incorporate a significant amount of units for Low-, Very Low- and/or Extremely Low-Income households or when the project density meets or exceeds 20 units per acre 2017 (within
two years of
Element’s
Adoption)
X
The A fee deferral program was created and
has been used to facilitate affordable projects. A later phase of the Avena Bella affordable housing project made use of fee deferrals, but the City did not receive applications for any mixed income projects during the Fifth Cycle. No projects requested use of State Density Bonus during the 5th
Cycle.
The City has established a process for flagging and fast-tracking projects involving affordable units. This process will be documented in a new internal procedures manual the City is now preparing.
Mixed income housing remains a valuable
objective. Incentives will be retained and
expanded.
Continue and expand through Programs 1-B and 4-A
HE.2.1.2.B Encourage developers of affordable housing to participate in the Statewide Community Infrastructure Program (SCIP)
that allows select public capital improvements and development impact fees to be deferred for up to 20 years. Ensure that applicants are aware of this program during pre-development meetings.
Ongoing
X
The City has promoted the availability of
this program at pre-development meetings.
The City has received inquiries about the
SCIP in pre-development meetings. Continue to highlight at pre-development meetings and include on the pre-development tip sheet.
Continue through
Program 2-A
HE.2.1.2.C Continue to implement a short-term fee deferral program for single family homes that allows for the deferral of fees until the close of escrow.
Ongoing
X
The fee deferral program has been used to
facilitate affordable projects
Fee deferral program remains valuable. It
is actively offered and used by between
50-75 percent of single-family residential
projects.
Continue through
Program 4-AContinue as Policy 2-4
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Original Plan
CompletedIn Progress
Not
Completed/ Deferred
Result Evaluation Disposition
HE.2.1.3 Encourage developers to include second dwelling units as an integral part of their project and to plan for second dwelling units in the design of their projects. Work with developers during the pre- application process to examine how second units could be added in residential development projects. (Example: Florsheim Homes’ Rose Circle subdivision included second dwelling units on seven percent of the lots in their 323-unit single-family residential development in North Turlock.)
Ongoing
X
The City adopted a new ADU ordinance to
make it easier to permit ADUs and to clarify
the standards for ADUs
Developers consulted through stakeholder outreach recognize the value of including ADUs in subdivision plans.
Continue to promote.
Continue through
Program 2-A1-E
HE.2.1.4 Continue to implement the City’s ordinance with regards to affordable housing density bonuses, stating that the criteria and procedures set forth in Section 65915 of the California Government Code shall be applied to requests for density bonuses for affordable housing.
Ongoing
X
The City has continued to implement this
Ordinance
Continue to highlight at pre-development meetings and include on the predevelopment tip sheet.Continue through Program 2-A4-H.
HE.2.2.1.A Publish the City’s Housing Element and updates, Consolidated Plan, Annual Action Plan, Annual Performance Report, CAPER, and other similar documents on the City's web site.
Within one
month of release of each
document
X The City continues to post these documents annually and as any amendments are made.
Continue, to promote community
awareness of housing programs and
strategies.
See Policy 6-4 and
Program 6-A
HE.2.2.1.B Conduct an RFP process aimed at non- profit organizations for available funding for the development of affordable housing. Hold a seminar for non-profits on the application requirements, andrequirements and implement a broad outreach component in order to reach a wide variety of organizations, including those that provide housing for farmworkers.
Annually
X
The City has provided information to nonprofit agencies and housing developers information regarding program and funding availability since 2018, and has continued to
participate as an active member in the Turlock Community Collaborative and the Stanislaus County Continuum of Care. In
2021 and 2022, the City worked with nonprofit agencies to provide 2 affordable housing units to Turlock residents.
Program remains valuable Continue as Program 4-G
Goal 3: Provide and Maintain an Adequate Supply of Sites for the Development of New Affordable Housing HE.3.1.1 Maintain a Vacant Land Inventory Map on the City’s website that is updated regularly.
Quarterly
X
A vacant land map is maintained by staff and
is available on the website, staff provide information to potential developers to help identify opportunity sites. As properties become available the Housing Department will share information with non-profit developContinue Continue as Program 1-A
Appendix E: 5th Cycle HE Accomplishments
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Table E-1 Housing Programs Progress Report
No. City of Turlock 2015-2023 Housing Element
Implementation Program Timeline in
Original Plan
CompletedIn Progress
Not
Completed/ Deferred
Result Evaluation Disposition
ers for acquisition for the development of
affordable development (2021).
HE.3.2.1.A Encourage development of well-planned and designed projects that provides for the development of compatible residential, commercial, industrial, institutional, or public uses within a single project or neighborhood by continuing to provide incentives through the Planned Development process, such as allowing higher building intensities, reduced parking requirements, reduced set-back and yard requirements, allow for a higher building height, and greater floor area ratios in these zones. In addition, the City will work closely with the developer of these projects to expedite processing and permit procedures.
A comprehensive update of Turlock’s General Plan was
adopted in 2012. The updated Land Use Element of the General Plan supports these policies by promoting compact, walkable communities and continuing the City’s strategy of master planning discrete areas prior to development.
Ongoing
X
The City has permitted various Planned Developments to allow for deviations from the TMC development standards to allow for
new designs and layouts at various densities.
For example, a medium/high density single
family home was permitted with reduced
setbacks and driveway standards to allow
for development at greater density.
The PD Zone is applied to a property after approval to codify the standards established through the process. Planned Development zoning is a flexible tool
that permits a wider variety of creative
and innovative designs tailored to sitespecific conditions.Objective remains valuable, particularly with the creation of
a workforce housing overlay to help
meeting RHNA obligations.
Continue through
Program 1-B PD
process is codified
and working. No
need to address
through programs.
HE.3.2.1.B Incentivize development of mixed-use projects to maximize residential components. Use past office/residential and commercial/residential mixed-use accomplishments as examples for future projects. This program is supported by policies
2.4-g and 2.6-h in the updated General Plan, which promote mixed use development. Incentives could include:
Updating the Capital Facility Fee program to more closely reflect the reduced contribution of walkable neighborhoods to the need for additional roadway and operational infrastructure FAR or residential density bonuses
Reduced parking requirements and opportunities for shared parking
Ongoing
X
In 2019, the City of Turlock established allowances for mixed-use in Downtown.
The CFF was updated to create a pedestrian
priority area.
City of Turlock – Housing Element Update 2023-2031
Hearing Draft | August 6, 2026 E-19
Table E-1 Housing Programs Progress Report
No. City of Turlock 2015-2023 Housing Element
Implementation Program Timeline in
Original Plan
CompletedIn Progress
Not
Completed/ Deferred
Result Evaluation Disposition
HE.3.3.1 Maintain current inventory of available land to ensure that adequate land is available to achieve New Construction
goals.
Ongoing; Updated with
each Housing
Element Cycle (8 years)
X
The City of Turlock has adequate land
zoned to accommodate the RHNA (2019).
Ongoing since 2019.
Continue Continue through
Programs 1-B and
6-B
HE.3.3.2 Continue working with Stanislaus County on developing and implementing a strategy to incorporate County islands and upgrade infrastructure. This will likely include a combination of directing shared property taxes towards constructing improvements, and drafting a minimal standards agreement for County upgrades.
2019 (within
four years of
Element’s
Adoption)
X
Stanislaus County is working on a project to
utilize ARPA funding to upgrade one
County island, once improvements are installed the City will pursue annexation of the island. The City will continue working
with the County on other strategies to address the other County islands.
Separate from the Housing Element process, the City has applied for REAP funding to prepare a master plan for the future annexation of unincorporated County islands and associated public infrastructure improvements. The master plan will identify infrastructure funding
and financing strategies. If the grant application is approved, work is anticipated to begin later this year.XX
Continue through
Policy 3-5
HE.3.3.3.A Continue to implement the minimum development density standards established for each residential zoning district and prohibit development at a lower density. Turlock requires a minimum development density in all of its residential zoning districts. Residential development below the stipulated densities is strictly prohibited.
Ongoing
X
This has continued to be implemented. Objective remains to ensure the City will effectively navigate the non net loss provisions in State law.
Continue through
Program 6-D
HE.3.3.3.B Continue implementing the provisions of AB 2292 (Dutra) and prevent the down-zoning of a residential property without a concomitant up-zoning of a comparable property.
Ongoing
X
This has continued to be implemented Continue. The 6th Cycle Element contains a program to monitor and ensure adequate sites to meet RHNA and prevent down-zoning without commensurate up-zoning; provisions for corrective action if needed are included.
See Program 6-AD
HE.3.3.4.A Seek federal and state financial assistance to facilitate the adequate provision of necessary public improvements, such as water, sewer, storm drainage, and transportation infrastructure, to accommodate future residential growth.
Ongoing X The City has hired a part time grant writer
during the 5th Cycle position to dedicate
time to researching grant possibilitiesopportunities.
The City uses master plans and fee programs to fund infrastructure and public improvements needed to support housing development. Using CFF funds, the City is constructing a sewer lift station to
help facilitate residential construction in
the Morgan Ranch Master Plan area. Separate from the Housing Element process, the City has applied for REAP funding to
See Policy 1-6 and
Program 2-D
Appendix E: 5th Cycle HE Accomplishments
E-20 Hearing Draft | August 6, 2026
Table E-1 Housing Programs Progress Report
No. City of Turlock 2015-2023 Housing Element
Implementation Program Timeline in
Original Plan
CompletedIn Progress
Not
Completed/ Deferred
Result Evaluation Disposition
prepare a master plan for the future annexation of unincorporated County islands and associated public infrastructure improvements.Continue
HE.3.3.4.B Adopt regulations that ensure that affordable housing is made a priority for water and sewer service, consistent with State law.
2017 (within
two years of
Element’s
Adoption)
X The City has adequate water/sewer capacity
for all planned for development.
State law requires that the Housing Element be made available to water and sewer providers to ensure adequate
planning for affordable housing. The 6th
Cycle Element includes a new program
to codify this procedure.
See Policy 2-35-4
and Program 2-L5-
G
HE.3.3.5 Work with Stanislaus County, agricultural stakeholders, and developers/builders of farmworker housing in Stanislaus County and greater Turlock to identify available and suitable sites within the City’s Sphere of Influence for farmworker housing and grant incentives and concessions such as priority processing, fee deferral and modification to development standards in accordance with Section 65915 of the California Government Code (State Density Bonus Law) to qualifying farmworker housing developments.
Ongoing; at
least annual
contract
X Program did not result in any farmworker
housing during the Fifth Cycle.
Turlock does not have jurisdiction to
process or permit housing in the SOI and
the City’s ability to achieve desired outcomes is therefore limited. Ongoing coordination with County remains valuable.
Incorporate into
Policy 4-3 and continue to coordinate
with County
Goal 4: Preserve, Rehabilitate, and Enhance Existing Housing and Neighborhoods HE.4.1.1 Continue to implement General Plan policies and Zoning Ordinance regulations to promote compatible land uses in existing residential neighborhoods
Ongoing
X
This has continued to be implemented The workforce housing overlay will permit multifamily housing in proximity to commercial uses with objective standards to promote compatibility and livability for future residents.
Continue and expand. See Program
1-B
HE.4.1.2 Maintain code enforcement staffing and augment as needed and as funding permits.
Ongoing
X
The City reorganized in 2022 moving the
code enforcement division under the Police
Department and expanded staffing.
A review of code enforcement actions
since 2021 indicates that weed abatement, debris removal, and inoperative motor vehicle abatement are the most
common issues. No clear pattern of geographic concentration is evident.
Continue and expand through Program 3-C
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Table E-1 Housing Programs Progress Report
No. City of Turlock 2015-2023 Housing Element
Implementation Program Timeline in
Original Plan
CompletedIn Progress
Not
Completed/ Deferred
Result Evaluation Disposition
HE.4.1.3 Continue to identify target areas to receive grants for the preservation of existing housing stock. For programs that the City administers independently (e.g. public infrastructure improvements, foreclosed property acquisition), set goals for the amount of funds that will be directed to the targeted neighborhoods. For programs in which residents approach the City for assistance (e.g. home rehabilitation loans), partner with non- profits active in the target neighborhoods to distribute information to residents about available City programs and funding.
Ongoing
X
Department continues to identify target areas and offer grants for the preservation of housing stock.
Need remains, particularly in DACs and
LMI areas of Turlock. Efforts should be
conducted in both English and Spanish.
Continue and expand through Programs 3-A and 3-B
HE.4.2.1 Continue to make available and aggressively market CDBG single family housing rehabilitation funds. Specifically target seniors who have taken out reverse mortgages and no longer have disposable income to spend on life safety home repairs.
Work is to be identified by the amount of equity available in the property.
Annually
X
While the numerical targets were not been
achieved for any year during the Fifth Cycle,
13 single family residences were assisted
with rehabilitation during the period.
Need remains and Annual Action Plan
establishes new targets.
Continue with adjusted targets. See
Program 3-A
HE.4.2.2 Continue to make available and aggressively market rehabilitation program to investment and multi-family owners.Ongoing X The City makes information available about funding sources and potential programs
Need remains, particularly as seniors
represent a growing share of the population and this program can help them age in place. Continue with geographic targeting to at risk residents and areas.
See Programs 3-A
and 3-H
HE.4.3.1 Use the Housing Element update cycle and annual progress reports to monitor the status of assisted affordable rental units.
Annually
X
Annual progress reports for 2018 to 2023
have monitored details of assisted affordable rental units. The Department purchased 2 single family at-risk residences for the
preservation of affordable housing units in
2022 and 10 units in 2018. No units were
identified between 2019 and 2021.
Based on data from the California Housing Partnership (CHP), there are currently no units at risk of conversion before 2053 in the City of Turlock; however, in comments received after the Draft Housing Element was sent to
HCD, a community member indicated
that the affordability end date for 104
units for families and seniors in the Villas
Parkside Apartments at 381 W Hawkeye Ave is 2029, not 2053. Accordingly, a new program to pursue funding for extension of expiring covenants has been added to the Action Plan..
Continue monitoring through Policy
6-2See Program 4-J
Appendix E: 5th Cycle HE Accomplishments
E-22 Hearing Draft | August 6, 2026
Table E-1 Housing Programs Progress Report
No. City of Turlock 2015-2023 Housing Element
Implementation Program Timeline in
Original Plan
CompletedIn Progress
Not
Completed/ Deferred
Result Evaluation Disposition
HE.4.3.2 Attempt to prevent the conversion of assisted affordable rental housing to market rate by either considering the purchase of at-risk properties, identifying and working with a qualified entity to purchase the properties, or augment the subsidies to the existing owner in order to renew the affordability covenants. Currently, the soonest any covenants are expected to expire is in 2019.
The City’s procedure for preventing conversion includes:
Contacting assisted project managers annually;
Responding to notices to pre-pay;
Providing assistance as appropriate; and
Conducting tenant education and required notifications (at one year prior and six months prior to the conversion date) As needed
X
No at-risk units were identified in 2018 and
2020, 14 rental units preserved between
2019, and 2021- 2022.
Based on data from the California Housing Partnership (CHP), there are currently no units at risk of conversion before 2053 in the City of Turlock; however, in comments received after the Draft Housing Element was sent to
HCD, a community member indicated
that the affordability end date for 104
units for families and seniors in the Villas
Parkside Apartments at 381 W Hawkeye Ave is 2029, not 2053. Accordingly, a new program to pursue funding for extension of expiring covenants has been added to the Action Plan..
Continue monitoring through Policy
6-2See Program 4-J
Goal 5: Provide Housing Free from Discrimination
HE.5.1.1.A Require that all recipients of locally administered housing assistance funds acknowledge their understanding of fair housing law and affirm their commitment to the law.Annually X
The City implements this program.
The Public Service subrecipient agreements
have a blurb under “Administrative Requirements” that states: The ORGANIZATION shall maintain all records required by the
Federal regulations specified in 24 CFR
570.506 that are pertinent to the activities
to be funded under this Agreement. Such
records shall include but not limited to:
Records documenting compliance with the
Fair Housing and equal Opportunity component of the CDBG Program.
Further, the City’s monitoring checklist
used during the fiscal year monitors for the
following:
Non-Discrimination and Actions to Further
Fair Housing
Continue Continue through
Policy 5-3 and Programs 5-B and 5-
CA
City of Turlock – Housing Element Update 2023-2031
Hearing Draft | August 6, 2026 E-23
Table E-1 Housing Programs Progress Report
No. City of Turlock 2015-2023 Housing Element
Implementation Program Timeline in
Original Plan
CompletedIn Progress
Not
Completed/ Deferred
Result Evaluation Disposition
1. Equal Employment Opportunity: Refer to
24 CFR 570.506, 601, and 602. Note Any
deficiencies.
2. Section 3: Opportunities for Training and
Employment for Local Residents3. Refer to 24 CFR 570.506(g)(5) and 24 CFR 570.607(a) (affirmative action). Note
any deficiencies.
4. Fair Housing Compliance: Refer to 24
CFR 570.904 and 24 CFR 570.601(b). Note
any deficiencies.
5. Requirements for Disabled Persons: Refer to 8.6. Note any concerns.
6. Women and Minority Business Enterprises: Refer to 24 CFR 570.506(g) and 5 CFR Part 200, affirmative steps documentation. Note any concerns.
HE.5.1.1.B Continue participation in Project Sentinel as per the HOME Consortium Consolidated Plan. Project Sentinel disseminates fair housing information through flyers and attending educational meetings. Flyers with information are available at the library, senior centers, the Department of Vocational training, City offices, the hospital, government agencies, and in some apartment complexes. This information is published in English, Spanish and Hmong.
Ongoing This has continued. Project Sentinel was
funded to provide Fair Housing services
every year of the Fifth Cycle, with the exception of one year they did not apply.
AFFH analysis indicates need remains. Continue through
Program 5-A
HE.5.1.1.C Through Project Sentinel, provide regular workshops on the fair housing laws to educate property owners and managers and real estate professionals about race and disability discrimination and familial status protections. Project Sentinel now also provides foreclosure counseling.
Annually
X
Project Sentinel was funded to provide Fair
Housing services every year of the Fifth Cycle, with the exception of one year they did not apply. In 2018, the City conducted two
English and one Spanish seminar. The next
seminar/workshop was conducted only in
2021 for both landlords and tenants. In the
meantime, the City continued to work with
non-profits to affirmatively further fair
Continue working with non-profits for
the furthering of fair housing.
Continue through
Program 5-A
Appendix E: 5th Cycle HE Accomplishments
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Table E-1 Housing Programs Progress Report
No. City of Turlock 2015-2023 Housing Element
Implementation Program Timeline in
Original Plan
CompletedIn Progress
Not
Completed/ Deferred
Result Evaluation Disposition
housing.
HE.5.2.1 Continue to provide funds when necessary to mitigate the unsettling impacts of temporary and permanent relocation during the construction or rehabilitation of any housing project that has received public funds. Qualified households can receive a grant in the amount based on HUD’s requirements under the Uniform Relocation Act.
Ongoing X
X
Tenants received temporary relocation in
2018 as required by HUD Relocation regulations.
The Housing Division’s Rehabilitation
Policies and Procedures document documents related procedures and protocols. Staff will continue to refer to it as needed to ensure compliance with State
law. Need is ongoing. Residents in three
Census tracts are at risk of displacement,
and senior renters on fixed incomes and
other low-income households throughout Turlock are at risk of displacement if housing prices continue to rise.
Add new program
to address displacement risk (see
Program 3-H)Continue as Policy 5-5
Goal 6: Encourage and Engage Housing Program and Coordination HE.6.1.1 Maintain participation in the Housing Authority to qualify City residents for Section 8— existing housing assistance administered by the Housing Authority. Provide information on the availability of Housing Authority programs to qualified residents.
Ongoing
X
Continuing cooperation and coordination
with developers and providers as needed.
Continue See Policy 4-5
HE.6.1.2 Compile a list of non-profit organizations that the City has worked with in the past to establish cooperative agreements with non-profit housing corporations as a support agency to the City. Identify additional organizations that can serve the same role and provide notice of funds available. As part of this list and extended outreach, the City shall contact developers/providers of permanent and migrant farmworker housing to ensure that these entities are also made aware of available funding.
Annually
X
The City completed this program in preparing to advertise the availability of public services grants. Exercise remains valuable to ensure nonprofit service providers are aware of opportunities in Turlock.See Program 4-G HE.6.2.1.A Meet with low-wage employers in Turlock to distribute information about various city housing programs that may benefit their employees, including Mobile Home Rental AssisTwice a year X Information available through City website, flyers and directly to employers as requested. In 2019, flyers were provided at inContinue Continue as Policy 4-4
City of Turlock – Housing Element Update 2023-2031
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Table E-1 Housing Programs Progress Report
No. City of Turlock 2015-2023 Housing Element
Implementation Program Timeline in
Original Plan
CompletedIn Progress
Not
Completed/ Deferred
Result Evaluation Disposition
tance, FTHB, and Rehabilitation Loans. formation booths during community fairs and events throughout Stanislaus County.
HE.6.2.1.B Coordinate with employers to provide job training programs and hiring events, enabling residents to get and/or keep jobs, and thus keep their homes.
Subject to
funding application cycles X
This has been on-going. The City has hired
an Economic Development Director who
has increased these types of programs as
well as programs for small businesses
Educational attainment levels and poverty are lower in DACs and LMI neighborhoods. Continued focus on workforce development is a priorityContinue and expand. See Program 5-F
Goal 7: Reduce Residential Energy Consumption
HE.7.1.1 Supply energy conservation awareness brochures (“100 Ways to Go Green”) in all public meeting places and online, and make available in both English and Spanish.
Ongoing
X
In 2018 and 2019, the City participated in
HERO and Pace programs in addition to
working with local energy providers.
Continue See Program 3-F
HE.7.1.2.A Inform residents doing home remodels of TID programs for energy-efficient projects, such as installation of solar panels.
Discuss the opportunities when residents apply for a permit.
For participants in the Home Rehabilitation Loan program, provide information and technical support regarding available rebate and incentive programs (through TID and PG&E) for energy-efficient appliances and weatherization tools. In addition, require Energy Star electrical appliances for Cityfunded Home Rehabilitation projects in which appliances are replaced.
Immediate,
Ongoing
X
Since 2020, the Department has been actively working with Central Valley Opportunity Center to assist low-income renters, homeowners or disable with energy conservation methods and repairs with grants funded by TID, MID and/or PG&E.
Continue See Program 3-F
HE.7.1.2.B Include a discussion of available TID and PG&E programs in Predevelopment Meetings. Ensure developers are aware of TID and PG&E programs.
Ongoing
X
The City continues to do this, including programs on the pre-development tip sheet shared with developers
Continue See Programs 2-A
and 3-F
HE.7.1.2.C Require new housing construction projects to comply with the 2012 General Plan policies related to the State’s greenhouse gas emissions reduction targets, set forth in AB 32.
Ongoing
X
Staff will evaluate properties to determine
where changes can occur to reduce energy
consumption in all City owned and owner
occupied dwellings. Items may include: dual
pane windows, attic insulation, energy efficient HVAC units, low flow toilets and faucets, replacement of existing lights to LED, weather stripping and tankless or high efficiency water heaters.
With or without the program, compliance with General Plan policies is required.Redundant. Delete.
Appendix F
Additional Analysis and
Information in Support of
Housing Projections
Table of Contents
Housing Precedent Projects and Capacity Projections in Stanislaus Region....................... F-1 Suitability of Non-Vacant Sites .............................................................................................. F-29 Residential Potential in Mixed Use Zones.............................................................................. F-49 Moderate-Income Household Affordability Assumptions.................................................... F-57 Morgan Ranch Master Plan Area Site Suitability and Realistic Capacity Analysis ........... F-61 Suitability of Consolidated Sites ............................................................................................ F-63
City of Turlock | 2023-2031 Housing Element
Hearing Draft | August 6, 2026
Precedent Projects and Capacity Projections
In total, 41 percent of the sites included on the housing sites inventory in Appendix A are non-vacant, meaning they contain buildings or other significant improvements that are permanent and add significantly to the value of the property. Per State law, if the inventory identifies non-vacant sites to address a portion of the regional housing need allocation, analysis is required to demonstrate the viability of sites for redevelopment with housing during the planning period. Accordingly, a survey of recent residential development projects in Turlock and surrounding communities was conducted to establish typical site characteristics for multifamily developments and average as-built densities that can be applied to determine the realistic capacity of sites included in the inventory. The characteristics of sites on the Turlock inventory were also compared to those of the representative multifamily projects to confirm that they are conducive to redevelopment. The survey considered recent residential development projects on comparable sites in Stanislaus Region including Modesto, Merced, Stockton, Patterson, Oakdale, as well as recent developments within Turlock. Profiles of the recent residential precedents are included below, detailing project location, site characteristics prior to redevelopment, and approved/constructed densities.
Table F-1 summarizes the pertinent characteristics of precedent high-density projects surveyed, including project name, location, site size, zoning, number of units, as built density, affordability and construction status. Overall, there were 11 precedent projects selected from across the Stanislaus region to determine the realistic capacity of sites included in the inventory. Four projects are in Turlock, three projects are in Stockton, two projects are in Modesto, one project is in Oakdale, while the last project is in Merced. These cities were selected to reflect local housing market conditions and construction trends. Site areas of precedent projects range from 0.79 acres to11.9 acres, comparable to sites on the inventory, which range from 0.39 acres to 11.2 acres. Locations of precedent projects are along commercial corridors on arterial roads that provide connectivity and access to transit, suitable for multifamily development. The representative multifamily projects typically have the following characteristics:
Density was a pertinent characteristic examined across precedent projects. The density of the precedent projects ranges from 23 to 33 du/ac along commercial corridors, averaging at 28.83 du/ac. By comparison, City of Turlock standards provide greater maximum density, with up to 40 du/ac allowed under current zoning Downtown and up to 35 du/ac proposed in the North Golden State, Geer Road, West Main, and South Lander areas, under implementation of Program 1-B Rezoning to Accommodate RHNA ShortfallWorkforce Housing Overlay.
Density: The density of the precedent projects ranges from 19 to 33 du/ac along commercial corridors, averaging at 26 du/ac. Projects located within downtowns had densities ranging from 23 to 40.6 du/ac, averaging at 31.8 du/ac.
• Zoning for precedent projects ranges between Planned Development for most cities (Turlock, Modesto, Merced, and Patterson); medium/high density residential for other cities (Turlock and Oakdale); and commercial for other jurisdictions, like Stockton. As noted in Appendix C, for Turlock, the City offers an optional Planned Development process that may be used by property owners and developers proposing residential projects that do not conform to the standards for established zoning districts. Planned Development is not a barrier to housing production in Turlock; rather it is a flexible tool that permits a wider variety of creative and innovative designs tailored to site-specific conditions. Similarly, the City of Modesto also offers a Planned Development zoning designation that allows for tailored, site specific zoning, which encourages flexible and efficient land uses. The City of Merced offers a Planned Development zone as well, to provide a flexible combing zone, which can implement the General Plan and achieve a higher standard and quality of development than the convention zoning regulations. Zoning of other precedent F-1
Appendix F: Additional Analysis and Information in Support of Housing Projections Hearing Draft | August 6, 2026
projects is medium/high density residential, permitting up to 35 du/ac in Turlock and 28 du/ac for Oakdale.
Stockton has found success in residential development in zoning where 100 percent nonresidential uses are allowed, in zones CN (Commercial, Neighborhood), CD (Commercial, Downtown), and CG (General Commercial). The City of Turlock’s standards would allow mixed use multifamily residential development and in either a 100- percent residential buildings or mixed use format on commercial properties within the Workforce Housing Overlayproposed C-RMU zone. As such, with implementation of Program 1-B and appropriate zoning amendments, City standards will be comparable and equally as permissive to those in Stockton.
• Building Heights: The building heights of all the precedent projects were 2 or 3 stories, ranging from 28 to 40 feet in height, averaging 33.4 feet.
• Parking: The projects had a variety in parking ratios, ranging from 0.67 to 1.92 per unit. Projects along commercial corridors had a higher average of 1.52 parking spots per unit, compared to 1.24 per unit for projects located within downtowns.
F-2
Table F-1 Recently Approved or Constructed Precedent High Density Projects in Stanislaus Region Location Turlock Turlock Turlock Modesto Merced Oakdale Turlock Modesto Stockton Stockton Stockton Average Project Name Avena Bella Monte Vista Dejong
Apartments
Archway
Commons II
The Retreat
Apartments Heritage Oaks Valley Place 3600 Dale Rd Park Center Apartments Grand View
Village
Calaveras
Quarters Motel
Conversion
Address 500 West
Linwood Avenue
1525 W. Monte
Vista Avenue 4131 Geer Road 1101 Carver Road 1137 B Street 730 Old Stockton Road 90 Pedras Road 3600 Dale Rd 709 N. Center St 240 E Miner Ave 2654 W March Ln APN 044-064-004 071-004-009 071-066-067 514-090-018 / 013 035-010-071 N/A 071-015-023 76-006-041 / 043 13718049 13913028 11002008 Site Area (Acres) 4.30 11.90 8.58 3.16 4.90 1.51 1.56 1.70 0.96 0.79 2.12 3.77 No. of Units 141 345 261 74 118 50 36 44 51 75 69
Status Built Under Construction Proposed Built Built Built Approved Under Construction Under Construction Built Built Year Built 2021 N/A N/A 2022 2023 2012 2021 N/A N/A N/A 2024 Existing/Prior Use Vacant
Residential (2
homes and 2
adjacent structures)
Vacant Vacant/parking Government Admin
Office Unknown Vacant
Medical Offices
(Dentistry) +
Vacant Site
Office building Hotel Motel
Zoning P-D (Planned
Development)
High Density
Residential (RH)
High Density
Residential (RH)
P-D (Planned
Development)
P-D (Planned
Development)
Multi-Family
Residential (R-3)
High Density
Residential (RH)
P-D (Planned
Development)
CN (Commercial,
Neighborhood)
CD (Commercial,
Downtown)
CG (General
Commercial)
Maximum Permitted
FAR Prior to
Development
N/A N/A N/A N/A N/A N/A N/A N/A 5.0 N/A 0.3
Percent of Maximum
FAR Used N/A N/A N/A N/A N/A N/A N/A N/A 5.7% N/A 78.0% 44.7% As Built Density
(du/ac) 32.79 29.00 30.40 23.34 24.00 33.00 23.08 25.58 52.58 94.94 32.55 36.48 Prior Land value $885,000 $3,978,000 $3,002,164 N/A N/A N/A $3,595,000 N/A N/A $659,591 $1,897,200 Prior Improvement
Value $905,000 $0 $0 N/A N/A N/A $0 N/A N/A $11,375 $9,322,800 Prior AV Ratio 1.02 0.00 0.00 N/A N/A N/A 0.00 N/A N/A 4.91 Site Area (SF) 187,308 520,066 373,745 138,085 213,444 66,211 67,955 93,594 42,192 34,412 96,268 Prior NonResidential Building
Area (SF)
N/A N/A N/A N/A N/A N/A N/A 7,010 11,988 N/A 22,536
Redeveloped
Buliding Area (SF) 69,789 193,895 33,964 70,465 117,224 35,030 20,500 N/A N/A N/A 22,536 Prior NonResidential FAR N/A N/A N/A N/A N/A N/A N/A 0.07 0.28 N/A 0.23 0.20 Prior Year Built N/A over 20 years old N/A N/A N/A N/A N/A N/A N/A N/A 1982 F-3
F-4
F-5
F-6
F-7
F-8
F-9
F-10
F-11
F-12
F-13
F-14
F-15
F-16
F-17
F-18
F-19
F-20
F-21
F-22
F-23
F-24
F-25
F-26
F-27
F-28
Appendix F: Additional Analysis and Information in Support of Housing Projections Hearing Draft | August 6, 2026
Suitability of Non-Vacant Sites
The inventory identifies 98 69 non-vacant sites and 228 231 vacant sites to accommodate lower, moderate, and above moderate RHNA. Profiles of 12 representative non-vacant sites from each of the opportunity areas are provided below, showing aerial views of the sites, photos of existing development, and pertinent site characteristics indicating redevelopment potential. The feasibility of the non-vacant sites on the inventory for redevelopment within the planning period was assessed on the basis of the following criteria:
• Age of Existing Structures: For the purpose of this analysis, sites with existing structures 30 years or older were deemed feasible, in view of the characteristics of survey sites in Turlock and other Central Valley communities. Precedent projects on non-vacant sites in Table F-1 were at least 20 years old, supporting the validity of this factor as to the feasibility of non-vacant sites. • Assessed Value (A/V) Ratio: As described above, an AV ratio of less than one (meaning existing buildings/structures on site are worth less than the land) is an indicator of redevelopment potential.
For the purpose of this analysis, sites with an AV ratio of less than 0.6 were deemed feasible and sites with an AV ratio of less than 0.25 are considered strong candidates for redevelopment.
Precedent projects on non-vacant sites in Table F-1 were typically higher than 0.6; however, the sample size was small, and AV ratio is a widely accepted indicator of redevelopment feasibility in real estate economics.
• Existing FAR: A low as-built FAR means that the square footage of buildings is small compared to the overall size of the site, indicating the potential for redevelopment with other uses. A typical suburban community commercial shopping center may have an existing FAR of 0.25. Therefore, for the purpose of this analysis sites with as-built FAR of less than 0.2 were deemed feasible.
Precedent projects on non-vacant sites in Table F-1 had an average as built FAR of 0.2, which is consistent with the threshold used in this feasibility analysis. • As built FAR as a percentage of the maximum permitted FAR under current zoning. Sites that have as built FARs that represent only less than 35 percent of the maximum, indicating strong potential for redevelopment. On average, non-vacant sites in Table F-1 had an as built FAR equivalent to
44.7 percent, which is in line with the threshold used in this feasibility analysis.
These indicators are shown on Tables F-2A and F-2B for each non-vacant site together with other pertinent parcel characteristics. Where actual values are below the threshold, the cell is colored green to show the value indicates redevelopment potential. In general, sites that have at least three indicators of redevelopment potential are considered good candidates for redevelopment within the planning period.
The non-vacant sites generally meet at least three of the feasibility criteria; however, in cases where one of the criteria was not met, some sites have been included because other indicators such as extremely low FAR, tenant vacancy, or poor building conditions indicate strong potential for redevelopment within the planning period. For these sites, notes have been included in Table F-2.Table F-2 presents indicators of redevelopment viability for all 98 individual sites, including age of existing structures; AV ratios; existing versus allowable floor area; and proposed zoning.
While the age of existing structures is not available for all sites, available data indicates that the average age of the existing buildings is 62, with 66 percent of the sites havinge structures more than 50 years old and almost 80 percent are older than 40 years old. Additionally, the data show that existing development represents only a fraction of development permitted under current land use and zoning - 64 percent of the sites currently use less than 30 percent of the typical floor area, and all the sites at averageing at using 27 percent of the maximum allowable floor area. Existing structures on sites within the North Golden State.
Geer Road, and West Main opportunity areas tended to use a higher percentage of the allowable FAR. In comparison, the precedent projects (Table F-1) had existing buildings that were approximately 20 to 65 F-29
City of Turlock | 2023-2031 Housing Element
Hearing Draft | August 6, 2026
years old prior to being redeveloped. The FAR prior to redevelopment of the precedent projects was also comparable to non-vacant sites in the inventory – less than a quarter of the allowed FAR. As such, the nonvacant sites have similar characteristics to those of the precedent sites prior to development, thus confirming the potential for redevelopment. Additionally, in response to a notification sent to all property owners of sites proposed to be rezoned C-RMU with release of the Public Review Draft Housing Element in September 2024, Development Services staff received expressions of interest from numerous non-vacant site property owners interested in developing housing on their sites, providing an additional indication of redevelopment feasibility.
It is assumed that existing structures will be demolished and the non-vacant sites will be redeveloped with housing during the planning period. The factors described above indicate that the sites are underutilized and that there are incentives for the owners to redevelop with new uses that can command higher rents or sales prices. As noted above, the application of the proposed C-RMU zone to these sites would expand development options for owners and many have expressed interest in redeveloping their sites with housing during the planning period. Further, City is not aware of existing lease agreements, easements, or other factors that would preclude redevelopment of these sites. All of this supports the viability of these sites for redevelopment with housing during the planning period.
Generally, tThe methodology for capacity calculations described in Chapter 3 conservatively assumes that all existing non-residential square footage will remain as housing is added to the sites, even though the workforce housing overlay proposed C-RMU zone allows for 100 percent residential developments. In other words, the capacity assumptions assume that all non-vacant sites will develop in a mixed-use format and as such account for the possibility of non-residential development. This is true for all non-vacant sites except for sites located in the Downtown Core, where capacity calculations assume demolition of existing structures and redevelopment of the sites due to smaller parcel size and higher (as built and permitted) development intensity. Further, Chapter 4 Housing Action Plan, includes programs intended to facilitate and incentivize housing development on sites within the workforce housing overlayproposed C-RMU zone.
Program 1-B, Rezoning to Accommodate RHNA ShortfallWorkforce Housing Overlay, would adopt Zoning Code amendments in the form of a Workforce Housing Overlay Districtnew C-RMU zone, which would permit multifamily housing development at between 20 and 35 dwelling units per acre. Program 1- F, Congregational Overlay, would facilitate production of affordable housing projects on properties owned by religious institutions by adopting a Congregational Overlay and associated development standards that permit residential development at up to 24 dwelling units per acre by-right. Therefore, in view of the foregoing factors and given that the capacity of the inventory exceeds the City RHNA allocation, there is sufficient buffer to ensure the City can meet its RHNA obligations in the event some parcels develop with 100 percent non-residential uses over the planning period.
F-30
Table F-2 - Indicators of Redevelopment Potential for Non-Vacant Inventory Sites Site No. APN Owner Site Address Year Built Existing Land Use Building (square feet)
Lot
(square feet)
Acres AV Ratio As Built FAR Max FAR % of Max FAR
Built
Zoning Site Comments
061-011-014-000 123 W OLIVE AVE N/A Parking Lot 0 8641 0.20 0.90 0.00 3.00 Downtown Core (DC) 061-011-015-000 N BROADWAY N/A Parking Lot 0 5803 0.13 0.90 0.00 3.00 Downtown Core (DC) 061-011-016-000 219 N BROADWAY 1947 Office 14852 24427 0.56 0.90 0.61 3.00 Downtown Core (DC)
0.89 0.90 0.38 12.74%
043-045-012-000 107 3RD ST 1927 Industrial 6464 12042 0.28 0.24 0.54 3.00 Downtown Core (DC) 043-045-020-000 250 MARKET ST 1935 Commercial 14252 14885 0.34 0.95 0.96 3.00 Downtown Core (DC)
0.62 0.60 0.77 25.64%
3 061-016-002-000 BETHEL KENNETH TR 1ST ST N/A Parking Lot 0 4576 0.11 0.12 0.00 3.00 0.00% Downtown Core (DC) 4 061-016-030-000 AGUILAR FRANCISCO VALENCIA ET AL 132 1ST ST 1951 Commercial 5600 8650 0.20 0.30 0.65 3.00 21.67% Downtown Core (DC) 5 061-018-016-000 MORADIAN ROZBELLA 237 S 99 HWY 1961 Commercial 798 8842 0.20 0.43 0.09 3.00 3.00% Downtown Core (DC) 6 061-019-026-000 SHANNON ROSEMARIE A TR 203 GOLDEN STATE BLVD 1900 Commercial 5216 73453 1.69 0.23 0.07 3.00 2.33% Downtown Core (DC) 7 061-025-018-000 WOODS FAMILY LP 416 EAST MAIN ST 1947 Commercial 760 8397 0.19 0.07 0.09 3.00 3.00% Downtown Core (DC) 8 061-018-045-000 PAMMA AND KINDE 2005 10 EAST MAIN ST 1920 Commercial 3851 35060 0.80 0.66 0.11 3.00 3.67% Downtown Core (DC) 9 061-018-025-000 STEVENS JIM N TRS & STEVENS SHIRLEY A141 N GOLDEN STATE BLVD N/A Parking Lot 0 7592 0.17 0.31 0.00 3.00 0.00% Downtown Core (DC) 10 061-016-012-000 RODRIGUEZ MANUEL 28 LANDER AVE 1980 Commercial 1584 10061 0.23 0.79 0.16 3.00 5.33% Downtown Core (DC) 11 061-019-023-000 TVAIN INVESTMENT FINANCIAL INC 210 N GOLDEN STATE BLVD 1970 Service Station 1919 25229 0.58 1.48 0.08 3.00 2.67% Downtown Core (DC) 061-028-013-000 609 EAST MAIN ST 1905 Mixed Use 1166 7482 0.17 0.37 0.16 1.00 Downtown Core Transition (DCT)
061-028-012-000 613 EAST MAIN ST 1916 Mixed Use 3120 8394 0.19 1.66 0.37 1.00 Downtown Core Transition (DCT)
0.36 1.02 0.27 27.00%
061-029-065-000 531 E OLIVE AVE 1920 Mixed Use 2041 13992 0.32 0.95 0.15 0.80 Office Residential (OR) 061-029-064-000 609 E OLIVE AVE 1966 Office 2312 7039 0.16 3.23 0.33 0.80 Office Residential (OR)
0.48 2.09 0.21 25.87%
061-031-029-000 705 EAST MAIN ST N/A Commercial 0 11304 0.26 0.14 0.00 1.00 Downtown Core Transition (DCT)
061-031-001-000 161 N DENAIR AVE N/A Commercial 0 4166 0.10 0.27 0.00 0.80 Office Residential (OR) 061-031-052-000 742 E OLIVE AVE 1969 Commercial 1752 22468 0.52 0.13 0.08 0.80 Office Residential (OR) 061-031-005-000 754 E OLIVE AVE 1920 Commercial 1347 7555 0.17 0.08 0.18 0.80 Office Residential (OR) 061-031-006-000 764 E OLIVE AVE 2019 Industrial 888 11246 0.26 2.14 0.08 0.80 Office Residential (OR)
1.31 0.55 0.07 8.78%
061-024-027-000 409 E OLIVE AVE 1915 Commercial 1245 6091 0.14 1.00 0.20 0.80 Office Residential (OR) 061-024-028-000 401 E OLIVE AVE 1905 Mixed Use 1335 11219 0.26 0.16 0.12 0.80 Office Residential (OR)
0.40 0.58 0.15 18.63%
043-049-066-000 301 THIRD ST 1964 Industrial 6800 19149 0.44 1.02 0.36 1.50 Industrial Residential (IR) 043-049-045-000 200 B ST 1925 Industrial 1824 10899 0.25 1.55 0.17 1.50 Industrial Residential (IR)
0.69 1.29 0.29 19.13%
061-017-002-000 326 S CENTER ST 1988 Industrial 3576 8217 0.19 1.08 0.44 1.50 Transitional Commercial (TC) 061-017-003-000 311 S GOLDEN STATE BLVD N/A Commercial 0 14175 0.33 0.13 0.00 1.50 Transitional Commercial (TC)
0.52 0.61 0.16 10.65%
18 043-048-045-000 MARTINEZ JOSE & JUANA 223 5TH ST 1999 Commercial 2664 13985 0.32 0.50 0.19 1.50 12.67% Industrial Residential (IR) 19 061-019-027-000 BALSWICK BRET J & TERRY L 301 N FRONT ST 1920 Industrial 4120 16435 0.38 0.02 0.25 1.50 16.67% Transitional Commercial (TC) 20 061-019-012-000 BHATIA AMARINDER SINGH 216 N GOLDEN STATE BLVD 1986 Commercial 1160 25361 0.58 0.40 0.05 1.50 3.33% Transitional Commercial (TC) 21 061-026-034-000 BONANDER DONALD E & WENDY D TRS 325 S CENTER ST 1964 Commercial 4610 29685 0.68 0.35 0.16 1.50 10.67% Transitional Commercial (TC) 22 061-019-009-000 HECKENDORF JAMES G & VALERIE J
TRS 281 E OLIVE AVE 1938 Commercial 1440 13176 0.30 0.27 0.11 1.50 7.33% Transitional Commercial (TC) 23 043-048-043-000 ROMO JOSE R MARTINEZ & SENJUNA 314 LANDER AVE 1990 Commercial 240 13810 0.32 0.19 0.02 1.50 1.33% Transitional Commercial (TC) 24 043-050-013-000 SILVA ALEJO 441 S CENTER ST 2004 Commercial 128 23036 0.53 0.19 0.01 1.50 0.67% Transitional Commercial (TC) 25 043-051-016-000 GUARANTY HOLDINGS OF CALIFORNIA
INC 495 S GOLDEN STATE BLVD 1930 Industrial 56168 157792 3.62 0.67 0.36 1.50 24.00% General Industrial (I) 26 061-025-006-000 WELLS FARGO BANK 440 E OLIVE AVE 1967 Office 5703 28861 0.66 0.55 0.20 0.80 25.00% Office Residential (OR) 27 043-049-058-000 A L GILBERT CO 499 S 1ST ST 1955 Industrial 1974 9251 0.21 0.71 0.21 1.50 14.00% Industrial Residential (IR) 28 043-049-011-000 FINNEGAN PROPERTIES S 1ST ST 1979 Industrial 2890 9075 0.21 0.56 0.32 1.50 21.33% Industrial Residential (IR) 29 050-020-013-000 GUTIERREZ JOHN SAENZ 280 WEST MAIN ST 1997 Office 1440 14973 0.34 0.51 0.10 1.50 6.67% Transitional Commercial (TC) 30 061-024-067-000 NYQUIST ROBERT E & NYQUIST DEBRA
A 401 N CENTER ST 1952 Commercial 3255 13058 0.30 0.88 0.25 1.50 16.67% Transitional Commercial (TC) 31 061-024-063-000 HENDRICKSON ELEANOR L TR 310 MITCHELL AVE 1928 Commercial 6887 15660 0.36 0.58 0.44 1.50 29.33% Transitional Commercial (TC) 32 043-049-050-000 ESHO SAMIR & ESHO JANET 225 3RD ST 1966 Industrial 4272 13719 0.31 1.08 0.31 1.50 20.67% Industrial Residential (IR) 33 061-030-013-000 GREENBARG JAMES R & GREENBARG
STEFANIE 701 E OLIVE AVE 1964 Office 2116 15301 0.35 1.04 0.14 0.80 17.50% Office Residential (OR) 34 061-019-015-000 BALSWICK PROPERTIES 487 N GOLDEN STATE BLVD 1996 Commercial 2575 11851 0.27 1.12 0.22 1.50 14.67% Transitional Commercial (TC) 35 061-031-002-000
LESAN R KEN ET AL 700 E OLIVE AVE 1970 Office 1846 7131 0.16 0.83 0.26 0.80 32.50% Office Residential (OR) 36 042-006-008-000 R & D KIRKES PROPERTIES LLC 1000 N FRONT ST 1957 Industrial 2158 41255 0.95 0.36 0.05 0.35 14.95% Heavy Commercial/Light Industrial (C-H)
North Golden State
15 DELGADO GEORGE L & MARY E
16 FINNEGAN ROBERT
17 SOLAR COOL PROPERTIES LLC
12 BARRON RICHARD RUIZ & LOPEZ
LETICIA TERAN
13 BEECH JOHN & CHERYL
14 DE GRAFF JERRY J & MELINDA K TRS
DOWNTOWN CORE
1 MOEN LANITA ET AL TRS
2 MOLINARI THOMAS S & LUZ C
F-31
Table F-2 - Indicators of Redevelopment Potential for Non-Vacant Inventory Sites Site No. APN Owner Site Address Year Built Existing Land Use Building (square feet)
Lot
(square feet)
Acres AV Ratio As Built FAR Max FAR % of Max FAR
Built
Zoning Site Comments
37 042-008-017-000 H & R AUTO BODY SHOP INC 338 W SYRACUSE AVE 1977 Industrial 4000 36310 0.83 0.45 0.11 0.35 31.48% Heavy Commercial/Light Industrial (C-H)
38 042-006-011-000 5 STAR CARS LLC 1148 N GOLDEN STATE BLVD 1964 Commercial 1320 45706 1.05 0.43 0.03 0.35 8.25% Heavy Commercial/Light Industrial (C-H)
39 088-013-049-000 GARTON PROPERTIES 2313 N WALNUT RD 1974 Commercial 9200 103122 2.37 0.15 0.09 0.35 25.49% Heavy Commercial/Light Industrial (C-H)
40 088-007-004-000 ASSYRIAN AMERICAN CIVIC CLUB OF
TURLOCK 2700 N GOLDEN STATE BLVD N/A Commercial 0 224301 5.15 0.00 0.00 0.25 0.00% Community Commercial (CC) 41 042-009-032-000 TURLOCK PENTACOST ASSOCIATION
INC 61 W CANAL DR N/A Commercial 0 16201 0.37 0.05 0.00 0.35 0.00% Commercial Office (C-O) 42 042-005-039-000 JOSEPH JOHN TR 942 N GOLDEN STATE BLVD 1900 Commercial 2098 28538 0.66 0.74 0.07 0.35 21.00% Heavy Commercial/Light Industrial (C-H)
43 088-007-025-000 MWG RE HOLDINGS LLC 2500 N GOLDEN STATE BLVD 1971 Commercial 4320 48384 1.11 0.51 0.09 0.35 25.51% Heavy Commercial/Light Industrial (C-H)
44 042-005-038-000 JOSEPH JOHN TR 1000 N GOLDEN STATE BLVD 1938 Commercial 8182 65059 1.49 0.61 0.13 0.35 35.93% Heavy Commercial/Light Industrial (C-H)
45 061-022-001-000 EDGAR RONNIE TR 624 N GOLDEN STATE BLVD 1957 Commercial 3816 27389 0.63 0.92 0.14 0.25 55.73% Community Commercial (CC) Older single-story structure in need of maintenace
with large surface parking lot
46 042-010-013-000 YOUHANAEI MATTHEW DANIEL ET AL 1318 N GOLDEN STATE BLVD 1969 Commercial 3302 67782 1.56 0.67 0.05 0.25 19.49% Community Commercial (CC) 47 087-004-051-000 DENIS BRUCE F TR ET AL 2413 W MONTE VISTA AVE 1978 Commercial 5634 494490 11.35 0.93 0.01 0.35 3.26% Heavy Commercial/Light Industrial (C-H)
48 061-041-016-000 N/A 693 N GOLDEN STATE BLVD 1986 Commercial 3015 12758 0.29 0.00 0.24 0.25 94.53% Community Commercial (CC) Low AV ratio, older building (40 years old). Empty
commercial building with no tenant.
072-018-001-000 2650 GEER RD 1973 Commercial 3650 23241 0.53 0.75 0.10 0.25 0.40 Community Commercial (CC) 072-014-057-000 2650 GEER RD 1973 Commercial 0 11727 0.27 0.75 0.10 - Planned Development (PD)
0.80 0.75 0.10
50 072-057-053-000 MC CORDUCK PROPERTIES LLC 3700 GEER RD 1999 Office 2852 30070 0.69 0.43 0.09 0.80 11.3% Planned Development (PD) Low AV and FAR. Empty office building with no tenant.
51 071-028-021-000 VIKING VENTURES LLC 2405 GEER RD 1979 Commercial 26674 101314 2.33 0.35 0.26 - Planned Development (PD) 52 042-012-013-000 GREWAL DALVINDAR S & HARPAL S TRS 1202 GEER RD 1969 Service Station 1150 14451 0.33 0.56 0.08 0.25 32.00% Community Commercial (CC) 53 072-010-055-000 OUSIP ANTOINE 3012 GEER RD 1956 Commercial 1026 9907 0.23 1.46 0.10 0.25 40.00% Community Commercial (CC) Two redevelopment indicators. Building looks
underutilized on google earth. Building placement
is in middle of parcel, but assuming existing use
does not remain, it could be redevelopable.
54 072-018-002-000 SNOW JACK B & ET UX 2600 GEER RD 1986 Commercial 5936 34837 0.80 1.11 0.17 0.25 68.00% Community Commercial (CC) Small commercial center with vacancies and large
surface parking lot
061-003-027-000 973 WEST MAIN ST 1980 Commercial 1970 21203 0.49 2.48 0.09 0.25 Community Commercial (CC) 061-003-028-000 1009 WEST MAIN ST N/A Commercial 0 30738 0.71 0.00 0.00 0.25 Community Commercial (CC)
1.20 1.24 0.04 15.17%
56 050-002-060-000 DHILLON GURMAIL SINGH & KAUR
JASBIR 1030 WEST MAIN ST 1960 Commercial 1296 14643 0.34 0.67 0.09 0.25 36.00% Community Commercial (CC) 57 061-004-049-000 CORTEZ MATILDE ET AL 923 WEST MAIN ST 1951 Commercial 962 8885 0.20 1.56 0.11 0.25 44.00% Community Commercial (CC) Vacant building with parking lot in back. 043-047-004-000 6TH & D ST N/A Parking Lot 0 20678 0.47 0.73 0.07 0.60 General Industrial (I) 043-047-005-000 550 C ST 1964 Industrial 4058 36000 0.83 0.73 0.07 0.60 General Industrial (I)
1.30 0.73 0.07 11.93%
59 043-002-019-000 EBRAHIMI SARGES ET AL 700 D ST 1950 Industrial 4260 54710 1.26 0.29 0.08 0.60 12.98% General Industrial (I) 60 050-019-010-000 SAMRA NAVTEJ SINGH 1471 LANDER AVE 1982 Mixed Use 2030 18351 0.42 0.49 0.11 0.35 31.61% Heavy Commercial/Light Industrial (C-H)
61 043-001-009-000 RODRIGUEZ JOSE G & GREGORIA 645 9TH ST 1938 Commercial 978 17846 0.41 0.32 0.05 0.35 15.66% Heavy Commercial/Light Industrial (C-H)
62 050-015-038-000 HOTCHKISS ROBERT LEE ET AL 1105 LANDER AVE 1978 Commercial 2760 36845 0.85 0.52 0.07 0.35 21.40% Heavy Commercial/Light Industrial (C-H)
63 043-046-011-000 LAU PING ET AL 690 C ST 1965 Commercial 1263 14162 0.33 0.86 0.09 0.25 35.67% Community Commercial (CC) 64 050-015-030-000 SINGH AMARJIT & BOLA MAMTA 1083 LANDER AVE 1957 Commercial 2952 28419 0.65 0.96 0.10 0.35 29.68% Heavy Commercial/Light Industrial (C-H)
65 050-018-039-000 PRICKETT PHILIP & TRUDY TRS 1341 LANDER AVE 1926 Mixed Use 3969 34820 0.80 1.09 0.11 0.35 32.57% Heavy Commercial/Light Industrial (C-H)
66 043-004-009-000 SIERRA AIRGAS INC 1302 LANDER AVE 1996 Industrial 3230 26101 0.60 1.44 0.12 0.35 35.36% Heavy Commercial/Light Industrial (C-H)
67 043-046-023-000 SCOTT JOY G TRS ET AL 716 LANDER AVE 1977 Industrial 3500 20879 0.48 1.15 0.17 0.25 67.05% Community Commercial (CC) Fenced off lot with multiple tilt up structures,
some in poor condition
68 043-046-003-000 TOVAR MARK 680 C ST 1950 Mixed Use 3742 14379 0.33 0.00 0.26 0.35 74.35% Heavy Commercial/Light Industrial (C-H)
1959 0.72 0.17 21.72%
55 OLESEN CRAIG D TR ET AL
South Lander
58 FOSTER POULTRY FARMS
AVERAGES
Geer Road
49 VINTAGE PROPERTIES LIMITED
PARTNERSHIP Older building (52 years old) with a large surface parking lot and extremely low as built FAR.
West Main
F-32
City of Turlock | 2023-2031 Housing Element
Hearing Draft | August 6, 2026
As further detailed in Chapter 3, opportunity areas were selected due to their location and redevelopment potential. Areas where vacant and underutilized sites cluster are locations where change is most foreseeable and are an important focus of planning activities. Based on this analysis, five “opportunity area” were selected: Downtown, North Golden State, Geer Road, West Main, and South Lander. Details about each area are included accordingly. Downtown Turlock is the city’s business and historic district, with shops, eateries, offices, and potential for redevelopment of underutilized areas along East Olive Avenue, East Main Street, South Center, and North Thor. With its narrow streets, short blocks, and historic buildings, the Downtown area is a walkable environment with transit options. Turlock’s residents indicated in the citywide survey the highest level of support for housing in a mixed-use format in downtown with residential uses located above shops (Appendix G).
The North Golden State corridor extends along North Golden State Boulevard, from West Tuolumne Road down to Geer Road. Today, this segment of the corridor features a variety of service commercial uses, autooriented business, and retail shopping centers, some with large surface parking lots and undeveloped land that could present opportunities for redevelopment. Parcel size varies from 0.3 acres to approximately 11 acres and is generally larger than sites in the Downtown and West Main opportunity areas. There are three clusters of adjacent sites under common ownership offering some of the best opportunities for redevelopment, averaging site size of 1.37 acres. Adjacent sites under common ownership can be developed together, offering economies of scale and helping with the financial feasibility of redevelopment.
The Geer Road corridor extends along Geer Road, from Canal Drive up to Christoffersen Parkway. Existing development along the corridor consists of a mix of single-family and medium density residential, strip malls featuring fast-food restaurants and banks, and large vacant parcels. Current General Plan land use and zoning for the area permits High and Medium Density Residential along Geer Road and Fulkerth Road, as well as Community Commercial on Geer Road between Monte Vista Avenue and Tuolumne Road.
Existing buildings in the area are typically 1- and 2-stories in height with surface parking partially screened from view with trees and landscaping. Vacant land along the corridor with zoning that currently permits housing was accounted for above; however, there are also underutilized parcels with commercial zoning that does not currently permit housing. The size of these parcels is relatively small, ranging from 0.2 acres to approximately 5 acres. The large vacant parcels along Geer Road and land zoned for high density residential represent the best opportunity for redevelopment.
The South Lander opportunity area is located south of downtown along Lander Avenue and features a range of auto-related and industrial businesses today, along with single-family housing amidst businesses.
Turlock Transit Routes 5 travels on South Golden State Road and Lander Avenue, and provide connection to Downtown, Turlock Transit Center, and shopping and restaurants in Turlock Town Center. There are a number of underused properties, including some with parking lots, that offer redevelopment potential. The size of underutilized parcels varies from 0.20 to 1.55 acres and is generally smaller than sites in other opportunity areas. Base zoning for these parcels is Community Commercial and Heavy Commercial, which does not permit housing; though, the workforce housing overlay proposed C-RMU zone would be applied to underutilized commercial sites to help accommodate local need. In the Citywide survey, there was support for adding a mix of housing types in these areas, including apartments, townhomes, duplexes/triplexes, and garden apartments.
The West Main opportunity area extends along West Main Street from North Soderquist Road to West Avenue. Today, it is home to a mix of commercial, residential, and public uses including auto-related business, restaurants, neighborhood retail and services, and Osborn Elementary School. A number of commercial properties along this corridor have large areas of surface parking or older buildings that present opportunities for redevelopment with housing. The Community Commercial zoning district that applies to these sites does not currently permit housing, though, the workforce housing overlay proposed C-RMU F-33
Appendix F: Additional Analysis and Information in Support of Housing Projections Hearing Draft | August 6, 2026
zone would be applied to underutilized commercial sites to help accommodate local need. In the citywide survey, there was fair support for smaller-scale multifamily housing, such as duplexes/triplexes, garden apartments, townhomes, and 2-3 story apartments.
Table F-3 summarizes zoning standards applicable to precedent high density projects in Turlock and surrounding communities. Several precedent projects had Planned Development (PD) zoning where project-specific standards were established through the development approval process. The workforce housing overlay C-RMU zone has not yet been developedadopted;, so the specific however, proposed standards for building height, lot coverage, setbacks and other parameters are not available for comparisonmodeled on adopted standards applicable in the City’s current Downtown Core (DC) and High Density Residential (R-H) zones, but and the maximum permitted density in the overlay C-RMU zone is higher than for precedent projects in Patterson and Oakdale and higher than the as built density of all precedent projects. Further, the overlay C-RMU zone would permit residential development by right, and, as such, overall its standards are at least as supportive of multifamily residential development as those of the precedent projects.
F-34
City of Turlock
Non-vacant Underutilized Profiles
F-35
Area 1: Downtown
141 N Golden State Boulevard
Aerial
Street View
SITE DETAILS
APN: 061-018-025-000
Site Area: 0.17 acres
Existing Land Use: Commercial (Surface Parking Lot)
FAR: 0.00
AV Ratio: 0.31
Year Built: N/A (Vacant)
Commercially zoned property developed as a surface parking lot. The site has a low AV ratio of 0.31 and a as built ration of 0.00 whereas the typical FAR on the site is 3.0, signaling strong redevelopment potential. The site is located within easy walking distance to Downtown Turlock, making it a good location for multifamily housing. The existing land use poses minimal barriers to residential development, as there are no structures on the property, though loss of parking may require mitigation.
3D Aerial View
F-36
Area 1: Downtown
326 S Center Street ; 311 S Golden State Boulevard
Street View
SITE DETAILS
APN: 061-017-002-000; 061-017-003-000
Site Area: 0.52 acres
Existing Land Use: Industrial; Commercial (Parking Lot) FAR: 0.16
AV Ratio: 0.61
Year Built: 1988; N/A (Vacant)
Two adjacent properties under common ownership with a combined area of
0.52 acres. Existing uses consist of a one-story auto glass shop (3,576 SF), and surface parking. The as built FAR is 0.16 whereas the typical FAR on the site is
1.5, which means current development uses only 10 percent of the permitted FAR, signaling strong redevelopment potential. The site is centrally located within 2 blocks of two bus stop for the Turlock Transit's Route 5. Existing use of auto glass shop may impede residential development due to age of structure.
Aerial 3D Aerial View
F-37
Area 1: Downtown
223 5th Street
SITE DETAILS
APN: 043-048-045-000
Site Area: 0.32 acres
Existing Land Use: Commercial
FAR: 0.19
AV Ratio: 0.50
Year Built: 1999
Commercially zoned site with a 2,664 SF existing building functioning as an auto shop, there are 3 additional small structures. The property has a low AV ratio of 0.5 providing an incentive for the owner to redevelop with new uses that can command higher rents or sales price. Additionally, the as built FAR is
0.19 whereas the typical FAR on the site is 1.5, which means current development uses only about 13 percent of the permitted FAR, signaling strong redevelopment potential. The site is located within a block of a bus stop for Turlock Transit's Route 5. Existing use of auto shop may impede residential development due to age and amount of structures on properties.
Street View
Aerial 3D Aerial View
F-38
Area 2: North Golden State
2313 N Walnut Road
SITE DETAILS
APN: 088-013-049-000
Site Area: 2.37 acres
Existing Land Use: Commercial
FAR: 0.09
AV Ratio: 0.15
Year Built: 1974
Commercially zoned site without two existing buildings (9,200 SF), an Auto parts store (4,00 SF), and a secondary building. The existing buildings are over 50 years old, and the property has a low AV ratio of less than 0.5 providing an incentive for the owner to redevelop with new uses that can command higher rents or sales price. Additionally, the as built FAR is 0.09 whereas the typical FAR on the site is 0.35, which means current development uses only about 25 percent of the permitted FAR, signaling strong redevelopment potential. The site is located within a block of a bus stop for Turlock Transit's Route 3. Existing use of auto parts store and tractor facility pose little risk to residential development, as the underutilization of parcel is significant. Parcel size allows flexibility in design.
Aerial 3D Aerial View
Street View
F-39
Area 2: North Golden State
2700 N Golden State Boulevard
SITE DETAILS
APN: 088-007-004-000
Site Area: 5.15 acres
Existing Land Use: Commercial
FAR: 0.00
AV Ratio: 0.00
Year Built: N/A (Vacant)
Commercially zoned site with no existing structures and is used as parking for the Assyrian American Civic. The site has a typical FAR of 0.25, and the property is located near the Monte Vista Crossings shopping center, and a bus stop for the Turlock Transit's Route 3. With no structures, there are few direct impediments to residential use aside from potential shared parking agreements.
Aerial 3D Aerial View
Street View
F-40
Area 2: North Golden State
1318 N Golden State Boulevard
SITE DETAILS
APN: 042-010-013-000
Site Area: 1.56 acres
Existing Land Use: Commercial
FAR: 0.05
AV Ratio: 0.67
Year Built: 1969
Commercially zoned site with two existing structures. The first one is 4,095 SF building used as a restaurant, and catering. The second 3,302 SF structure is currently without a tenant but has been used as an auto supply store in the past. The existing buildings are over 50 years old, providing an incentive for the owner to redevelop with new uses that can command higher rents or sales price. Additionally, the site has an as built FAR of 0.05 whereas the typical FAR of the sites is 0.25, which means the current development uses only 20 percent of the permitted FAR, signaling strong redevelopment potential. The current existing use of a restaurant and catering business may impede residential development, though second structure without a tenant does signal strong redevelopment potential.
Aerial 3D Aerial View
Street View
F-41
Area 3: Geer Road
2650 Geer Road
SITE DETAILS
APN: 072-018-001-000; 072-014-057-000
Site Area: 0.80 acres
Existing Land Use: Commercial
FAR: 0.10
AV Ratio: 0.75
Year Built: 1973
Two adjacent properties under common ownership with a combined area of
0.80 acres. Existing uses consist of a one-story restaurant (3,650 SF), and surface parking (67 spaces). The as built FAR is 0.10 whereas the typical FAR on the site is 0.25, which means current development uses less than half of the permitted FAR, signaling strong redevelopment potential. The site is centrally located within a block of a Walmart, a bus stop for the Turlock Transit's Route 1. Existing use of a one-story restaurant may impede residential development, though it’s low density and location make it a strong candidate for redevelopment.
Aerial 3D Aerial View
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F-42
Area 4: West Main
1030 W Main Street
SITE DETAILS
APN: 050-002-060-000
Site Area: 0.34 acres
Existing Land Use: Commercial
FAR: 0.09
AV Ratio: 0.67
Year Built: 1960
Commercially zoned site with one 1,296 SF existing building being used as a tire shop. The existing building is over 60 years old, and the property has an AV ratio of 0.67 providing an incentive for the owner to redevelop with new uses that can command higher rents or sales price. Additionally, the as built FAR is
0.09 whereas the typical FAR on the site is 0.25, which means current development uses less than half, signaling strong redevelopment potential. The site is located within a block of a bus stop for Turlock Transit's Route 6. Existing use of a tire shop may impede residential development due to the incompatibility of uses.
Aerial 3D Aerial View
Street View
F-43
Area 4: West Main
1153 W Main Street
SITE DETAILS
APN: 061-003-057-000
Site Area: 0.31 acres
Existing Land Use: Commercial (Restaurant/Retail)
FAR: 0.16
AV Ratio: 0.99
Year Built: 1946
Commercially zoned site with one 2,188 SF existing building with multiple tenants including a barbershop and a restaurant. The as built FAR is 0.16 whereas the typical FAR on the site is 0.25, which means current development uses half, signaling redevelopment potential. The site is located within a block of a bus stop for Turlock Transit's Route 6, and an elementary school. Existing use includes a small multi-tenant commercial building. Residential development could replace or fix aging structure, making it a suitable candidate for redevelopment.
Aerial 3D Aerial View
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F-44
Area 5: South Lander
700 D Street
SITE DETAILS
APN: 043-002-019-000
Site Area: 1.26 acres
Existing Land Use: Industrial
FAR: 0.08
AV Ratio: 0.29
Year Built: 1950
Industrial zoned site with one 4,260 SF existing structure with an auto repair shop. The existing building is over 60 years old , and the property has a low AV ratio of 0.29 providing an incentive for the owner to redevelop with new uses that can command higher rents or sales price. Additionally, the as built FAR is
0.29, whereas the typical FAR on the site is 0.60, which means current development uses about 13 percent of the permitted FAR, signaling redevelopment potential. The site is located within a block of a bus stop for Turlock Transit's Route 5. Existing use of an older auto repair shop could impede residential development, as there is a small structure on the property. However, age of structure means it is a solid candidate for redevelopment.
Aerial 3D Aerial View
Street View
F-45
Area 5: South Lander
1105 Lander Avenue
SITE DETAILS
APN: 050-015-038-000
Site Area: 0.85 acres
Existing Land Use: Commercial
FAR: 0.07
AV Ratio: 0.52
Year Built: 1978
Commercially zoned site with one 2,760 SF existing building being used as a welding supply store . The existing building is over 40 years old, and has a low AV ration of 0.52, providing an incentive for the owner to redevelop with new uses that can command higher rents or sales price. Additionally, the as built FAR is 0.07 whereas the typical FAR on the site is 0.35, which means current development uses 20 percent of the permitted FAR, signaling redevelopment potential. The site is located within a block of a bus stop for Turlock Transit's Route 5. The existing welding store on the site could make it difficult for residential development, as it is a newer structure. However, low FAR suggest strong potential.
Aerial 3D Aerial View
Street View
F-46
Area 5: South Lander
1083 Lander Avenue
SITE DETAILS
APN: 050-015-030-000
Site Area: 0.65 acres
Existing Land Use: Commercial
FAR: 0.15
AV Ratio: 0.96
Year Built: 1957
Commercially zoned site with two existing buildings, a 3,226 SF grocery store, and a 200 secondary building. The existing buildings are over 60 years old, providing an incentive for the owner to redevelop with new uses that can command higher rents or sales price. Additionally, the as built FAR is 0.15 whereas the typical FAR on the site is 0.35, which means current development uses less than half of the permitted FAR, signaling redevelopment potential.
The site is located within a block of a bus stop for Turlock Transit's Route 5.
Existing use of grocery store may impede residential development if there is community resistance, though there is strong redevelopment potential otherwise.
Aerial 3D Aerial View
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F-47
Table F-3 Comparison of Zoning Parameters – Precent Projects and City of Turlock Standards Density Height Parking Setbacks Open Space
Modesto Archway Commons II 1101 Carver Road P-D (Planned Development) 6 - - - - - Merced The Retreat Apartments 1137 B Street P-D (Planned Development) 6 - - - - - Patterson The Villages/Stonegate 625 Logan Way MR (Medium Density Residential)/ Planned Development 5 to12 du/ac 32' / 2 stories 4
1 per unit for studio;
1.5 per unit for 1 bedroom;
2 per unit for 2 bedrooms;
2 per unit for 3+ bedrooms 5
20' front; 5' side (interior lot);
10' side (street side/corner lot);
20' rear; 5' rear (alley ROW)
-
Oakdale Heritage Oaks 730 Old Stockton Road Multi-Family Residential (R-3) 28 du/ac 50' 1 2 per unit (for first 3 units);
1.5 per unit (for additional units)3
20' front; 5' side (interior side);
10' (exterior side/corner lot);
10' rear; 5' rear (corner lot)
25% of the lot area should
be landscaped
Downtown Core (DC) 40 du/ac 60' Off-street parking not required in the Downtown Core Overlay Zone
0' front; 0' side; 0' rear;
0' side (corner lot) -
6 P-D zoning allows for a case-by-case basis use of special design criteria for maximum utility of the site and maximum design flexibility within density limitations. 2 For existing substandard lots (legal nonconforming) of four thousand (4,000) square feet or less, off street parking requirements shall be two (2) paved spaces, one of which must be covered. 4 12 feet (1 story) for accessory structures.
5 One additional guest parking space for each 3 units.
Underlying Zoning Parameters
Turlock
Notes
1 For all residential uses, twenty-eight (28) dwelling units shall be the maximum allowed per net subdivision acre, unless a density bonus is allowed for low or moderate income housing, and/or senior citizen housing. 2 Twenty-five (25) feet for accessory buildings.
Location Name Address Zoning
F-48
City of Turlock | 2023-2031 Housing Element
Hearing Draft | August 6, 2026
Residential Potential in Mixed Use Zones
The inventory identifies potential housing opportunity sites in mixed use areas and on parcels that potentially allow for 100 percent non-residential development. These areas, described in Chapter 3 and shown on Maps 3-4 through 3-8, include Downtown Turlock as well as the four opportunity areas where the proposed C-RMU zone will apply: North Golden State Blvd., Geer Road, South Lander, and West Main.
In order to assess the likelihood of residential development on sites in these areas, all development activity in Turlock between 2018 and 2025 was reviewed and analyzed. During the 2018-2025 period, mixed use development was only permitted within the downtown area; however, the proposed C-RMU zone would allow for multifamily residential development on commercially-zoned land in the four opportunity areas once adopted. The C-RMU zone would permit 100 percent residential uses, but they are not required. As such, mixed use and 100 percent non-residential developments are possible, although in no case would residential development at less than 20 units per acre be permitted in any mixed use area.
Map F-1 shows the location of development activity in Turlock between 2018 and 2025 in relation to the mixed use areas. Corresponding details for individual developments during this period are shown in Table F-4. Non-residential development took place predominantly on sites zoned exclusively for commercial and industrial uses in the western and southwestern part of the city, with some additional non-residential development along commercial corridors. There was only one mixed use project approved or constructed in the city during the period: 521 West Linwood in the southern part of the city. The project involved development of a group home and a 3,300 square foot learning center for Aspiranet, one of California's largest social services agencies providing foster care and adoption support, residential group home care, support for youth making the transition from foster care to adulthood, mental and behavioral health services, intensive home-based care, and community-based family resources. The data also show that development activity in and immediately adjacent to the downtown area - the only location where mixed use development was permitted during the analysis period - was exclusively residential and that multifamily development was largely concentrated in or within a quarter mile of downtown and the mixed use areas.
There was no development activity (residential or non-residential) within the C-H, DC, DCT, IR and OR zones during the 2018-2025 period.
Overall, the data does not indicate strong demand for non-residential uses downtown or in the mixed use areas. By contrast, a survey of owners of sites to be rezoned C-RMU conducted as part of the Housing Element Update generated numerous expressions of interest; in fact, all survey respondents expressed interest in developing housing on their properties and through Program 1-G in the Action Plan, the City will work with downtown property owners to understand barriers to redevelopment and identify regulatory, process, and other incentives to address them. Further, the identified inventory sites in these areas all present viable opportunities for higher density housing projects for the reasons described above, including that they have characteristics comparable to precedent high density residential project sites in Turlock and other Central Valley communities, and that they are located near shops and services, relatively well served by transit, and free of environmental and other development constraints. Additionally, as discussed in Chapter 3, the inventory includes a buffer of 700 units or 12 percent of Turlock's total assessed share of the regional housing need for the planning period to help ensure that there are sufficient sites available to accommodate the City's RHNA obligations at all income levels throughout the planning period in the event that some sites do not develop at the densities anticipated in the inventory.
F-49
N Co ol rado Ave
West Main St
S Washington Rd
N Soderquist Rd
Geer Rd
Fosberg Rd
N Tully Rd
NBerkeley Ave
State Blvd
E Monte Vista Ave
E Tuolumne Rd
E Main St
Ninth St
S Lander Ave
Roberts Rd
N Quincy Rd
S Tegner Rd
N Walnut Rd
W Tuolumne Rd
Montana Ave Andre Ln
Crowell Rd
S Quincy Rd
E Minnesota Ave
S Golden State Blvd
Brier Rd
N Johnson Rd
W Christoffersen Pkwy
Pedras Rd
El Capitan Dr
E Hawkeye Ave
W Linwood Ave
Dels Ln
Fulkerth Rd
N Olive Ave
S Kilroy Rd
North Ave
E Taylor Rd
East Ave
F St
W Taylor Rd
S Soderquist Rd
N Wash ni gton Rd
A St
Fullerton Dr
Hedstrom Rd
Mountain V ei w Rd
Georgetown Ave
S Johnson Rd
South Ave
W Springer Dr
E Canal Dr
Marshall St
N Denair Ave
E Glenwood Ave
N Berkeley Ave
Grant Ave
Park St
W Monte Vista Ave
Golf Rd
E Linwood Ave
W Glenwood Ave
Spengler Wy
S Walnut Rd
Countryside Dr
Harding Rd
Simmons Rd
E Zeering Rd
S Tully Rd
Dianne Dr
Ruble Rd
N
Tegner Rd
Fransil Ln
STANISLAUS
COUNTY
Geer Road
West Main
North
Golden
State
Downtown
South Lander
0 ¼ ½ 1
Miles
Source: City Parks, City of Turlock, 2024; Stanislaus County GIS Data, 2021; Dyett & Bhatia, 2021
Opportunity Area
Freeway
Major Road
Road
Railroad
MERCED
COUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\Chapter 3\Map F-1 Map Date:
12/30/2025
Map F-1
Residential and NonResidential Development
Activity in Turlock
(2018-2025)
City Limit
County
Single Family Residential Building Permits
Multi Family Residential Building Permits
Commercial Building Permits
F-50
Table F-4: Development Activity 2018-25
APN Address Zoning Permit Number Permit Type Permit Description Date Permit Complete Estimated Value Unit Count Square Feet Quarter Mile 042009039000 199 W CANAL DR CC 2022-00001467 Commercial NEW PANDA EXPRESS RESTAURANT W/ DRIVE THRU 07/26/2023 2024-06-03 1,125,000 0 0 Yes 042014002000 1203 N DENAIR AVE RH 2021-00000507 Multi Family Residential NEW DUPLEX W/ ATTACHED GARAGES 08/27/2024 2025-07-02 252,955 2 0 Yes 042019002000 1504 COLORADO AVE CO 2021-00000550 Commercial NEW MEDICAL SHELL BUILDING 04/20/2022 2023-07-03 1,900,000 0 0 042026023000 920 N OLIVE AVE RH 2022-00001558 Multi Family Residential NEW APARTMENT BUILDING 5 - 3 UNITS 07/23/2024 2025-05-20 300,000 3 0 Yes 042026040000 936 N OLIVE AVE RH 2022-00000881 Multi Family Residential NEW APARTMENT BUILDING 1 - 4 UNITS 07/23/2024 2025-05-20 450,000 4 0 Yes 042026040000 926 N OLIVE AVE RH 2022-00001555 Multi Family Residential NEW APARTMENT BUILDING 2 - 5 UNITS 07/23/2024 2025-05-20 650,000 5 0 Yes 042026040000 900 N OLIVE AVE RH 2022-00001556 Multi Family Residential NEW APARTMENT BUILDING 3 - 5 UNITS 07/23/2024 2025-05-20 650,000 5 0 Yes 042026040000 912 N OLIVE AVE RH 2022-00001557 Multi Family Residential NEW APARTMENT BUILDING 4 - 4 UNITS 07/23/2024 2025-05-20 450,000 4 0 Yes 043062086000 1042 S BERKELEY AVE RL 2022-00001265 Single Family Residential NEW CUSTOM SFD, 1690 SQFT, 3 BED/2 CAR 02/26/2024 389,725 1 1,690 043062087000 1052 S BERKELEY AVE RL 2022-00001405 Single Family Residential NEW CUSTOM SFD, 1690 SQFT, 3 BED/2 CAR 02/26/2024 389,725 1 0 043063001000 413 PEPPERCORN DR PD 2024-00000692 Single Family Residential NEW SFD MP 7, 1832 SQFT, ELEV A, 4 BED/2 CAR 07/18/2024 2024-10-29 263,197 1 0 043063002000 417 PEPPERCORN DR PD 2024-00000691 Single Family Residential NEW SFD MP 6, 1721 SQFT, ELEV B, 4 BED/2 CAR 07/18/2024 2024-10-29 248,342 1 0 043063003000 421 PEPPERCORN DR PD 2024-00000690 Single Family Residential NEW SFD MP 5, 1667 SQFT, ELEV A, 5 BED/2 CAR 07/18/2024 2024-10-24 241,516 1 0 043063004000 425 PEPPERCORN DR PD 2024-00000688 Single Family Residential NEW SFD MP 2, 1310 SQFT, ELEV C, 3 BED/2 CAR 07/18/2024 2024-10-23 194,035 1 0 043063005000 429 PEPPERCORN DR PD 2024-00000558 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV B, 3 BED/2 CAR 06/11/2024 2024-10-07 225,791 1 0 043063006000 433 PEPPERCORN DR PD 2024-00000560 Single Family Residential NEW SFD MP 7, 1832 SQFT, ELEV C, 4 BED/2 CAR 06/11/2024 2024-10-01 263,197 1 0 043063007000 437 PEPPERCORN DR PD 2024-00000561 Single Family Residential NEW SFD MP 1, 884 SQFT, ELEV B, 2 BED/1 CAR 06/11/2024 2024-09-16 127,103 1 0 043063008000 439 PEPPERCORN DR PD 2024-00000482 Single Family Residential NEW SFD MP 3, ELEV A, 1439 SQFT, 3 BED/2 CAR 05/24/2024 2024-09-12 210,811 1 0 043063009000 443 PEPPERCORN DR PD 2024-00000481 Single Family Residential NEW SFD MP 5, ELEV C, 1667 SQFT, 5 BED/2 CAR 05/24/2024 2024-09-06 241,516 1 0 043063010000 438 PEPPERCORN DR PD 2024-00000484 Single Family Residential NEW SFD MP 7, ELEV A, 1832 SQFT, 4 BED/2 CAR 05/24/2024 2024-08-28 263,197 1 0 043063011000 434 PEPPERCORN DR PD 2024-00000483 Single Family Residential NEW SFD MP 4, ELEV C, 1549 SQFT, 3 BED/2 CAR 05/24/2024 2024-09-24 225,791 1 0 043063012000 430 PEPPERCORN DR PD 2024-00000559 Single Family Residential NEW SFD MP 2, 1310 SQFT, ELEV A, 3 BED/2 CAR 06/11/2024 2024-09-19 194,035 1 0 043063013000 426 PEPPERCORN DR PD 2024-00000557 Single Family Residential NEW SFD MP 5, 1667 SQFT, ELEV B, 5 BED/2 CAR 06/11/2024 2024-09-24 241,516 1 0 043063014000 422 PEPPERCORN DR PD 2024-00000556 Single Family Residential NEW SFD MP 6, ELEV C, 1721 SQFT, 4 BED/2 CAR 06/11/2024 2024-10-02 248,342 1 0 043063015000 418 PEPPERCORN DR PD 2024-00000695 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV A, 3 BED/2 CAR 07/18/2024 2024-10-14 225,791 1 0 043063016000 414 PEPPERCORN DR PD 2024-00000694 Single Family Residential NEW SFD MP 7, 1832 SQFT, ELEV B, 5 BED/2 CAR 07/18/2024 2024-10-16 263,197 1 0 043063017000 410 PEPPERCORN DR PD 2024-00000693 Single Family Residential NEW SFD MP 3, 1439 SQFT, ELEV C, 3 BED/2 CAR 07/18/2024 2024-10-22 210,811 1 0 043063018000 415 TANDOORI WAY PD 2024-00000900 Single Family Residential NEW SFD MP 5, 1667 SQFT, ELEV B, 3 BED/2 CAR 08/16/2024 2024-12-10 241,516 1 0 043063019000 419 TANDOORI WAY PD 2024-00000899 Single Family Residential NEW SFD MP 3, 1439 SQFT, ELEV C, 3 BED/2 CAR 08/16/2024 2024-12-11 210,811 1 0 043063020000 423 TANDOORI WAY PD 2024-00000898 Single Family Residential NEW SFD MP 2, 1310 SQFT, ELEV A, 3 BED/2 CAR 08/16/2024 2024-12-16 194,035 1 0 043063021000 427 TANDOORI WAY PD 2024-00001080 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV B, 3 BED/2 CAR 09/23/2024 2025-01-08 225,791 1 0 043063022000 431 TANDOORI WAY PD 2024-00001306 Single Family Residential NEW SFD MP 2, 1310 SQFT, ELEV C, 3 BED/2 CAR 11/13/2024 2025-03-14 194,035 1 0 043063023000 435 TANDOORI WAY PD 2024-00001305 Single Family Residential NEW SFD MP 5, 1667 SQFT, ELEV A, 5 BED/2 CAR 11/13/2024 2025-03-18 241,516 1 0 043063024000 439 TANDOORI WAY PD 2024-00001304 Single Family Residential NEW SFD MP 3, 1439 SQFT, ELEV B, 3 BED/2 CAR 11/13/2024 2025-03-18 210,811 1 0 043063025000 443 TANDOORI WAY PD 2024-00001303 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV C, 3 BED/2 CAR 11/13/2024 2025-03-19 225,791 1 0 043063026000 444 TANDOORI WAY PD 2024-00001084 Single Family Residential NEW SFD MP 2, 1310 SQFT, ELEV B, 3 BED/2 CAR 09/23/2024 2025-01-17 194,035 1 0 043063027000 440 TANDOORI WAY PD 2024-00001083 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV A, 3 BED/2 CAR 09/23/2024 2025-01-17 225,791 1 0 043063028000 436 TANDOORI WAY PD 2024-00001082 Single Family Residential NEW SFD MP 6, 1721 SQFT, ELEV B, 4 BED/2 CAR 09/23/2024 2025-01-15 248,342 1 0 043063029000 432 TANDOORI WAY PD 2024-00001081 Single Family Residential NEW SFD MP 3, 1439 SQFT, ELEV A, 3 BED/2 CAR 09/23/2024 2025-01-08 210,811 1 0 043063030000 428 TANDOORI WAY PD 2024-00000903 Single Family Residential NEW SFD MP 5, 1667 SQFT, ELEV C, 4 BED/2 CAR 08/16/2024 2024-12-04 241,516 1 0 043063031000 424 TANDOORI WAY PD 2024-00000902 Single Family Residential NEW SFD MP 7, 1832 SQFT, ELEV B, 5 BED/2 CAR 08/16/2024 2024-12-03 263,197 1 0 043063032000 420 TANDOORI WAY PD 2024-00000901 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV C, 3 BED/2 CAR 08/16/2024 2024-12-02 225,791 1 0 043063033000 421 ANTHOLOGY ST PD 2024-00000055 Single Family Residential NEW SFD MP 6, 1721 SQFT, ELEV A, 4 BED/2 CAR 01/30/2024 2024-05-22 248,342 1 0 043063034000 425 ANTHOLOGY ST PD 2024-00000054 Single Family Residential NEW SFD MP 2, 1310 SQFT, ELEV B, 3 BED/2 CAR 01/30/2024 194,035 1 0 043063035000 429 ANTHOLOGY ST PD 2024-00000053 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV C, 3 BED/2 CAR 01/30/2024 2024-05-14 225,791 1 0 043063036000 433 ANTHOLOGY ST PD 2024-00000052 Single Family Residential NEW SFD MP 7, 1832 SQFT, ELEV B, 4 BED/2 CAR 01/30/2024 2024-05-13 263,197 1 0 043063037000 437 ANTHOLOGY ST PD 2024-00000051 Single Family Residential NEW SFD MP 1, 884 SQFT, ELEV A, 2 BED/1 CAR 01/30/2024 2024-05-13 127,103 1 0 043063038000 445 ANTHOLOGY ST PD 2024-00000050 Single Family Residential NEW SFD MP 3, 1439 SQFT, ELEV C, 3 BED/2 CAR 01/30/2024 2024-05-10 210,811 1 0 043063039000 449 ANTHOLOGY ST PD 2024-00000049 Single Family Residential NEW SFD MP 5, 1667 SQFT, ELEV B, 4 BED/2 CAR 01/30/2024 2024-05-10 241,516 1 0 043063048000 419 QUARTO DR PD 2025-00000310 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV A, 3 BED/2 CAR 04/02/2025 2025-07-16 225,791 1 0 043063049000 423 QUARTO DR PD 2025-00000452 Single Family Residential NEW SFD MP 6, 1721 SQFT, ELEV B, 3 BED/2 CAR 05/08/2025 2025-08-22 248,342 1 0 043063050000 429 QUARTO DR PD 2025-00000451 Single Family Residential NEW SFD MP 5, 1667 SQFT, ELEV A, 4 BED/2 CAR 05/08/2025 2025-08-22 241,516 1 0 043063051000 435 QUARTO DR PD 2025-00000448 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV C, 3 BED/2 CAR 05/08/2025 2025-08-26 225,791 1 0 043063052000 439 QUARTO DR PD 2025-00000445 Single Family Residential NEW SFD MP 2, 1310 SQFT, ELEV A, 3 BED/2 CAR 05/20/2025 2025-08-26 194,035 1 0 043063053000 443 QUARTO DR PD 2025-00000450 Single Family Residential NEW SFD MP 5, 1667 SQFT, ELEV C, 3 BED/2 CAR 05/08/2025 2025-09-08 241,516 1 0 043063054000 447 QUARTO DR PD 2025-00000615 Single Family Residential NEW SFD MP 6, 1721 SQFT, ELEV A, 3 BED/2 CAR 06/12/2025 2025-10-07 248,342 1 0 043063055000 451 QUARTO DR PD 2025-00000650 Single Family Residential NEW SFD MP 1, 884 SQFT, ELEV B, 2 BED/1 CAR 06/20/2025 2025-09-25 127,103 1 0 043063056000 448 QUARTO DR PD 2025-00000614 Single Family Residential NEW SFD MP 5, 1667 SQFT, ELEV B, 5 BED/2 CAR 06/12/2025 2025-10-03 241,516 1 0 043063057000 444 QUARTO DR PD 2025-00000613 Single Family Residential NEW SFD MP 3, 1439 SQFT, ELEV A, 3 BED/2 CAR 06/12/2025 2025-09-30 210,811 1 0 043063058000 440 QUARTO DR PD 2025-00000616 Single Family Residential NEW SFD MP 7, 1832 SQFT, ELEV C, 4 BED/2 CAR 06/12/2025 2025-10-01 263,197 1 0 043063059000 438 QUARTO DR PD 2025-00000447 Single Family Residential NEW SFD MP 2, 1310 SQFT, ELEV A 3 BED/2 CAR 05/08/2025 2025-09-12 194,035 1 0 043063060000 434 QUARTO DR PD 2025-00000449 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV B, 3 BED/2 CAR 05/08/2025 2025-09-09 225,791 1 0 043063061000 426 QUARTO DR PD 2025-00000446 Single Family Residential NEW SFD MP 2, 1310 SQFT, ELEV C, 3 BED/2 CAR 05/08/2025 2025-09-08 194,035 1 0 043063062000 422 QUARTO DR PD 2025-00000311 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV B, 3 BED/2 CAR 04/02/2025 2025-07-16 225,791 1 0 043063063000 421 LEMONGRASS ST PD 2025-00000768 Single Family Residential NEW SFD MP 2, 1310 SQFT, ELEV A, 3 BED/2 CAR 07/21/2025 194,035 1 0 043063064000 425 LEMONGRASS ST PD 2025-00001071 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV B, 3 BED/2 CAR 09/03/2025 225,791 1 0 043063065000 431 LEMONGRASS ST PD 2025-00001273 Single Family Residential NEW SFD MP 2, 1310 SQFT, ELEV A, 3 BED/2 CAR 10/24/2025 194,035 1 0 043063066000 437 LEMONGRASS ST PD 2025-00001277 Single Family Residential NEW SFD MP 6, 1721 SQFT, ELEV C, 4 BED/2 CAR 10/24/2025 248,342 1 0 043063067000 445 LEMONGRASS ST PD 2025-00001275 Single Family Residential NEW SFD MP 3, 1439 SQFT, ELEV A, 3 BED/2 CAR 10/24/2025 210,811 1 0 043063073000 432 LEMONGRASS ST PD 2025-00001276 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV A, 3 BED/2 CAR 10/24/2025 225,791 1 0 043063074000 428 LEMONGRASS ST PD 2025-00001274 Single Family Residential NEW SFD MP 2, 1310 SQFT, ELEV B, 3 BED/2 CAR 10/24/2025 194,035 1 0 043063075000 424 LEMONGRASS ST PD 2025-00001072 Single Family Residential NEW SFD MP 5, 1667 SQFT, ELEV A, 3 BED/2 CAR 09/03/2025 241,516 1 0 043063076000 420 LEMONGRASS ST PD 2025-00000770 Single Family Residential NEW SFD MP 2, 1310 SQFT, ELEV C, 3 BED/2 CAR 07/21/2025 194,035 1 0 043063077000 416 LEMONGRASS ST PD 2025-00000772 Single Family Residential NEW SFD MP 5, 1667 SQFT, ELEV B, 4 BED/2 CAR 07/21/2025 241,516 1 0 043063078000 412 LEMONGRASS ST PD 2025-00000773 Single Family Residential NEW SFD MP 6, 1721 SQFT, ELEV A, 3 BED/2 CAR 07/21/2025 248,342 1 0 043063079000 408 LEMONGRASS ST PD 2025-00000769 Single Family Residential NEW SFD MP 2, 1310 SQFT, ELEV C, 3 BED/2 CAR 07/21/2025 194,035 1 0 F-51
Table F-4: Development Activity 2018-25
APN Address Zoning Permit Number Permit Type Permit Description Date Permit Complete Estimated Value Unit Count Square Feet Quarter Mile 043063080000 404 LEMONGRASS ST PD 2025-00000771 Single Family Residential NEW SFD MP 3, 1439 SQFT, ELEV B, 3 BED/2 CAR 07/21/2025 210,811 1 0 043063081000 400 LEMONGRASS ST PD 2025-00000774 Single Family Residential NEW SFD MP 7, 1832 SQFT, ELEV A, 4 BED/2 CAR 07/21/2025 263,197 1 0 043063082000 409 COCOA ST PD 2024-00001194 Single Family Residential NEW SFD MP 6, 1721 SQFT, ELEV C, 4 BED/2 CAR 10/21/2024 2025-02-12 248,342 1 0 043063083000 405 COCOA ST PD 2024-00001195 Single Family Residential NEW SFD MP 5, 1667 SQFT, ELEV A, 4 BED/2 CAR 10/21/2024 2025-02-12 241,516 1 0 043063084000 401 COCOA ST PD 2024-00001196 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV B, 3 BED/2 CAR 10/21/2024 2025-02-12 225,791 1 0 043064001000 471 PEPPERCORN DR PD 2024-00000277 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV C, 3 BED/2 CAR 04/01/2024 2024-07-26 225,791 1 0 043064002000 467 PEPPERCORN DR PD 2024-00000278 Single Family Residential NEW SFD MP 2, 1310 SQFT, ELEV A, 3 BED/2 CAR 04/01/2024 2024-08-01 194,035 1 0 043064003000 463 PEPPERCORN DR PD 2024-00000279 Single Family Residential NEW SFD MP 5, 1667 SQFT, ELEV B, 4 BED/2 CAR 04/01/2024 2024-08-01 241,516 1 0 043064004000 459 PEPPERCORN DR PD 2024-00000383 Single Family Residential NEW SFD MP 6, ELEV C, 1721 SQFT, 4 BED/2 CAR 04/29/2024 2024-08-16 248,342 1 0 043064005000 455 PEPPERCORN DR PD 2024-00000384 Single Family Residential NEW SFD MP 4, ELEV A, 1549 SQFT, 3 BED/2 CAR 04/29/2024 2024-08-22 225,791 1 0 043064006000 451 PEPPERCORN DR PD 2024-00000385 Single Family Residential NEW SFD MP 7, ELEV B, 1832 SQFT, 4 BED/2 CAR 04/29/2024 2024-08-27 263,197 1 0 043064007000 447 PEPPERCORN DR PD 2024-00000480 Single Family Residential NEW SFD MP 6, ELEV A, 1721 SQFT, 4 BED/2 CAR 05/24/2024 2024-09-06 248,342 1 0 043064008000 442 PEPPERCORN DR PD 2024-00000485 Single Family Residential NEW SFD MP 3, ELEV B, 1439 SQFT, 3 BED/2 CAR 05/24/2024 2024-08-28 210,811 1 0 043064009000 446 PEPPERCORN DR PD 2024-00000382 Single Family Residential NEW SFD MP 5, ELEV C, 1667 SQFT, 4 BED/2 CAR 04/29/2024 2024-08-16 241,516 1 0 043064010000 450 PEPPERCORN DR PD 2024-00000381 Single Family Residential NEW SFD MP 2, ELEV B, 1310 FT, 3 BED/2 CAR 04/29/2024 2024-08-12 194,035 1 0 043064011000 454 PEPPERCORN DR PD 2024-00000380 Single Family Residential NEW SFD MP 1, ELEV A, 884 SQFT, 2 BED/1 CAR 04/29/2024 2024-08-12 127,103 1 0 043064012000 458 PEPPERCORN DR PD 2024-00000281 Single Family Residential NEW SFD MP 7, 1832 SQFT, ELEV C, 4 BED/2 CAR 04/01/2024 2024-07-24 263,197 1 0 043064013000 462 PEPPERCORN DR PD 2024-00000282 Single Family Residential NEW SFD MP 6, 1721 SQFT, ELEV B, 4 BED/2 CAR 04/01/2024 2024-07-24 248,342 1 0 043064014000 466 PEPPERCORN DR PD 2024-00000283 Single Family Residential NEW SFD MP 3, 1439 SQFT, ELEV A, 3 BED/2 CAR 04/01/2024 2024-07-25 210,811 1 0 043064015000 471 TANDOORI WAY PD 2025-00000201 Single Family Residential NEW SFD MP 6, 1721 SQFT, ELEV B, 4 BED/2 CAR 03/03/2025 2025-06-25 248,342 1 0 043064016000 467 TANDOORI WAY PD 2025-00000202 Single Family Residential NEW SFD MP 7, 1832 SQFT, ELEV C, 4 BED/2 CAR 03/03/2025 2025-06-24 263,197 1 0 043064017000 463 TANDOORI WAY PD 2025-00000199 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV A, 3 BED/2 CAR 03/03/2025 2025-06-24 225,791 1 0 043064018000 459 TANDOORI WAY PD 2024-00001569 Single Family Residential NEW SFD MP 3, 1439 SQFT, ELEV C, 3 BED/2 CAR 01/09/2025 2025-05-02 210,811 1 0 043064019000 455 TANDOORI WAY PD 2024-00001571 Single Family Residential NEW SFD MP 5, 1667 SQFT, ELEV B, 4 BED/2 CAR 01/09/2025 2025-04-29 241,516 1 0 043064020000 451 TANDOORI WAY PD 2024-00001363 Single Family Residential NEW SFD MP 2, 1310 SQFT, ELEV C, 3 BED/2 CAR 11/13/2024 2025-03-31 194,035 1 0 043064021000 447 TANDOORI WAY PD 2024-00001361 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV B, 3 BED/2 CAR 11/13/2024 2025-03-27 225,791 1 0 043064022000 448 TANDOORI WAY PD 2024-00001362 Single Family Residential NEW SFD MP 5, 1667 SQFT, ELEV A, 3 BED/2 CAR 11/13/2024 2025-04-02 241,516 1 0 043064023000 452 TANDOORI WAY PD 2024-00001364 Single Family Residential NEW SFD MP 3, 1439 SQFT, ELEV B, 3 BED/2 CAR 11/13/2024 2025-04-02 210,811 1 0 043064024000 456 TANDOORI WAY PD 2024-00001365 Single Family Residential NEW SFD MP 7, 1832 SQFT, ELEV A, 5 BED/2 CAR 11/13/2024 2025-04-02 263,197 1 0 043064025000 460 TANDOORI WAY PD 2024-00001570 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV C, 3 BED/2 CAR 01/09/2025 2025-05-05 225,791 1 0 043064026000 464 TANDOORI WAY PD 2024-00001568 Single Family Residential NEW SFD MP 1, 884 SQFT, ELEV A, 2 BED/1 CAR 01/09/2025 2025-04-21 127,103 1 0 043064027000 468 TANDOORI WAY PD 2025-00000200 Single Family Residential NEW SFD MP 5, 1667 SQFT, ELEV C, 5 BED/2 CAR 03/03/2025 2025-06-25 241,516 1 0 043064028000 472 TANDOORI WAY PD 2025-00000198 Single Family Residential NEW SFD MP 3, 1439 SQFT, ELEV A, 3 BED/2 CAR 03/03/2025 2025-06-30 210,811 1 0 043064029000 476 TANDOORI WAY PD 2025-00000197 Single Family Residential NEW SFD MP 2, 1310 SQFT, ELEV B, 3 BED/2 CAR 03/14/2025 2025-06-30 194,035 1 0 043064030000 483 ANTHOLOGY ST PD 2024-00000791 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV C, 3 BED/2 CAR 07/26/2024 2024-11-22 225,791 1 0 043064031000 477 ANTHOLOGY ST PD 2024-00000792 Single Family Residential NEW SFD MP 5, ELEV A, 1667 SQFT, 5 BED/2 CAR 07/26/2024 2024-11-18 241,516 1 0 043064032000 473 ANTHOLOGY ST PD 2024-00000793 Single Family Residential NEW SFD MP 6, ELEV C, 1721 SQFT, 4 BED/2 CAR 07/26/2024 2024-11-18 248,342 1 0 043064033000 469 ANTHOLOGY ST PD 2024-00000794 Single Family Residential NEW SFD MP 2, ELEV B, 1310 SQFT, 3 BED/2 CAR 07/26/2024 2024-11-12 194,035 1 0 043064034000 465 ANTHOLOGY ST PD 2024-00000795 Single Family Residential NEW SFD MP 3, ELEV A, 1439 SQFT, 3 BED/2 CAR 11/12/2024 2024-11-12 210,811 1 0 043064035000 461 ANTHOLOGY ST PD 2024-00000796 Single Family Residential NEW SFD MP 4, ELEV B, 1549 SQFT, 3 BED/2 CAR 07/26/2024 2024-11-07 225,791 1 0 043064036000 457 ANTHOLOGY ST PD 2024-00000797 Single Family Residential NEW SFD MP 2, ELEV C, 1310 SQFT, 3 BED/2 CAR 07/26/2024 2024-11-04 194,035 1 0 043064037000 453 ANTHOLOGY ST PD 2024-00000798 Single Family Residential NEW SFD MP 7, ELEV A, 1832 SQFT, 5 BED/2 CAR 07/26/2024 2024-11-04 263,197 1 0 043064039000 458 ANTHOLOGY ST PD 2024-00001003 Single Family Residential NEW SFD MP 7, 1832 SQFT, ELEV B, 4 BED/2 CAR 09/11/2024 263,197 1 0 043064040000 464 ANTHOLOGY ST PD 2024-00001004 Single Family Residential NEW SFD MP 6, 1721 SQFT, ELEV A, 4 BED/2 CAR 09/11/2024 248,342 1 0 043064041000 470 ANTHOLOGY ST PD 2023-00001123 Single Family Residential NEW SFD MP 5, ELEV C, 1667 SQFT 4 BED/2 CAR 12/19/2023 2025-03-12 241,516 1 0 043064042000 474 ANTHOLOGY ST PD 2023-00001124 Single Family Residential NEW SFD MP 4, ELEV A, 1549 SQFT 3 BED/2 CAR 12/19/2023 2025-03-12 225,791 1 0 043064043000 478 ANTHOLOGY ST PD 2023-00001125 Single Family Residential NEW SFD MP 3, ELEV B, 1439 SQFT, 3 BED/2 CAR 12/19/2023 2025-03-12 210,811 1 0 043064044000 484 ANTHOLOGY ST PD 2023-00001126 Single Family Residential NEW SFD MP 2, ELEV A, 1310 SQFT, 3 BED/2 CAR 12/19/2023 194,035 1 0 043064089000 1228 IMPRESSION ST PD 2024-00000247 Single Family Residential NEW SFD MP 6, 1721 SQFT, ELEV C, 4 BED/2 CAR 03/27/2024 2024-07-15 248,342 1 0 043064090000 1222 IMPRESSION ST PD 2024-00000246 Single Family Residential NEW SFD MP 1, 884 SQFT, ELEV B, 2 BED/1 CAR 03/27/2024 2024-07-09 127,103 1 0 043064091000 1218 IMPRESSION ST PD 2024-00000245 Single Family Residential NEW SFD MP 3, 1439 SQFT, ELEV C, 3 BED/2 CAR 03/27/2024 2024-07-15 210,811 1 0 043064092000 1212 IMPRESSION ST PD 2024-00000244 Single Family Residential NEW SFD MP 5, 1667 SQFT, ELEV A, 4 BED/2 CAR 03/27/2024 2024-07-17 241,516 1 0 043064093000 1208 IMPRESSION ST PD 2024-00000243 Single Family Residential NEW SFD MP 4, 1549 SQFT, ELEV B, 3 BED/2 CAR 03/27/2024 2024-07-11 225,791 1 0 043064094000 1202 IMPRESSION ST PD 2024-00000242 Single Family Residential NEW SFD MP 7, 1832 SQFT, ELEV A, 4 BED/2 CAR 04/01/2024 2024-07-09 263,197 1 0 044007003000 2120 W MAIN ST CC 2020-00000953 Commercial NEW CAR WASH 04/29/2022 2024-08-28 700,000 0 0 044007003000 2120 W MAIN ST CC 2020-00000954 Commercial NEW 2 STORY OFFICE BUILDING 04/29/2022 2024-08-28 200,000 0 0 044010072000 3165 HUMPHREY CT I 2022-00000376 Commercial NEW WAREHOUSE BUILDING 08/31/2022 2023-01-24 650,000 0 0 044010072000 3185 HUMPHREY CT I 2022-00001505 Commercial NEW WAREHOUSE BUILDING 3 05/03/2023 2023-10-05 650,000 0 0 044010073000 3135 HUMPHREY CT I 2022-00000375 Commercial NEW 8100 SQFT SHELL BUILDING 09/20/2022 2023-02-08 650,000 0 8,100 044010073000 3155 HUMPHREY CT I 2022-00001504 Commercial NEW WAREHOUSE BUILDING 2 05/03/2023 2023-08-30 650,000 0 0 044017054000 270 W GLENWOOD AVE CC 2022-00000546 Commercial NEW METAL BLDG FOR TRUCK REPAIR SHOP 12/21/2022 2023-11-06 850,000 0 0 044068003000 1140 W GLENWOOD AVE PD 2024-00000752 Commercial NEW WAREHOUSE W/ OFFICES 12/12/2024 485,000 0 0 044068008000 1750 OLYMPIC DR PD 2024-00000724 Commercial NEW WAREHOUSE W/ OFFICES 12/12/2024 2025-10-24 240,000 0 0 044068011000 1950 OLYMPIC DR PD 2023-00000270 Commercial NEW 21,081 SQFT WAREHOUSE BUILDING 02/05/2024 2025-02-24 840,000 0 21,081 050005064000 700 S SODERQUIST RD RM 2022-00001243 Multi Family Residential NEW 1836 SQFT DUPLEX 10/20/2023 2025-03-11 221,183 2 1,836 050005065000 1130 ANGELUS ST RM 2022-00001074 Multi Family Residential NEW 2754 SQFT TRIPLEX 11/01/2023 2024-11-19 331,774 3 2,754 050005066000 710 S SODERQUIST RD RM 2022-00001244 Multi Family Residential NEW 1836 SQFT DUPLEX 10/20/2023 2025-03-25 221,183 2 1,836 050005067000 720 S SODERQUIST RD RM 2022-00001553 Multi Family Residential NEW 2754 SQFT TRIPLEX 12/05/2023 2025-05-14 331,774 3 0 050010030000 880 MONTANA AVE RL 2022-00001396 Single Family Residential NEW SFD MP XW327, 1240 SQFT, ELEV A, 3 BED/2 CAR 03/13/2023 2024-07-25 183,173 1 1,240 050010031000 1403 ESPERANZA CT RL 2022-00001393 Single Family Residential NEW SFD MP XW327, 1240 SQFT, ELEV B, 3 BED/2 CAR 03/17/2023 2024-07-25 188,154 1 1,240 050010032000 1407 ESPERANZA CT RL 2022-00001397 Single Family Residential NEW SFD MP Y322, 1218 SQFT, ELEV C, 3 BED/2 CAR 03/13/2023 2024-07-25 183,173 1 1,218 050010033000 1411 ESPERANZA CT RL 2022-00001391 Single Family Residential NEW SFD MP Y321 ELEV B 3 BED/2 CAR 03/13/2023 2024-07-25 183,569 1 0 050010034000 1421 ESPERANZA CT RL 2022-00001392 Single Family Residential NEW SFD MP Y321 ELEV A, 3 BED/2 CAR 03/13/2023 2024-07-25 183,569 1 0 050010035000 1431 ESPERANZA CT RL 2022-00001398 Single Family Residential NEW SFD MP Y322, 1218 SQFT, ELEV C, 3 BED/2 CAR 03/13/2023 2024-07-26 183,173 1 1,218 050010036000 1441 ESPERANZA CT RL 2022-00001525 Single Family Residential NEW SFD MP Y322, 1218 SQFT, ELEV C, 3 BED/2 CAR 04/21/2023 2024-09-25 183,173 1 0 050010037000 1451 ESPERANZA CT RL 2022-00001532 Single Family Residential NEW SFD MP Y421, ELEV C, 1391 SQFT, 4 BED/2 CAR 04/21/2023 2024-09-24 205,424 1 0 F-52
Table F-4: Development Activity 2018-25
APN Address Zoning Permit Number Permit Type Permit Description Date Permit Complete Estimated Value Unit Count Square Feet Quarter Mile 050010038000 1461 ESPERANZA CT RL 2022-00001533 Single Family Residential NEW SFD MP Y421, ELEV B, 1391 SQFT, 4 BED/2 CAR 04/21/2023 2024-09-24 205,424 1 0 050010039000 1471 ESPERANZA CT RL 2022-00001534 Single Family Residential NEW SFD MP Y421, ELEV C, 1391 SQFT, 4 BED/2 CAR 04/21/2023 2024-09-25 205,424 1 0 050010040000 1490 ESPERANZA CT RL 2022-00001526 Single Family Residential NEW SFD MP Y322, 1218 SQFT, ELEV C, 3 BED/2 CAR 05/12/2023 2024-10-04 183,173 1 0 050010041000 1480 ESPERANZA CT RL 2022-00001531 Single Family Residential NEW SFD MP Y421, ELEV B, 1391 SQFT, 4 BED/2 CAR 05/12/2023 2024-09-27 205,424 1 0 050010042000 1470 ESPERANZA CT RL 2022-00001530 Single Family Residential NEW SFD MP Y421, ELEV A, 1391 SQFT, 4 BED/2 CAR 04/21/2023 2024-09-25 205,424 1 0 050010043000 1460 ESPERANZA CT RL 2022-00001524 Single Family Residential NEW SFD MP Y322, ELEV A, 1218 SQFT, 3 BED/2 CAR 04/21/2023 2024-09-25 183,173 1 0 050010044000 1450 ESPERANZA CT RL 2022-00001529 Single Family Residential NEW SFD MP Y421, ELEV C, 1391 SQFT, 4 BED/2 CAR 04/21/2023 2024-09-25 205,424 1 0 050010045000 1440 ESPERANZA CT RL 2022-00001528 Single Family Residential NEW SFD MP Y421, 1391 SQFT, ELEV B, 4 BED/2 CAR 04/21/2023 2024-09-25 205,424 1 0 050010046000 1430 ESPERANZA CT RL 2022-00001527 Single Family Residential NEW SFD MP Y322, 1218 SQFT, ELEV A, 3 BED/2 CAR 04/21/2023 2024-09-24 183,173 1 0 050010047000 1420 ESPERANZA CT RL 2022-00001399 Single Family Residential NEW SFD MP Y322, 1218 SQFT, ELEV C, 3 BED/2 CAR 03/13/2023 2024-07-26 183,173 1 0 050010048000 1410 ESPERANZA CT RL 2022-00001400 Single Family Residential NEW SFD MP Y322, 1218 SQFT, ELEV A, 3 BED/2 CAR 03/13/2023 2024-07-25 183,173 1 0 050010049000 1406 ESPERANZA CT RL 2022-00001401 Single Family Residential NEW SFD MP Y322, 1218 SQFT, ELEV B, 3 BED/2 CAR 03/13/2023 2024-07-26 183,173 1 0 050010050000 1402 ESPERANZA CT RL 2022-00001394 Single Family Residential NEW SFD MP XW327, 1240 SQFT, ELEV B, 3 BED/2 CAR 03/17/2023 2024-07-26 188,154 1 1,240 050010051000 1403 WEST AVE SOUTH RL 2022-00001395 Single Family Residential NEW SFD MP XW327, 1240 SQFT, ELEV B, 3 BED/2 CAR 03/17/2023 2024-07-26 188,154 1 1,240 050017017000 521 W LINWOOD AVE RL 2024-00000510 Single Family Residential NEW 1864 SQFT GROUP HOME FOR ASPIRANET 03/17/2025 1,000,000 1 0 050017017000 521 W LINWOOD AVE RL 2024-00000509 Commercial NEW 3293 SQFT LEARNING CENTER FOR ASPIRANET 03/17/2025 1,400,000 0 3,293 050036001000 531 JASON DR PD 2019-00001519 Single Family Residential NEW CUSTOM SFD, 1502 SQFT, 3 BED/2 CAR 09/15/2023 175,000 1 1,502 Yes 050036002000 541 JASON DR PD 2019-00001528 Single Family Residential NEW CUSTOM SFD, 1502 SQFT, 3 BED/2 CAR 08/31/2023 2024-11-27 175,000 1 1,502 Yes 050036003000 551 JASON DR PD 2019-00001526 Single Family Residential NEW CUSTOM SFD, 1502 SQFT, 3 BED/2 CAR 08/31/2023 2024-12-03 175,000 1 1,502 Yes 050036004000 561 JASON DR PD 2019-00001524 Single Family Residential NEW CUSTOM SFD, 1502 SQFT, 3 BED/2 CAR 03/14/2022 2024-11-27 175,000 1 1,502 Yes 050036005000 571 JASON DR PD 2019-00001523 Single Family Residential NEW CUSTOM SFD, 1502 SQFT 3 BED/2 CAR 03/14/2022 2024-11-01 175,000 1 1,502 Yes 050036011000 521 JASON DR PD 2019-00001534 Single Family Residential NEW CUSTOM SFD, 1502 SQFT, 3 BED/2 CAR 09/15/2023 2025-03-05 175,000 1 1,502 Yes 050036012000 511 JASON DR PD 2019-00001532 Single Family Residential NEW CUSTOM SFD, 1502 SQFT, 3 BED/2 CAR 09/15/2023 2025-03-05 175,000 1 1,502 Yes 050036013000 501 JASON DR PD 2019-00001536 Single Family Residential NEW CUSTOM SFD, 1502 SQFT, 3 BED/2 CAR 09/15/2023 175,000 1 1,502 Yes 050036014000 530 JUSTIN DR PD 2019-00001529 Single Family Residential NEW CUSTOM SFD, 1502 SQFT, 3 BED/2 CAR 09/15/2023 2025-04-29 175,000 1 1,502 Yes 051036066000 2105 CHRISTINE WAY RL 2025-00000245 Single Family Residential NEW CUSTOM SFD, 1496 SQFT, 2 BED/2 BATH 09/18/2025 350,000 1 0 061003019000 300 ALASKA ST RM 2022-00001482 Single Family Residential NEW SFD, 1662 SQFT, 4 BED/2 BATH, NO GARAGE 04/24/2023 2023-12-08 300,000 1 0 Yes 061003040000 300 N SODERQUIST RD RM 2022-00001552 Multi Family Residential NEW 5-PLEX APARTMENT BLDG 08/22/2025 300,000 5 0 Yes 061005048000 893 PARK ST RM 2022-00000136 Single Family Residential NEW SFD, 385 SQFT, 1 BED/1 BATH 03/14/2025 112,500 1 385 Yes 071002055000 4510 SANDPIPER CIR RL 2025-00000075 Single Family Residential NEW SFD MP 3X, 2566 SQFT, ELEV A, 6 BED/2 CAR 02/11/2025 2025-05-21 361,993 1 0 071002056000 4514 SANDPIPER CIR RL 2025-00000072 Single Family Residential NEW SFD MP 1, 1561 SQFT, ELEV B, 3 BED/2 CAR 01/23/2025 2025-05-23 227,618 1 0 071002057000 4518 SANDPIPER CIR RL 2025-00000074 Single Family Residential NEW SFD MP 3, 1958 SQFT, ELEV D, 4 BED/2 CAR 02/04/2025 2025-05-22 279,060 1 0 071002058000 4522 SANDPIPER CIR RL 2024-00001147 Single Family Residential NEW SFD MP 3, 1958 SQFT, ELEV B, 4 BED/2 CAR 10/15/2024 2025-01-30 282,600 1 0 071002059000 4526 SANDPIPER CIR RL 2024-00001150 Single Family Residential NEW SFD MP 1, 1561 SQFT, ELEV A, 3 BED/2 CAR 10/15/2024 2025-01-30 226,258 1 0 071002060000 4530 SANDPIPER CIR RL 2024-00001148 Single Family Residential NEW SFD MP 3, 1958 SQFT, ELEV D, 4 BED/2 CAR 10/15/2024 2025-01-31 279,060 1 0 071002061000 4534 SANDPIPER CIR RL 2024-00001151 Single Family Residential NEW SFD MP 1, 1561 SQFT, ELEV C, 3 BED/2 CAR 10/15/2024 2025-02-04 229,398 1 0 071002062000 4538 SANDPIPER CIR RL 2024-00001149 Single Family Residential NEW SFD MP 3X, 2566 SQFT, ELEV A, 5 BED/2 CAR 10/15/2024 2025-02-11 358,453 1 0 071002063000 4542 SANDPIPER CIR RL 2024-00001152 Single Family Residential NEW SFD MP 1, 1561 SQFT, ELEV B, 3 BED/2 CAR 10/08/2024 2025-02-10 227,618 1 0 071002064000 4546 SANDPIPER CIR RL 2024-00001420 Single Family Residential 3.NEW SFD MP 3, 1958 SQFT, ELEV C, 4 BED/2 CAR 12/13/2024 2025-03-27 279,060 1 0 071002065000 4550 SANDPIPER CIR RL 2025-00000073 Single Family Residential NEW SFD MP 1, 1561 SQFT, ELEV D, 3 BED/2 CAR 01/23/2025 2025-05-19 227,618 1 0 071002066000 4554 SANDPIPER CIR RL 2024-00001421 Single Family Residential NEW SFD MP 3, 1958 SQFT, ELEV A, 4 BED/2 CAR 12/13/2024 2025-03-27 279,060 1 0 071002067000 4558 SANDPIPER CIR RL 2024-00001234 Single Family Residential NEW SFD MP 3, 1958 SQFT, ELEV B, 4 BED/2 CAR 11/07/2024 2025-03-06 279,060 1 0 071002068000 4562 SANDPIPER CIR RL 2024-00001232 Single Family Residential NEW SFD MP 1, 1561 SQFT, ELEV A, 3 BED/2 CAR 11/07/2024 2025-03-06 228,658 1 0 071002069000 4566 SANDPIPER CIR RL 2024-00001235 Single Family Residential NEW SFD MP 3, 1958 SQFT, ELEV C, 4 BED/2 CAR 11/07/2024 2025-03-12 279,060 1 0 071002070000 4571 SANDPIPER CIR RL 2024-00001233 Single Family Residential NEW SFD MP 2, 1975 SQFT, ELEV B, 4 BED/2 CAR 11/07/2024 2025-03-13 284,642 1 0 071002071000 4575 SANDPIPER CIR RL 2024-00001131 Single Family Residential NEW SFD MP 4, ELEV D, 2495 SQFT, 4 BED/2 CAR 10/08/2024 2025-02-20 356,690 1 0 071002072000 4581 SANDPIPER CIR RL 2024-00001133 Single Family Residential NEW SFD MP 5, ELEV C, 2832 SQFT, 4 BED/2 CAR 10/08/2024 2025-02-24 393,373 1 0 071002073000 4585 SANDPIPER CIR RL 2024-00001134 Single Family Residential NEW SFD MP 4, ELEV A, 2496 SQFT, 4 BED/2 CAR 10/08/2024 2025-02-24 353,070 1 0 071002074000 4591 SANDPIPER CIR RL 2024-00001135 Single Family Residential NEW SFD MP 2, ELEV C, 1978 SQFT, 4 BED/2 CAR 10/08/2024 2025-02-28 287,834 1 0 071002075000 4595 SANDPIPER CIR RL 2024-00001136 Single Family Residential NEW SFD MP 5, ELEV B, 3000 SQFT, 5 BED/2 CAR 10/08/2024 2025-03-04 415,270 1 0 071002076000 4601 SANDPIPER CIR RL 2024-00001562 Single Family Residential NEW SFD MP 1, 1561 SQFT, ELEV D, 3 BED/2 CAR 01/23/2025 2025-05-01 229,378 1 0 071002077000 4605 SANDPIPER CIR RL 2024-00001563 Single Family Residential NEW SFD MP 4, 2908 SQFT, ELEV C, 5 BED/2 CAR 02/04/2025 2025-05-07 406,869 1 0 071002078000 4611 SANDPIPER CIR RL 2024-00001566 Single Family Residential NEW SFD MP 5, 3000 SQFT, ELEV A, 5 BED/2 CAR 01/09/2025 2025-04-25 415,110 1 0 071002079000 4615 SANDPIPER CIR RL 2024-00001564 Single Family Residential NEW SFD MP 4, 2496 SQFT, ELEV B, 4 BED/2 CAR 01/09/2025 2025-04-22 353,070 1 0 071002080000 4621 SANDPIPER CIR RL 2024-00001567 Single Family Residential NEW SFD MP 3, 1958 SQFT, ELEV C, 4 BED/2 CAR 01/09/2025 2025-04-16 282,600 1 0 071002081000 4586 SANDPIPER CIR RL 2024-00001237 Single Family Residential NEW SFD MP 5, 3000 SQFT, ELEV C, 5 BED/2 CAR 11/06/2024 2025-03-18 416,910 1 0 071002082000 4582 SANDPIPER CIR RL 2024-00001236 Single Family Residential NEW SFD MP 4, 2496 SQFT, ELEV B, 5 BED/2 CAR 11/06/2024 2025-03-19 351,230 1 0 071002083000 4574 SANDPIPER CIR RL 2024-00001238 Single Family Residential NEW SFD MP 5, 2832 SQFT, ELEV A, 4 BED/2 CAR 11/06/2024 2025-03-21 393,173 1 0 071002084000 4533 SANDPIPER CIR RL 2024-00001422 Single Family Residential NEW SFD MP 4, 2496 SQFT, ELEV B, 4 BED/2 CAR 12/20/2024 2025-04-02 351,230 1 0 071002085000 4525 SANDPIPER CIR RL 2024-00001423 Single Family Residential NEW SFD MP 5, 3000 SQFT, ELEV C, 6 BED/2 CAR 12/20/2024 2025-04-02 415,310 1 0 071002086000 4519 SANDPIPER CIR RL 2024-00001565 Single Family Residential NEW SFD MP 4, 2846 SQFT, ELEV A, 5 BED/2 CAR 02/04/2025 2025-05-09 402,393 1 0 071004009000 1525 W MONTE VISTA AVE RH 2022-00000869 Multi Family Residential APARTMENT BLDG C - 30 UNITS 08/29/2025 3,608,040 30 0 071004009000 1525 W MONTE VISTA AVE RH 2022-00000870 Multi Family Residential APARTMENT BLDG D - 30 UNITS 08/29/2025 4,406,040 30 0 071004009000 1525 W MONTE VISTA AVE RH 2022-00000871 Multi Family Residential APARTMENT BLDG E - 30 UNITS 08/29/2025 4,406,040 30 0 071004009000 1525 W MONTE VISTA AVE RH 2022-00000872 Multi Family Residential APARTMENT BLDG F - 30 UNITS 08/29/2025 3,774,480 30 0 071004009000 1525 W MONTE VISTA AVE RH 2022-00000873 Multi Family Residential APARTMENT BLDG G - 30 UNITS 08/29/2025 3,608,040 30 0 071004009000 1525 W MONTE VISTA AVE RH 2022-00000874 Multi Family Residential APARTMENT BLDG H - 30 UNITS 08/29/2025 3,608,040 30 0 071004009000 1525 W MONTE VISTA AVE RH 2022-00000875 Multi Family Residential APARTMENT BLDG I - 30 UNITS 08/29/2025 3,608,040 30 0 071004009000 1525 W MONTE VISTA AVE RH 2022-00000876 Multi Family Residential APARTMENT BLDG J - 30 UNITS 08/29/2025 3,608,040 30 0 071004009000 1525 W MONTE VISTA AVE RH 2022-00000877 Multi Family Residential APARTMENT BLDG K - 30 UNITS 08/29/2025 4,406,040 30 0 071004009000 1525 W MONTE VISTA AVE RH 2022-00000878 Multi Family Residential APARTMENT BLDG L - 24 UNITS 08/29/2025 2,718,480 24 0 071004009000 1525 W MONTE VISTA AVE RH 2022-00000879 Multi Family Residential APARTMENT BLDG A - 24 UNITS 08/29/2025 2,718,480 24 0 071004009000 1525 W MONTE VISTA AVE RH 2022-00000880 Multi Family Residential APARTMENT BLDG B - 30 UNITS 08/29/2025 4,406,040 30 0 071028031000 312 W MINNESOTA AVE RL 2021-00001278 Single Family Residential NEW CUSTOM SFD, 2668 SQFT, 3 BED/3 CAR 07/29/2022 2024-06-27 405,835 1 2,668 Yes 071034097000 3155 NIAGRA ST 148 PD 2022-00000353 Multi Family Residential NEW TRIPLEX 09/26/2022 526,967 3 0 Yes 071073003000 1100 W MONTE VISTA AVE PD 2024-00000924 Commercial SHELL BUILDING FOR STARBUCKS 02/21/2025 223,300 0 0 F-53
Table F-4: Development Activity 2018-25
APN Address Zoning Permit Number Permit Type Permit Description Date Permit Complete Estimated Value Unit Count Square Feet Quarter Mile 072006018000 3700 COLORADO AVE RL 2022-00000776 Single Family Residential NEW SFD MP 2012, ELEV C, 4 BED/2 CAR 08/11/2022 2023-03-09 295,500 1 0 072006019000 3690 COLORADO AVE RL 2022-00000777 Single Family Residential NEW SFD MP 2594, ELEV A, 5 BED/2 CAR 08/11/2022 2023-03-09 365,319 1 0 072006020000 3680 COLORADO AVE RL 2022-00000779 Single Family Residential NEW SFD MP 1824, ELEV B, 3 BED/2 CAR 08/11/2022 2023-03-17 262,510 1 0 072006021000 3670 COLORADO AVE RL 2022-00001286 Single Family Residential NEW SFD MP 2012, ELEV A, 3 BED/2 CAR 07/10/2023 2023-12-12 291,300 1 0 072006022000 3660 COLORADO AVE RL 2022-00001283 Single Family Residential NEW SFD MP 1824, ELEV B, 3 BED/2 CAR 06/16/2023 2023-06-16 262,510 1 0 072006023000 3650 COLORADO AVE RL 2022-00001287 Single Family Residential NEW SFD MP 2286, ELEV C, 2301 SQFT, 4 BED/2 CAR 07/05/2023 2023-12-12 324,975 1 2,301 072006024000 3655 BETHPAGE ST RL 2022-00000294 Single Family Residential NEW SFD MP 2012, ELEV C, 4 BED/2 CAR 05/16/2022 2022-11-07 295,500 1 0 072006025000 3665 BETHPAGE ST RL 2022-00000293 Single Family Residential NEW SFD MP 1824, ELEV B, 2 BED/2 CAR 06/10/2022 2022-11-07 266,110 1 0 072006026000 3675 BETHPAGE ST RL 2022-00000292 Single Family Residential NEW SFD MP 2012, ELEV B, 4 BED/2 CAR 06/10/2022 2022-11-07 296,540 1 0 072006027000 3685 BETHPAGE ST RL 2022-00000291 Single Family Residential NEW SFD MP 2594, ELEV C, 5 BED/2 CAR 05/16/2022 2022-10-24 364,379 1 0 072006028000 3695 BETHPAGE ST RL 2022-00000290 Single Family Residential NEW SFD MP 2012, ELEV A, 4 BED/2 CAR 05/16/2022 2022-10-24 296,540 1 0 072006029000 3705 BETHPAGE ST RL 2022-00000289 Single Family Residential NEW SFD MP 2594, 2632 SQFT, ELEV B, 5 BED/2 CAR 06/10/2022 2022-10-27 365,179 1 2,632 072006030000 1307 HAVERFORD DR RL 2022-00000688 Single Family Residential NEW SFD MP 2286, ELEV B, 4 BED/2 CAR 07/25/2022 2022-07-25 323,777 1 0 072006031000 1317 HAVERFORD DR RL 2022-00000689 Single Family Residential NEW SFD MP 2594, ELEV A, 5 BED/2 CAR 07/25/2022 2023-01-06 365,319 1 0 072006032000 1327 HAVERFORD DR RL 2022-00000690 Single Family Residential NEW SFD MP 2410, 2610 SQFT, ELEV C, 5 BED/2 CAR 08/16/2022 2023-01-06 343,156 1 2,610 072006033000 1337 HAVERFORD DR RL 2022-00001383 Single Family Residential NEW SFD MP 2012, ELEV A, 3 BED/2 CAR 06/14/2023 2023-10-27 296,540 1 0 072006034000 1347 HAVERFORD DR RL 2022-00001382 Single Family Residential NEW SFD MP 2594, ELEV C, 5 BED/2 CAR 06/14/2023 2023-10-31 364,379 1 0 072006035000 1357 HAVERFORD DR RL 2022-00001381 Single Family Residential NEW SFD MP 2410, ELEV B, 2610 SQFT, 5 BED/2 CAR 07/20/2023 2024-01-25 372,612 1 2,610 072006036000 1367 HAVERFORD DR RL 2022-00001436 Single Family Residential NEW SFD MP 2594, 2632 SQFT, ELEV C, 5 BED,2 CAR 12/16/2022 2023-06-16 168,610 1 0 072006038000 3768 TATE ST RL 2022-00001520 Single Family Residential NEW SFD MP 2410, 2755 SQFT, ELEV A, 5 BED/3 CAR 03/15/2023 2023-10-27 401,802 1 0 072006039000 3758 TATE ST RL 2022-00001380 Single Family Residential NEW SFD MP 2410, ELEV C, 2610 SQFT, 4 BED/2 CAR 11/30/2023 2024-05-14 369,272 1 2,610 072006040000 3748 TATE ST RL 2022-00001379 Single Family Residential NEW SFD MP 2012, ELEV A, 4 BED/2 CAR 11/30/2023 2024-05-13 291,300 1 0 072006041000 3738 TATE ST RL 2022-00001435 Single Family Residential NEW SFD MP 1824, ELEV C, 3 BED,2 CAR 12/16/2022 2023-05-19 267,710 1 0 072006042000 3728 TATE ST RL 2022-00001378 Single Family Residential NEW SFD MP 2012, ELEV B, 3 BED/2 CAR 04/12/2023 2023-10-03 291,300 1 0 072006043000 3718 TATE ST RL 2022-00001344 Single Family Residential NEW SFD MP 2012, ELEV A, 3 BED/2 CAR 11/30/2023 2024-04-23 296,540 1 0 072006044000 3708 TATE ST RL 2022-00001343 Single Family Residential NEW SFD MP 1824, ELEV B, 3 BED/2 CAR 12/08/2023 2024-05-07 262,510 1 0 072006045000 3707 SPYGLASS LN RL 2022-00001342 Single Family Residential NEW SFD MP 2012, ELEV C, 4 BED/2 CAR 09/07/2023 2024-03-08 290,260 1 0 072006046000 3717 SPYGLASS LN RL 2022-00001341 Single Family Residential NEW SFD MP 2286, ELEV A, 4 BED/2 CAR 09/07/2023 2024-03-08 323,777 1 0 072006047000 3727 SPYGLASS LN RL 2022-00001340 Single Family Residential NEW SFD MP 1824, ELEV B, 3 BED/2 CAR 09/07/2023 2024-03-26 262,510 1 0 072006048000 3737 SPYGLASS LN RL 2022-00001339 Single Family Residential NEW SFD MP 2594, ELEV C, 5 BED/2 CAR 03/15/2023 2023-09-07 364,379 1 0 072006049000 3747 SPYGLASS LN RL 2022-00000775 Single Family Residential NEW SFD MP 2012, ELEV A, 3 BED/2 CAR 08/16/2022 2023-03-17 296,540 1 0 072006050000 3757 SPYGLASS LN RL 2022-00000772 Single Family Residential 7NEW SFD MP 2410, 2610 SQFT, ELEV C, 5 BED/2 CAR 08/29/2022 2023-03-17 366,092 1 2,610 072006051000 3767 SPYGLASS LN RL 2022-00000774 Single Family Residential NEW SFD MP 2410, 2610 SQFT, ELEV B, 4 BED/3 CAR 08/11/2022 2023-02-03 379,688 1 2,610 072006052000 3777 SPYGLASS LN RL 2022-00000489 Single Family Residential NEW SFD MP 1824, ELEV C, 2 BED/3 CAR 07/11/2022 2023-01-19 275,854 1 0 072006053000 3770 SPYGLASS LN RL 2022-00000488 Single Family Residential NEW SFD MP 2594, ELEV B, 5 BED/3 CAR 06/23/2022 2022-12-08 381,166 1 0 072006054000 3760 SPYGLASS LN RL 2022-00000487 Single Family Residential NEW SFD MP 2410, 2755 SQFT, ELEV A, 5 BED/3 CAR 08/11/2022 2022-12-14 401,802 1 2,755 072006055000 3750 SPYGLASS LN RL 2022-00001519 Single Family Residential NEW SFD MP 1824, ELEV B, 3 BED/2 CAR 11/30/2023 2024-07-23 262,510 1 0 072006056000 3740 SPYGLASS LN RL 2022-00001338 Single Family Residential NEW SFD MP 1824, ELEV A, 3 BED/2 CAR 04/12/2023 2023-09-06 266,110 1 0 072006057000 3730 SPYGLASS LN RL 2022-00001337 Single Family Residential NEW SFD MP 2012, ELEV C, 3 BED/2 CAR 07/31/2023 2024-01-19 290,260 1 0 072006058000 3805 N BERKELEY AVE RL 2022-00001420 Single Family Residential NEW SFD MP 2286, 5 BED/3 CAR 11/02/2023 2024-03-26 338,220 1 0 072006059000 3815 N BERKELEY AVE RL 2022-00001421 Single Family Residential NEW SFD MP 2012, ELEV C, 3 BED/2 CAR 12/13/2023 2024-07-10 290,260 1 0 072006060000 3825 N BERKELEY AVE RL 2022-00001334 Single Family Residential NEW SFD MP 1824, ELEV B, 3 BED/2 CAR 12/13/2023 2024-08-06 262,510 1 0 072006061000 3835 N BERKELEY AVE RL 2022-00001335 Single Family Residential NEW SFD MP 2286, ELEV C, 4 BED/2 CAR 12/13/2023 2024-08-09 323,017 1 0 072006062000 3845 N BERKELEY AVE RL 2022-00001336 Single Family Residential NEW SFD MP 2012, ELEV A, 3 BED/2 CAR 12/13/2023 2024-08-23 296,540 1 0 072006063000 3705 N BERKELEY AVE RL 2022-00001416 Single Family Residential NEW SFD MP 1824, ELEV C, 3 BED/2 CAR 08/22/2023 2024-05-07 262,510 1 0 072006064000 3715 N BERKELEY AVE RL 2022-00001417 Single Family Residential NEW SFD MP 2286, ELEV A, 3 BED/2 CAR 08/28/2023 2024-03-26 323,777 1 0 072006065000 3725 N BERKELEY AVE RL 2022-00001418 Single Family Residential NEW SFD MP 2012, ELEV B, 3 BED/3 CAR 12/13/2023 2024-06-07 302,326 1 0 072006066000 3735 N BERKELEY AVE RL 2022-00001419 Single Family Residential NEW SFD MP 2286, ELEV C, 4 BED/3 CAR 12/13/2023 2024-04-23 332,760 1 0 072006067000 3720 SPYGLASS LN RL 2022-00001465 Single Family Residential NEW SFD MP 2012, ELEV A, 3 BED/2 CAR 11/30/2023 2024-06-18 291,300 1 0 072006068000 3710 SPYGLASS LN RL 2022-00001464 Single Family Residential NEW SFD MP 1824, ELEV B, 3 BED/2 CAR 11/30/2023 2024-06-18 262,510 1 0 072006069000 3700 SPYGLASS LN RL 2022-00001523 Single Family Residential NEW SFD MP 2594, 2632 SQFT, ELEV C, 5 BED/2 CAR 02/22/2023 2023-07-26 369,344 1 0 072006070000 3696 SPYGLASS LN RL 2022-00001522 Single Family Residential NEW SFD MP 2594, ELEV B, 5 BED/3 CAR 03/03/2023 2023-08-21 376,204 1 0 072006074000 1336 MERION DR RL 2022-00001268 Single Family Residential NEW SFD MP 2897, ELEV A, 4 BED/4 CAR 11/30/2022 2023-06-01 432,136 1 0 072006075000 1326 MERION DR RL 2022-00001267 Single Family Residential NEW SFD MP 2897, ELEV C, 4 BED/4 CAR 11/30/2022 2023-05-17 432,136 1 0 072006076000 1306 MERION DR RL 2022-00001521 Single Family Residential NEW SFD MP 2594, 2632 SQFT, ELEV A, 5 BED/3 CAR 02/22/2023 2023-07-31 381,306 1 0 072006077000 3625 BETHPAGE ST RL 2022-00001517 Single Family Residential NEW SFD MP 2594, 2632 SQFT, ELEV C, 5 BED/3 CAR 07/10/2023 2024-01-05 380,366 1 0 072006078000 3635 BETHPAGE ST RL 2022-00001518 Single Family Residential NEW SFD MP 2410, ELEV B, 2610 SQFT, 4 BED/3 CAR 03/15/2023 382,868 1 0 072006079000 3645 BETHPAGE ST RL 2022-00001463 Single Family Residential NEW SFD MP 2286, ELEV B, 4 BED/2 CAR 03/03/2023 2023-08-21 328,477 1 0 072006080000 3640 COLORADO AVE RL 2022-00001284 Single Family Residential NEW SFD MP 2012, ELEV A, 3 BED/2 CAR 11/02/2023 2024-04-08 291,300 1 0 072006081000 3630 COLORADO AVE RL 2022-00001282 Single Family Residential NEW SFD MP 1824, ELEV C, 3 BED/2 CAR 11/02/2023 2024-04-08 262,510 1 0 072006082000 3620 COLORADO AVE RL 2022-00001285 Single Family Residential NEW SFD MP 2012, ELEV B, 4 BED/2 CAR 08/28/2023 2024-02-12 296,540 1 0 072006083000 3610 COLORADO AVE RL 2022-00001462 Single Family Residential NEW SFD MP 2594, 2632 SQFT, ELEV C, 5 BED/3 CAR 07/05/2023 2023-12-12 380,366 1 0 072009033000 1201 BURMAN DR RL 2022-00001114 Single Family Residential NEW CUSTOM SFD, 2126 SQFT, 3 BED/3 CAR 04/06/2023 2023-10-06 400,000 1 2,126 072078001000 3901 ENCHANTMENT LN PD 2022-00000495 Single Family Residential NEW SFD MP 3, ELEV C, 1435 SQFT, 3 BED/2 CAR 08/15/2022 2024-04-09 212,033 1 1,435 072078002000 3905 ENCHANTMENT LN PD 2022-00000496 Single Family Residential NEW SFD MP 4, ELEV A, 1658 SQFT, 3 BED/2 CAR 08/15/2022 2023-04-04 241,370 1 1,658 072078003000 3909 ENCHANTMENT LN PD 2022-00000497 Single Family Residential NEW SFD MP 5, 1801 SQFT, ELEV B, 4 BED/2 CAR 08/15/2022 2023-10-24 260,540 1 1,801 072078004000 1223 KINSHIP DR PD 2022-00001409 Single Family Residential NEW SFD, MP 3, 1435 SQFT, 3 BED/2 CAR 07/12/2023 2023-10-24 212,033 1 0 072078005000 1237 KINSHIP DR PD 2022-00001410 Single Family Residential SFD MP 1, 1263 SQFT, ELEV A, 3 BED/2 CAR 07/12/2023 2023-10-26 188,380 1 0 072078006000 1243 KINSHIP DR PD 2022-00001411 Single Family Residential SFD MP 4, ELEV B, 1669 SQFT, 4 BED/2 CAR 07/12/2023 2023-10-26 242,807 1 0 072078007000 1257 KINSHIP DR PD 2022-00001412 Single Family Residential SFD MP 3, ELEV C, 1435 SQFT, 3 BED/2 CAR 07/12/2023 2023-10-27 212,033 1 0 072078008000 1263 KINSHIP DR PD 2022-00001255 Single Family Residential NEW SFD MP 1, 1263 SQFT, ELEV B, 3 BED/2 CAR 01/30/2023 2023-05-10 188,380 1 1,263 072078009000 1277 KINSHIP DR PD 2022-00001253 Single Family Residential NEW SFD MP 4, 1658 SQFT, ELEV A, 4 BED/2 CAR 01/30/2023 2023-05-16 241,370 1 1,658 072078010000 1283 KINSHIP DR PD 2022-00001256 Single Family Residential NEW SFD MP 5, 1801 SQFT, ELEV C, 4 BED/2 CAR 01/30/2023 2023-05-17 260,540 1 1,801 072078011000 1297 KINSHIP DR PD 2022-00001252 Single Family Residential NEW SFD MP 3, 1435 SQFT, ELEV A, 3 BED/2 CAR 01/30/2023 2023-05-23 212,033 1 1,435 072078012000 1303 KINSHIP DR PD 2022-00001257 Single Family Residential NEW SFD MP 1, 1263 SQFT, ELEV B, 3 BED/2 CAR 01/30/2023 2023-05-23 188,380 1 1,263 072078013000 1317 KINSHIP DR PD 2022-00001254 Single Family Residential NEW SFD MP 4, 1669 SQFT, ELEV C, 4 BED/2 CAR 01/30/2023 2023-05-25 242,807 1 1,669 F-54
Table F-4: Development Activity 2018-25
APN Address Zoning Permit Number Permit Type Permit Description Date Permit Complete Estimated Value Unit Count Square Feet Quarter Mile 072078014000 1323 KINSHIP DR PD 2022-00001317 Single Family Residential NEW SFD MP 3, 1435 SQFT, ELEV A, 3 BED/2 CAR 05/10/2023 2023-07-31 212,033 1 1,435 072078015000 1337 KINSHIP DR PD 2022-00001315 Single Family Residential NEW SFD MP 4, 1669 SQFT, ELEV B, 4 BED/2 CAR 04/25/2023 2023-08-01 242,807 1 1,669 072078016000 1343 KINSHIP DR PD 2022-00001318 Single Family Residential NEW SFD MP 1, 1263 SQFT, ELEV C, 3 BED/2 CAR 05/10/2023 2023-08-01 188,380 1 1,263 072078017000 1357 KINSHIP DR PD 2022-00001314 Single Family Residential NEW SFD MP 3, 1435 SQFT, ELEV A, 3 BED/2 CAR 04/25/2023 2023-08-08 212,033 1 1,435 072078018000 1363 KINSHIP DR PD 2022-00001319 Single Family Residential NEW SFD MP 4, 1669 SQFT, ELEV B, 4 BED/2 CAR 05/10/2023 2023-08-14 242,807 1 1,669 072078019000 1377 KINSHIP DR PD 2022-00001316 Single Family Residential NEW SFD MP 1, 1263 SQFT, ELEV A, 3 BED/2 CAR 05/10/2023 2023-08-14 188,380 1 1,263 072078020000 1383 KINSHIP DR PD 2022-00001320 Single Family Residential NEW SFD MP 3, 1435 SQFT, ELEV C, 3 BED/2 CAR 05/10/2023 2023-08-15 212,033 1 1,435 072078021000 3952 UNISON WAY PD 2022-00001384 Single Family Residential NEW SFD MP 3, 1435 SQFT, ELEV C, 3 BED/2 CAR 06/29/2023 2023-10-05 212,033 1 1,435 072078022000 3948 UNISON WAY PD 2022-00001385 Single Family Residential NEW SFD MP 4, 1669 SQFT, ELEV B, 4 BED/2 CAR 06/29/2023 2023-10-11 242,807 1 1,669 072078023000 3944 UNISON WAY PD 2022-00001386 Single Family Residential NEW SFD MP 3, 1435 SQFT, ELEV A, 3 BED/2 CAR 06/29/2023 2023-10-11 212,033 1 1,435 072078024000 3943 UNISON WAY PD 2022-00001387 Single Family Residential NEW SFD MP 3, 1435 SQFT, ELEV C, 3 BED/2 CAR 06/29/2023 2023-10-18 212,033 1 1,435 072078025000 3947 UNISON WAY PD 2022-00001479 Single Family Residential NEW SFD MP 1, 1263 SQFT, ELEV B, 3 BED/2 CAR 06/29/2023 2023-10-10 188,380 1 0 072078026000 3951 UNISON WAY PD 2022-00001388 Single Family Residential NEW SFD MP 4, 1658 SQFT, ELEV A, 4 BED/2 CAR 06/29/2023 2023-10-05 241,370 1 1,658 072078027000 3930 DEDICATION DR PD 2022-00001301 Single Family Residential NEW SFD MP 3, 1435 SQFT, ELEV B, 3 BED/2 CAR 04/03/2023 2023-07-20 212,033 1 1,435 072078028000 3926 DEDICATION DR PD 2022-00001303 Single Family Residential NEW SFD MP 5, 1801 SQFT, ELEV A, 4 BED/2 CAR 03/22/2023 2023-07-19 260,540 1 1,801 072078029000 3922 DEDICATION DR PD 2022-00001305 Single Family Residential NEW SFD MP 4, 1669 SQFT, ELEV C, 4 BED/2 CAR 03/22/2023 2023-07-11 242,807 1 1,669 072078030000 3921 DEDICATION DR PD 2022-00001304 Single Family Residential NEW SFD MP 5, 1795 SQFT, ELEV B, 4 BED/2 CAR 03/22/2023 2023-07-07 259,756 1 1,795 072078031000 3925 DEDICATION DR PD 2022-00001302 Single Family Residential NEW SFD MP 1, 1263 SQFT, ELEV C, 3 BED/2 CAR 03/22/2023 2023-07-06 188,380 1 1,263 072078032000 3929 DEDICATION DR PD 2022-00001306 Single Family Residential NEW SFD MP 4, 1658 SQFT, ELEV A, 4 BED/2 CAR 04/03/2023 2023-07-03 241,370 1 1,658 072078033000 3922 BETHPAGE ST PD 2022-00001237 Single Family Residential NEW SFD MP 5, 1801 SQFT, ELEV C, 4 BED/2 CAR 01/24/2023 2023-04-26 260,540 1 1,801 072078034000 3918 BETHPAGE ST PD 2022-00001238 Single Family Residential NEW SFD MP 4, 1658 SQFT, ELEV A, 4 BED/2 CAR 01/24/2023 2023-04-26 241,370 1 1,658 072078035000 3914 BETHPAGE ST PD 2022-00001239 Single Family Residential NEW SFD MP 3, 1435 SQFT, ELEV B, 3 BED/2 CAR 01/24/2023 2023-04-28 212,033 1 1,435 072078036000 3913 BETHPAGE ST PD 2022-00001240 Single Family Residential NEW SFD MP 1, 1263 SQFT, ELEV A, 3 BED/2 CAR 01/24/2023 2023-05-01 188,380 1 1,263 072078037000 3917 BETHPAGE ST PD 2022-00001241 Single Family Residential NEW SFD MP 3, 1435 SQFT, ELEV C, 3 BED/2 CAR 01/24/2023 2023-05-03 212,033 1 1,435 072078038000 3921 BETHPAGE ST PD 2022-00001242 Single Family Residential NEW SFD MP 4, 1669 SQFT, ELEV B, 4 BED/2 CAR 01/24/2023 2023-05-05 242,807 1 1,669 072078039000 3910 ENCHANTMENT LN PD 2022-00001413 Single Family Residential SFD MP 3, 1435 SQFT, ELEV A, 3 BED/2 CAR 08/11/2023 2023-11-09 212,033 1 0 072078040000 3906 ENCHANTMENT LN PD 2022-00001414 Single Family Residential NEW SFD MP 1, 1263 SQFT, ELEV C, 3 BED/2 CAR 08/11/2023 2023-11-14 188,380 1 0 072078041000 3902 ENCHANTMENT LN PD 2022-00001415 Single Family Residential SFD MP 4, ELEV B, 1669 SQFT, 4 BED/2 CAR 08/11/2023 2023-11-20 242,807 1 0 073014051000 2220 N BERKELEY AVE RL 2021-00000216 Single Family Residential NEW CUSTOM SFD, 6385 SQFT, 5 BEDS/3 CAR 01/18/2022 2024-08-23 800,000 1 6,385 073046010000 4283 TAPESTRY WAY PD 2023-00000775 Single Family Residential NEW CUSTOM SFD, 4,570 SQFT, 5 BED/3 CAR 02/05/2025 600,000 1 0 073046012000 4223 TAPESTRY WAY PD 2023-00001054 Single Family Residential NEW CUSTOM SFD, 4599 SQFT, 5 BED/3 CAR 10/25/2024 600,000 1 0 073053001000 2897 MARGOT LN RL 2022-00000060 Single Family Residential NEW SFD MP 1718, ELEV D, 3 BED/2 CAR 03/23/2022 2022-11-09 203,338 1 0 073053002000 2887 MARGOT LN RL 2022-00000037 Single Family Residential NEW SFD MP 1960 ELEV B, 3 BED/2 CAR 02/22/2022 2022-10-19 221,589 1 0 073053003000 2877 MARGOT LN RL 2022-00000036 Single Family Residential NEW SFD MP 2630 ELEV A, 4 BED/2 CAR 03/09/2022 2022-10-17 293,537 1 0 073053004000 2867 MARGOT LN RL 2022-00000035 Single Family Residential NEW SFD MP 2344, 2345 SQFT, ELEV D, 4 BED/2 CAR 03/09/2022 2022-09-29 263,489 1 2,345 073053009000 2828 MARGOT LN RL 2022-00000162 Single Family Residential NEW SFD MP 2913, ELEV D, 5 BED/2 CAR 03/25/2022 2022-12-15 322,686 1 0 073053010000 2838 MARGOT LN RL 2022-00000163 Single Family Residential NEW SFD MP 1960, ELEV A, 4 BED/2 CAR 03/21/2022 2022-12-08 221,409 1 0 073053011000 2848 MARGOT LN RL 2022-00000164 Single Family Residential NEW SFD MP 1718, ELEV B, 3 BED/2 CAR 03/29/2022 2022-12-19 198,678 1 0 073053012000 2858 MARGOT LN RL 2022-00000165 Single Family Residential NEW SFD MP 2344, ELEV A, 4 BED/2 CAR 03/21/2022 2022-12-15 266,052 1 0 073053013000 2868 MARGOT LN RL 2022-00000216 Single Family Residential NEW SFD MP 2630 ELEV D 4 BED/2 CAR 03/30/2022 2022-12-20 297,724 1 0 073053014000 2878 MARGOT LN RL 2022-00000217 Single Family Residential NEW SFD MP 2913, 2925 SQFT, ELEV B, 5 BED/2 CAR 04/13/2022 2023-02-02 326,553 1 2,925 073053015000 2893 CONTI CT RL 2022-00000965 Single Family Residential NEW SFD MP 2630, ELEV D, 2642 SQFT, 5 BED/2 CAR 08/31/2022 2023-04-14 297,724 1 2,642 073053016000 2883 CONTI CT RL 2022-00000964 Single Family Residential NEW SFD MP 2344, ELEV A, 4 BED/2 CAR 08/31/2022 268,452 1 0 073053016000 2883 CONTI CT RL 2022-00001183 Single Family Residential NEW SFD MP 1960, ELEV A, 3 BED/2 CAR 10/17/2022 2023-04-18 221,409 1 0 073053017000 2873 CONTI CT RL 2022-00000966 Single Family Residential NEW SFD MP 1718, ELEV B, 3 BED/2 CAR 09/20/2022 198,678 1 0 073053017000 2873 CONTI CT RL 2022-00001184 Single Family Residential NEW SFD MP 2630, ELEV B, 5 BED/2 CAR 10/17/2022 2023-05-03 298,237 1 0 073053018000 2863 CONTI CT RL 2022-00000963 Single Family Residential NEW SFD MP 1960, ELEV D, 4 BED/2 CAR 08/31/2022 2023-04-21 226,269 1 0 073053019000 2853 CONTI CT RL 2022-00000761 Single Family Residential NEW SFD MP 2344, 2321 SQFT, ELEV B, 4 BED/2 CAR 07/29/2022 2023-07-10 266,182 1 2,344 073053020000 2843 CONTI CT RL 2022-00000762 Single Family Residential NEW SFD MP 2630, ELEV A, 4 BED/2 CAR 07/29/2022 2023-03-30 298,437 1 0 073053021000 2833 CONTI CT RL 2022-00000764 Single Family Residential NEW SFD MP 1960, ELEV A, 4 BED/2 CAR 07/29/2022 2023-05-23 225,509 1 0 073053022000 2842 CONTI CT RL 2022-00000765 Single Family Residential NEW SFD MP 2913, ELEV D, 4 BED/2 CAR 07/29/2022 2023-03-28 327,986 1 0 073053023000 2852 CONTI CT RL 2022-00000766 Single Family Residential NEW SFD MP 2630, ELEV B, 4 BED/2 CAR 07/29/2022 2023-03-23 298,237 1 0 073053024000 2862 CONTI CT RL 2022-00000967 Single Family Residential NEW SFD MP 1718, ELEV D, 4 BED/2 CAR 08/31/2022 203,338 1 0 073053024000 2862 CONTI CT RL 2022-00001182 Single Family Residential NEW SFD MP 1960, ELEV A, 3 BED/2 CAR 10/17/2022 2023-07-07 221,409 1 0 073053025000 2605 LEPIN LN RL 2022-00000564 Single Family Residential NEW SFD MP 2913, 2925 SQFT, ELEV B, 4 BED/2 CAR 07/11/2022 2023-03-03 326,553 1 2,925 073053026000 2595 LEPIN LN RL 2022-00000566 Single Family Residential NEW SFD MP 2630, ELEV A, 5 BED/2 CAR 07/11/2022 2023-03-07 293,537 1 0 073053027000 2585 LEPIN LN RL 2022-00000565 Single Family Residential NEW SFD MP 1960, ELEV D, 3 BED/2 CAR 07/11/2022 2023-02-22 226,269 1 0 073053028000 2575 LEPIN LN RL 2022-00000490 Single Family Residential NEW SFD MP 2344, 2321 SQFT, ELEV B, 4 BED/2 CAR 07/07/2022 2023-03-06 261,382 1 2,321 073053029000 2845 MEADOWBROOK LN RL 2022-00000494 Single Family Residential NEW SFD MP 1718, ELEV A, 3 BED/2 CAR 07/07/2022 2023-02-22 197,878 1 0 073053030000 2835 MEADOWBROOK LN RL 2022-00000492 Single Family Residential NEW SFD MP 2344, 2321 SQFT, ELEV B, 4 BED/2 CAR 07/07/2022 2023-02-21 266,182 1 2,321 073053031000 2825 MEADOWBROOK LN RL 2022-00000491 Single Family Residential NEW SFD MP 2913, 2925 SQFT, ELEV A, 4 BED/2 CAR 07/07/2022 2023-02-22 321,273 1 2,925 073053032000 2520 LEPIN LN RL 2022-00001511 Single Family Residential NEW SFD MP 2630, ELEV B, 4 BED/2 CAR 08/14/2023 2023-12-18 298,237 1 0 073053035000 2550 LEPIN LN RL 2022-00001423 Single Family Residential NEW SFD MP 1960, ELEV A, 3 BED/2CAR 08/14/2023 2023-12-19 225,509 1 0 073053036000 2560 LEPIN LN RL 2022-00001425 Single Family Residential NEW SFD MP 2913, 2925 SQFT, ELEV A, 5 BED/2CAR 07/11/2023 2023-11-21 326,573 1 0 073053037000 2570 LEPIN LN RL 2022-00001426 Single Family Residential NEW SFD MP 2630, 2642 SQFT, ELEV D, 4 BED/2CAR 07/11/2023 2023-11-21 292,824 1 0 073053038000 2580 LEPIN LN RL 2022-00001427 Single Family Residential NEW SFD MP 1960, ELEV A, 3 BED/2CAR 07/11/2023 2024-01-08 225,509 1 0 073053039000 2581 LATOUR CT RL 2022-00001470 Single Family Residential NEW SFD MP 2630 ELEV B, 4 BED/2 CAR 04/03/2023 2023-09-21 293,337 1 0 073053040000 2571 LATOUR CT RL 2022-00001469 Single Family Residential NEW SFD MP 2344, 2333 SQFT, ELEV D, 4 BED/2 CAR 03/03/2023 2023-09-14 263,489 1 0 073053041000 2561 LATOUR CT RL 2022-00001477 Single Family Residential NEW SFD MP 2630 ELEV A 4 BED/2 CAR 03/03/2023 2023-09-13 298,437 1 0 073053042000 2551 LATOUR CT RL 2022-00001472 Single Family Residential NEW SFD MP 2913 ELEV B, 2925 SQFT, 4 BED/2 CAR 03/03/2023 2023-07-24 321,253 1 0 073053043000 2541 LATOUR CT RL 2022-00001471 Single Family Residential NEW SFD MP 2630 ELEV A, 4 BED/2 CAR 03/03/2023 2023-08-02 293,537 1 0 073053044000 2531 LATOUR CT RL 2022-00001149 Single Family Residential NEW SFD MP 2913, 2925 SQFT, ELEV A, 5 BED/2 CAR 10/17/2022 2023-08-11 326,573 1 2,925 073053045000 2521 LATOUR CT RL 2022-00001146 Single Family Residential NEW SFD MP 2344, 2333 SQFT, ELEV D, 4 BED/2 CAR 10/17/2022 2023-08-11 268,289 1 2,333 073053046000 2522 LATOUR CT RL 2022-00001147 Single Family Residential NEW SFD MP 2630, ELEV A, 4 BED/2 CAR 10/17/2022 298,437 1 0 073053046000 2522 LATOUR CT RL 2022-00001492 Single Family Residential NEW SFD MP 1960, ELEV B, 3 BED/2 CAR 03/20/2023 2023-03-20 225,689 1 0 073053047000 2532 LATOUR CT RL 2022-00001150 Single Family Residential NEW SFD MP 1960, ELEV B, 4 BED/2 CAR 10/17/2022 225,689 1 0 F-55
Table F-4: Development Activity 2018-25
APN Address Zoning Permit Number Permit Type Permit Description Date Permit Complete Estimated Value Unit Count Square Feet Quarter Mile 073053047000 2532 LATOUR CT RL 2022-00001493 Single Family Residential NEW SFD MP 2630, ELEV A, 4 BED/2 CAR 01/26/2023 2023-07-24 293,537 1 0 073053048000 2542 LATOUR CT RL 2022-00001151 Single Family Residential NEW SFD MP 1718, ELEV D, 4 BED/2 CAR 10/17/2022 2023-07-25 198,538 1 0 073053049000 2552 LATOUR CT RL 2022-00001363 Single Family Residential NEW SFD MP 1960, ELEV A, 3 BED/2 CAR 03/16/2023 2023-07-21 221,409 1 0 073053050000 2562 LATOUR CT RL 2022-00001364 Single Family Residential NEW SFD MP 1718, ELEV B, 3 BED/2 CAR 04/03/2023 2023-09-08 198,678 1 0 073053051000 2572 LATOUR CT RL 2022-00001512 Single Family Residential NEW SFD MP 1960, ELEV A, 3 BED/2 CAR 04/03/2023 2023-09-07 221,409 1 0 073053052000 2582 LATOUR CT RL 2022-00001513 Single Family Residential NEW SFD MP 1718, ELEV D, 4 BED/2 CAR 05/22/2023 2023-10-06 198,538 1 0 073053053000 2592 LATOUR CT RL 2022-00001514 Single Family Residential NEW SFD MP 2344, ELEV A, 4 BED/2 CAR 05/22/2023 2023-10-06 263,652 1 0 073053054000 2602 LATOUR CT RL 2022-00001515 Single Family Residential NEW SFD MP 2913, 2925 SQFT, ELEV B, 5 BED/2 CAR 05/22/2023 2023-10-18 326,553 1 0 073053055000 2614 LEPIN LN RL 2022-00000390 Single Family Residential NEW SFD MP 2630, ELEV A, 4 BED/2 CAR 05/16/2022 2023-02-08 298,437 1 0 073053056000 2624 LEPIN LN RL 2022-00000391 Single Family Residential NEW SFD MP 2913, ELEV D, 4 BED/2 CAR 05/19/2022 2023-02-07 322,686 1 0 073053057000 2634 LEPIN LN RL 2022-00000392 Single Family Residential NEW SFD MP 1960, ELEV B, 4 BED/2 CAR 05/19/2022 2023-02-06 221,589 1 0 073053058000 2644 LEPIN LN RL 2022-00000393 Single Family Residential NEW SFD MP 1718, ELEV A, 3 BED/2 CAR 06/10/2022 2023-02-07 197,878 1 0 073053059000 2654 LEPIN LN RL 2022-00000218 Single Family Residential NEW SFD MP 1960 ELEV D, 4 BED/2 CAR 03/30/2022 2023-02-02 224,369 1 0 073053060000 2664 LEPIN LN RL 2022-00000219 Single Family Residential NEW SFD MP 2630 ELEV A, 4 BED/2 CAR 04/11/2022 2023-01-30 293,537 1 0 073054001000 2990 E TUOLUMNE RD RE 25-0116 Single Family Residential NEW SFD MP 2286, ELEV A, 2261 SQFT, 5 BED/2 CAR 03/21/2025 325,232 1 0 073054002000 2970 E TUOLUMNE RD RE 25-0117 Single Family Residential NEW SFD MP 2594, ELEV A, 2632 SQFT, 5 BED/3 CAR 03/21/2025 380,032 1 0 073054003000 2950 E TUOLUMNE RD RE 25-0118 Single Family Residential NEW SFD MP 2897, ELEV A, 4 BED/2 CAR 03/21/2025 422,549 1 0 073054004000 2979 BENTLEY DR PD 2025-00000564 Single Family Residential NEW SFD MP 2897, ELEV C, 4 BED/3 CAR 06/25/2025 421,900 1 0 073055003000 2968 BARON CT PD 2025-00000562 Single Family Residential NEW SFD MP 1824, ELEV C, 3 BED/2 CAR 07/02/2025 262,356 1 0 073055020000 2080 ZANE WAY RE 2025-00000907 Single Family Residential NEW SFD MP 2608, ELEV A, 3017 SQFT, 5 BED/3 CAR 09/16/2025 434,506 1 0 073055021000 2060 ZANE WAY RE 2025-00000904 Single Family Residential NEW SFD MP 2286, ELEV A, 2261 SQFT, 4 BED/3 CAR 09/05/2025 334,975 1 0 073055022000 2040 ZANE WAY RE 2025-00000618 Single Family Residential NEW SFD MP 2594, 2632 SQFT, ELEV C, 5 BED/3 CAR 07/16/2025 404,321 1 0 073055023000 2020 ZANE WAY RE 2025-00000617 Single Family Residential NEW SFD MP 1824, ELEV B, 3 BED/3 CAR 07/16/2025 278,500 1 0 073055024000 2021 ZANE WAY RE 2025-00000563 Single Family Residential NEW SFD MP 2286, 2261 SQFT, ELEV A, 4 BED/3 CAR 07/25/2025 330,275 1 0 073055025000 2041 ZANE WAY RE 2025-00000619 Single Family Residential NEW SFD MP 2608, 3017 SQFT, ELEV C, 5 BED/3 CAR 07/16/2025 434,506 1 0 073055026000 2061 ZANE WAY RE 2025-00000905 Single Family Residential NEW SFD MP 2594, ELEV B, 2632 SQFT, 5 BED/3 CAR 09/16/2025 380,932 1 0 073055027000 2081 ZANE WAY RE 2025-00000906 Single Family Residential NEW SFD MP 2594, ELEV A, 2632 SQFT, 5 BED/3 CAR 09/29/2025 380,032 1 0 073055028000 2111 ZANE WAY RE 2025-00001171 Single Family Residential NEW SFD MP 2897, ELEV C, 4 BED/3 CAR 10/08/2025 421,900 1 0 073055029000 2121 ZANE WAY RE 2025-00001101 Single Family Residential NEW SFD MP 2897, ELEV B, 4 BED/3 CAR 09/29/2025 421,900 1 0 088016003000 1665 COUNTRYSIDE DR PD 2021-00001279 Commercial NEW TEXAS ROADHOUSE RESTAURANT 05/16/2022 2023-02-07 750,000 0 0 088018026000 3085 N TEGNER RD CT 2022-00001228 Commercial NEW SHELL BUILDING FOR DRIVE-THRU ONLY STARBUCKS 03/15/2023 2023-08-17 1,000,000 0 0 088018027000 2701 N TEGNER RD CT 2022-00000931 Commercial NEW CAR WASH FOR COSTCO 06/13/2023 2023-12-12 4,773,925 0 0 088028006000 2530 COUNTRYSIDE DR CC/RM 2024-00000555 Commercial NEW 6501 SQFT MISTER CAR WASH 03/28/2025 2,500,000 0 6,501 088031008000 2000 AUTO MALL DR CT 2024-00000304 Commercial NEW 13,000 SQFT BUILDING - PACIFIC MATERIAL HANDLING SOLUTIONS 07/11/2025 2,400,000 0 13,000 089010022000 4407 W MAIN ST I 2022-00001365 Commercial NEW INTEGRATED FOOD RECOVERY FACILITY - DIVERT 08/28/2023 25,500,000 0 0 089014044000 2105 MARYANN DR IBP 2024-00001445 Commercial NEW TWO STORY METAL BUILDING FOR GRANITE GALLERY 08/11/2025 1,900,000 0 0 089019021000 2500 FULKERTH RD CC 2020-00000756 Commercial NEW 5,014 SQFT SHELL BUILDING 01/27/2022 2023-09-25 1,200,000 0 5,014 F-56
Appendix F: Additional Analysis and Information in Support of Housing Projections Hearing Draft | August 6, 2026
Moderate Income Household Affordability
Assumptions
Housing affordability can be estimated by comparing the cost of renting or owning a home in Turlock with the maximum affordable housing costs to households at different income levels. In evaluating affordability, the maximum affordable price refers to the amount not exceeding 30 percent of household income for households in the upper range of their respective income category. Households in the lower end of each category can afford less in comparison. The maximum affordable home and rental prices for residents of Turlock are shown in Table F-54, which also shows household and unit size. The affordability of the city’s housing stock by tenure and income group is discussed below.
Moderate Income households are those making between 81 and 120 percent of the area median income.
Specifically, for Stanislaus County, a 2-person (1 bedroom) household in Turlock ranges from $54,000 to $88,900 annually. Based on HCD income limits and affordable housing cost estimates shown on Table F54, the affordable monthly rent for a 2-person (1 bedroom) household in this income category ranges from $1,350 to $2,223 per month and the affordable house price is up to $263,930. For a 3-person household (2 bedroom) in Turlock, moderate income households range $60,750 to $100,000 annually. The affordable monthly rent for a 3-person (2 bedroom) household in this income category ranges from $1,519 to $2,500 per month and the affordable house price is up to $295,608. For a 4-person (3 bedroom) household in Turlock, moderate income households ranges from $67,500 to $111,100 annually. The affordable monthly rent for a 4-person (3 bedroom) household in this income category ranges from $1,688 to $2,778 per month and the affordable house price is up to $327,287.When comparing the affordable monthly rent of Table F54 to the average asking rent prices in Turlock of Table F-65, the results indicate that rental units of appropriate size, up to 3-bedrooms, would be available in a range affordable to 2- to 4-person households in the Moderate income category. However, when comparing the affordable for-sale house prices of Table F-54 to the median sale prices of Table F-56, it is clear that for sale product would not likely be within reach for any Moderate-Income households. For example, the affordable purchase price of a studio for a Moderate-Income household would be $227,555, which is about $50,000 lower than the median sales price of $278,333. As such, all for sale products in the inventory are counted toward Above Moderate Income.
Further, a review of housing built in Turlock since 2010 can be found in Table F-87. This table indicates that the vast majority of multifamily housing built in Turlock since 2010 and during the City’s 2015-2023 5th Cycle Housing Element were rental product. From 2010 to 2022, there has been an increase of 1,638 of multifamily units, of which 99.2 percent were rental product. Further, during the 2015-2023 Housing Element Cycle, the City of Turlock saw more housing approved or constructed than any other city in Stanislaus County except Modesto, as shown in Chapter 2 Community Profile Table 2-4. Therefore, for the purpose of realistic projections, the inventory conservatively assumes that on sites zoned for higher density housing that are too small to meet the lower income suitability criteria, on average 70 percent of the units will be affordable to Moderate Income households and 30 percent will be affordable to Above Moderateincome households.
F-57
City of Turlock | 2023-2031 Housing Element
Hearing Draft | August 6, 2026
Table F-54: City of Turlock Housing Affordability by Income Group Affordable Monthly
Payment2 Housing Costs
Maximum Affordable
Price
Household Size AMI Limits1 Renter Owner
Utilities
Renter3
Owner
Taxes &
Insurance4 Renter Owner5
Extremely-Low-Income (<30% AMI)
1 Person (Studio) $17,750 $444 $444 $240 $240 $155 $204 $8,992 2 Person (1 Bedroom) $20,250 $506 $506 $254 $254 $177 $252 $13,880 3 Person (2 Bedroom) $24,860 $622 $622 $293 $293 $218 $329 $20,381 4 Person (3 Bedroom) $30,000 $750 $750 $332 $332 $263 $418 $28,589 5 Person (4 Bedroom) $35,140 $879 $879 $373 $373 $307 $506 $36,613 Very-Low-Income (31%-50% AMI)
1 Person (Studio) $29,550 $739 $739 $240 $240 $259 $499 $44,221 2 Person (1 Bedroom) $33,800 $845 $845 $254 $254 $296 $591 $54,412 3 Person (2 Bedroom) $38,000 $950 $950 $293 $293 $333 $657 $59,761 4 Person (3 Bedroom) $42,200 $1,055 $1,055 $332 $332 $369 $723 $65,295 5 Person (4 Bedroom) $45,600 $1,140 $1,140 $373 $373 $399 $767 $67,877 Low-Income (51%-80% AMI)
1 Person (Studio) $47,250 $1,181 $1,181 $240 $240 $413 $941 $97,435 2 Person (1 Bedroom) $54,000 $1,350 $1,350 $254 $254 $473 $1,096 $114,911 3 Person (2 Bedroom) $60,750 $1,519 $1,519 $293 $293 $532 $1,226 $127,961 4 Person (3 Bedroom) $67,500 $1,688 $1,688 $332 $332 $591 $1,356 $141,010 5 Person (4 Bedroom) $72,900 $1,823 $1,823 $373 $373 $638 $1,450 $149,679 Moderate-Income (81%-120% AMI)
1 Person (Studio) $77,750 $1,944 $2,268 $240 $240 $794 $1,704 $227,555 2 Person (1 Bedroom) $88,900 $2,223 $2,593 $254 $254 $908 $1,969 $263,930 3 Person (2 Bedroom) $100,000 $2,500 $2,917 $293 $293 $1,021 $2,207 $295,608 4 Person (3 Bedroom) $111,100 $2,778 $3,240 $332 $332 $1,134 $2,446 $327,287 5 Person (4 Bedroom) $120,000 $3,000 $3,500 $373 $373 $1,225 $2,627 $350,820
1. AMI limits based on 2023 HCD State Income Limits for Stanislaus County, other assumptions are derived from Zillow estimates (as of January 2022) and the National Association of Realtors. The 2023 Stanislaus County AMI is $92,600
2. Affordable monthly payment for renters and owners is assumed to be one-twelfth of 30% of median income applicable for the number of bedrooms. The exception is moderate-income owners, whose affordable payment is assumed to be is one-twelfth of 35% of median income applicable for the number of bedrooms as specified by HCD, pursuant to HSC 50052.5(b)(4). 3 Utilities are estimated according to the 2021 Stanislaus County Housing Authority Utility Allowance Schedule. Estimates are based on the combined average cost of gas and electric heating, cooking and water heating, as well as other electric, water, trash collection, sewer, air conditioning, refrigeration, and range/microwave across all unit types [i.e., elevator/high-rise/apartment/walkup (multi-family), detached house/single family dwelling, mobile/manufactured home, row house/townhouse & semidetached/duplex]. Costs are assumed equivalent for owners and renters.
4. Taxes and insurance are assumed to be 35% of monthly affordable housing costs for owners.
5. Assumed 30-year amortization, 5.84% interest rate, 6.0% down payment and closing costs equal to 2% of the sale price.
Source: HCD State Income Limits, 2023; Stanislaus Housing Authority Utility Allowance Schedule, 2022; Zillow Mortgage Rates, January 2022; National Association of Realtors Research Group, Downpayment Expectations & Hurdles to Homeownership, April 2020; Dyett & Bhatia, 2022
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Appendix F: Additional Analysis and Information in Support of Housing Projections Hearing Draft | August 6, 2026
Table F-65: Average Asking Rents in Turlock, 2024
Average Size (sf) Average Rent ($/mo) Average Rent ($/sf/mo) Studio 429 $1,096 $2.55
1-Bedroom (2 Person) 635 $1,346 $2.11
2-Bedroom (3 Person) 895 $1,441 $1.61
3-Bedroom (4 Person) 1,072 $1,813 $1.69
Source: Rental Market Trends in Turlock, CA, Apartments.com, 2024 Table F-76: Median Sales Price by Unit Type
Studio 1-Bedroom 2-Bedroom 3-Bedroom
Home Value (2022) $278,333 $282,112 $329,780 $428,929
Source: Zillow Home Value Index, 2022.
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City of Turlock | 2023-2031 Housing Element
Hearing Draft | August 6, 2026
Table F-87 Tenure by Units in Structure
2010 2022
Owner Occupied Renter Occupied TOTAL Owner Occupied Renter Occupied TOTAL Number Percent Number Percent Number Percent Number Percent Number Percent Number Percent SingleFamily
Homes 12,200 94.9% 5,264 52.2% 17,464 76.2% 12,875 94.6% 4,607 41.4% 17,482 70.7% Multifamily
Housing 118 0.9% 4,723 46.9% 4,841 21.1% 130 1.0% 6,349 57.0% 6,479 26.2% Other1 536 4.2% 91 0.9% 627 2.7% 5,981 4.4% 174 1.6% 772 3.1% TOTAL 12,854 100.0% 10,078 100.0% 22,932 100.0% 13,603 100.0% 11,130 100.0% 24,733 100.0% 1 Other housing types include mobile homes, boat, RV, vans, etc.
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2010-2022), Table B2503 F-60
Appendix F: Additional Analysis and Information in Support of Housing Projections Hearing Draft | August 6, 2026
Morgan Ranch Master Plan Area Site Suitability and
Realistic Capacity Analysis
The Morgan Ranch Master Plan, adopted in 2015, provides land use locations, development standards, circulation patterns, and backbone infrastructure plans to direct future development of the Morgan Ranch area (Plan Area). The Plan Area is a predominantly undeveloped, roughly triangular area bounded by State Highway 99 to the south, Golf Road to the east, and Glenwood Avenue to the north, as shown in Figure 3- 1 of Plan below, and covers approximately 170 acres in southeast Turlock.
The Plan Area includes 120.2 acres of land classified for Medium Density Residential and 15.7 acres of land classified to High Density Residential. Medium Density Residential (7.5 to 9 du/ac) is the predominant land use classification within the Plan Area and is intended to provide entry-level housing opportunities of single-family homes and duplexes within easy walking and biking distance to neighborhood parks and the new elementary school. Consistent with the Master plan buildout assumptions, the Draft Housing Element assumes 875 single-family homes in these areas, which would be market rate homes affordable to above moderate-income households.
The Morgan Ranch Master Plan also includes a High Density Residential (17 to 40 du/ac) land use classification intended to support compact development, provide housing choices to match changing demographics, and facilitate needed affordable housing with a variety of designs. The High Density Residential applies to four parcels in the Master Plan area, as shown in Figure 3-1 of the from the Master Plan. These four parcels are listed in Table F-9 below. Parcels within the Master Plan area were vetted to confirm their suitability to accommodate lower income RHNA, including that they be of appropriate size, be free from environmental constraints, be zoned to accommodate housing, have appropriate development standards, and be served by public facilities. No parcels are less than 0.5 acres nor larger than 10 acres, as shown on Table F-98. Further, as noted in Appendix C, Housing Constraints, no lower income sites on the F-61
City of Turlock | 2023-2031 Housing Element
Hearing Draft | August 6, 2026
inventory are in areas of natural hazard risk. There are 15 sites that contain hazardous material based on a search of State databases, and all are closed and not located near the Morgan Ranch Master Plan area.
Development standards and designations were prepared to be in conformance with the City’s General Plan and can be found in Chapter 3 of the Master Plan. The Master Plan also outlines a program of utility infrastructure improvements needed to support development within the area and it establishes mechanisms to fund construction of required improvements. Specifically, the master-planned backbone lines are to be funded by a combination of citywide developer impact fees and a Master Plan impact fee program established concurrently with the Master Plan. The Master Plan also envisions a reimbursement system is planned to reimburse the first developers who will likely need to install more than their fair share of the backbone infrastructure. Additionally, Program 2-D, Morgan Ranch Sewer Lift Station, commits the City to constructing a sewer lift station to assist with the financial feasibility of master plan development. The sewer lift station will consist of two pumps with capacity of 1.2 million gallons per day at the Golf Road/Glenwood Avenue intersection in the eastern part of the master plan area addressing what has been a constraint on development to date. Therefore, the four parcels identified to accommodate lower income RHNA meet the applicable criteria established in State law.
Projected buildout of the four High Density Residential parcels is a total of 450 net new units, all counted toward L/VL RHNA given that the sites meet the applicable criterial established in State law. This projected yield is consistent with the buildout program of the Morgan Ranch Master Plan. The realistic capacity of each of the individual parcels is detailed in Table F-9 below. The assumed density is 29 units per acre, which is consistent with the typical density of recently approved and constructed multifamily in Turlock and peer communities in the Central Valley described above. As shown in Figure 3-1 from the Master Plan, only a portion of two parcels (APNs 044-023-005-000 and 044-023-031-000) is planned for High Density Residential development. Accordingly, capacity is calculated only on the portion of those parcels designated High Density Residential. City staff has recently had inquiries from a local realtor interested in marketing these properties for multifamily development consistent with the Master Plan. There are two existing homes within the Morgan Ranch Master Plan area; both belong to the current owner who intends to relocate upon sale of the property for redevelopment. The sites inventory in Appendix A and the related summary of RHNA capacity in Chapter 3 reflects this.
Table F-98 Morgan Ranch High Density Residential Parcels APN Site Address General Plan Designation Total Site
Acres
High Density
Residential
Acres
Projected
Capacity
(units)
044-025-007-
000
2125 GOLF RD High Density Residential 4.9 4.9 142
044-025-006-
000
2001 GOLF RD High Density Residential 4.6 4.6 133
044-023-005-
000
500 E GLENWOOD
AVE
High Density Residential,
Public
5.3 4.3 123
044-023-031-
000
432 E GLENWOOD
AVE
High Density Residential,
Community Commercial,
Office, Public
8.0 1.9 55
TOTAL 15.65 453
Source: City of Turlock, 2025; Dyett and Bhatia, 2025
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