Agenda packet — Turlock City Council, August 25, 2026 (part 7 of 14)

Turlock General Plan Update
B-86 Community Survey Report
Question 5C: “What improvements would you like to see in West Main?” Homeless
4 lames from Golden state W to 99 Commercial w of 99
single homes, gated community due to crime
clean up trash and homeless
More regulation on housing on westside, many illegal shacks Build up business in the empty buildings
increased patrolling to increase safety
Route to I-5
sidewalks, clean up area
Less homeless, monitor parks for camping, sleeping, loitering, drug use Get rid of homeless & crime
More bike lanes & walking to businesses; nicer planned housing Remove homeless
Maintain; no new business too many vacant
Unused land - affordable homes, etc
Same as above
As businesses downsize alternative infrastructure; preserve west of freeway for farming More commercial, more business
Can get congested at the light-West Main & Lander; poor traffic flow If needed single family homes in poorer areas w high density in pricier neighborhoods so less wealthy can access better schools
Single family housing
Homeless clean up
Bike lanes; mixed zoning; dense urban planning; develop affordable apartments of all kinds New travel stop destination including hotel, restaurants, small shops Support these businesses due to impacts of homeless, crime & property destruction & safety Safer environment to expand residential & business; bigger parking lots Affordable housing
Underutilized land can be used for redevelopment
Trader Joes & Aldi; another library; urban food gardens for low income Trim trees; improve commercial look; renovate buildings Extend downtown core to W Main & Broadway; brick sidewalks; make it more liveable/walksable Light industry w apartments; high density housing; walk to work Movie theatre/sports center/family oriented
Include public grass area in development & staff to maintain More police
Single/multi story housing; grocery store; parks; schools as needed Homes, shops, trees
Sr affordable housing; low interest loans; mixed use housing Improve traffic flow
Crime
Housing
Less congested
same
Affordable housing
Light up crosswalks
More affordable housing; better homeless facilities
G-139

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Turlock General Plan Update
Community Survey Report B-87
Question 5C: “What improvements would you like to see in West Main?” Make it prettier & more desirable
Single family housing
Crime
Homes built
Needs updating, landscape & sidewalks
I avoid this area; accosted by panhandlers
New housing site
Maintain public structure; property aesthetics (old Jura's) Why is the TID building gated or is it empty
Smoother transition between housing and commercial
Consider townhomes, duplexes & sfr w/ADUs as part of original development need more affordable single fam homes
single family homes
Lower crime

RENOVATE EXISTING HOMES AND BUSINESSES
safer

AFFORDABLE HOUSING
we should not clutter our lovely city with cookie cutter apartments Quality business expansion
Homeless
Homeless, crime
roads, cleaning up neighborhoods and crime
Maintain historic feel
keep Industrial
old house improvements
side streets fixed
streets
Maintenance of properties and landscape
Remove trees
crime, grocery shopping
Increase police to combat crime
Improve parking
larger post office, more parking
fill vacant buildings, better lighting
better roads, more businesses
Homeless
cleanness of houses
public indoor swimming pool
safety
SFD, townhomes
Bring in more restaurants and shops
homeless destruction of environment
fix the potholes in the roads
More commercial properties
sidewalks, clean up
more efficient traffic lights
Less homeless; clean up businesses; miss a fire station on main G-140

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Turlock General Plan Update
B-88 Community Survey Report
Question 5C: “What improvements would you like to see in West Main?” Keep the area walkable; keep small businesses
Multistory housing/3-5 story apartments & condos
More police officers on patrol

SIDEWALK CONSIDERED FOR DISABLED

GROCERY STORE AND HOUSING

HOUSING FOR SCHOOL CHILDREN AND GROCERY STORES
Better shopping
Address homeless & crime
More parking spots for businesses
Remove homeless; enforce; infill
Why do community members who pay taxes get pulled over for traffic violations, our littering, camping, nudity and threats are completely allowed.

This once beautiful street with stately homes has deteriorated. Would like to see assistance in Municipal funding to aid owners with renovations
Parking for RVs, boats, etc., to keep residential streets and neighborhoods cleared of the above enforce rules regarding upkeep of existing businesses and homes. Ensure all new multi-family dwellings have plenty of off street parking and green spaces. Same for businesses.

Trash almost all over
Better lighting & beautification - looks rundown
Affordable homes for low income families to buy not big business at inflated rates Fill unused lots
Observation of speed limits
Some homes need to cleanup front
My house has been in our family for years-not interested in new housing on my property Blight & deterioration, need infrastructure & appeal
Need more info to make informed choices
Fine
Many illegal structures/trailers behind houses. Check/regulate CommercialK
Stop the speed ways
Make it attractive; increase police for stop sign violations Ok as is
Better lighting & beautification; looks rundown
Keep vagrants away
Beautification-main road into Turlock, looks like don't care, no wow factor More parks for families & sports
Commercial Development
more businesses
People drive to fast, otherwise it is good
Less traffic - better for residential
Cleanup the neighborhood
More walking paths; invest in public parks
No homeless/trash/fecal matter
Maintain roadways & healthy trees
Require landlords to maintain properties
Cleanup area and make it more secture
More policing
G-141

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Turlock General Plan Update
Community Survey Report B-89
Question 5C: “What improvements would you like to see in West Main?” No more Starbucks!
Low cost rentals & mixed housing types like Livermore
More housing, safer streets & parking
Repave parts of Monte Vista
More development
Develop small shopping centers
Develop it into a place representing Turlock culture
Community Safety
More restaurants & parking
Better upkeep & safety at parks
landscape beautification; traffic control
Clean it
Beautiful, just need to remove homeless like Merced has Mixed use with housing above would be beneficial.

Garden complexes, family oriented
Change light on Olive and Canal so green light and greet left arrow are the same like Olive & Golden State.

Area is run down; get rid of old buildings
More parking
Fix pot holes
Attract business, ie taco trucks; open space for housing This area is getting better over time
less traffic, more lights
street lights
streamline traffic
clean up
large areas for possible apartment complexes-quiet areas away from city center enhance welcome to Turlock including new signage and landscaping bike lanes
clean up properties between Lander and freeway
single family homes gated communities
removal of marijuana shops near schools
no more dispensaries
less homeless
address homelessness
safety
School district should build another Junior High in this area low income family housing, homelessness
homelessness
homeowners maintain homes
duplex-triplex housing, granny flats
homelessness
maintain ag and commercial
more public services, homelessness
build on vacant lots
maintain older homes and bad neighborhoods

NO TRANSIENTS GOING THROUGH EVERYONES GARBAGE AND LOITERING single family homes
G-142

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Turlock General Plan Update
B-90 Community Survey Report
Question 5C: “What improvements would you like to see in West Main?” fix the roads-housing
pay attention to streetlight and tree placement. a streetlight is useless when completely obliterated by trees planted too close
make it safe for people to live there
affordable low income housing
more industiral
homeless
redevelop to Highway 99
garden apartments, 2-3 story apartment
less marijuana shops
traffic
clean up homeless, more inviting businesses
grocery stores and banks
brighter street lights
more trees, affordable housing
less crime
no homeless camps, stop illegals
more housing
better lighting, streets drain so it don't flood
Develop a plan for places like a whole foods markets or health food shops Have 'keep clear' on the road in front of Cost Less
crime
busy - slow traffic, fix streets, allow grany flats if lot is big enough, take old motels and convert to shelter homes or homless, keep small capacity
no homes west of 99
get reclining seats in movie theater
fix infrastructure, sidewalks, landscaping and trees
cameras
clean up vacant lots
less Starbucks
better yard maintenance
Commercial Development-Small business
make rents affordable for commercial use
single family homes
low income housing, more commercial
infill projects-rental homes/apts, tesla superchargers and dealership more vibrant and fun farmer's market, more activities
ADA access, sidewalks, ramps, crosswalks, bike paths, missing middle housing, mixed use development, Single family homes, schools, ADU/granny flats
Re-development opportunities. General clean-up of area
No housing
More parking, better sreets, more police
Improvements for walking options
build on empty spaces
all of these areas could use some form of housing - one could be as you call it grandma or elderly housing - walking distance to downtown
Better roads, wider roads
G-143

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Turlock General Plan Update
Community Survey Report B-91
Question 5C: “What improvements would you like to see in West Main?” Street very narrow
More homes, businesses
more small businesses
less traffic
Homeless addressed
Continue to move redevelopment money to this area
More stop lights
Community support centers, city incentives to create green spaces. Multi-family and communal properties.

Parking
Develop vacant property
Crime I don't feel safe over in that area. I don't shop there for that reason.

Don't know
Needs to be cleaned up. It is an eyesore
Run down area. Made much worse by our not of control homeless problem. Many homeowners in this area take pride in the up keep of their homes but all the transients make it dirty & unsafe Clean up existing properties, code enforcement
clean up the homeless
improved landscape
more housing and trees and parks
this highlighted area is poor in how the medians were constructed the traffic lights don't work and it's a halfass attempt to turn a two lane residential street into a thoroughfare Less business that attracts bad people
more business
Don't feel knowledgeable enough to comme
homeless
Safety
cleaned up
revamped for businesses
congestion, safety and security, stop allowing homeless prevent homelessness, build houses
business owners need to clean up their properties/trash everywhere better lighting, homeless duplexes and triplexes, no apartments
improve traffic flow
parkes mas limpios con banos
No new housing until roads are in decent shape
Pave the roads and either house the homeless or remove them all from our town Homeless addressed
Single family homes, granny homes
No opinion
Old boarded up buildings could be renovated
get rid of homeless, more police funding, get rid of dispensaries traffic
no more construction
homelessness
decrease violence
Fix Crime, homelessness
Traffic lights
G-144

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Turlock General Plan Update
B-92 Community Survey Report
Question 5C: “What improvements would you like to see in West Main?” Develop underused land for hosuing
promote industrial parks
more apartments on West Main
housing
paved
better streets and sidewalks
better the streets and keep them clean
duplex, triplex, apartments with gardens
more apartments and condominiums in empty lots
less homeless and less garbage on the streets
more companies, businesses, parks and lightning
its okay, does not have so much traffic
departments, housing, hotels all with gardens and trees construction of housing, cleaning, and crossings
Green initative
commercial
less homeless
clean it up
reduce large space, for new establishments
homeless prevention, trash cleanup, more housing
fix the roads
new housing for prop 1 recipients when are drug free and need employment and housing multi-purpose
housing for low income seniors
Houses
Improve traffic
Roads need repairing, crime needs to be a major concern, example getting rid of the homeless bums Homeless & trash
Clean it up, fix roads
No more construction
Vagrancy, petty crime, vandalism, safety - this answer is same for all areas Remove homeless
stip mall, wide roads
homeless, crime, gang activity, housing
homeless issue, traffic
pick up trash
housing
parking
build affordable housing
drive out bums and junkies
widen road
more trees
garden apartments, granny flats
please work with existing property owners/permit/fees/building codes local banks, general contractors to facilitate remodeling of downtown apartments, a resurrection of remove homeless, build up beautification of main st
better use of under used land
G-145

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Turlock General Plan Update
Community Survey Report B-93
Question 5C: “What improvements would you like to see in West Main?” safety
fewer homeless and criminals
trash housing
cleaner, less homeless, less loud cars
clean blight
for children
fix the roads
homelessness
homelessness
apartments
parking
affordable housing
maintenance, homelessness
swimming pool
Fix the damn roads and enforce laws on homeless
Homeless clean up
clean up
Repave roads
Clean-up and renew
Roads
see above
More affordable housing, Better roads and safe activieties for the children of that area, better traffic signals and or signs
Update homes, neighborhoods, adding more reasonably priced housing for families have homeowners/renters to not park cars in their lawns (looks bad)This is main entry from hwy 99 to lander needs to be updated and inviting, currently is not. Everyone selling items on street with no permit needs to be closed down!
Help homeless
Clean up area, homeless every where
Clean up, make it easier to cross pedestrians
more housing
more security cameras
low income housing
are fine
street lighting
more lighting
widen street to be able to turn into all streets
vehicles travel at excess speeds
need to clean up area-crime
yes
Has always been ripe for commercial businesses. Senior citizen businesses close to hwy 99 to Modesto hospitals and Emmanuel, housing
To much crimem not safe anymore
same
Multiple housing, parks, pools
clean up roads
More Commercial Businesses
G-146

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Turlock General Plan Update
B-94 Community Survey Report
Question 5C: “What improvements would you like to see in West Main?” Better roads, homeless , clean up, safety
upscale old houses, across 99 commercial area
More attractive curb appeal from highway area, take down old Lyons signlyons resturant signlyone resturant sign. clean uyp
Better sidewalks in some areas
Same as A
More Shopping
take care of homeless
go after shoplifters and gangs
parking
no more houses
clean up
traffic congestion

MORE BUSINESS

SAME AS ABOVE A & B

NEW HEALTH FOOD STORES

FIX LANE MARKINGS, HOMELES & DRUGGIES OUT OF ROADWAY SIDEWALK WEST OF FREEWAY STREET IMPROVEMENT IS GOOD HERE. PLEASE CONTINUE IN OTHER AREAS housing
low income housing
housing
ban anything over 3 stories
sidewalks
parking
Industrial and farming
public safety
more housing
More industry
address homeless problem
clean area up
sound at crosswalks
Question 5D: “What improvements would you like to see in South Lander?” 4 blocks each side -These areas should be under the guidance of powerful and priveleged stackholder & investors 8 or 9 out of 10 should be cooperative and helpfulw when asked. What do they think? Start with road repair & striping than add street lighting midnite to 4am. Mandate landlords clean up an renovate as necessary. Maintain police presence. Mandate business owners and merchants provide security personnel and lighting as appropriate.

Better roads
More clean area
None
Fix the roads
Road maintenance
pothole improvement
Condos & apt above shops
G-147

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Turlock General Plan Update
Community Survey Report B-95
Question 5D: “What improvements would you like to see in South Lander?” Best of 2 options
Medians & cleanliness
Deal w homeless
Change traffic lights-don't need so many; stop signs work well Build homes/apt, Granny Flats, place for people to live Need new businesses, housing, infrastructure, roads; modernize Clean up
Have police drive around, lock up all gangs
Safer
Expand the landscaped center median north to West Main
Bad place to live-rough area
Need more police patrol rid drugs/gangs; lawless section of town See above
Clean up
Needs clean up & get modern
Single family home
n/a
Fix roads; enforce laws against homeless
Affordable housing
Clean up the area
Single family homes & high density housing
Fix
Decrease loitering/vandalish/panhandling; no new fast foods Clean up streets, pavement repairs; update landscape
Traffic congestion!
Enhance welcome to Turlock, new signage
Clean it up
Fix the roads/more lanes
No
No more construction
Homelessness
Feels dangerous-never go there, hard for busines
No opinion-do not frequent area
Better lighting, roads, police patrol
Street lights; bike lanes; pedestrian lights/crossings
Ticket homeless for drug use, drinking near schools, urinating/deficating in public Add school & housing with playgrounds
Where to start? Everything
Family oriented, larger apartment, garden, multi-story complexes, crime protection, Fix roads/sidewalks; sync traffic lights
Update so it doesn't look so run down; planned landscaping Better street parking
Areas seem rundown/get rid of old empty buildings
Reduce crime & homeless
Improve roads; attract business; affordable housing
Sidewalks; bike lanes
For safety-repave roads, paint lines, more street lights & trees for shade/beautification G-148

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Turlock General Plan Update
B-96 Community Survey Report
Question 5D: “What improvements would you like to see in South Lander?” More parks
Less homeless
More transportation links via Turlock Transit or other transit agencies Improvements
Do not add more hotels/motels
More development
Safety
Give Foster Farms chance to build employee housing-biggest thing going in the area Total improvement with housing & commercial
Affordable housing-rental units/apartments
None
Homeless shelter, storage of items-they help at cleaning; designated areas for showering, meal prep, computer usage, mailing address; make them responsible
affordable housing
low cost housing
add more police
family homes in open land on Linwood
clean up and develop more single family home
safety and security, mental health care and housing
less crime
streetlights
redevelopment of housing
trees, street lighting
clean up
cleaner
better intro look to City
more appealing for business and housing like condos or apartments too many smoke shops and poor parking
4-5 story apartment complex
affordable housing
Blighted are-redevelopment while preserving housing; need area plan Add mixture of housing/business
Clean up homeless camps; more police; improved lighting/roads Better lighting; clean up unhoused people; flashing crosswalks Improve roads & make it pleasant
Like new improvements; more housing would help
Uniform building codes for business colors/signage; plant trees on Lander/99 Nicer housing
More housing; road improvment
Improved neighborhood/parks upkeep; dilapidated homes torn down Have the lights sync up better
Housing, jobs, fix roads & side streets
More modernized structures
Clean up, beautify
Clean up
Roads & affordable housing
Graffiti & crime keeps feeling unsafe, fix safety first G-149

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Turlock General Plan Update
Community Survey Report B-97
Question 5D: “What improvements would you like to see in South Lander?” Infill w housing (multi story 4-5 story); add more median trees Clean up streets & businesses, new & old
Add greenery; keep it clean
Infill-attempt to upgrade/develop affordable housing
Reduce homeless; fix homeless, cleanup
Extend center island-from 99 to West Main
Traffic/commuter friendly; family homes easy access to town N/A
Community gardens; public restrooms
Homelessness
Homes
Mixed use homes/businesses
Prevent/address homelessness
Homelessness; garbage; abandoned vehicles; graffiti; rescue workers Affordable housing
N/A
Keep clean
More markets
Clean up the area of trash and unkept properties. Better lighting monitor landlord of housing discrpencies This part of town feels so different from the rest of the City it could be its own district with a different personality.
more lighting, better cross walks
housing
less dangerous homeless
add high rise 4-5 story apartments
Love Lander's trees; should have on Golden State from Fulkerth on Limit smoke/liquor stores & other addictive behavior shops; does not attract good crowds, makes it undesirable to travel to/shop there
Variety of affordable housing; neighborhood parks
Businesses/stores need a better look
Looks way better than before; not sure what else can be done Address homeless; cleanup ghetto neighborhood; address crime/drug problem Fix roads all around; reduce homelessness
Add trees; deal with homeless crossing the street
More housing l& resources for kids & their families
Same as W Main; Park w lots of equipment
Build south of 99
Road conditions; retail development; sidewalks
Need community rec centers, public swimming pools (YMCA centers?) Increase police presence; decrease homeless population
Better roads - no camps
Better roads
Not there
Less homeless/drug users
Duplexes
New housing - needs clean up
Repair & street/road markings
G-150

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Turlock General Plan Update
B-98 Community Survey Report
Question 5D: “What improvements would you like to see in South Lander?” Security
More housing
No more industrial shops, existing should improve image to improve image to not look so run down Add bike paths
Widen roadway south of 99 on/off ramps
More retail (not just north & westside; beautify more trees, murals, art by local artists Clean up; "Don't live south of the train tracks" should not be accepted Build townhouses/apartments
Thank you for im
More housing
Traffic
EV charging
Reduce crime
homeless shelter, low income housing
Street repair & crime prevention
lights for safety
Clean up; crime
clean it up
more lighting
Much more lighting & more landscaping
Build alternative homeless housing
Homeless
Continue road repair
More apartments
n/a
No more homeless
No opinion
Fix roads; less homeless
No more homeless
More trees!
4-5 story apartments, granny flats
Less crime
Apartments - than homes
Add 4-5 & 2-3 story apart/condos; make it safe
Rundown-needs reviving, eyesore
Enhance existing areas; infill w desirable businesses; park area Townhomes & mixed use buildings w housing above shops
Trader Joes; health food store; bike lanes
Ciity doing an amazing job here; more greenery
Townhomes
Homeless cleanup the area
Homeless housed/sheltered elsewhere; traffic light-Lander & Glenwood More police; cleanup existing buildings, etc
Cleanup
Have property owners maintain, upkeep, clean properties More inviting businesses-less dumpy places
Get rid of old rundown buildings, homeless
G-151

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Turlock General Plan Update
Community Survey Report B-99
Question 5D: “What improvements would you like to see in South Lander?” More trees, less pavement & commercial signage
Crime activity, more code enforcement
Clean the streets they are so dirty
Sidewalks
Identify empty buildings for redevelopment
Cleanup homeless
Improvement made are good; keep clean & add flowers
More landscaping; too industrial
Garden apartments, townhomes, 4-5 story apart/condos
Single family housing; large & small housing; affordable Multi unit apartments; police surveilliance
Modernized homes; increased street lighting for safety
Build low income & Section 8 housing for the poor
Deprived area, needs clean up; put resources to clean up and make safe Address homelessness; small # of homeowners do not look after their property More housing
Decrease homelessness
Same as above
Cleanup blighted property
Neighborhood sidewalks
Public surveillance
Move the homeless; fix the roads
Aesthetics; widen Lander; add mixed use housing
Commercial
Fix shuttered/rundown homes & business
More business
Fix; better street lights
Better quality
Major facelift; more affordable housing
Housing
Not familiar with this area
Housing for homeless "shelters"
widen Lander to Hilmar
Affordable housing, local businesses, parking
Multi use, Affordable housing
Infill everything
Cleaned up the homeless
develop roads to handle traffic
Beautification
Homeless
Sidewalks, curb appeal
Housing
Less homeless people and crime
paint and improvements
More housing, ADU
Clean up remove homeless and druggings, paint stop parking on lawns Opportunity here; Scandinavian theme (enclosed pictures); like Kingsburg! G-152

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Turlock General Plan Update
B-100 Community Survey Report
Question 5D: “What improvements would you like to see in South Lander?” Hide/beautify industrial w trees; sidewalks
Homeless
Homeless
clean it up
Homeless, transit connections to downtown and ACE Station Traffic and homelss
Looking better, street/median improvement; mixed use, out with the old Single & multi family housing; parks; stores; schools as needed Nothing - new improvements look good
Low income housing/apartments/condos
Fast foods; medical facility w dental/eye; neighborhood grocery; fruit stands Light industrial stations, transfer facilities
single family homes
Lander needs the store owners to keep the front of their businesses cleaner Buildings repair
Clean up, more safety
Less crime; more police presences & more parks
Development of housing could benefit this area
Ugliest & dirties part of town
Rezone Turlock air park for mixed residential/commercial More business development in commercial zones

AFFORDABLE HOUSING
single family homes

STOP TURNING RESIDENTIAL HOUSING INTO BUSINESESS

MEDICAL HOSPITAL
cleaned up area

GET RID OF HOMELESS, IMPROVE SIGNAL LIGHTS

APARTMENTS AND TOWNHOUSE BY SAVEMART

LESS SMOKE SHOPS

PLACE MORE UPSCALE BUSINESSES TO ATTRACT RESIDENTS FROM OTHER SIDE OF TOWN

DEVELOP AFFORDABLE HOUSING
Address Homeless, abandoned vehicles, garbage, crime
Keep cleaning it up, add comercial
single homes, gated community due to crime
clean up trash and homeless
keep it clean, regulate
safety
sidewalks, clean up area
Clean air; monitor speed especially near schools
Get rid of homeless & crime
Planned nicer housing development; needs a facelift
Remove homeless
Maintain; no new shops
Redevelopment of business to attract customers from south cities Unused land, garden apt, single family homes
Same as above
Facelift; heavy manufacturing & automotive related here G-153

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Turlock General Plan Update
Community Survey Report B-101
Question 5D: “What improvements would you like to see in South Lander?” Affordable housing; resources
Apartments complexes would be good for this area
Same as West Main
Single family housing
Homeless clean up; revamp shopping centers
All forms of multi family units; bus & bike lanes
Develop as a semi industrial area along with current establishments Developers remove old buildings; shopping & eateries; positive development Updated development; combined business w new commerce & community focused residential Affordable housing
Underutilized land can be used for redevelopment
Homeless & mentally ill housing & jobs; Senior Ctr; skate park Improve commercial buildings' look; plant trees
Remove homeless/blight
Housing
Family oriented; housing structures
Include parks in future development & staff to maintain More single family homes
More police
Same as West Main
Homes, shops trees
No opinion
Crime; homelessness
Housing
More housing
same
Affordable housing
The homeless along Lander
Light up crosswalks, fix roads
More affordable housing; better homeless facilities
Safety
Single family housing
Crime
Homes built
Safety
Needs updating, landscape, sidewalks
I avoid this area; accosted by panhandlers
New housing site
Fix the roads (notice a theme)
Drug dear central, gangland; more police, sidewalks, trees, lawns Finish infrastructure & incentivize better & more cohesive design Consider mixed use housing with commercial uses at ground level and residential uses on 2nd and 3rd stories. Also include 2 & 3 story apartment projects

ADD MORE PLACES TO SHOP

DUPLEXES/TRIPLEXES/COMMERCIAL BUSINESS
Lower crime
safer
G-154

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Turlock General Plan Update
B-102 Community Survey Report
Question 5D: “What improvements would you like to see in South Lander?”

CONSTRUCTION OF HOUSING ABOVE SHOPS

AFFORDABLE HOUSING
Quality business expansion
Homeless
Homeless, crime
roads, cleaning up neighborhoods and crime
Beautification and clean up
single fam housing
more housing
potholes
infill
Police ignore crime
Plant trees and landscape
Needs lots of help
install sidewalks
Increase police to combat crime
cleanup the city trees, better landscaping
strip mall, more housing
cleanup homeless
Better roads, more police
roads
Homeless
decrease homeless and dirt/garbage
Better maintain roads
safety
Townhomes
Beautify the area
homeless
fix roads, make it look nicer
sidewalks, crosswalks
sidewalks
more efficient traffic lights
Commercial on the bottom/housing on top
Keep improving pedestrian area
High rise housing/3-5 story apartments & condos
More police officers on patrol; more trees
More lighting; affordable housing

HOUSES WITH STORES BELOW

BUS SERVICES TO DOCTORS AND SHOPPING

CLEAN UP VISUALLY MORE PLEASING

MIXED USE HOUSING AND SHOPS

HOMELESS

MORE FAMILY RESTAURANTS
Address homeless & crime
Shopping opportunities
Clean walls
Clean it up with better business; don't just build - improve G-155

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Turlock General Plan Update
Community Survey Report B-103
Question 5D: “What improvements would you like to see in South Lander?” Remove homeless; enforce; infill
Safety, homeless are allowed anywhere and can stay/do anything they want The are I grew up in was solidly middle-class. This area has been neglected - lighting, gutters, street repair needed.

Parking for RVs, boats, etc., to keep residential streets and neighborhoods cleared of the above enforce rules regarding upkeep of existing businesses and homes. Ensure all new multi-family dwellings have plenty of off street parking and green spaces. Same for businesses.

Trash almost all over
Better lighting & beautification - looks rundown
Add trees/;ark
Affordable housing
Promote & build business
Remove homeless
More housing
Cleanup & improve area
Remove homeless camps
Looks better than it used to
Blight & deterioration, need infrastructure & appeal
Need more info to make informed choices
Community garden
Please repair potholes
Many illegal structures/trailers behind houses. Check/regulate Stop the speed ways
Make it attractive; increase police for stop sign violations Thank you for new road surface, helps traffic
Less homeless
Better lighting & beautification; looks rundown
Keep vagrants away
Beautification, ugly, looks like Turlock is a dumpy town More police presence; remove trash & unhoused
Downtrodden; safety & homeless must be addressed
Infrastructure for future development
more legitimate businesses and less taco trucks
satellite police station
more houses
Okay as is
Ample space but current housing is junky
Needs more commercial stores
discourage homeless camps
Trees
More walking paths; invest in public parks
No homeless/trash/fecal matter
Maintain roadways & healthy trees
Take down eyesore buildings
Develop empty lands for housing
Clean streets & surrounding areas; increase security
More policing
G-156

Page 827 of 1923 ends

Turlock General Plan Update
B-104 Community Survey Report
Question 5D: “What improvements would you like to see in South Lander?” Same as above
Update shopping areas; streets, housing & safety upgrades crime, accidents
Reduce crime & make it more inviting by new businesses.

Community Safety
County roads are really tough.

More restaurants
Address blight; neglected & underutilized properties
Traffic control; landscape beautifcation
Clean it
Homeless
Modernize, new businesses
Geer & West Main proposals
Update the area so it does not look rundown.

Area is run down, get rid of old buildings
Better street parking
Mores streetlights, bike lanes, light signals for pedestrians.

Reduce crime/homlessness
Attract business; more affordable housing
Feels like a dangerous area; never go there; hard on business better lighting, police patrol
street lights
enhance welcome to Turlock including new signage and landscaping sidewalks, bike lanes
homeless shelter one that offers storage of items
more parks
do not add more hotels/motels
less homeless
more development
safety
Offer for Foster Farms to build employee housing in this area multi-family apartments
homelessness
housing
4-5 story affordable housing
homelessness
more lighting
affordability
business development
improve bad neighborhoods

TOO MANY ACCIDENTS HERE
light commercial
houses
led illuminated and crosswalks
low income housing
too much crime
G-157

Page 828 of 1923 ends

Turlock General Plan Update
Community Survey Report B-105
Question 5D: “What improvements would you like to see in South Lander?” more commercial development with shopping, food, services. Providers to ease traffic at N golden state and countryside
homeless, more police patrol
don't develop other side of freeway
garden apartments, 2-3 story apartments
more police
reduce crime
clean up
street lights
less homeless
no homeless camps, stop illegas
more businesses
better lighting
Same as far as stop lights in sync to get flow of traffic moving especially to and from freeway on/offs more single homes
crime
clean it up keep eye out for blight and address
Morgan Ranch
too many poor people and gangs
trees and nice lighting
cameras
reduce homeless
less sketchy businesses
better yard maintenance
mix houses with shops
improve parks
clean it up
town homes
low income housing
infill projects-rental homes/apts, tesla superchargers and dealership more support for local businesses to develop and approve area roads
ADA access, sidewalks, ramps, crosswalks, bike paths, missing middle housing, mixed use development, Lots of areas for new upscale development, remove wreckers - eyesores and redevelop for future town expansion
Traffic light timing along Lander for better flow - consider more widening No housing
Revamp Soderquiest ballfield, promote/incentivize remodeling/gentrification of low income housing, repair roads
More parking, better sreets, more police
Clean it up
more shopping
all of these areas could use some form of housing - one could be as you call it grandma or elderly housing - walking distance to downtown
Safer from crime
Need two lanes
Cheaper more affordable homes
G-158

Page 829 of 1923 ends

Turlock General Plan Update
B-106 Community Survey Report
Question 5D: “What improvements would you like to see in South Lander?” small businesses
less traffic
Housing growth
More shopping centers
Go after homeless criminals robbing this area without any consequences Single family homes to improve this area & larger lot size to preserve rural Turlock Combined shops/housing, shrink underused losts an dreplace with denser building layout to utilize space property. Add apartments and build up.

Parking & stores
Develop vacant property
Same as West Main area
Don't know
Looks pretty bad, it nees a makeover
Same as above
Code enforcement, police presence
clean up the homeless
improved landscape curbs
remodel abandoned factories and more greenery like parks or trees more failed roadway designs, bette roff putting in more commercial because the blend of residential and commercial is not good for homeowners and buyers
Could use cleaning up, build homes, businesses, apartments 2 lanes Clean up the businesses to keep the area clean
Need to bulldoze and redo
more business
Don't feel knowledgeable enough to comme
homeless
Safety
protection for business owners (female)
cleaned up
revamped for businesses
safety and security
prevent homelessness, build houses
business owners need to clean up their properties/trash everywhere better lighting, homeless duplexes and triplexes, no apartments
stop lights
homeless park con banos y campamentos
No new housing until roads are in decent shape
Pave the roads and either house the homeless or remove them all from our town Homeless addressed
Single family homes, granny homes
No opinion
It's pretty rough over there
mixed use
get rid of homeless, more police funding, get rid of dispensaries no more construction
apartments close to freeway
road repair near foster farms, 5th and F Street
G-159

Page 830 of 1923 ends

Turlock General Plan Update
Community Survey Report B-107
Question 5D: “What improvements would you like to see in South Lander?” Crime and Drugs
develop underused land for housing
let it go to low income housing
More apartments in this area
housing
paved
make cheaper homes
less growth in that area
remove druggies
repair the condition of the streets and provide sidewalks in areas were there are none. lightning and gardens
housing
additional mix use buildings
less homeless and less garbage on the streets
less mischief, more lightning, and more parks
need to fix some of the access in some street that were done. construct housing with 2 bedroom to 5 bedrooms with yards(gardens) Construction of housing for homeless, cleaning, security and crossing on street green initiative
cheap housing
Infill lots, remove and rebuild wasted properties
fix the street because there is a lot of accidents
clean it up
new housing, accessible to our economy
homeless prevention, cleanup housing
fix the roads
its already dumpy not much can be done for it
multi-purpose
housing for low income housing
clean it up and make it more family friendly smoke shops everywhere No repeated stores
Houses
Duplexes/triplexes
Roads need repairing, crime needs to be a major concern, example getting rid of the homeless bums Homeless & trash
More police protection & clean it up. Fix roads
No more construction
Vagrancy, petty crime, vandalism, safety - this answer is same for all areas Remove homeless
restaurants, retail stores
bypass South Lander roadways due to traffic congestion
housing
clean up
build affordable housing
drive out bums and junkies
need housing development
4-5 story
G-160

Page 831 of 1923 ends

Turlock General Plan Update
B-108 Community Survey Report
Question 5D: “What improvements would you like to see in South Lander?” get rid of homeless
remove homeless
safety
more markets
trash housing
make owners make their businesses look mor presentable to make Turlock look good cleaner, less homeless, more trees less loud cars
more landscaping
clean blght
safety on the street, they cross and at night you can not see them fix the roads
homelessness
homelessness
Apartments
traffic
roadway repairs, trash maintenance, homelessness
maintenance, homelessness
swimming pool
Homeless clean up
Repave roads
Clean-up and renew
Roads
More affordable housing, better roads and safe activieties for children of that area, better traffic signals/signs
Better signage for businesses in strip facilities
Looks like south crowslanding in Modesto/ Like Mexico. All the flags by every business. Store fronts need to be updated. Move out homeless
No change
Clean up, Red of Homelessness , revamp existing business More housing
low income housing
defects
should improve street lighting
sidewalks, street lighting and help the homeless
Additional traffic signals and speed bumps to reduce traffic speed. more construction of different types
fix all the side walks
more markets, fix the streets and railroads
dark streets and dangerous
too much crime-clean area
yes
Duplexes, triplexes, Allow ADU'S if permitted- but contact neighbors first to avoid shoot outs. yes, I'm serious. No town homes ever
To much crime
same
take care of the crap roads
Better roads, homeless , clean up, safety
G-161

Page 832 of 1923 ends

Turlock General Plan Update
Community Survey Report B-109
Question 5D: “What improvements would you like to see in South Lander?” Unsafe area at night
Homeless housing
Paint curbing on turn lanes Montana north bound gets hit by many trying to make left turn Ready to develop my parcel when water & sewer is available Shopping
roadway repairs
take care of homeless
arrest everyone that needs it
more police, gangs
homelessness
no more houses
clean up
traffic congestion

RESTAURANTS AND SINGLE FAMILY HOMES OR TOWNHOMES

IS BEING IMPROVED
low income housing
4-5 story apartments
ban anything over 3 stories
public safety
More housing
4-5 story apartments
address homeless problem
clean area up
sounds at crosswalks
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
I believe the county islands should be targeted for expanded housing and of course county budgets tapped to promote it. Much of these properties are under utilized for their prime locations.

South Turlock off Golden State Boulevard
In the outer areas of Turlock
All
Maintain what we have before you add more liability. People in power need to worry about making things better not creating more problems with wasteful spending. Expansion is good but only when you can afford to maintain what you have. That's why we left California.

East - East Ave
Out west of Tegner to Washington
Along Taylor Road. Not all homeless are equal. We need to give priority to Veteans. Drug testing must be a prerequisite along with providing treatment programs.

I would like to see Turlock become the best city in the valley. I do not believe that we should be building low income housing.

The senior citizens should be aware when places come up for rent where they are paying a high cost to live. They should be treated better.

No
G-162

Page 833 of 1923 ends

Turlock General Plan Update
B-110 Community Survey Report
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
No more houses, with people moving here, will have to build on every piece of land.

Drive through Ripon, notice roads, sidewalks, downtown, medians & cleanliness-Turlock was like this now it is more like Modesto, a once nice city that turned ugly Make sure the world knows that Turlock is not a sanctuary city for the people who have been invading our country with no regard for our laws & rule of law!
Fix the traffic lights first before addressing new housing, more people. More people=more traffic & terrible lighting system will take us hours to get around and more accidents.

Need more apts like Denair Maner; housing for low income, seniors, handicapped; if it wasn't for D Maner I might be homeless, I had to sell my mobile home when they raised the space rent Some potential areas for housing-Taylor Rd, near the ARCO, with a cross intersection at Golden State (Golden State to Taylor Rd)
We need more police before more growth! No more houses & no more low income houses, single family houses only!
We don't need anymore housing - brings more problems for us all No
I don't want to lose the "buffer" zone from Ag. We need farm land and a buffer between housing. Where will you get the water for new housing, is sewer system prepared for new housing? Every new development should have a duplex at street intersection; use eminent domain to develop empty lots/parcels within the incorporated area of the city
West Main & South Lander are appropriate; other areas too congested already Turlock does not need more new housing; need to focus more on water system; no more new homes; tired of water, clothes smelling like chlorine
If government assistance is provided they should be required to be drug & crime free None limit growth
No
Note: Livermore is a good example of town houses & their city's redevelopment We don't need more housing-this use to be a good town & the bigger it gets crime rises Land along Colorado south of Hawkeye
No
Stop adding new housing; improve street conditions, sidewalks, bike lanes; no more drive thru/fast food restaurants
No
County pockets
No
No
No more
Whatever financial budget assigned to homeless homes please divert to taxpayers kids future development Stop taking farm land out of commission
N. Golden State
There is a lot of free space to build housing west of Hwy 99 South of E Glenwood; expand NE Turlock, south of Taylor, affordable homes w/o consideration of required sewer & water there; NW of Turlock W of 99 & S of Taylor Rd; s/b market driven not forced through government regulation & subsidy.

Open field at Geer & Christofferson; investment in own homes; wealthy buy homes to rent, prevents those able to buy from buying a home causing economic disparity No idea
South of East Avenue
G-163

Page 834 of 1923 ends

Turlock General Plan Update
Community Survey Report B-111
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
Wherever it would be easy for redevelopment; construction of new houses & shopping areas Near Quincy
East side towards Denair; Keep industrial west of 99, develop schools & parks east, with Taylor/Monte Vista/Fulkerth as access
E Monte Vista Ave, between Geer & Johnson
Hawkeye & Geer; corners around Taylor Rd; around Costco, South Golden State, etc NW corner Geer/Hawkeye; nice condo on east side; 2-3 story apartment Corner Hawkeye & Geer; mixed use housing Golden State & Olive (old Jura's)
Vacant areas off of E Main in the vicinity of 1000 E Main going north GS where cannery used to be and empty, no business or buildings tear down; focus on building houses where businesses don't exist, don't need to tear something down to put same thing up Geer & Hawkeye

1. large NE corner at Geer & Monte Vista; 2. large NW corner lot-Geer & Hawkeye No
No input
Allow more expansion of city boundaries to all more homes growth toward Denair & west of Costco Southeast master plan needs to be developed
Promote more in fill in all areas
Expand the city limits/borders
Salida Golden State lado sur
Northeast area is a blanket of R1- duplexes and granny flats would make it more recession proof, needs grocery store and small shopping area
expand City boundaries off of Tuolumne toward Denair with middle income housing options not affordable housing. that will only draw more homelessness see if churches and faith centers would be willing to downsize and sell their buildings or land for the purpose of low income housing.

South Golden State
Geer going North across and north of CSUS. affordable retirement vilages or adu's Linwood Ave
along Monte Vista toward/past Ceres and toward Denair
areas that do not impact agriculture
single family home behind Food Maxx
NE corner Geer & Monte Vista
west main
Vacant school district sites
North east Turlock; East of 99 & west of Geer Rd.

West Main west of Fransil
Establish the boundaries of the city; walking areas on the side of Geer & Taylor Rd Empty lots on Del's Ln across from Donnelly Park, more apartments could go there W Main to the west & Linwood to the west; lots of multiple family units with access to freeway Bring Keyes into Turlock & do multi-family there
In Fill vacant lots
Build homes behind college not apartments
No
Triangle property at Colorado & E Main
G-164

Page 835 of 1923 ends

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

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

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

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

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

G-165

Page 836 of 1923 ends

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

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

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

Page 837 of 1923 ends

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

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

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

Geer & Christoffersen, Geer & Monte Vista , Geer hawkeye Linwood
Monte Vista Ave and Geer Rd, Christoffersen, Geer and Hawkeye, N Walnut Rd E Monte Vista Lots currently for sale-single fam homes, not close; cute like Sunny Ln & Shady Ln w some custom lots
G-167

Page 838 of 1923 ends

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

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

NEAR COSTCO AND COLLEGE

TRAFFIC MANAGEMENT
no

JUST FIX OUR STREETS

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

THE CORNER OF GEER AND MONTE VISTA

NORTH OF TAYLOR RD

EMPTY LOTS NEAR UNIVERSITY
developed vacant land
Off Colorado, off Berkeley
Taylor RD, Hawkeye
E monte Vista, Geer and monte vista, Colorado and E Main St, Merritt , East Ave, Daubenberger, new land added to plan land cost & fees make housing expensive West of Hwy 99
I grew up and have property in Turlock, it is a wonderful town, looks out dated. Ideas are a step in the right direction
No new housing; Trader Joes, Sprouts, Whole Foods between Fulkerth & Tuolumne on Countryside Between Hwy 99 & Glenwood Ave & west of Golf Link Rd; land west of Hwy 99 between Taylor & Fulkerth; East of Washington should be annexed for more housing
Open land on Countryside between Tuolumne & Fulkerth; excellent for mixed use housing above retail; no need for big box stores with giant parking lots
NW corner Christopherson & Geer; area around Hobby Lobby, Ten Pin Fun Center; NE corner of Fulkerth & Tully north of Food Max
G-168

Page 839 of 1923 ends

Turlock General Plan Update
B-116 Community Survey Report
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
Corner of Fulkerth & Tully (NE)
Corner of Monte Vista & Geer (NE)
Open lots behind Bonanders & on Olive St and East Ave including off streets Tuolumne & Warner Rd; Taylor & Warner Rd; Zeering & Warner Rd Geer & Monte Vista, Geer & Christopherson, Geer & Hawkeye intersections; parcel on Colorado near Toscana, site of the old Jura's (Olive & Golden State); lots of infill spots North Golden state can be re-envisioned-parks/bike/road & more pedestrian friendly with shops & housing Between Denair & Turlock
Do not need more single family units - expensive & make our city bigger while adding little economic opportunity or value.

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

THE BRIDGE GOING TO THE FREEWAY ON GOLDEN STATE

GEER/FULKERTH

GEER/MONTE VISTA

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

AREA NEAR COLLEGE/PITMAN HIGH SCHOOL CONDOS
Monte Vista/ Geer Rd
lower price of vacant buildings
G-169

Page 840 of 1923 ends

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

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

STAY MOSTLY INSIDE THE CITY AND IMPROVE DENSITY

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

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

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

Make it easy to add granny flats
Reduce capital facility fees and building fees to encourage building on current empty lots East Glenwood Avenue and Golf Road
G-170

Page 841 of 1923 ends

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

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

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

G-171

Page 842 of 1923 ends

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

Where housing goes does not matter just make it affordable.

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

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

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

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

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

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

AND BUILDING STANDARDS LOTS OR SPACES VACANT IN THE CITY

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

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

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

GONE TO ROADS
I like the complete neighborhood concept-shopping plaza with homes around edge-new homes good-make sure there is no big box stores-parking for vehicles
Padres (divine gardens)
build single family homes off N Waring between Hawkeye and Tuolumne and off N Daubenberger & Canal single family homes
G-172

Page 843 of 1923 ends

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

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

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

Less housing there is plenty do not need anymore ghetto housing. Also let's not make this another Modesto ghetto
Promote new business development, push our/demo old unoccupied or delapidated businesses/homes etd., repair roads
Too many people & houses already
Southeast Turlock - South of East Avenue and East of Berkeley for single family homes Around the fairgrounds
G-173

Page 844 of 1923 ends

Turlock General Plan Update
Community Survey Report B-121
Question 6: “Are there other areas you think are appropriate for new housing? Please identify with a street name or landmark?”
East of Stan State Geer Rd & Monte Vista huge lot its been unuseable for 30 years. Build - college housing on it and let them pay rent college is free now
Modular homes specifically for 1st time buyers not seniors only. This way our children can afford to live in Turlock.

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

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

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

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

Page 845 of 1923 ends

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

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

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

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

Page 846 of 1923 ends

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

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

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

Page 847 of 1923 ends

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

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

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

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

PRODUCTIVE MEMEBERS OF SOCIETY THEN THOSE LESS FORTUNATE WILL HAVE

OPPORTUNITIES DUE TO A BETTER COMMUNITY

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

NOISE , NOISE UNDER CONTROL

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

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

North on Geer Rd and North Golden State Blvd
by movie theater
make sure people with low/no vision are accommodated
G-177

Page 848 of 1923 ends

City of Turlock
Planning Commission Study Session Preliminary
Sites Inventory for the Housing Element
July 18, 2024
G-178

Page 849 of 1923 ends

Meeting Objectives
• Provide an overview of requirements for sites inventory • Recap community outreach and process to date
• Present preliminary sites inventory and key strategies • Receive feedback from Planning Commission
G-179

Page 850 of 1923 ends

Presentation Outline
• Housing Element Background
• Capacity Under Current Zoning
• Community Outreach and Site Identification
• Strategies to Accommodate RHNA
• Discussion
G-180

Page 851 of 1923 ends

Turlock Housing Element Update
Housing Element Background
G-181

Page 852 of 1923 ends

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

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

Page 853 of 1923 ends

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

Page 854 of 1923 ends

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

Page 855 of 1923 ends

Turlock RHNA Allocation
Turlock RHNA Allocations
CYCLE

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

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

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

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

Page 856 of 1923 ends

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

Page 857 of 1923 ends

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

Page 858 of 1923 ends

Turlock Housing Element Update
Capacity Under Current Zoning
G-188

Page 859 of 1923 ends

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

Page 860 of 1923 ends

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

Page 861 of 1923 ends

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

Page 862 of 1923 ends

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

Page 863 of 1923 ends

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

Page 864 of 1923 ends

Summary of Capacity Under Current Zoning
Units Accommodated Under Current Zoning

VERY LOW AND LOW
INCOME

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

Page 865 of 1923 ends

Turlock Housing Element Update
Community Outreach
G-195

Page 866 of 1923 ends

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

Page 867 of 1923 ends

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

Page 868 of 1923 ends

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

Page 869 of 1923 ends

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

Page 870 of 1923 ends

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

Page 871 of 1923 ends

Turlock Housing Element Update
Rezoning Strategies
G-201

Page 872 of 1923 ends

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

Page 873 of 1923 ends

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

Page 874 of 1923 ends

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

Page 875 of 1923 ends

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

Page 876 of 1923 ends

Turlock Housing Element Update
Additional Strategies
G-206

Page 877 of 1923 ends

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

Page 878 of 1923 ends

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

Page 879 of 1923 ends

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

Page 880 of 1923 ends

Turlock Housing Element Update
Discussion
G-210

Page 881 of 1923 ends

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

Page 882 of 1923 ends

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

Page 883 of 1923 ends

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

Page 884 of 1923 ends

Presentation Outline

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

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

3. Next Steps and Timing
G-214

Page 885 of 1923 ends

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

Page 886 of 1923 ends

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

Page 887 of 1923 ends

Page 888 of 1923 ends

Page 889 of 1923 ends

Turlock RHNA Allocation
Turlock RHNA Allocations
CYCLE

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

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

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

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

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

Page 890 of 1923 ends

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

Page 891 of 1923 ends

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

Page 892 of 1923 ends

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

Page 893 of 1923 ends

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

Page 894 of 1923 ends

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

Page 895 of 1923 ends

Inventory Summary Under Current Zoning
Units Accommodated Under Current Zoning

VERY LOW AND LOW
INCOME

MODERATE
INCOME

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

Page 896 of 1923 ends

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

Page 897 of 1923 ends

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

Page 898 of 1923 ends

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

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

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Turlock Housing Element Update
Additional Strategies
G-230

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

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

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

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

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

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Turlock Housing Element Update
Housing Action Plan
G-236

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

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Goal #1: Increase Housing Supply and Balance Housing Types

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

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

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

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

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

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

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

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

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

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Linguistically Isolated Households
G-243

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

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

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Turlock Housing Element Update
Community Comments
G-245

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

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

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

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Turlock Housing Element Update
Next Steps
G-249

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

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

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

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

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Turlock Housing Element Update
Housing Element Overview
G-254

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

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Turlock RHNA Allocation
Turlock RHNA Allocations
CYCLE

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

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

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

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

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

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Page 928 of 1923 ends

Page 929 of 1923 ends

Turlock Housing Element Update
Sites Inventory
G-259

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Page 932 of 1923 ends

Inventory Capacity Under Current Zoning
Units Accommodated Under Current Zoning

VERY LOW AND LOW
INCOME

MODERATE
INCOME

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Turlock Housing Element Update
Rezoning Strategy
G-263

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

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Page 936 of 1923 ends

Page 937 of 1923 ends

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

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Turlock Housing Element Update
Additional Strategies
G-268

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

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

Page 941 of 1923 ends

Page 942 of 1923 ends

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

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Turlock Housing Element Update
Housing Action Plan
G-273

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

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Turlock Housing Element Update
Community Comments
G-276

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

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Turlock Housing Element Update
Next Steps
G-278

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

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DEVELOPMENT SERVICES

156 S. BROADWAY, SUITE 120 | TURLOCK, CALIFORNIA 95380 | PHONE 209-668-5640 | FAX 209-668-5107| TDD 1-800-735-2929

M E M O R A N D U M
RE: NOTICE OF REMOVED Attachment A, Attachment B and Attachment C to Resolution 2026-106

Please Note: Attachment A, Attachment B and Attachment C to Resolution 2026-106 have been removed due to the size of the documents and to avoid reader confusion. (These Attachments are identical to those attached to the draft resolution provided as Exhibit A to the staff report.) Should you wish to review a full and complete copy of Resolution 2026-106, it is available from the City Clerk’s Office.

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RESOLUTION NO. 2026-

BEFORE THE CITY COUNCIL OF THE CITY OF TURLOCK

RESOLUTION IN THE MATTER OF RESCINDING AND REPLACING RESOLUTION 2026-106 AND ADOPTING GENERAL PLAN AMENDMENT 2026-01 (2023-2031

HOUSING ELEMENT AND COMMERCIAL-RESIDENTIAL MIXED-USE DISTRICT) WHEREAS, State Housing Element law (Government Code Sections 65580 et seq.) requires every city and county in California to adopt a comprehensive General Plan that includes seven mandated elements; and

WHEREAS, pursuant to Section 65302 of the California Government Code, the City of Turlock has prepared a Housing Element as one of the required seven mandatory elements contained in its General Plan; and
WHEREAS, the Housing Element is one of the required elements and the only element reviewed and certified by the State Housing and Community Development Department (HCD); and
WHEREAS, the purpose of the Housing Element is to encourage the provision of an adequate and diverse supply of safe and affordable housing in all communities, consistent with Statewide housing goals; and
WHEREAS, the Housing Element consists of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources and scheduled programs for the preservation, improvement, and development of housing, pursuant to California Government Code Section 65580; and WHEREAS, all California localities are required by Article 0.6 of the Government Code Sections 65580 through 65590 to adopt housing elements as part of their general plan, and submit amended elements to the California Department of Housing and Community Development (HCD) for review; and
WHEREAS, the City of Turlock submitted the draft Housing Element to HCD for review on January 31, 2025. Subsequent revised Housing Elements addressing comments from HCD were submitted on September 18, 2025, November 13, 2025, May 5, 2026 and July 2, 2026; and
WHEREAS, on July 3, 2026 the City of Turlock received verification from HCD that the revised draft element meets the statutory requirements and can be certified once all necessary rezoning has been completed and the Element has been adopted; and WHEREAS, to meet the RHNA shortfall and comply with Housing Element requirements the City of Turlock is amending the Land Use and Economic Development Element of the General Plan to create a Commercial Residential Mixed-Use (CRMU) designation and is amending the General Plan designation of various properties; and WHEREAS, a duly noticed public hearing was held by the Turlock Planning Commission on August 6, 2026, to consider public testimony on the proposed project and

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its environmental determination; and
WHEREAS, following the public hearing, the Planning Commission adopted Resolution No. 2026-27, recommending that the City Council adopt General Plan Amendment 2026-01, including the Housing Element and Commercial-Residential MixedUse District.

WHEREAS, on August 11, 2026, the City Council considered and approved introduction of the General Plan Amendment 2026-01, including the Housing Element and Commercial-Residential Mixed-Use District, and inadvertently adopted Resolution No. 2026-106 prior to completion of the final public hearing requirement for a General Plan amendment as required by Government Code Section 65355.

WHEREAS, the City council then held the planned public hearing on August 25, 2026, where it considered public testimony on the proposed General Plan Amendment 2026-01, including the Housing Element and Commercial-Residential Mixed-Use District.

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

1. The recitals and findings set forth above are true and correct and incorporated herein by reference.

2. Resolution No. 2026-106 is hereby rescinded in its entirety.

3. Find that General Plan Amendment 2026-01 (Housing Element and Commercial Residential Mixed-Use District) meets the following findings:
a. That the proposed General Plan Amendment does conform to the provisions and standards of the General Plan.
b. That the proposed General Plan Amendment is consistent with the balance of the General Plan.
c. That the proposed General Plan Amendment is necessary to implement the goals and objectives of the General Plan.
d. That the public necessity, convenience, and general welfare require the proposed amendment.
e. That the proposed General Plan Amendment will not cause substantial environmental damage.

4. Find and determine that the project is exempt from CEQA in accordance with Section 21080.085 of the Public Resources Code.

5. The City Council adopts the Housing Element, provided as Attachment A, to this Resolution, as part of General Plan Amendment 2026-01 and directs staff to submit the adopted Housing Element to HCD.

6. The City Council amends the Land Use and Economic Development Element of the General Plan as provided in Attachment B to this Resolution.

7. The City Council amends the General Plan designation of multiple parcels as identified in Attachment C to this Resolution.

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

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AYES:

NOES:

NOT PARTICIPATING:

ABSENT: ATTEST:
__________________________
Nichole Fiez, City Clerk,
City of Turlock

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City of Turlock
2023-31
Housing Element

REVISED DRAFT
August 6, 2026
Volume 1

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City of Turlock
2023-31 Housing Element

REVISED DRAFT
August 6, 2026
Volume 1
Prepared by:

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Table of Contents
Introduction ............................................................................................................................. 1-1 Purpose and Objectives.......................................................................................................................................1-1 Legal Requirements..............................................................................................................................................1-2 Community Involvement.....................................................................................................................................1-4 Organization of the Housing Element..............................................................................................................1-6 General Plan Consistency ...................................................................................................................................1-7 Community Profile.................................................................................................................. 2-1 Location and Context..........................................................................................................................................2-1 Population Characteristics...................................................................................................................................2-4 Housing Market Characteristics ........................................................................................................................2-9 Economic Characteristics................................................................................................................................. 2-13 Recent Development Trends.......................................................................................................................... 2-17 Housing Resources .................................................................................................................. 3-1 Land Resources.....................................................................................................................................................3-1 Financial Resources............................................................................................................................................ 3-27 Administrative Resources................................................................................................................................ 3-30 Housing ActionPlan ................................................................................................................ 4-1 Quantified Objectives....................................................................................................................................... 4-38 List of Maps
Map 2-1: Housing Element - Regional and Local Context..................................................................................2-2 Map 2-2: Housing Element - Transit Routes inTurlock ...................................................................................2-3 Map 2-3: Housing Element - Job Inflow and Outflow................................................................................... 2-16 Map 3-1: Housing Element - Pipeline Projects ............................................................................................... 3-10 Map 3-2: Housing Element - Downtown Sites................................................................................................ 3-12 Map 3-3: Housing Element - Vacant Residential Sites................................................................................... 3-14

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Within these parameters, the intent of the Element is also to comply with State law requirements.

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

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

REGIONAL HOUSING NEEDS ALLOCATION (RHNA)
Turlock’s Housing Element was last updated in 2015 to plan for the years 2015-2023. This Housing Element update reflects the RHNA as determined by StanCOG for the Sixth Cycle Housing Element update, covering the years 2023-2031. The RHNA is a State-mandated process intended to ensure every city, town, and county plans for enough housing production to accommodate future growth.

HCD assigns each region of the state an overall RHNA allocation. StanCOG distributes a “fair share” portion of that allocation to each local jurisdiction in Stanislaus County. Each city and county must then identify adequate sites with a realistic capacity for development sufficient to meet this RHNA.

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

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

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Chapter 1: Introduction
1-4 Hearing Draft | August 6, 2026
• AB 879 (2017), which amended Government Code sections 65400, 65583, and 65700 and Health and Safety Code section 50456, and AB 1397 (2017), which amended Government Code sections 65580, 65583, and 65583.2, require additional analysis and justification of sites listed on a local government’s housing sites inventory, additional explanation of the realistic capacity of those listed sites, and further scrutiny of governmental and nongovernmental constraints that limit the production of housing. • AB 686 (2018), which amended Government Code sections 65583 and 65583.2, requires local governments to Affirmatively Further Fair Housing (AFFH) by including in revised housing elements (1) an assessment of fair housing; (2) equitable distribution of housing to meet the needs of households at all income levels and dismantle segregated living patterns with integrated and balanced living patterns; (3) policies and programs that address fair housing barriers and promote fair housing patterns; and (4) a comprehensive, collaborative, accessible, inclusive, and equity-driven public engagement approach. • AB 215 (2021), which amended Government Code section 65585, extends the housing element compliance review process by requiring local governments to make draft housing elements available for public review prior to submittal to State HCD rather than conducting concurrent review. The draft must be made publicly available for at least 30 days, and the local government must consider and incorporate public comment for at least 10 business days, before sending the draft to State HCD. AB 215 also increased State HCD’s review period of the first draft element submittal from 60 to 90 days and within 60 days of its receipt for a subsequent draft amendment or adoption. However, the January 31, 2023, statutory deadline remains the same, even as these new requirements have significantly added to the time a city needs to complete the overall housing element update process. • AB 1398 (2021), which amended Government Code sections 65583, 65583.2, and 65588, revises the consequences for local governments that do not meet the deadline for housing element adoption. Local governments must complete rezoning no later than one year from the statutory deadline for adoption of the housing element if that jurisdiction fails to adopt a housing element that State HCD has found to be in substantial compliance with state law within 120 days of the statutory deadline. The City retains the three-year rezoning period if the housing element is adopted within 120 days of the statutory deadline. • AB 1304 (2021), which amended Government Code sections 8899.50, 65583, and 65583.2, clarifies that a public agency has a mandatory duty to comply with existing Housing Element Affirmatively Furthering Fair Housing (AFFH) requirements. AB 1304 revises the items to be included in AFFH analysis and requires that analysis to be done in a specified manner. In addition, the housing inventory must analyze the relationship of the sites identified in the inventory to the city’s duty to affirmatively further fair housing.

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

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

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

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Chapter 1: Introduction
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Organization of the Housing Element
The Housing Element is a required component of the General Plan, published under separate cover.

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

Includes additional details to demonstrate the viability of sites included on the inventory of housing sites and the projections for housing development during the 2023-31 period.

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• Appendix G – Outreach Materials: Includes outreach materials, summaries, and a description of how community and stakeholder input has been reflected in the Housing Element.

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

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

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

In 2022, the City participated in a comprehensive update of the 2017 Stanislaus County MultiJurisdictional Hazard Mitigation Plan. As part of the process, the City of Turlock prepared and adopted a Local hazard Mitigation Plan (LHMP), which implements the Federal Emergency Management Agency’s (FEMA) Mitigation Planning regulations (44 CFR 201), the federal Disaster Mitigation Act of 2000, and the Floodplain Management Plan requirements of FEMA’s Community

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Chapter 1: Introduction
1-8 Hearing Draft | August 6, 2026
Rating System (CRS). The City is required to have a FEMA-approved hazard mitigation plan to be eligible for disaster recovery assistance and mitigation funding. The LHMP was found in compliance with the Disaster Management Act and approved by the California Office of Emergency Services (CALOES) and FEMA, and the Safety Element was amended to incorporate the LHMP by reference. The identification of sites to accommodate the City's Sixth Cycle RHNA was made in consideration of natural and humanmade hazards in the community, ensuring consistency with the Safety Element.

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

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2 Community Profile
Turlock is a Stanislaus County community of about 71,000 residents with strong agricultural roots and relaxed rural feel. The city occupies 16.9 square miles of land within the California State Route 99 corridor, linking it to other Central Valley cities including Stockton and Sacramento to the north and Fresno and Bakersfield to the south. As the home of the California State University, Stanislaus, Turlock offers an opportunity to combine a quality learning environment with small-town feel.

Cultural art experiences, sports activities, twenty-four parks, sixteen schools, a full range of medical facilities and the attractiveness of the nearby San Francisco Bay Area and the Sierra Nevada add to the pleasure of living in Turlock. This community profile documents population and housing characteristics, economic conditions, and current development trends to highlight community housing needs as well as issues and opportunities related to housing production. For a more detailed analysis of local housing needs, please see Appendix B: Housing Needs Assessment.

Location and Context

LOCATION AND ACCESS
The City of Turlock is located in southern Stanislaus County about 14 miles south of Modesto, 26 miles north of Merced, and 45 miles south of Stockton, as shown in Map 2-1. Covering an area of approximately 16.9 square miles, the City is an urbanized island, surrounded on three sides by prime agricultural lands in each direction. Highway access is provided by California State Route 99 (SR 99), a north-south highway that runs through the center of Turlock. Stanislaus Regional Transit Authority (StanRTA) provides connections from the Roger K. Fall Transit Center on North Golden State Boulevard to the surrounding cities, such as Keyes, Ceres, and Modesto. Amtrak operates the San Joaquin route from the Turlock-Denair station on North Santa Fe Avenue in Denair, providing multiple daily connections between San Francisco Bay Area and Bakersfield. Within the city, Turlock Transit is the primary bus agency serving residents and visitors of Turlock and provides seven different individual routes to navigate around Turlock, as shown in Map 2-2.

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

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

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

Population Characteristics

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

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

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

RACE AND ETHNICITY
Chart 2-3 presents the racial and ethnic composition of the City of Turlock’s population in 2010 and 2020 as reported in the U.S. Census (for 2010) and in American Community Survey five-year data (for 2020). Since 2010, Turlock has seen an increase in its Hispanic population from 36.4 percent to

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

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Chart 2-3: Population by Race in Turlock, 2010 and 2020 AGE
Current and future housing needs are usually determined in part by the age characteristics of a community’s residents. Each age group has distinct lifestyles, family type and size, incomes, and housing preferences. Consequently, evaluating the age characteristics of a community is important in determining its housing needs.

According to the 2020 ACS five-year estimates, the city’s median age is 34.5, which is nearly equal to Stanislaus County’s median age of 34.3. Chart 2-4 indicates that older adults in Turlock account for the fastest growing share of the overall population: 13.8 percent of the population was age 65 and over in 2020 compared to 11.8 percent in 2000, despite a small decrease in the population over 85.

Notably, by the end of the 2023-2031 planning period, adults within Turlock’s 55 to 64 cohort (10.15 percent of the 2020 population) will become seniors. In addition, the share of children, youth, and young adults (under 24) has decreased since 2010, from 41.2 percent of the population in 2000 to

36.0 percent of the population in 2020. Between 2020 and 2022, patterns remained relatively similar, with 13.3 percent of the population over 65, 11.2 percent of the population between 55 and 64 and

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

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Hearing Draft | August 6, 2026 2-7
Chart 2-4: Age Distribution in Turlock, 2010 and 2020
Source: U.S. Census Bureau, Census 2000 SF1, Table P12; U.S. Census Bureau, Census 2010 SF1, Table P12; U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B01001 GENDER
In 2022, there were 72,307 residents in Turlock; about 46.9 percent of residents were male, while

53.1 percent of residents were female. Female-headed families, including those with children, are identified as a special needs group in State law because they are more likely to be supporting a household with one income, increasing the probability the household is low-income and housing cost-burdened. In Turlock, there are 3,756 female-headed households (15.2 percent of total households) and 1,932 male-headed households (7.8 percent of total households). Female-headed households represented about 11.4 percent of owner-occupied households and 19.8 percent of renter-occupied households. Similarly, in Stanislaus County as a whole, female-headed households represented about 10 percent of owner-occupied households and 22.3 percent of renter-occupied households. Stanislaus County has a slightly higher percentage of renter-occupied female-headed households than Turlock.

INCOME
Household income is one of the most significant factors affecting housing choice and opportunity.

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

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

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

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

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

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

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Hearing Draft | August 6, 2026 2-9
30 percent AMI and experienced the second highest rates of poverty. They are followed by Black or African American residents who experience the highest rates of poverty. Overall, Turlock has a lower poverty rate (13.1 percent) than the County (15.1 percent). - Older Adult Households. Older adults are the fastest growing segment of the population in Turlock, and 10 percent of the population is aged between 55 and 64 years, which means a relatively large number of residents will become seniors during the 2023-31 planning period.

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

Housing Market Characteristics

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

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

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

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

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

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City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 2-11
Chart 2-7: Age of Turlock Housing Stock, 2022
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B25034 Chart 2-8: Turlock Household Tenure, 2000 to 2020
Source: U.S. Census Bureau, Census 2000 SF1, Table H04; U.S. Census Bureau, Census 2010 SF1, Table H04; U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25003

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Chapter 2: Community Profile
2-12 Hearing Draft | August 6, 2026

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

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

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City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 2-13
Chart 2-10 Cost Burden in Turlock
Economic Characteristics

INDUSTRY SECTORS
According to ACS 2022 five-year estimates, there are 31,746 persons in the labor force in the City of Turlock. As seen in Chart 2-11, the largest industry represented among Turlock workers is Health and Educational Services (27.7 percent) which is a greater share of the workforce represented in the industry compared to the county (21.4 percent). Compared to Stanislaus County, employees in the Construction industry account for significantly less of Turlock’s employment distribution (6.4 percent) than that of the county (8.9 percent).

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

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2-14 Hearing Draft | August 6, 2026
Chart 2-11: Turlock and Surrounding Areas Employment by Industry, 2022 Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table S2405 Table 2-2 Major Employers in Turlock
Employer Employees Description
Manufacturing
Foster Farms Poultry 2,000 Poultry Processor
Blue Diamond Growers 500 Nut Processor
Super Store Industries/Sunnyside Farms 340 Dairy and Juice Products SupHerb Farms 209 Culinary Herbs and Blends
Associated Feed & Supply Co 191 Animal Feed Processor
Sensient Dehydrated Flavors 182 Food Processor
Non-Manufacturing
Turlock Unified School District 2,000 School District
California State University Stanislaus 1,000 Public University Emanuel Medical Center 1,100 Health Care
Amazon 981 Distribution Center
City of Turlock 650 City Government
TID 450 Water and Electric Utility
Home Depot 201 Retailer
Freshpoint 200 DistributionCenter
Crimetek Security 185 Investigation and Security
Costco 180 Retailer

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City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 2-15
Walmart 165 Retailer
Covenant Retirement and Care 165 Nursing and Residential Care Target 150 Retailer
Save Mart Supermarkets 145 Retail Grocer
Raley’s 134 Retail Grocer
Northern Refrigerated 100 Freight Trucking
Source: Stanislaus County Comprehensive Economic Development Strategy 2023-2028, Table 12

COMMUTING TRENDS
U.S. Census Bureau OnTheMap tool displays where workers are employed and where they live. As shown on Map 2-3, the U.S. Census identified 27,814 workers in the City of Turlock in 2021, of whom 19,829 commute from outside of the city, which represents 71.3 percent of the total worker population. Approximately 7,985 people both live and work in Turlock, which accounts for only 28.7 percent of total worker population. About 22,347 workers who live in Turlock commute outside of the city for work. This means almost three times the number of workers commute out of Turlock compared to those who live and work in the city. Additionally, there are less number of workers who commute into Turlock (19,829) as compared to those who live in Turlock and commute out of the city to work (22,347).

TRANSIT ROUTES
Turlock Transit operates seven different individual routes that serve the communities of Turlock and Denair, as shown in Map 2-2. Routes travel along main corridors in Turlock such as Golden State Boulevard, Hawkeye Avenue, Geer Road, and Lander Avenue, and provide connection to prominent locations in Turlock, including CSU Stanislaus, Emmanuel Medical Center, middle and high schools, and Downtown. HCD guidance and best practices for selecting sites to accommodate lower income RHNA include proximity to transit and access to amenities and jobs.

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

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

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

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City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 2-17
Recent Development Trends
During the 2014 to 2024 period, the City saw construction of 1,014 new homes, as shown on Table 2-3. The majority of new homes built were detached single-family houses, with 277 multifamily units constructed. A signature achievement for the City during the 2015-2023 period was the completion of the Avena Bella affordable housing community. Located on a 4.3-acre site in the southwestern part of the community, Avena Bella Phase 2 is a 61-unit affordable housing project consisting of gardenstyle 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.

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

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

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

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Chapter 2: Community Profile
2-18 Hearing Draft | August 6, 2026
Table 2-4: StanCOG Jurisdictions 5th Cycle RHNA Performance 5th Cycle RHNA Allocation Units Accommodated During 5th Cycle Percent Accommodated During 5th Cycle Jurisdiction VL Low Mod
Above
Mod Total VL Low Mod
Above
Mod Total VL Low Mod
Above
Mod Total
Ceres 622 399 446 1,104 2,571 0 1 12 71 84 0.0% 0.3% 2.7% 6.4% 3.3% Hughson 53 34 38 93 218 0 0 0 91 91 0.0% 0.0% 0.0% 97.8% 41.7% Modesto 1,546 991 1,100 2,724 6,361 103 71 303 1,026 1,503 6.7% 7.2% 27.5% 37.7% 23.6% Newman 186 119 136 337 778 0 1 3 48 52 0.0% 0.8% 2.2% 14.2% 6.7% Oakdale 315 202 210 520 1,247 14 44 84 382 524 4.4% 21.8% 40.0% 73.5% 42.0% Patterson 636 408 416 1031 2,491 0 0 0 0 0 0.0% 0.0% 0.0% 0.0% 0.0% Riverbank 321 206 217 536 1280 33 38 0 148 219 10.3% 18.4% 0.0% 27.6% 17.1% Unincorporated
County 538 345 391 967 2241 0 29 44 556 629 0.0% 8.4% 11.3% 57.5% 28.1% Turlock 877 562 627 1552 3,618 18 279 655 486 1,438 2.1% 49.6% 104.5% 31.3% 39.7% Waterford 131 84 89 221 525 0 0 2 34 36 0.0% 0.0% 2.2% 15.4% 6.9% Source: California Department of Housing and Community Development, 2024

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Hearing Draft | August 6, 2026 3-1
3 Housing Resources
The Housing Element is a component of the General Plan which guides planning for housing to meet the current and projected needs of all households in the community. This chapter summarizes the various resources available for the preservation, improvement, and development of housing in Turlock. The analysis includes an evaluation of the availability of land resources available to accommodate the City's share of the region’s future housing needs, as well as the administrative resources available to assist in implementing the City’s housing programs and policies, and the financial resources available to support housing activities.

Land Resources
Government Code (GC) Section 65583(a)(3) requires local governments to prepare an inventory of land suitable for residential development, including vacant sites and sites with the potential for redevelopment. The inventory must identify specific parcels that are available for residential development and be accompanied by an analysis of public facilities and services capacity to serve the identified sites. Further, the inventory must have sufficient capacity to accommodate the jurisdiction's share of the regional housing need, as determined by the applicable council of governments, in this case Stanislaus Council of Governments (StanCOG).

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

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

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3-2 Hearing Draft | August 6, 2026
• Sites zoned for nonresidential use that can be redeveloped for residential use and a program is included in the Housing Element to rezone the site to permit residential use within three years of adoption.

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

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

REGIONAL HOUSING NEEDS ALLOCATION
The Regional Housing Needs Allocation (RHNA) is the total number of new housing units that the City must plan to accommodate in the 2023-31 planning period. RHNA is split into four categories representing different levels of affordability, based on median income level in the county. RHNA is established through the following process: the California Department of Housing and Community Development (HCD) first determines the estimated need for new housing in each region of California for the planning period, based on population projections and other factors including rates of vacancy, overcrowding, and cost-burden. Each council of governments (COG) then allocates a target to each city or town within its jurisdiction, considering factors such as access to jobs, good schools, and healthy environmental conditions. For Stanislaus County, StanCOG developed and refined a methodology for 2023-31 RHNA allocations with input from local jurisdictions. The StanCOG’s Policy Board adopted the 6th Cycle Final RHNA Allocation, Methodology, and Regional Housing Needs Determinations on June 16, 2022. Turlock’s Regional Housing Needs Assessment (RHNA) allocation for the 2023-31 planning period has been determined by StanCOG to be 5,802 housing units, including 1,305 units for very low-income households, 903 units for low-income households, 1,096 units for moderate-income households, and 2,498 units for above moderate-income households (Table 3-1). AB 2634 mandates that localities calculate the subset of the very low-income regional need that constitutes the communities need for extremely low income housing. As an alternative to calculating the subset, local jurisdictions may assume that 50 percent of the very low income category is represented by households of extremely low income (less than 30 percent of the Area Median Income or AMI).

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City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-3
Table 3-1: Regional Housing Needs Allocation (2023-2031) Income Group % of County AMI Number of Units Allocated Percent of Total Allocation Very Low 0-50% 1,305 22.5%
Low >50-80% 903 15.6%
Moderate >80-120% 1,096 18.9%
Above Moderate 120%+ 2,498 43.0%
Total 5,802 100.0%
Source: Stanislaus Council of Governments, 2022

SITE IDENTIFICATION
To identify potential sites for new housing, a parcel-based analysis of properties within the City limit was conducted using County Assessor data. Vacant sites were identified, along with underutilized non-vacant sites with potential for redevelopment within the planning period. Two primary metrics were used to identify underutilized parcels: assessed value ratio (A/V) and low as-built floor area ratio (FAR). A/V ratio considers the relationship between the value of the land and the improvements constructed on it. Where the value of the land is worth substantially more than the value of the structures on it, there is an incentive for the owner to redevelop with new uses that command higher rents or sales prices. Similarly, a low FAR means that the square footage of buildings is small compared to the overall size of the site, indicating the potential for redevelopment with other uses.

A commercially zoned property containing a low-slung shopping center with large areas of surface parking could be considered underutilized, particularly if vacancy rates are high. Areas where vacant and underutilized sites cluster are locations where change is most foreseeable over the planning period and are an important focus of planning activities. Based on this analysis, four "opportunity areas" where change is foreseeable over the planning period were identified: Downtown, North Golden State, Geer Road, and West Main.

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

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

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

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

Consistent with State law and guidance from HCD, L/VL RHNA sites included on the inventory that are not pipeline projects have been screened to ensure they are not located in FEMA-designated seismic, geologic, or flood hazard areas and that they do not require remediation of contaminated soil or water prior to development. Sites on the inventory identified as suitable for L/VL households also conform to other best practices recommended by HCD, including proximity to transit routes, schools, jobs, parks, and daily services. As shown on Map 3-8, Citywide Sites Inventory, the lower income sites are located on Geer Road, North Golden State Boulevard, Lander Avenue, West Main Street, and throughout Downtown, which are all transit routes on Turlock Transit. The location along these corridors provides good access to schools, shops, and other services throughout Turlock, with regional transit connections available as well. Additionally, all sites are within a 10-minute walking radius of existing parks.

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

The average as-built density of recent projects surveyed was 30.5 dwelling units per acre (du/ac), with a range from approximately 20 du/ac along commercial corridors to 47 du/ac in downtown settings. Current land use and zoning regulations in Turlock permit housing development at comparable densities in the Downtown Mixed Use and High Density Residential designations, where housing is permitted at up to 40 du/ac. These designations apply in the downtown area and along major arterial roadways, including Geer Road, Christoffersen Parkway, Monte Vista Avenue, and Fulkerth Road as well as in the Morgan Ranch Master Plan area. In these locations, residential development on available sites was assumed at 80 percent of the maximum permitted density, which is comparable to the average as built density of recent high density projects surveyed. For both vacant sites and non-vacant sites, the assumed density was applied to the gross site area; for example, a 1- acre site with a maximum permitted density of 40 du/ac was assumed to have a realistic capacity for 32 new homes, reflective of the densities in other recently approved projects in Turlock and surrounding communities.

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

AFFORDABILITY ASSUMPTIONS
State law allows jurisdictions to use higher density as a proxy for lower income affordability.

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

As described more fully in Appendix F, a study of what Moderate income households of various sizes in Turlock can afford to pay for housing in comparison to typical rents and sales prices in the area indicates that, on a per square foot basis, rental housing is within the maximum affordable monthly payment for households making between 80 and 120 percent of the countywide area median income.

However, the typical home price of for sale product exceeds the maximum affordable to Moderate income households of all sizes. Additionally, a review of multifamily housing built in Turlock since 2010 indicates that the vast majority are rental apartments, and all multifamily housing built in the city during the 2015-2023 cycle was rental product. Therefore, for the purpose of realistic projections, this analysis assumes that on sites zoned for higher density housing that do not meet the lower income suitability criteria, 75 percent of the units will be affordable to Moderate income households and 25 percent will be affordable to Above Moderate income households.

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

Pipeline Projects
According to HCD Guidance, projects that have been approved, permitted, or received a Certificate of Occupancy during the projection period (June 30, 2023 – December 15, 2031) can be counted toward the 2023-31 cycle RHNA. Table 3-2 details these pipeline projects and they are shown on Map 3-1. In total, there are 17 projects that involve construction of 1,282 units, including 6 very low- and lowincome units, 370 moderate-income units, and 906 above moderate-income units. Assignments to income categories represent commitments from project proponents. Affordability determinations for pipeline projects shown in the Table 3-2 were made by looking at the sale price of each unit if the unit had been sold at the time the report was being prepared. If the unit had not been sold, then City staff asked the builder for the estimated listing price of the unit if it was to be a for sale unit. If the unit was to be a rental unit, then staff researched the rental rate for the specific unit, or if that information was not available, staff looked at comparable rents for other units of similar size within the same area. Staff then put the for sale or for rent rate into the affordability calculator provided by HCD to determine the appropriate income category against which the units should be counted. The rent or sales price affordable to Moderate income units varies from year to year, but for example, in 2021 a 4 bedroom home with a sale price of 325,000 would have been classified as Moderate income and a 4 bedroom home for rent at a rental price of $2000 would have been classified as moderate income based on the affordability calculator provided by HCD. Table F-9 in Appendix F provides the actual rent or sales prices of pipeline projects where available as compared to the maximum affordable household housing cost, based on State income limits for Stanislaus County. The actual rent and sales prices are not available for the majority of projects listed on Table 3-2 as they are not yet on the market; however, to the extent information on actual rents and sales prices is available it has been incorporated into Table F-9 in Appendix F. For the rental projects listed, the data shown in

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Table F-9 represents comparable rents from Zillow for projects in the same areas of the City, offering comparable amenities, and of as similar age as possible. The table demonstrates that actual rents and sales prices fall within the established income limits for the typical household expected to occupy the pipeline units.

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

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

Construct
driveway entrances
for the project.

Approved
5/3/22

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

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

Approved
1/31/23

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

Paving, 5 parking
spaces and
landscaping
included.

Project
Completed
11/19/24

0.8 4
3 3

Page 992 of 1923 ends

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

0.9 1
6 6
521 W.

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

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

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

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

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

7.1 5
175 175
1137, 1201,
& 1233 Fifth
Street
043-059-001;
043-016-004;
043-016-006;
Subdivide three
parcels into 178
single-family
residential lots
Approved
5/11/2021

15. 66
178 178

Page 993 of 1923 ends

Chapter 3: Housing Resources
3-8 Hearing Draft | August 6, 2026
Address APN(s) Project Description Project Status
Site
Size
(acres)
Income Category
Total Units Very
Low and
Low
Moderate Above
Moderate
Under
Constructi
on
1525 W.

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

2.67-acre parcel,
into 30 singlefamily residential
lots.

Approved
10/22/24

2.6 7
30 30
300 N.

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

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

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

0.88-acre lot.

Approved
11/4/2024

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

13.61 acres, into
114 single-family
residential lots.

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

13. 61
114 114
3130 E
Tuolumne
Rd
073-016-007 Subdivide one

11.42-acre parcel
into 22 single
Approved
6/10/25
Improveme
nt Plans in

11. 42
22 22

Page 994 of 1923 ends

City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-9
Address APN(s) Project Description Project Status
Site
Size
(acres)
Income Category
Total Units Very
Low and
Low
Moderate Above
Moderate
family residential
lots.
review
working on
final map
TOTAL 6 370 906 1,282
Source: City of Turlock, 2025; Dyett & Bhatia, 2025
Morgan Ranch Master Plan
Adopted in 2015, the Morgan Ranch Master Plan outlines land use and development standards for the 170.7-acre Plan Area, a roughly triangular area that is bounded by State Highway 99 to the south, Golf Road to the east, and Glenwood Avenue to the north. The Plan Area includes 120.2 acres of land classified for Medium Density Residential and 15 acres of land classified to High Density Residential.

Located on both sides of the new Morgan Ranch arterial road, Medium Density Residential (7.5 to 9 du/ac) is the predominant land use classification within the Plan Area and is intended to provide entry-level housing opportunities of single-family homes and duplexes within easy walking and biking distance to neighborhood parks and the new elementary school. The sites inventory can accommodate 875 single-family homes in these areas, which would be market rate homes affordable to above moderate-income households. The Master plan also includes a High Density Residential (17 to 40 du/ac) land use classification intended to support compact development, provide housing choices to match changing demographics, and facilitate needed affordable housing with a variety of designs. The High Density Residential classification applies to four parcels within the Master Plan area: two parcels along Golf Road in the northeastern part of the Master Plan area, and two parcels in the northwestern part of the Master Plan area. Each of the four parcels meets the eligibility criteria established in State law for sites identified to accommodate lower income RHNA, including that they are between 0.5 and 10 acres in size, free from environmental constraints, zoned to accommodate housing, have appropriate development standards, and that capital improvements are planned to serve them. As such, the sites inventory assumes 450 VL/L units on these four parcels. Additional detail of site suitability and realistic capacity on these parcels is provided in Appendix F.

Downtown
Downtown Turlock is the city’s business and historic district, with shops, eateries, offices, and potential for redeveloping underutilized areas along East Olive Avenue, East Main Street, South Center, and North Thor. With its narrow streets, short blocks, and historic buildings, the Downtown area is a walkable environment with transit options. HCD best practices for selecting sites to accommodate lower income RHNA include proximity to transit and access to amenities and jobs. In the citywide survey of Turlock residents, respondents indicated the highest level of support for housing in a mixed-use format downtown, with residential uses located above shops (see Appendix G).

Page 995 of 1923 ends

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

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

Page 996 of 1923 ends

City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-11
As shown in Map 3-2, there are five Downtown Overlay Districts as defined in the Turlock Downtown Design Guidelines and Zoning Regulations document: Downtown Core (DC), Downtown Core Transition (DCT), Transitional Commercial (TC), Industrial Residential (IR), and Office Residential (OR). Residential development at up to 40 du/ac is permitted in the Downtown Core, up to 30 du/ac on properties in TC, IR, and OR overlay districts, and up to 24 du/ac in the DCT overlay district. Parcel size tends to be small; the majority of the sites are less than half an acre in size. There are few vacant parcels, but there is strong potential for redevelopment of older, underutilized commercial properties and some surface parking lots within the downtown area. Additionally, ownership patterns indicate opportunities for redevelopment, as there are 10 clusters of adjacent parcels under common ownership downtown. Adjacent parcels under common ownership can be developed together, and the resulting economies of scale help with the financial feasibility of redevelopment.

Sites that meet the criteria established in State law for lower income RHNA sites were assigned to the Very Low and Low (VL/L) income category, while sites that did not meet the criteria were counted toward the Moderate and Above Moderate-income categories. As described above, for non-vacant sites outside the Downtown Core, the gross site acreage was considered in the capacity calculation.

On this basis, 425 VL/L income units, 12 Moderate income units, 280 Above Moderate income units were assumed in the Downtown area, for a total of 717 housing units. Sites are shown on Map 3-2.

Projections for the downtown area represent approximately 11 percent of the total capacity of the inventory and 17 percent of the total capacity for L/VL income units.

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

Accessory Dwelling Units
Accessory Dwelling Units can be built either as detached units on residential lots or incorporated into the primary structure. As such, there is potential for ADUs in established neighborhoods throughout Turlock. Since they are typically smaller than a single-family home, ADUs and Junior ADUs can be “affordable by design,” meaning they cost less to build, buy, or rent. As such they can offer affordable opportunities for older adults living on fixed incomes, students, retail employees, and lower income households. Safe harbors in State Housing Element law allow for the use of local trends since 2018 to project the future rate of ADU production. On average, from 2018 to 2024, the City has issued construction permits for 41 ADUs (Table 3-3). By this measure, Turlock can project at least 7 ADUs per year throughout the planning period; however, as noted in HCD’s Housing Element Site Inventory Guidebook, this methodology represents “a conservative option [that] only account[s] for the effect of the new laws without local promotional efforts or incentives.” Since 2022, the annual production trend has increased steadily with more than three times the number of permits issued in

Page 997 of 1923 ends

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

Page 998 of 1923 ends

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

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

Table 3-3: Recent ADU Approvals
Year ADU Building Permits Issued
2018 2
2019 3
2020 2
2021 5
2022 5
2023 8
2024 16
Total 41
Annual Average (2018-
2024)

5.85 Source: City of Turlock, Annual Progress Reports, 2018-2024 Vacant Residential Land
Outside of master plan and specific plan areas, there is a total of 189 vacant parcels designated for residential use. Of these parcels, 21 are designated as Very Low Density Residential, 134 are designated as Low Density Residential, 2 are designated Low-Medium Density Residential, 19 are designated as Medium Density Residential, and 13 are designated as High Density Residential. The Very Low, Low, and Low-Medium Density designations all permit single family housing. Vacant sites with these designations are projected to be developed with one unit each, counted toward Above Moderate RHNA. The High Density Residential designation permits housing at up to 40 du/ac, which is at a level deemed affordable to lower income households. Projected units on vacant High Density Residential sites that meet the criteria for lower income RHNA are counted toward VL/L RHNA. Sites that are too small or otherwise do not meet the criteria are counted toward Moderate and Above Moderate income RHNA using the assumptions described above. Overall, vacant residential land in Turlock can accommodate 393 very low- and low-income housing units, 133 moderate income units, and 576 above moderate-income units, for a total of 1,102 housing units. Map 3-3 shows the location of vacant residential parcels within the City limit.
1 Association of Bay Area Governments, "Affordability of Accessory Dwelling Units: A report and recommendations for RHNA 6", September 8, 2021.

Page 999 of 1923 ends

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

Page 1000 of 1923 ends

City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-15
Summary of Capacity Under Current Zoning
Based on strategies discussed above, under current zoning, there is capacity for 4,506 new units which represents 78 percent of the City's RHNA allocation of 5,802 units (Table 3-4). However, additional capacity to accommodate 1,296 units is needed, including 886 units at densities above 20 du/ac which are deemed affordable to lower income households. To bridge this gap, rezoning will be needed.

ADDITIONAL HOUSING POTENTIAL BY OPPORTUNITY AREA
Based on the community wide survey conducted in the spring of 2024, four areas were identified for potential rezoning to accommodate additional housing as needed to meet Turlock's RHNA obligations. The rezoning strategy would involve a new commercial-residential mixed use (C-RMU) base zone that would apply to underutilized commercial properties in these areas. The new C-RMU zoning would permit multifamily housing suitable for teachers, restaurant and service workers, firefighters, police officers, and others employed in Turlock in these areas in both 100 percent residential and mixed use formats. The C-RMU zoning would allow housing "by right" subject to objective design standards at up to 35 dwelling units per acre and meet the requirements of Government Code Section 65583.2(h) for sites rezoned to accommodate a shortfall of lower income RHNA including:
• Permit multifamily development "by right," subject to objective standards; • Permit at least 16 units per site at a density of at least 20 du/ac; • Permit 100 percent residential developments; and
• If mixed use is permitted, require that at least 50 percent of the floor area in a mixed use development be for residential uses.

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

Table 3-4: Units Accommodated Under Current Zoning
Location/Strategy Very Low and Low Moderate Above Moderate Total Pipeline Projects 6 370 906 1,282
Morgan Ranch Master Plan 450 875 1,325
Downtown 425 12 280 717
ADUs 48 24 8 80
Vacant Residential Land 393 133 576 1,102
Subtotal (A) 1,322 539 2,645 4,506
RHNA 2,208 1,096 2,498 5,802
% RHNA 60% 49% 106% 78%

Page 1001 of 1923 ends

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

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

Page 1002 of 1923 ends

City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-17
North Golden State
The North Golden State corridor extends along North Golden State Boulevard, from West Tuolumne Road down to Geer Road. Today, this segment of the corridor features a variety of service commercial uses, auto-oriented business, and retail shopping centers, some with large surface parking lots and undeveloped land that could present opportunities for redevelopment. Turlock Transit Routes 3 and 5 travel on North and South Golden State Roads and provide connection to John H. Pitman High School, CSU Stanislaus, Emmanuel Medical Center, Turlock Transit Center, and shopping and restaurants in Turlock Town Center. Parcel size varies from 0.3 acres to approximately 11 acres and is generally larger than sites in the Downtown and West Main opportunity areas. Larger sites offer more opportunity for housing units and a variety of housing types and income categories. Further, there are three clusters of adjacent sites under common ownership offering some of the best opportunities for redevelopment, averaging site size of 1.74 acres. Adjacent sites under common ownership can be developed together, offering economies of scale and helping with the financial feasibility of redevelopment.

In the citywide survey, the North Golden State opportunity area received the highest level of support for high density housing, with respondents indicating preference for 4-5 story apartments (Appendix G). Survey responses also indicated support for mixed-use development along the corridor and highlighted the need for installation of pedestrian and bicycle infrastructure as development occurs.

Current zoning applicable along the corridor (Community Commercial and Heavy Commercial) does not permit housing, so the C-RMU zone would be applied to vacant and underutilized sites in the area to facilitate the development of multifamily housing to help meet local need. C-RMU sites are projected to develop at 28 du/ac, which represents 80 percent of the maximum permitted capacity and is consistent with the densities seen in recently constructed and approved projects. As described above in the Affordability Assumptions section, C-RMU sites that meet the criteria for lower income sites are counted toward L/VL RHNA, while sites that do not are counted toward Moderate and Above Moderate RHNA. On this basis, 775 VL/L income units, 291 Moderate, and 95 Above Moderate income units were assumed in the North Golden State area, for a total of 1,161 housing units. Sites are shown on Map 3-5.

Geer Road
The Geer Road corridor extends along Geer Road, from Canal Drive up to Christoffersen Parkway.

Existing development along the corridor consists of a mix of single-family and medium density residential, strip malls featuring fast-food restaurants and banks, and large vacant parcels. Current General Plan land use and zoning for the area permits High and Medium Density Residential along Geer Road and Fulkerth Road, as well as Community Commercial on Geer Road between Monte Vista Avenue and Tuolumne Road. Turlock Transit Routes 1 and 2 travel on Geer Road and provide connection to CSU Stanislaus, Turlock Transit Center, and shopping and restaurants on Countryside Drive. Existing buildings in the area are typically 1- and 2-stories in height with surface parking partially screened from view with trees and landscaping. Vacant land along the corridor with zoning that currently permits housing was accounted for above; however, there are also underutilized parcels with commercial zoning that does not currently permit housing. The size of these parcels is relatively small, ranging from 0.2 acres to approximately 10 acres.

In the citywide survey, there was solid (although not unanimous) support for additional high-density housing along the corridor, including apartments, townhomes, and duplexes and triplexes (Appendix G: Community Survey Report). Accordingly, the C-RMU zone would be applied to underutilized commercial sites to help accommodate local need. C-RMU sites are

Page 1003 of 1923 ends

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

JOETT DR
WTuolumne Rd
N
Walnut Rd
Chestnut St
W Main St
N
Tully Rd
N Soderquest Rd S Soderquest Rd
S Tully Rd
Dianne Dr
N Soderquest Rd
Fulkerth Rd W Hawkeye Ave
Cro
well Rd
Geer Rd
Monroe Ave
Twentieth Century Blvd
North Golden State Opportunity Area
Pipeline Projects
Sites Inventory
Low/Very Low Income
Mixed Income
Source: City of Turlock, 2021; Dyett & Bhatia, 2021
North Golden State Sites
Housing Element
Map 3-5
0 500 1,000 2,000
Feet Page 1004 of 1923
Wolfe Ave
Geer Rd
N Golden State Blvd
Dels Ln
W MonteVista Ave
WTuolumne Rd
Cro
well R
d
W Christoffersen Pkwy
Pedras Rd
W Hawkeye Ave
Georgetown Ave
Fosberg
Rd
N First St
North Ave
Hedstrom Rd
E Hawkeye Ave
E Canal Dr
Andre Ln
Geer Rd
W Canal Dr
W Minnesota Ave
N Broadway
N Soderquist Rd
N Palm St
Annhurst Ave
Wayside Dr
Tampa St
GeorgiaWy
Hayes Dr
Baylor Ave
Aptos Dr
Fullerton Dr
Geer Rd
N Golden State Blvd
E Minnesota Ave
N
Olive Ave
N
C
olorado
Ave
N
Olive Ave
N
C
olorado
Ave
E Tuolumne Rd
N
Denair Ave
E Main St
N
Olive Ave
W Christoffersen Pkwy
E MonteVista Ave
E Tuolumne Rd
Twentieth Century Blvd
Geer Road Opportunity Area
Sites Inventory
Moderate Income
Low/Very Low Income
Mixed Income
Source: City of Turlock, 2021; Dyett & Bhatia, 2021
Geer Road Sites
Housing Element
Map 3-6
0 500 1,000 2,000
Feet Page 1005 of 1923
Chapter 3: Housing Resources
3-20 Hearing Draft | August 6, 2026
projected to develop at 28 du/ac, which represents 80 percent of the maximum permitted capacity and is consistent with the densities seen in recently constructed and approved projects. As described above in the Affordability Assumptions section, C-RMU sites that meet the criteria for lower income sites are counted toward L/VL RHNA, while sites that do not are counted toward Moderate and Above Moderate RHNA. On this basis, 198 VL/L income units, 255 Moderate income units, and 74 Above Moderate income units were assumed in the Geer Road area, for a total of 527 housing units. Sites are shown on Map 3-6.

South Lander
The South Lander opportunity area is located south of downtown along Lander Avenue and features a range of auto-related and industrial businesses today, along with single-family housing amidst businesses. Turlock Transit Routes 5 travels on South Golden State Road and Lander Avenue, and provide connection to Downtown, Turlock Transit Center, and shopping and restaurants in Turlock Town Center. There are a number of underused properties, including some with parking lots, that offer redevelopment potential. The size of underutilized parcels varies from 0.20 to 1.3 acres and is generally smaller than sites in other opportunity areas. Base zoning for these parcels is Community Commercial and Heavy Commercial, which does not permit housing.

In the Citywide survey, there was support for adding a mix of housing types, including apartments, townhomes, duplexes/triplexes, and garden apartments. Community comments indicated support for low-income housing in South Lander. Accordingly, the C-RMU zone would be applied to underutilized commercial sites to help accommodate local need. C-RMU sites are projected to develop at 28 du/ac, which represents 80 percent of the maximum permitted capacity and is consistent with the densities seen in recently constructed and approved projects. As described above in the Affordability Assumptions section, C-RMU sites that meet the criteria for lower income sites are counted toward L/VL RHNA, while sites that do not are counted toward Moderate and Above Moderate RHNA. On this basis, 193 VL/L income units, 70 Moderate income units, and 14 Above Moderate income units were assumed in South Lander area, for a total of 277 housing units. Sites are shown on Map 3-7.

West Main
The West Main opportunity area extends along West Main Street from North Soderquist Road to West Avenue. Today it is home to a mix of commercial, residential, and public uses including auto-related business, restaurants, neighborhood retail and services, and Osborn Elementary School. Turlock Transit Route 6 travels on West Main Street and provides connection to Osborn Elementary School, Turlock Memorial Park, and Turlock Transit Center. A number of commercial properties along this corridor have large areas of surface parking or older buildings that present opportunities for redevelopment with housing. The Community Commercial zoning district that applies to these sites does not currently permit housing. In the citywide survey, there was fair support for smaller-scale multifamily housing, such as duplexes/triplexes, garden apartments, townhomes, and 2-3 story apartments. Respondents supported development that reflects the existing character and style of the surrounding neighborhood, which includes lower building heights and tree-lined streets. Comments from survey respondents also highlighted some needs for this area, including the development of grocery stores and open space and parks. To facilitate the addition of housing in the area, the C-RMU zone would be applied to underutilized commercial properties Sites are shown on Map 3-8. C-RMU sites are projected to develop at 19 du/ac, which represents 80 percent of the maximum permitted capacity and is consistent with the densities seen in recently constructed and approved projects. As described above in the Affordability Assumptions

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Bernell Ave
Eight St
F St
D St
S Orange Ave
S Lander Ave
A St
South Ave
Fifth St
Vermont Ave
Montana Ave
W Linwood Ave E Linwood Ave
Ninth St
S Lander Ave
S Orange Ave
Columbia St
High St
S Lander Ave S Lander Ave
Fifth St
Spruce St
Bethany Ave
Rockwood Ave
BirchwoodWay
Angelus St
S First St
Fifth St
South Lander Opportunity Area
Sites Inventory
Moderate Income
Low/Very Low Income
Mixed Income
South Lander Sites
Housing Element
Map 3-7
0 250 500 1,000
Feet Source: City of Turlock, 2021; Dyett & Bhatia, 2021 Page 1007 of 1923 Alaska Ave
West Avenue South
West Avenue North
ColumbiaSt
N Soderquist Rd
WestMainSt
S Soderquist Rd
We
s
t
M
a
i
n
S
t
We
s
t
M
a
i
n
S
t
Alaska Ave
ColumbiaSt
WOliveAve
Clifford Ave
HighSt
Davis St
Radio St
Davis St
Clifford Ave
Farr St
HIGHST
WestMainOpportunityArea
SitesInventory
ModerateIncome
MixedIncome
Source:CityofTurlock,2021;Dyett&Bhatia,2021
0100200400
Feet
WestMainSites
HousingElement
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City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-23
section, C-RMU sites that meet the criteria for lower income sites are counted toward L/VL RHNA, while sites that do not are counted toward Moderate and Above Moderate RHNA. On this basis, 25 Moderate income units and 6 Above Moderate income units were assumed in the West Main area, for a total of 31 housing units.

SUMMARY OF RHNA CAPACITY
Table 3-5, below, summarizes the realistic capacity projected for the inventory with the proposed CRMU zone. It accounts for development of vacant residential land, pipeline projects, ADU production, and development on underutilized commercial sites in opportunity areas where the C-RMU zone would apply. Per State guidance, ADUs are not assigned to individual sites, but rather projected on a citywide basis. Map 3-9 shows the inventory sites at a citywide scale.

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

Table 3-5: Summary of RHNA Capacity
Location/Strategy Very Low and
Low Moderate Above Moderate Total
Units Accommodated Under Current Zoning
Pipeline Projects 6 370 906 1,282
Morgan Ranch Master Plan 450 875 1,325
Downtown 425 12 280 717
ADUs 48 24 8 80
Vacant Residential Land 393 133 576 1,102
Subtotal (A) 1,322 539 2,645 4,506
RHNA 2,208 1,096 2,498 5,802
% RHNA 60% 49% 106% 78%
Rezoning
North Golden State 775 291 95 1,161
Geer Road 198 255 74 527
South Lander 193 70 14 277
West Main 0 25 6 31
Subtotal (B) 1,166 641 189 1,996
GRAND TOTAL (A+B) 2,488 1,180 2,834 6,502
RHNA 2,208 1,096 2,498 5,802
% RHNA 113% 108% 113% 112%

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

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

ADDITIONAL LAND RESOURCES AVAILABLE FOR HOUSING
Other lands with capacity for housing in the City of Turlock include properties owned by religious institutions and residentially zoned land that meets the eligibility criteria for Senate Bill 9 (SB9). This land is not included on the inventory of available housing sites because, as described above, with the proposed C-RMU zone, there is sufficient capacity to meet RHNA obligations at all levels. However, much of this land is located in the north and the east of Turlock in areas identified by the State as High or Highest Resource areas where the existing housing stock is predominantly low density single-family homes. By promoting a wider range of housing types affordable to different income demographics, the City can help affirmatively further fair housing, consistent with requirements in State law. Programs have been included in Chapter 4 Housing Action Plan to address this.

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

There are at least 34 religiously owned properties in Turlock with vacant land and/or surface parking lots that could be developed with affordable housing, as shown on Map 3-10. The City can conduct outreach to the local faith-based community to understand if there is interest in pursuing affordable housing projects on properties they own and gain an understanding of what the City could do to support housing development by faith-based property owners. On the basis of this outreach, a refined list of candidate properties will be developed together with specific actions the City could take to facilitate the development of affordable housing by interested faith-based institutions, which could include zoning amendments to permit residential development at densities of at least 20 du/ac, permit streamlining procedures, and technical assistance. Program 1-F in Chapter 4 Housing Action Plan envisions the creation of a Congregational Overlay and associated development standards, as well as implementation of a program of technical assistance and development support for interested faith-based institutional property owners, which may include the preparation of factsheets; introductions to qualified design professionals, construction contractors, property management firms, and affordable housing operators; consultations on navigating the development application process.

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

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

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

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City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-27
is a California state law that enables homeowners to split their single-family residential lot into two separate lots and/or build additional residential units on their property without the need for discretionary review or public hearing. The law gives qualifying property owners the right to a maximum total of four units across the two lots, whether as single-family dwellings, duplexes, and/or ADUs. In Turlock, there are over 190 single-family zoned properties that meet the eligibility criteria and that may be good candidates for SB9 housing development (based on A/V ratio) if the owners choose to pursue that option. Smaller scale housing on these properties, shown on Map 3-11, could provide Moderate income households with additional opportunities for homeownership and/or rental units affordable to Moderate and Lower income households. Through Program 1-C in the Action Plan, the City will enact regulations to facilitate SB9 housing for interested homeowners in Turlock, and to promote SB9 housing through community outreach activities, including providing informational handouts at the planning counter, posting information on the City website, raising awareness through email newsletters, and providing information at City events.

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

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

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

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County
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Railroad
MERCED
COUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\Chapter 3\Map 3-11 AV Ratio (Improvement/LandValue)
Up to 0.25
> 0.25 - 0.5
> 0.5 - 0.75
> 0.75 - 0.99
Specific/Master Plan Area
Map 3-11
Housing Element
SB9 Candidate Housing
Sites

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City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-29
STATE
Permanent Local Housing Allocation
In 2017, Governor Brown signed a 15-bill housing package aimed at addressing the State’s housing shortage and high housing costs. Specifically, it included the Building Homes and Jobs Act (SB 2, 2017), which establishes a $75 recording fee on real estate documents to increase the supply of affordable homes in California. Because the number of real estate transactions recorded in each county will vary from year to year, the revenues collected will fluctuate. The first year of SB 2 funds are available as planning grants to local jurisdictions. For the second year and onward, 70 percent of the funding will be allocated to local governments for affordable housing purposes and will be distributed using the same formula used to allocate federal CDBG. This funding is known as the Permanent Local Housing Allocation (PLHA) and can be used to:
• Increase the supply of housing for households at or below 60 percent of AMI • Increase assistance to affordable owner-occupied workforce housing • Assist persons experiencing or at risk of homelessness • Facilitate housing affordability, particularly for lower and moderate income households • Promote projects and programs to meet the local government’s unmet share of RHNA • A Housing Element certified by the State HCD is a prerequisite for receiving PLHA fund Public Financing
The State Housing and Community Development Agency, and HUD, offer construction, rehabilitation, and permanent financing as low as three percent to qualified applicants such as housing authorities or private non-profit developers. These funds are competed for based on participation of other funding sources and local need.

No Place Like Home Program
The No Place Like Home program provides loans to eligible counties to acquire, design, construct, rehabilitate, and/or preserve permanent supportive housing for persons who are experiencing homelessness or chronic homelessness, or who are at risk of chronic homelessness, and who need mental health services. The No Place Like Home Program has the potential to aid affordable housing projects around the State and in Turlock, though a challenge includes how to finance projects.

LOCAL
First Time Home Buyers Program
The City’s Turlock First Time Home Buyers (FTHB) Program helps eligible applicants purchase a home with down payment assistance of up to $50,000 or 40 percent (whichever is less) of the sales price of a home. These funds are made possible through federal and State programs.

Housing Rehabilitation Loan
The City of Turlock’s Rehabilitation Loan Program helps homeowners and investors preserve and upgrade their homes with a low interest loan. The following areas can be repaired with loan funds:

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Chapter 3: Housing Resources
3-30 Hearing Draft | August 6, 2026
electrical, plumbing, roofing, broken windows, foundation, pest control, interior/exterior paint, floor coverings, fencing, bathroom & kitchen remodel. City of Turlock staff can assist with application forms, on-site survey of property; determination of repairs needed, bids from qualified contractors, and overview of construction process. These funds are made possible through federal and State programs
Public Service Grants
The Housing Program Services Division provides annual funding to nonprofit organizations through a competitive application process, allocating federal funding available through the CDBG Program.

Nonprofits apply for funding to assist individual proposed public service activities in Turlock. A variety of activities are assisted, including teen mother services, free food for the low income, cold weather shelter homeless services, gang prevention services at the local elementary schools and high school.

Administrative Resources
The City of Turlock’s Housing Program Services Division creates, maintains and sustains affordable housing opportunities in the community, primarily for persons of low and moderate income, as well as other at risk or vulnerable populations such as the elderly, disabled and the homeless. The Division seeks out grants and other opportunities to develop, rehabilitate or provide loans for the production of low- and moderate-income housing in our community. Specifically, this production of affordable housing units is achieved by assisting families in rehabilitating their homes or rental units through low interest loans, providing down payment assistance to First Time Home Buyers as well as developing new housing units through community collaborations. Through the CDBG program, the Division also provides assistance for public improvements such as curbs, gutters and sidewalks in low-to-moderate income neighborhoods, public service programs for eligible non-profits and agencies, which provide services to individuals who are low-to-moderate income and fair housing services. The Housing Program Services Division administers the following programs locally:

Fair Housing
The Housing Program Services Division offers fair housing resources and contracts with nonprofit organizations to provide services to support fair housing in Turlock. The City of Turlock contracts with Project Sentinel, a fair housing agency which investigates housing discrimination complaints, helps people with disabilities overcome barriers to housing, and provides information and counseling on fair housing and landlord/tenant law. The Division also offers fair housing information from HUD as well.

Foreclosure Resources
The Housing Program Services Division details various resources and organizations that can aid residents about foreclosure. The City’s website lists California Housing Finance Agency brochures and videos, ClearPoint Credit Counseling Solutions, a HUD-approved housing counseling agency that offers foreclosure prevention and intervention, as well as other resources that homeowners can call if they feel in danger of facing foreclosure.

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City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-31
Community Resources
The City of Turlock Housing Program Services Division has collected programs and services in the Community Resource Handbook, which includes organizations, websites, hotlines, and services supporting the community. The Community Resource Handbook outlines resources for children and youth services, financial information and assistance, foreclosure information, home repair, senior services, shelter and homeless services, military and veterans resources, among others. The Community Resource Handbook is available on the City’s website and at all City Departments at City Hall.

PUBLIC AGENCIES AND NONPROFIT ORGANIZATIONS
Additionally, a variety of public and non-profit agencies serve as resources in the implementation of housing activities in Turlock, as described below. These agencies play an important role in meeting the housing needs of the City. In particular, they are critical in the providing resources for various special needs groups in the community.

Center for Human Services
Center for Human Services is a nonprofit organization serving youth and families in Stanislaus County. CHS serves over 20,000 clients a year through programs in the areas of shelter, juvenile justice services, mental health counseling, school-based services, family resource centers, and substance abuse prevention and treatment. Specifically, CHS offers housing programs with longerterm support (up to two years) to help 18–24-year-olds develop independent living skills and work toward permanent housing.

Family Promise
Family Promise is a national nonprofit that mobilizes communities to help homeless and low-income families achieve lasting independence. Family Promise of Modesto focuses on three main areas of support, making an impact and difference on the homeless community, which include shelter, hospitality, and housing stability. Family Promise operates an Interfaith Hospitality Network, which gives opportunity for people from many faiths and backgrounds to provide shelter, meals and hope to local families in need. Additionally, all adults sheltering with Family Promise agree to participate in intensive case management services. This program helps parents connect to resources they need for education, childcare and job search. New Beginnings, the financial education program, teaches money management concepts and accountability.

Habitat for Humanity
Habitat for Humanity is a community service organization that renovates and builds homes with the goal of eliminating poverty and providing decent shelter for all. Through volunteer labor and taxdeductible donations of money and materials, Habitat for Humanity constructs or rehabilitates homes in partnership with the families that will become the owners of the properties. Rehabilitated or newly constructed homes are sold to the families for the cost of materials through a mortgage that does not include interest or profit. Habitat for Humanity Merced & Stanislaus Counties is actively working with jurisdictions to find and acquire appropriate properties for residential development and redevelopment.

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Chapter 3: Housing Resources
3-32 Hearing Draft | August 6, 2026
HAVEN/Women's Center of Stanislaus
Healthy Alternatives to Violent Environments (HAVEN)/ Women’s Center of Stanislaus is the only dedicated, comprehensive provider of supportive services and advocacy for survivors of domestic violence, sexual assault and human trafficking, regardless of age or gender, in Stanislaus County. The Women’s Center provides comprehensive services, including an emergency shelter and serves 2,250 individuals annually. Services provided include support groups for domestic violence and sexual assault, case management services to explore resources available to improve safety, and confidential shelter services for women, men, and children. There is a Turlock office of HAVEN located at 301 Starr Avenue.

Legacy Health Endowment
Legacy Health Endowment (LHE) provides funding and technical support to create healthcare solutions and facilitate improved wellness within Stanislaus and Merced Counties. LHE’s role is to assist public/private efforts to create solutions that prevent catastrophic healthcare consequences, as well as serve as a catalyst to improve access to and the quality of healthcare for those who are part of the greater LHE Community. LHE’s mission is to improve the health and healthcare of all residents residing within Stanislaus and Merced Counties by increasing access to various healthcare services and educating people about healthy lifestyle decision.

Prodigal Sons and Daughters
Prodigal Sons and Daughters is a faith-based nonprofit organization that offers free services to those affected by addiction and those in the community in need. Services include one-on-one counseling that supports clients to change self-defeating behaviors/habits and management of emotions, grief and trauma support, community connections support for daily living, life skills courses, and learning groups of all topics. Prodigal Sons and Daughters is located in Turlock and available to all families in the Central Valley.

Project Sentinel and Stanislaus County Mediation Center Project Sentinel is a government-supported fair housing agency dedicated to promoting and developing fairness and equality of opportunity for all people. The program covers Turlock, Modesto, and Stanislaus County residents. They can mediate Landlord/Tenant disputes with the owner or manger, inform the owner or manager of the law, refer you to a state or federal enforcement agency or to a fair housing attorney for legal assistance and are a HUD approved mortgage counseling agency.

There is no charge for any of these services.

Stanislaus Community System of Care
The Stanislaus Community System of Care (CSoC) is the regional Continuum of Care (CoC). A CoC is an integrated system of care that guides and tracks homeless individuals and families through a comprehensive array of housing and services designed to prevent and end homelessness. The Stanislaus CSoC provides a variety of resources and support to persons experiencing homelessness and leads homelessness prevention efforts in Stanislaus County.

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City of Turlock 2023-2031 Housing Element
Hearing Draft | August 6, 2026 3-33
Stanislaus County Affordable Housing Corporation
Stanislaus County Affordable Housing Corp (STANCO) is a nonprofit organization that promotes the construction and development of affordable housing opportunities for the residents of Stanislaus County, California. STANCO originally organized for the purpose of acquiring land or existing housing and converting the use to affordable housing. Since 1991, STANCO has served Modesto and Stanislaus County by providing or managing over 200 affordable units of housing for families and shared individuals.

STANCO provides transitional and permanent supportive housing to persons with mental health disabilities, as well as owns and operates housing units at rents below market rates for persons who meet certain income eligibility as required by various governmental regulatory agreements.

Recently, STANCO has contracted with governmental agencies and other nonprofits to provide property management services for shelter and affordable housing units for those entities.

Stanislaus County Department of Aging & Veterans Services Stanislaus County Department of Aging and Veterans Services’ mission it to help seniors and veterans obtain services and benefits they need to live secure, healthy, independent lives. Senior and Caregiver Programs provided by the department include In-Home Services, Senior Housing Assistance, Meals on Wheels, and Emergency Financial. The department offers a Senior Information Line where seniors may call for more details and assistance in finding housing. In addition, the Office of Veteran Services within the department can assist veterans with compensation for service-related disabilities, home loan benefits (application for certificate of eligibility and program information), and medical benefits.

Stanislaus Homeless Alliance
Stanislaus Homeless Alliance (SHA) is a collaborative entity formed to align homelessness services, planning, and funding among stakeholders in Stanislaus County. The Stanislaus Homeless Alliance consists of community leaders working to end homelessness. SHA promotes alignment and coordination of homeless services funding in Stanislaus County. SHA consists of one primary voting member and one alternate member from each of the following entities: Stanislaus County, City of Modesto, City of Turlock, City of Ceres, West County City, Focus on Prevention Stewardship Council, CSOC Leadership Council, and the Housing Authority of Stanislaus County. SHA brings stakeholders and residents together to identify needs, service gaps, and potential solutions and partnerships to address housing and homelessness needs within the region.

Stanislaus Regional Housing Authority
The Housing Choice Voucher program is a rental assistance program that helps very low-income families to live in market-rate housing units rather than public housing, and is administered by the Stanislaus Regional Housing Authority. Households are provided with vouchers that are paid to private market-rate landlords, who are then reimbursed by HUD. SRHA programs include the federal Housing Choice voucher program (formerly known as Section 8 rental assistance program), Conventional Low Rent program, Farm labor program, Migrant Farm labor program, and Conant Place Senior Community located in Modesto, available to seniors in Stanislaus County.

SRHA also administered the Emergency Rental Assistance Program (ERAP) in 2021, distributing emergency rental funds to support people experiencing financial distress as a result of the COVID-19 pandemic. During Direct Federal Allocation (Phase 1) of ERAP, Turlock received a total funding of

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Chapter 3: Housing Resources
3-34 Hearing Draft | August 6, 2026
$2,189,177, while during State Allocation (Phase 2) of ERAP, Turlock received a total funding of $2,610,895. Eligible households applied through Web Portal, where SRHA then assigned each household to a credit union. Credit unions worked with eligible households on the rental assistance applications. The SRHA then finalized eligibility and distributed funds to landlords and utility companies on behalf of households, as needed.2
Turlock Gospel Mission
Turlock Gospel Mission works to end homelessness through the restoration of relationships with God, family and the community. Turlock Gospel Mission offers three meals per day, Monday – Friday, emergency overnight shelter for women and their children, a Women’s Restoration Program, and the region's only Day Shelter offering a multitude of services including case management, transportation, and shelter from inclement weather.

United Way of Stanislaus County
United Way is a non-profit organization that aims to help families achieve financial stability by providing support and resources for early care and education, affordable housing, and asset building.

United Way also runs Stanislaus County’s 2-1-1 program, a free service that connects callers and texters with information about critical health and human services available to them. 2-1-1 has a range of housing related referral services, including housing expense assistance, emergency housing and services for homeless individuals and families, affordable housing options, landlord/tenant assistance, and connection to housing stability services, such as legal services.

We Care Program
We Care Program (WCP)’s mission is to provide transitional and emergency shelter, day center resources, and in collaboration with other agencies, support services to assist homeless individuals in becoming self-sufficient. The WCP provides shelter services for 49 homeless men a night. These individuals fall at or below 80 percent of the area median income and are ineligible for assistance from any other social service agency. WCP also offers a permanent supportive housing program for individuals who are chronically homeless and offer case management and support to clients. WCP also offers a rapid re-housing program for homeless families or individuals to create a plan for longterm housing, offering help with security deposits, first month’s rent and utility deposit to enable them to move into new housing.

In addition, WCP runs a four-unit apartment complex and two houses, all managed by Landlords Property Management, which are providing long term affordable housing options to families with low income who are in need in Turlock.
2 Stanislaus Homeless Alliance, 2021. Available: https://csocstan.com/wp-content/uploads/2021/06/2021-

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4 Housing Action Plan
The Housing Action Plan describes the speci6ic goals, policies, and programs the City will undertake to achieve the long-term housing objectives set forth in the Turlock Housing Element. These goals, policies, and programs are intended to provide a framework for increasing the range of housing options in the community, removing barriers and constraints to housing construction, ensuring the continued maintenance of existing housing, and providing equal access to housing opportunities and services for all who live and work in Turlock.

The City’s housing policies and implementing programs are organized around six key goals that correspond to community priorities. Quanti6ied and qualitative objectives are described under each program. Geographic targeting and metrics for monitoring progress toward fair housing objectives are detailed in Appendix D, Table D-9. Assumptions are based on past program performance, development trends, land availability, realistic capacity, and future program funding. A timeline depicting the implementation timing and sequence of the programs is included at the end of this chapter.

Goal 1: Increase Housing Supply in Turlock and Promote a Balance of Housing Types and Prices to Meet the Needs of Local Residents Policy 1-1 Maintain suf6icient land designated and appropriately zoned for housing to achieve a complementary mix of single-family and multi-family development to accommodate RHNA allocations at all levels throughout the planning period.

Policy 1-2 Promote development of a variety of housing types, sizes, and densities that meet community needs based on the suitability of the land, including the availability of infrastructure, the provision of adequate services and recognition of environmental constraints.

Policy 1-3 Continue to encourage the provision of a variety of housing choices and types in the community, including innovative forms of housing.

Policy 1-4 Continue to partner with and support non-pro6it and for-pro6it organizations in their efforts to construct, acquire, and improve housing to accommodate households with lower and moderate incomes. Participation of non-pro6it and for-pro6it developers in an advisory role when implementing housing programs is desirable to help understand the needs and opportunities in the community.

Policy 1-5 Provide technical assistance to developers, non-pro6it organizations, or quali6ied private sector interests in the application and development of affordable housing projects for federal and local 6inancing.

Policy 1-6 Seek federal and state 6inancial assistance to facilitate the provision of necessary public improvements, including, but not limited to water, sewer, storm drainage, and transportation infrastructure bene6iting new residential development.

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Policy 1-7 Continue to allow manufactured housing units in single-family detached areas to provide a mix of affordable and moderate-income homes.

Policy 1-8 Support California State University Stanislaus (CSUS) and/or private developers building rental housing for students, and support mixed use and multifamily projects close to the CSUS campus.

Programs
Program 1-A Inventory of Available Sites. Maintain and publish an inventory of properties available for residential development on the City's website, updating it at regular intervals.

Responsibility: Development Services Department
Timeframe: Publish inventory by January 2025; updates to be made quarterly throughout the planning period.

Objective: At least 5,802 new housing units, consistent with RHNA obligations
Funding: General Fund (staff time)
Program 1-B Rezoning to Accommodate RHNA Shortfall. The City will adopt Zoning Code amendments in the form of a new Commercial-Residential Mixed Use (C-RMU) District as a means of promoting the construction of housing for teachers, nurses, 6ire6ighters, police of6icers, restaurant and services workers, and others employed in Turlock. The C-RMU district will apply to vacant and underutilized parcels in the North Golden State, Geer Road, West Main, and South Lander Opportunity Areas shown on Map 3-8, providing property owners with the option to redevelop their land with housing or mixed use projects should they elect to do so. The CRMU district will permit multifamily housing development at between 20 and 35 dwelling units per acre and will:
• Allow for mixed use development and 100 percent residential buildings on commercial properties within the overlay, with at least 50 percent of the floor area in a mixed use development required to be for residential uses; • Permit multifamily housing at between 20 and 35 units per acre; • Provide a ministerial approval process for developments in which at least 20 percent of the units are affordable to lower income households during the planning period, consistent with Government Code 65583.2 (h) and (i); and • Incorporate objective design and development standards that facilitate achieving the maximum permitted density and ensure appropriate buffering of adjacent residential land uses.

Responsibility: Development Services Department
Timeframe: Adopt amendments creating the C-RMU base zoning district concurrent with Housing Element adoption
Objective: 641 moderate and 1,166 lower income RHNA units by 2030 Funding: REAP grant

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Turlock City CouncilAugust 25, 2026

Turlock City Council
August 25, 2026