Turlock City Council
August 25, 2026

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 4-3
Program 1-C SB 9 Housing Ordinance. SB 9 is a State law that allows division of lots in singlefamily residential districts to facilitate the development of smaller scale housing that may be more affordable in existing neighborhoods. The new requirements, which are codi6ied in Government Code sections 65852.21.21 and 66411.7, require ministerial approval of a housing development with no more than two primary units in a single-family zone or subdivision of a parcel in a single-family zone into two parcels subject to compliance with objective development standards and requirements in the State law. This program commits the City to enacting regulations to comply with SB 9 and facilitating SB9 housing for interested homeowners in Turlock, and to promoting 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. Promotional activities will target homeowners in High and Highest Resource Areas (Map D-12) to diversify the range of housing types and affordability in these locations, and in areas of high segregation and poverty (Map D-8) to increase opportunities for homeownership in these locations.

Responsibility: Development Services Department
Timeframe: Adopt the SB 9 Ordinance by Q1 2028; conduct community outreach bi-annually following adoption of the ordinance, with annual progress reporting to HCD through APRs
Objective: Increase opportunities for homeownership, diversify the range of housing types in Turlock, and expand housing choices and affordability in single-family neighborhoods
Funding: General fund (staff time)
Program 1-D Small Lot Subdivision Ordinance. A small lot subdivision is a project that constructs several free-standing single-family houses or duplexes on lots that are smaller than conventional single-family lots. Unlike apartments, which are rented, or condominiums, which come with costly condo board fees and assessments, the houses in a small lot subdivision are owned fee simple, meaning that each unit is owned individually. Common areas like driveways or open space are typically governed by a simple maintenance agreement rather than a costly and bureaucratic homeowners association. By reducing lot size (while still providing separation from neighboring homes) and by avoiding condo fees, small lot subdivisions make home ownership more affordable. Under current zoning in Turlock, minimum lot size ranges from 4,500 square feet in the R-L4.5 zone to 14,500 square feet in the R-E zone. Through this program, the City will identify appropriate locations for small lot subdivisions and adopt an ordinance to facilitate their development as part of a strategy to increase the supply of entry level homes and expand options for homeownership. The ordinance should preclude small lot subdivisions if they do not result in an increase in housing supply relative to the number of existing units on the site in order to prevent the displacement of existing rental units.

Responsibility: Development Services Department
Timeframe: Adopt the ordinance by Q1 2027

Chapter 4: Housing Action Plan
4-4 Hearing Draft | August 6, 2026
Objective: Increase the supply of entry level homes and expand options for homeownership in Turlock, targeting 100 new homes for Moderate income households by 2031 with half in High and Highest Resource neighborhoods (see Table D-9, Appendix D) Funding: General Fund
Program 1-E ADU/JADU Awareness. Since 2023, the City has made seven different fully engineered and pre-approved ADU plan sets developed by a local architectural 6irm available for interested homeowners to streamline and simplify process of building an ADU. As a next step, the City will initiate a program to raise awareness of options and bene6its for homeowners, with the objective of promoting the development of ADUs and JADUs in Turlock. The program will include the following elements:
• Citywide email blasts and newsletter articles advertising incentives and resources available to interested homeowners;
• Preparation of an ADU/JADU application checklist and informational handouts on cost-saving building materials and construction techniques; • Pop up presence at events around City to raise awareness and answer questions;
• Community seminars providing advice and information to interested homeowners.

Responsibility: Development Services Department
Timeframe: Prepare informational materials and launch program by end of Q1 2025 with updates via Annual Progress Report to HCD Objectives: Outreach, including newsletters, pop ups, and seminars, will be conducted bi-annually following program inception with the aim of issuing 15 ADU/JADU construction permits annually over the planning period with a focus on High and Highest Resource neighborhoods (see Table D-9, Appendix D) Funding: General Fund (staff time)
Program 1-F Congregational Overlay. The faith-based community can play an important role in providing affordable housing in Turlock. The City has identi6ied 34 sites owned by religious institutions with potential for redevelopment over the planning period should the owners wish to pursue that option (see Map 3-9). Current zoning for most of the properties permits housing development; however, cost and familiarity with the development process can be barriers to development even where supportive zoning is already in place. Therefore, to facilitate production of affordable housing projects on properties owned by religious institutions, the City will:
• Adopt a congregational overlay and associated objective development standards that permits affordable housing development at up to 24 dwelling units per acre by-right (consistent with Government Code section 65583.2 (h)

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 4-5
and (i)) on properties owned by religious institutions where affordable housing is proposed, with associated objective development standards that facilitate achieving the maximum permitted density;
• Provide a program of technical assistance and development support to faithbased organizations wishing to pursue affordable housing developments on their properties. This 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;
• Proactively conduct outreach to faith-based organizations in Turlock to raise awareness of programs and incentives available to them for affordable housing development. This may include mailers, phone calls, meetings, and publication of information on the City's website.

Responsibility: Development Services Department
Timeframe: (a) Adopt the overlay by Q4 2028; (b) institute program of technical assistance/support in April of year following rezoning; (c) ongoing with regular reporting annually by April of each year thereafter via Annual Progress Report to HCD Objective: Increase the supply of affordable housing in Turlock, with a focus on High and Highest Resource neighborhoods. Target construction of 50 units of lower income housing over the planning period in High and Highest Resource neighborhoods (see Table D-9, Appendix D)
Funding: General Fund
Program 1-G Downtown Development Incentives. Downtown Turlock is a walkable, mixed use district at the center of the community. While there are few vacant parcels, there is strong potential for redevelopment of older, underutilized commercial properties and some surface parking lots within the downtown area. Zoning regulations currently permit residential development and up to 40 du/ac in the Downtown Core district with waived or reduced parking requirements throughout the area; however, in recent years the area has seen little development activity. Parcel size tends to be small, but there are 10 clusters of adjacent parcels under common ownership which present opportunities for coordinated redevelopment. Through this program, the City will work with Downtown property owners to understand barriers to redevelopment and identify regulatory, process, and other incentives to address them. Incentives may include increased building height; reduced landscaping requirements in the IR and DCT zones; increased lot coverage in the DCT, TC, and OR zones; incentives for coordinated redevelopment of small lots; and/or a local density bonus program.

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.

Responsibility: Development Services Department

Chapter 4: Housing Action Plan
4-6 Hearing Draft | August 6, 2026
Timeframe: Meet with property owners and identify incentives by end of Q4 2026; adopt/implement incentives by end of Q2 2027
Objective: Target construction of 717 new housing units downtown, including 425 for lower income households by 2031
Funding: General fund (staff time)
Goal 2: Remove or Reduce Constraints to Housing Production Policy 2-1 Periodically review and revise City development standards to facilitate quality housing that is affordable to all income demographics.

Policy 2-2 Monitor all regulations, ordinances, departmental processing procedures and fees related to the rehabilitation and/or construction of dwelling units to assess their impact on housing costs.

Policy 2-3 Ensure that water and sewer providers are aware of the City’s intentions for residential development throughout the City.

Policy 2-4 Continue to implement a short-term fee deferral pro-gram for single family homes that allows for the deferral of fees until the close of escrow.

Programs
Program 2-A Predevelopment Consultation. Continue to offer regularly scheduled predevelopment meetings to developers with a proposed project where developers have an opportunity to meet with various City staff representing numerous City departments (i.e. planning, building, housing, economic development, engineering, 6ire, etc.) to discuss project design, City standards, necessary public improvements, and funding strategies. At the predevelopment meeting, educate applicants about the City’s mechanisms for incorporating affordable units in new residential development projects, such as using density bonuses or including ADU/JADUs. Continue offering a “pre-development tip sheet” to project proponents.

Responsibility: Development Services Department
Timeframe: Beginning Q1 2024 and throughout the planning period Objective: At least 5,802 new housing units by 2031
Funding: General Fund (staff time)
Program 2-B Objective Standards for Multifamily and Mixed Use Development. Turlock is one of 254 jurisdictions in California that has not made suf6icient progress toward its Above Moderate and Lower Income RHNA. Accordingly, pursuant to SB423, the City must offer a Streamlined Ministerial Approval Process for housing developments that propose to make at least 10 percent of their units affordable to lower income households. Additionally, the City requires discretionary permits (Minor Discretionary Permits (MDP) or Conditional Use Permits (CUP)) for most multifamily, group homes, and group quarters, and 6indings the existing ordinance requires for action on both MDPs and CUPs are subjective and, therefore, inconsistent with the requirements of State law, which mandate objective

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 4-7
standards for review of residential projects. Through this program, the City will adopt objective standards to meet the requirements of SB 35 and bring the ordinance into compliance with other provisions of the Housing Accountability Act. The City will also prepare application checklist forms that staff can use to quickly determine whether projects are eligible for expedited processing.

Responsibility: Development Services Department
Timeframe: Prepare objective standards by end of Q2 2026; adopt by end of Q3 2026
Objectives: Compliance with State law
Funding: REAP funds
Program 2-C Design Review. Design review of multifamily projects is conducted at the staff level in Turlock with reference to applicable master/speci6ic plan standards and the City's design guidelines, which have not been codi6ied. Through this program, the City will review the design guidelines, translate guidelines into objective standards, and adopt or incorporate into the zoning code. Additionally, as part of this program, the City will amend minor discretionary permit approval 6indings 2 and 4 to remove subjective 6indings and replace with objective standards that are based on measurable criteria and veri6iable external benchmarks.

Responsibility: Development Services Department
Timeframe: Prepare objective standards by end of Q2 2026; adopt by end of Q3 2026
Objectives: Facilitate development of 2,208 multifamily units by 2031 Funding: General fund and grant funding
Program 2-D Morgan Ranch Sewer Lift Station. The Morgan Ranch Master Plan, adopted in 2015, envisions construction of 1,325 new homes in the southern part of Turlock, including 875 single-family homes and 450 multifamily homes. While the City has been in communication with interested developers in the years since adoption, no housing has yet been constructed. A key barrier to development has been the cost of sanitary sewer improvements needed to ensure adequate sanitary sewer facilities to serve future development in the Master Plan area, including a new lift station and new sewer mains. Development fees adopted with the master plan were intended to fund these improvements; however, to assist with the 6inancial feasibility of master plan development, the City will construct a sewer lift station consisting of two pumps with capacity of 1.2 million gallons per day at the Golf Road / Glenwood Avenue intersection in the eastern part of the master plan area.

Responsibility: Public Works
Timeframe: Complete construction by end of Q4 2025
Objectives: Facilitate development of 1,325 new homes by 2031 Funding: CFF funds

Chapter 4: Housing Action Plan
4-8 Hearing Draft | August 6, 2026
Program 2-E By Right Rezoning of Sites from Prior Inventories. Several sites on the inventory were also included on prior Housing Element inventories (see Map 4- 1). As these sites are also anticipated to accommodate lower income RHNA during the 2023-31 planning period, the City will create a zoning provision to allow developments by right pursuant to Government Code section 65583.2(i) when 20 percent or more of the units are affordable to lower income households.

Responsibility: Development Services
Timeframe: Upon adoption (rezoning to be adopted together with Housing Element)
Objective: 2,208 lower income RHNA units by 2031
Funding: REAP funds
Program 2-F Live-Work Units. The Zoning Code includes provisions for home-based work in all residential units and for artist’ studios in the downtown area that allow a place of residence for the artist as a secondary use subject to a Minor Discretionary Permit. The Code does not, however, provide for live-work units for workers other than artists. Through this program, the City will identify areas appropriate for live-work uses (such as along North Golden State, South Lander, and Geer in proximity to downtown) and revise the Zoning Code to establish provisions for live-work units other professions and vocations beyond artists who want to live and work in the same space. These provisions would treat live-work development as a commercial use with incidental residential subject to conditions intended to protect other uses both within and adjacent to the live-work unit.

Responsibility: Development Services Department
Timeframe: Complete rezoning by Q4 2026 as part of an omnibus code cleanup
Objective: Facilitate permits for 110 live-work units by 2031 Funding: REAP funds

Geer Rd
N
Colorado Ave
East
Tuolumne
Master Plan
Geer Rd
N Berkeley Ave
N
Colorado Ave
N Golden State Blvd
E Tuolumne Rd
Roberts Rd
Fulkerth Rd
W Tuolumne Rd
N Johnson Rd
Andre Ln
E Minnesota Ave
W Christoffersen Pkwy
Pedras Rd
Crowell Rd
E Hawkeye Ave Dels Ln
E Monte Vista Ave
N
Olive Ave
North Ave
W Monte Vista Ave Fosberg Rd
N
Walnut Rd
N
Tully Rd
W Minnesota Ave
Fullerton Dr
Hedstrom Rd
Georgetown Ave
Countryside
Dr
N
Quincy Rd
0 0.125 0.25 0.5
Miles
Source: City of Turlock, 2021; Dyett & Bhatia, 2021
City Limit
County
Freeway
Major Road
Railroad
MERCED
COUNTY
J:\GISData\580_Turlock\GIS\Projects\HousingElement\Chapter 3\Map 4-1 Vacant sites included in two
or more prior inventories
Specific/Master Plan Area
Map 4-1
Housing Element
Rezoning to Allow
Developments by Right
Parcels
044-025-007-000
044-025-006-000
072-046-001-000
071-015-017-000
071-015-013-000
AÎ
Morgan Ranch
Master Plan
E Linwood Ave
S Berkeley Ave
West Avenue S ou th
Fifth St
F St
Ninth St
S Lander Ave
Montana Ave
S Quincy Rd
S Golden State Blvd
Brier Rd
S Tegner Rd
W Linwood Ave
S Kilroy Rd
D St
S oJ hnson Rd
South Ave
E Glenwood Ave
S Orange Ave
Golf Rd
W Glenwood Ave
Spengler Wy
S Walnut Rd
Simmons Rd
Harding Rd

Chapter 4: Housing Action Plan
4-10 Hearing Draft | August 6, 2026
Program 2-G Manufactured Housing. The Turlock Zoning Ordinance de6ines “manufactured housing” as single-family detached housing built to federal standards and allows such housing in all districts where residential uses are permitted, subject to a Minor Discretionary Permit in the R-M district and a CUP in the R-H district.

Manufactured housing is also subject to architectural review. However, requiring a discretionary permit for a manufactured housing unit on a lot where stick-built units are permitted by right con6licts with State law. Further, Government Code Section 65852.3 limits architectural requirements imposed on a manufactured home structure to its roof overhang, roo6ing material, and siding material.

Through this program, the City will revise the zoning ordinance to make manufactured housing subject to the same requirements applicable to stick-built units in the same district and amend the Code to allow small residential structures on a mobile base (“tiny homes”) to be treated as a type of ADU.

Responsibility: Development Services Department
Timeframe: Complete rezoning by Q4 2026 as part of an omnibus code cleanup
Objective: Compliance with State requirements
Funding: REAP funds
Program 2-H Zoning for People with Disabilities. Approximately 12 percent of the population in Turlock has a disability, which is comparable to the share of the population of Stanislaus County as a whole. Through this program, the City will amend the zoning ordinance to remove obstacles to providing housing for people with disabilities in Turlock. Amendments will include:
• Revising definitions to incorporate and define the term to refer to “household” and define the term as “one or more persons living together as a single housekeeping unit in a dwelling unit;”
• Including definitions or use classifications for residential care, supportive housing, and transitional housing that classify all accommodations for persons with disabilities as a residential use and cross-reference State law; and
• Establishing use regulations and development standards applicable to housing for persons with disabilities based on the development type.

Responsibility: Development Services
Timeframe: Complete rezoning by Q4 2026 as part of an omnibus code cleanup
Objectives: Compliance with State requirements
Funding: REAP funds
Program 2-I Low-Barrier Navigation Centers. Government Code Section 65660 requires municipalities to allow a Low Barrier Navigation Center (LBNC) to be permitted

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 4-11
by right in mixed-use districts and nonresidential zones that permit multifamily development. LBNC means a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public bene6its, health services, shelter, and housing. If the City receives applications for these uses, it must process them ministerially as required by State law. The City will amend the Zoning Ordinance to:
• Revise the Use Classification Descriptions to identify LBNCs as a type of emergency shelter and define them as "A housing first, low-barrier, serviceenriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.
• Allowing LBNCs as a by-right use in all zones where mixed-use development is permitted and in all nonresidential zones where multifamily uses are permitted.
• Establish standards applicable to LBNCs that incorporate best practices to entry
Responsibility: Development Services
Timeframe: Complete rezoning by Q4 2026 as part of an omnibus code cleanup
Objective: Compliance with State requirements
Funding: REAP funds
Program 2-J Transitional Housing. Transitional housing acts as a bridge between a crisis shelter and permanent housing, providing temporary housing while residents develop more independent living skills and stability. Government Code 65583(c)(3) requires that transitional housing be treated as a residential use and be subject only to those restrictions that apply to other residential uses of the same development type in the same zone. While the Turlock Zoning Code permits transitional housing serving six (6) or fewer is permitted by-right in the R-M and R-H zones, the same limit in the number of residents is not imposed on other housing types in the R-M and R-H zones. Additionally, transitional housing is not clearly permitted by right in the DC, DCT, TC, IR, and OR zones, unlike other multifamily housing types. Therefore, the Zoning Code will be updated to remove the 6-person limit on transitional housing developments in the R-M and R-H zone and to permit transitional housing by right in the DC, DCT, TC, IR, and OR zones, subject to the same standards that apply to other residential uses of the same development type in the same zone.

Responsibility: Development Services
Timeframe: Complete rezoning by Q4 2026 as part of an omnibus code cleanup
Objective: Compliance with State requirements

Chapter 4: Housing Action Plan
4-12 Hearing Draft | August 6, 2026
Funding: REAP funds
Program 2-K Expand Online Transparency. Government Code section 65940.1 requires cities and counties to provide transparency in publicizing land use controls and fees.

The Planning Of6ice website provides links to a variety of resources as well as links to downloadable versions of Land Use Plans, Regulations, and Studies. The City must also continue to ensure that the on-line version of the City Code is regularly updated and that revisions to review procedures are available on-line as well as in handouts at the Planning counter. This program commits the City to ensuring these requirements are met and to addressing the recently enacted regulations in Government Code section 65913.3 requiring cities to compile lists specifying information applicants must provide to obtain post-entitlement phase permits.

Responsibility: Development Services Department
Timeframe: Complete rezoning by Q4 2026 as part of an omnibus code cleanup
Objective: Compliance with State requirements
Funding: REAP funds
Program 2-L Water and Sewer Priority. State law requires that public agencies providing water or sewer services adopt written policies and procedures that grant a priority for the provision of these services to proposed developments that include housing units affordable to lower income households. While there is adequate water supply and sewer capacity to serve existing and projected development under the 2023-31 Housing Element and there has not historically been a need to ration or prioritize supply, to comply with State law the City will adopt a resolution including written procedures for compliance with Government Code Section 65589.7, ensuring that proposed developments that include units affordable to lower-income households are granted priority for water and sewer service allocations and hookups to the City’s conveyance system.

Responsibility: Municipal Services
Timeframe: Adopt by end of 2025
Objective: Compliance with Government Code Section 65589.7 Funding: General Fund
Program 2-M Permit Processing Time Improvements. Through this program, the City will identify and implement solutions to help reduce the time it takes developers to obtain building permits, including (a) engaging a consultant to audit City processes and documents to identify improvements the Development Services Department can make to help expedite the permit process; and (b) implementing new permitting software which will automate the plan review routing process and track status to help ensure ef6icient processing. The goal of these efforts is to help improve plan check turnaround times and will add transparency to the process.

Responsibility: Development Services Department

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 4-13
Timeframe: Complete audit by end of Q4 2025; implement software starting Q2 2026.

Objective: Improve plan check turnaround times and will add transparency to the process
Funding: General Fund and Records Management Fees (software purchase and staff time)
Program 2-N Single-Room Occupancy Units. A single room occupancy unit provides living and sleeping space for the exclusive use of the occupant but requires that the occupant share sanitary and/or food preparation facilities with others. This type of housing is an alternative housing that is affordable to extremely low-income households. Turlock's current regulations do not recognize Single-Room Occupancy (SRO) units as a type of housing. The Zoning Ordinance will be revised to comply with State law regarding the treatment of SRO units. Changes will include:
• Amending the zoning code to define single-room occupancy (SRO) units as a residential use and establish standards; and
• Allowing SRO-development in new and renovated mixed-use building and in exclusively residential buildings in CL, CH, and CC zones.

Responsibility: Development Services
Timeframe: Complete rezoning by Q4 2026 as part of an omnibus code cleanup
Objective: Compliance with State requirements
Funding: REAP funds
Program 2-O Reasonable Accommodation Ordinance. To eliminate constraints on requests for reasonable accommodation, the City will adopt a reasonable accommodation that sets forth a clear, accessible process for individuals with disabilities—or developers of supportive housing—to request reasonable modi6ications or waivers of local land use, zoning, and building rules to ensure equal housing access. The ordinance will outline application procedures, criteria for evaluation, timelines for decisions, and an appeals procedure, all to align local practices with federal and California fair housing mandates.

Responsibility: Development Services
Timeframe: Complete rezoning by Q4 2026 as part of an omnibus code cleanup
Objective: Compliance with State requirements
Funding: General Fund
Program 2-P Supportive Housing. Supportive housing offers permanent, stable living situations for those in need of a continuum of care plan, such as treatment for adult clients with serious mental illness and co-occurring disorders. Government Code 65583(c)(3) requires that supportive housing be treated as a residential use subject only to those restrictions that apply to other residential dwellings of the

Chapter 4: Housing Action Plan
4-14 Hearing Draft | August 6, 2026
same type in the same zone and that it be permitted by right in all zones where multifamily and mixed uses are permitted. Further, State law establishes time limits for review of supportive housing project applications and prohibits cities from imposing parking requirements on supportive housing developments within a 1/2 mile of a public transit stop. While the Turlock Zoning Code permits supportive housing serving six (6) or fewer by-right in the R-M and R-H zones, the same limit in the number of residents is not imposed on other housing types the R-M and R-H zones. Additionally, supportive housing is not clearly permitted by right in the DC, DCT, TC, IR, and OR zones, unlike other multifamily housing types.

Therefore, the Zoning Code will be updated to meet all requirements of Government Code section 65651 regarding by right permanent supportive housing, including by:
• Removing the 6-person limit on supportive housing developments in the R-M and R-H zone;
• Permitting supportive housing by right in the DC, DCT, TC, IR, and OR zones, subject to the same standards that apply to other residential uses of the same development type in the same zone;
• Clarifying that the City will notify proponents of supportive housing developments regarding the completeness of an application within 30 days of receipt, and once the application has been deemed complete, that the City will complete review of the application within 60 days for projects of 50 units or less or within 120 days for projects of 50 units or more, consistent with State law;
• Revising the findings for granting a conditional use permit for licensed group homes for 7 or more residents in Turlock Municipal Code 9-5-604(c) so that they are limited to objective standards that do not constrain these residential uses. Specifically, finding a will be revised to remove the word “adequate,” which is subjective, and instead state that the proposed use will meet the applicable objective standards established in the Code for size and shape; and finding c will be revised to state that the proposed use will not exceed applicable objective standards for noise, odors, or other environmental considerations established in the Turlock Municipal Code to ensure land use compatibility; and
• Waiving parking requirements for proposed supportive housing projects located within a 1/2 mile of a public transit stop. In areas where parking is not waived, amend standards to require that off-street parking for group homes of 6 or fewer residents be consistent with requirements for singlefamily homes and off-street parking requirements for group homes of 7 or more residents be consistent with requirements for multifamily developments; and
• Monitoring and tracking applications for Unlimited and Large Group Homes and at the midpoint in the planning cycle assess whether the CUP requirement or parking requirements have constrained the development of such uses. If either the CUP or parking requirements is found to be a constraint, amend the zoning code to address the constraint within 6 months of the assessment.

Responsibility: Development Services

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 4-15
Timeframe: (a) Complete rezoning by end of Q42026 as part of an omnibus code cleanup; (b) Assess whether the CUP requirement has constrained development of Unlimited and Group Homes by the end of Q2 2027 and if required to address a constraint, implement corrective action by the end of Q4 2027
Objective: Compliance with State requirements
Funding: REAP funds
Program 2-Q Treatment of Group Homes. HCD guidance on group homes states that, regardless of the number of residents, group homes that do not provide licensable services should be permitted in all residential zones in the same manner and subject to the same provisions as other single-family and multi-family uses.

However, group homes providing licensable services to more than six residents may be conditionally permitted or subject to other discretionary processes to the extent that such requirements and processes do not represent a discriminatory constraint. Per Section 9-3-202 of the Turlock Municipal Code, Unlimited Group Homes (13 or more residents) are not permitted in the R-E, R-L, or R-L4.5 zones and are permitted with a CUP in the R-M zone and with an MDP in the R-H zone.

Large Group Homes (between 7 and 12 residents) are not permitted in the R-E zone but are permitted with a CUP in the R-L and R-L4.5 zones and with an MDP in the R-M and R-H zones. No distinction between facilities that offer licensable services and those that do not is made. Therefore, to comply with State law the City will amend the zoning code to permit Unlimited and Large Group Homes that do not provide licensable services by right in the R-E, R-L, R-L4.5, R-M, and R-H zones subject to the same conditions and standards as apply to other permitted residential uses in the same zones.

Responsibility: Development Services
Timeframe: Complete rezoning by Q4 2026 as part of an omnibus code cleanup
Objective: Compliance with State requirements
Funding: General fund (staff time)
Program 2-R Emergency Shelters. Turlock has established an Emergency Shelter Zoning Overlay which applies in the downtown area and permits these facilities by right, subject to compliance with applicable objective standards. The total number of beds permitted in the overlay is capped at 200, based on usage statistics gathered at the time the Overlay was adopted. Exceptions to the cap are permitted by CUP.

However, homeless Point-in-Time (PIT) count data indicates that homelessness has increased since that time and need has been in excess of the 200-bed cap since 2022. Therefore, to ensure that the cap does not preclude the provision of shelter beds needed to meet the need as calculated on the basis of the latest available annual PIT data, the City will increase the cap to 245 beds in Q2 2026 and annually each year thereafter will evaluate the need to raise the cap if needed to accommodate the need as calculated on the basis of the latest available annual PIT data. Linking the annual review to the latest available PIT count data will also ensure that the cap will not deter future emergency shelters that may be needed to accommodate unmet need.

Chapter 4: Housing Action Plan
4-16 Hearing Draft | August 6, 2026
Additionally, amendments to Government Code section 65583, subdivision (a)(4) enacted in 2023 pursuant to Assembly Bill 2339 expanded the de6inition of “emergency shelters” to include other interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care.

The de6inition of emergency shelter currently established in Turlock Municipal Code Section 9-1-202 is not consistent with these amendments. Accordingly, through this program the City will revise the de6inition of emergency shelter in Section 9-1-202 to include other interim interventions consistent with Government Code section 65583, subdivision (a)(4).

Responsibility: Development Services Department
Timeframe: Amend Turlock Municipal Code to increase Emergency Shelter Overlay cap to 245 beds and revise the definition of emergency shelters by Q2 2026
Annually in Q2 each year thereafter, evaluate the need to raise the cap if needed to accommodate the need as calculated on the basis of the latest available annual PIT data and take corrective action as warranted
Objective: Help provide for the needs of homeless individuals in Turlock based on the latest available PIT count; comply with State requirements
Funding: General Fund
Program 2-S ADU Ordinance Review. Section 9-2-119 of the Turlock Municipal Code established regulations for Accessory Dwelling Units (ADUs). The regulations were amended in May 2024 to comply with recent State requirements. Through this program, the City will submit ADU ordinance to HCD for review and, if necessary, amend the ordinance for compliance with State law based on 6indings from HCD within six months of receipt.

Responsibility: Development Services Department
Timeframe: Submit ADU ordinance for review in Q2 2026; amend ordinance for compliance with State law within six months of receipt of findings from HCD
Objective: Facilitate construction of 80 ADUs by 2031
Funding: General fund (staff time)
Program 2-T Master Plan Phasing. Responsible growth management is a long-standing focus of City policy, which dates back to the adoption of a Growth Management Program in the late 1980s. The General Plan incorporates a growth management strategy intended to provide for the orderly planning of expansion areas, ensure the adequacy of public facilities and infrastructure citywide, protect valuable agricultural land surrounding Turlock, and promote in6ill development within the City limit. As part of this strategy, General Plan policies 2.5-f and 3.1-g require that 70 percent of one master plan area be complete (ie building permits issued) before development of the next master plan area proceeds in the interest of providing for timely and ef6icient use of infrastructure and resources. Since 2012

City of Turlock – Housing Element Update 2023-31
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when the General Plan was adopted, buildout of the Northeast Turlock and East Tuolumne Master Plans has been completed or largely completed and the City has seen development of small lot subdivisions on in6ill parcels; however, through this program the City will review the effectiveness of the General Plan growth management strategy (including policies 2.5-f and 3.1-g) with the next update to the General Plan, anticipated to begin in 2027.

Responsibility: Development Services Department
Timeframe: Complete with adoption of next General Plan Update, anticipated to begin in 2027
Objective: Address potential constraints to housing development Funding: General fund (staff time)
Goal 3: Preserve, Rehabilitate, and Enhance Existing Housing and Neighborhoods
Policy 3-1 Work to preserve property values, correct housing de6iciencies, bring substandard units into compliance with City codes, and improve overall housing conditions in Turlock.

Policy 3-2 Promote regular property maintenance, emphasizing the importance to long term housing quality.

Policy 3-3 Encourage compatible design of new residential units to help integrate new housing types into established neighborhoods.

Policy 3-4 Encourage the use of building placement, design, and construction techniques that promote energy conservation, including green building practices, the use of recycled materials, and the recycling of construction and demolition debris.

Policy 3-5 Continue working with Stanislaus County on developing and implementing a strategy to incorporate County islands and upgrade infrastructure. This will likely include a combination of directing shared property taxes towards constructing improvements, and drafting a minimal standards agreement for County upgrades.

Programs
Program 3-A Home Rehabilitation Loan Program. The City runs a Rehabilitation Loan Program that helps homeowners and investors preserve and upgrade their homes with a low interest loan. The program is open to homeowners in Turlock who earn less than 80 percent of the Stanislaus County median income, have good credit, and demonstrate the ability to repay the loan while maintaining affordable rent.

No down payment is required for participation. The City will undertake the following efforts to increase participation, with speci6ic targeting to residential neighborhoods in DACs:
• Translating the program handout into Spanish and posting on the City website;

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• Actively promote participation with public awareness efforts, including mention in citywide email blasts/newsletters; bilingual (EN/ES) fliers in utility mailers; promoting participation and public contact events such as Neighborhood Night Out;
• Amend the program to allow loans to be made available to renter households, subject to financial eligibility and owner approval.

Responsibility: Housing Program Services
Timeframe: Beginning Q1 2024, with reporting via annual action plan Objectives: Provide 10 loans annually throughout the planning period, targeting DACs west of the BNSF tracks (see Table D-9, Appendix G)
Funding: CDBG and HOME funds
Program 3-B Acquisition and Rehabilitation of Property for Affordable Housing. In collaboration with other HOME Consortium members, continue to acquire, rehabilitate, and sell or operate real property and covenants for affordable housing in Turlock. Prioritize housing for households whose incomes are 50 percent of AMI or below, with the remainder available to households making less than 120 percent AMI. Work through a master contractor to rehabilitate the homes to simplify the process, achieve economies of scale, and enable the funding to cover more properties. Properties may be transferred to non-pro6it agencies to provide property management services.

Responsibility: Housing Program Services
Timeframe: Beginning Q1 2024, with reporting via annual action plan Objectives: Provide 14 loans annually throughout the planning period, targeting DACs west of the BNSF tracks (see Table D-9, Appendix G)
Funding: CDBG and HOME funds
Program 3-C Neighborhood Clean Up Programs. Neighborhood beauti6ication is a priority for Turlock and the City operates a number of community clean up programs to encourage residents to clean up their property and their community. A review of code enforcement actions since 2021 indicates that weed abatement, debris removal, and inoperative motor vehicle abatement are the most common issues.

No clear pattern of geographic concentration is evident. In the 2023-31 planning period, the City will continue to operate the following programs promoting the availability with information on the City's website:
• Embrace Turlock's Beauty Day, offering free waste pick up and disposal to Turlock Utility customers citywide;
• Residential recycling, offering a blue cart for commingled (non-sorted) recyclables and a green cart for organic and garden material through a contract with Turlock Scavenger for the collection and disposal of solid waste; • Leaf Pick Up Day, offering twice annual pick up of leaves and garden waste in all neighborhoods;

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• Motor Vehicle Abatement, to keep the streets clear of abandoned motor vehicles by towing vehicles after adequate notice is given to the registered owner; and
• Stanislaus County Household Hazardous Waste Program, accepting household hazardous waste at the County facility at 1710 Morgan Road, Modesto.

Responsibility: Municipal Services Department
Timeframe: At least annually throughout the planning period Objectives: Enhance neighborhood character and reduce code enforcement actions by at least 25 percent, targeting DACs west of the BNSF tracks (see Table D-9, Appendix G)
Funding: General Fund
Program 3-D First Time Homebuyers Program Re[inements. Turlock's First Time Home Buyers Program (FTHB) 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. The program is open to households making less than 80 percent of the Stanislaus County AMI who have completed First Time Home Buyer counseling course, have good credit, and qualify for a new current market rate 6irst mortgage. The FTHB program has been in operation for 20 years and there are currently 100 active loans in the portfolio; however, participation rates have decreased in the last two years due to market conditions and prevailing interest rates. To expand opportunities for homeownership in Turlock, the City will benchmark the FTHB program against programs offered by other cities with similar income-to-6inance ratios and identify re6inements, such as increasing the allowable debt-to-income ratio for applicants or adjusting the back end ratio, that could be made.

Responsibility: Housing Program Services
Timeframe: (a) complete benchmarking and identify recommended refinements by end of Q4 2025; (b) amend FTHB program to incorporate recommendations by end of Q2 2026
Objectives: Assist 8 eligible households through the FTHB program over the planning period, targeting participation citywide and in CRMU zone Funding: General fund (staff time)
Program 3-E Place-Based Community Improvement Efforts. The City is dedicated to improving the quality of life in Turlock's DACs and low income neighborhoods through infrastructure investments and the provision of programs for residents, including:
• Construction of the Columbia Pool, support buildings, restrooms, and site improvements to serve neighborhoods in southwest Turlock (construction completed Q1 2026);
• Accessibility upgrades to the Marty Yerby Recreational Facility including ADA-compliant restroom improvements and front entrance modifications,

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along with installation of new lighting, lighting controls, and exhaust fans (completion of construction by end of Q2 2026); This will allow this facility to be utilized again for various youth and afterschool programs and activities; • Expansion of the Montana Park adding ADA-accessible play areas, sports courts, fitness amenities, picnic spaces, parking, and sustainable bioswale landscaping (completion of construction by end of Q4 2026); • Repavement and rehabilitation of various street segments (Columbia, Lane, S.

Beach, S. Laurel, Farr, Olive, Angelus, S. Orange, Bernell) in the southwest quadrant of Turlock and installation of ADA-compliant access ramps (completion of construction by end of Q4 2026);
• Re-surfacing and re-striping of the multi-purpose court at Columbia Park (completion of construction by end of Q4 2027);
• Establishing a program of incentives to encourage the construction of privately owned publicly-accessible open space and recreational facilities in centrally-located areas underserved by City park facilities. Incentives would be available to projects on and adjacent to sites rezoned to CommercialResidential Mixed Use in census tracts without existing park facilities and may include bonus density, or waivers or reductions in City fees. Incentives would be identified in consultation with property owners and developers by the end of Q4 2026 and the program would be adopted by end of Q3 2027; • Identifying strategies to increase access to healthy food for DAC residents in Turlock. Strategies may include partnering with schools and churches to create/expand edible garden programs; offering reduced property tax assessments for land dedicated to community gardens; adopting an urban agriculture incentive zone to facilitate permitting approvals for community gardens; and publicizing calls for healthy food donations to local food banks in City communications. Specific City actions will be incorporated into the General Plan Environmental Justice Element and progress will be evaluated annually following adoption via annual General Plan progress reports to the Planning Commission and City Council. (adopt Environmental Justice Element by end of Q4 2026, with annual reporting through Housing Element APRs each year thereafter)
• Continuing to implement that Active Transportation Plan, which identifies a range of physical and programmatic improvements to strengthen safe routes to schools tailored to the specific needs of schools and planned proportionately throughout the city. Physical improvements include installation of new and widened sidewalks, bike lanes and boulevards, highvisibility crosswalks and markings, curb extensions and ramps, traffic calming features, improved signage and signals, roadway repairs, and safer school access configurations such as loading zones and drop-off areas.

Programmatic efforts involve outreach and enforcement measures, including speed surveys, increased traffic enforcement, crossing guards, coordinated pick-up and drop-off management, operational adjustments (such as street sweeping or trash schedules), and partnerships to improve driver behavior and pedestrian safety around schools. (ongoing implementation with annual progress reporting through Housing Element APRs);
• Constructing roadway and utility infrastructure projects identified in the current CIP, which include 103 projects in DACs (complete construction of all projects by end of Q4 2029);

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• Recreational programming, including fitness programs, family events, community traditions, arts, social and educational activities, and a wide range of enrichment classes with scholarships available for participation (annually throughout the planning period); and
• Healthy Alternatives to Violent Environments (HAVEN), a program that provides housing resources and services, financial literacy training, and safety planning to low- and moderate-income victims of domestic violence (annually throughout the planning period).

Responsibility: Municipal Services Department
Timeframe: Timing as noted above
Objectives: Improve quality of life in DACs and low income neighborhoods Funding: A, Measure L, CDBG
Program 3-F Home Energy and Water Conservation. Continue to promote energy and water conservation in new and existing homes by:
• Supplying bilingual (EN/ES) energy conservation awareness brochures (“100 Ways to Go Green”) in all public meeting places and online; • Publicizing the availability of State and Turlock Irrigation District energy conservation and renewable energy programs for housing construction and rehabilitation by providing information on the City website and in City newsletters and mailers;
• Periodically updating the "pre-development tip sheet" with information on available energy and water conservation programs; and
• Including a discussion of available programs in predevelopment meetings Responsibility: Municipal Services
Timeframe: (a) supply brochures and publicize available programs starting Q1 2025, (b) update tipsheet by end of Q2 2025 Objectives: Promote energy and water conservation targeting a 10 percent reduction in new development, citywide by 2031
Funding: General fund (staff time)
Program 3-G Community Land Trust Collaboration. A Community Land Trust (CLT) is a nonpro6it organization made up of community residents and public representatives that purchases land to serve local community needs, such as by building and managing housing for low- and moderate-income households.

Because they own the land, CLTs can provide a range of affordable homeownership opportunities and housing options for generations. The City will explore a collaboration or partnership with the San Joaquin Valley Community Ownership Project to facilitate the establishment of a CLT in Turlock. The San Joaquin Valley Community Ownership Project offers workshops, technical assistance, and networking services to support the establishment of CLTs community-owned agricultural initiatives. Through this collaboration, the City may contribute meeting space, property, funds, or technical expertise. In

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particular, efforts should focus on opportunities to acquire rehabilitated housing and land in the southwest of Turlock and in low and moderate income areas for a CLT.

Responsibility: Development Services Department
Timeframe: Target to offer one workshop by end of Q2 2026 and annually thereafter throughout the planning period
Objectives: Promote establishment of a CLT in an LMI neighborhood by 2031
Funding: General fund
Program 3-H Anti-Displacement Strategy. According to data from the Urban Displacement Project at the University of California, residents in three Census tracts in Turlock are at risk of displacement. These tracts, shown on Map D-26, have a high concentration of low and moderate income households and one of them is also designated as an area of High Segregation and Poverty. Additionally, senior renters on 6ixed incomes and other low income households throughout Turlock are at risk of displacement if housing prices continue to rise. Through this program, the City will prepare an anti-displacement strategy with the following components to help prevent displacement of vulnerable residents:
• Preserve Subsidized Affordable Units: Create partnerships with the Stanislaus Regional Housing Authority to support acquisition of affordable units at-risk of conversion to market rate; identify a code enforcement specialist on staff to provide technical assistance and information to property owners of lower income units to address code enforcement issues; seek funding to support rehabilitation of substandard multi-family units; and restrict conversion of existing units occupied by lower-income households to short term rentals. • Preserve Naturally Occurring Affordable Housing: Continue to offer a $30,000 grant to income-eligible mobile homeowners for necessary repairs to their mobile homes. Utilizing CDBG funding, the City of Turlock runs a rehabilitation program for income-eligible homeowners designed to expand the supply of decent, safe, sanitary, and affordable housing; to correct health and safety hazards in deteriorating housing, extending the useful life of existing housing. As of 2025, eligibility has been expanded to include mobile homeowners.
• Protect Current Residents: Provide a link on the City’s website to the Stanislaus Regional Housing Authority's list of Section 8 rental units; partner with Project Sentinel and nonprofits that serve underserved residents within the City to share information on fair housing and tenant rights. • Awareness and Marketing: In partnership with Project Sentinel, develop an engagement strategy to disseminate information on tenant rights and protections (e.g., source of income, and State rent stabilization and just cause eviction regulations).

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Implementation of Program 3-A Home Rehabilitation Loan Program, Program 5- B Mediation and Enforcement, and Program 5-F Workforce Development Initiatives in coordination with the Anti-Displacement Strategy will also help reduce the risk of displacement for at risk residents citywide and in these targeted areas
Responsibility: Housing Program Services
Timeframe: Prepare anti-displacement strategy by end of Q4 2026, begin implementation in Q1 2027
Objectives: Minimize or prevent displacement of at-risk residents citywide and with an emphasis on tracts with risk of displacement shown on Map D-26. Target preservation of 194 assisted and naturally-occurring affordable housing units over the planning period (see also Table D-9, Appendix D) Funding: CDBG and HOME funds
Program 3-I Sidewalk Repair Assistance Program. Based on an assessment by City staff, sidewalk conditions in Turlock are generally rated as good; however, some older areas of the city have sidewalk conditions rated Fair/Good or Poor/Fair. These areas tend to have higher concentrations of low and moderate income households and are classified as Disadvantaged Communities (DACs) by the State, pursuant to SB 535. Sidewalk conditions can directly affect mobility, safety, access to transit, and access to schools and services—especially for seniors, people with disabilities, children, and those in historically underserved areas where infrastructure has lagged. Therefore, to address disparities in sidewalk conditions, the City will implement Sidewalk Repair Assistance Program to help property owners repair damaged or unsafe sidewalks more affordably and efficiently, with the goal of improving neighborhood safety, accessibility, and walkability. The City will cover 55 percent of eligible sidewalk repair costs up to $1,250 for typical property owners. For income-qualified property owners, the City increases this to up to 85 percent of costs, capped at $2,500—directly benefiting low-income households. This tiered assistance reduces financial barriers for disadvantaged residents who may otherwise delay critical repairs due to cost. The program also includes expanded support to simplify encroachment permitting and administrative steps, helping residents navigate the process more quickly and with fewer hurdles.

Responsibility: Municipal Services Department
Timeframe: Incremental implementation starting in 2026 with a goal of improving conditions to Good throughout the city by 2031 Objectives: Improve sidewalk conditions in census tracts 6099003700, 6099003802, 6099003803, 6099003904, and 6099003906 to
Good
Funding: General Fund

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Goal 4: Provide a Range of Housing Types and Services to Meet the Needs of Individuals and Households with Special Needs
Policy 4-1 Connect those most at risk of becoming unhoused to programs and services that will help prevent them from losing their homes.

Policy 4-2 Increase access to a continuum of housing, including emergency shelters, transitional housing, and supportive housing, to bridge the gap from homelessness to permanent housing by offering structure, supervision, support, and life skills training.

Policy 4-3 Continue to cooperate and coordinate with other jurisdictions and public service organizations to address the needs of the unhoused in the community.

Policy 4-4 Provide information to low-wage employers in Turlock about various City housing programs that may bene6it their employees, including the Mobile Home Rental Assistance, Home Rehabilitation Loan, and First Time Homebuyers Programs, as well as other programs providing rental and mortgage assistance.

Policy 4-5 Maintain participation in the Housing Authority to qualify City residents for existing housing assistance and provide information on the availability of Housing Authority programs to quali6ied residents.

Programs
Program 4-A Housing for ELI Households and Persons with Special Needs. Recognizing that local funding capacity for affordable housing has been severely diminished by the dissolution of redevelopment agencies, the City will continue to facilitate production of affordable housing, including units targeted to extremely low income (ELI) households and persons with special needs (elderly, disabled/developmentally disabled, large households, female-headed households, the unhoused, and farmworkers), through the following efforts:
• Reaching out to developers and service providers annually to provide administrative assistance upon request to developers seeking available State and federal funding and/or tax credits for the construction of affordable and special needs housing;
• Using funds from the Housing Program to cover impact fee waivers or offset other project costs;
• Fast-tracking the permit process for developers who partner with non-profits to create affordable and special needs housing units;
• Expanding the existing fee deferral program for developers who commit to providing affordable and special needs housing;
• Granting modifications to development standards and/or providing financial incentives consistent with City regulations and State law to developers who commit to providing affordable and special needs housing.

For housing projects greater than 10 units in size with all units affordable to LowVery Low- and Extremely Low-Income households, target 10 percent of the units as affordable to Extremely Low-Income households.

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Responsibility: Housing Program Services
Timeframe: Beginning in Q1 2024
Objective: 130 units for ELI households and persons with special needs during the planning period
Funding: CDBG funds
Program 4-B Support for Individuals with Disabilities. Through this program, the City will partner with the Disability Resource Agency for Independence Living (DRAIL) to promote the availability of programs and services for individuals with disabilities in Turlock. An active member of the California Foundation on Independent Living Centers (CFILC) and the National Council on Independent Living (NCIL), DRAIL is a non-pro6it 501c3 with of6ices located in Modesto, Stockton and Sonora. DRAIL partners with individuals with disabilities, their families, and their support teams to increase their independence, advocate for their rights, and create fully inclusive communities. Services offered include advocacy and services for persons with disabilities, including housing referral and navigation; home modi6ications; and support for acquisition and use of assistive technologies. City actions may include providing information and links to DRAIL programs and services in citywide newsletters; and co-hosting informational events.

Responsibility: Development Services Department
Timeframe: Annually throughout the planning period starting Q1 2025 Objective: Increase in participation in DRAIL programs and services by Turlock residents (2023-31)
Funding: General Fund (staff time)
Program 4-C Support for Senior Independent Living. Older adults represent a growing share of the population in Turlock, rising from 11 percent in 2000 to nearly 14 percent in 2020. As they age, older adults may need home renovations or modi6ications that accommodate disabilities to ensure they can continue to live independently.

Many seniors also live in 6ixed incomes, which makes them vulnerable to displacement with rapidly rising housing costs. The City will support senior Independent living by:
• Revising the zoning ordinance to specifically allow deviations from the setback and height requirements for the purpose of providing accommodation for disabled access to an existing structure upon approval of a Minor Administrative Approval;
• Continuing to offer low-income disabled persons and seniors financial assistance to improve accessibility and safety issues in their homes, including through Housing Rehabilitation Loans for projects that address ADA compliance;
• Using federal and State funds to provide new units of supportive housing for older adults and persons with disabilities and/or to renovate housing so that it is suitable for older adults and persons with disabilities;

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• Revising the zoning ordinance to require that all housing development with 20 or more units incorporate features based on the HCD Model Universal Design Local Ordinance to increase housing options for older adults and persons with disabilities.

Responsibility: Development Services Department
Timeframe: Adopt code amendments by end of Q4 2027
Objective: Promote retrofit of existing housing throughout Turlock and development of new units
Funding: General Fund
Program 4-D Rental and Mortgage Assistance. Community Housing and Shelter Services (CHHS) provides rental assistance to low income families in Stanislaus County families who have received a 3-Day Notice to Pay Rent or Quit and need assistance in order to avoid eviction. CHHS also provides assistance to qualifying families who need assistance with mortgage payments. Through this program, the City will promote the availability of rental and mortgage assistance and connect residents in need with CHHS staff.

Responsibility: Housing Program Services
Timeframe: Beginning Q1 2025
Objective: Assist 10 household annually throughout the planning period Funding: General Fund
Program 4-E Homelessness and Related Services. Like so many cities in California, Turlock is experiencing the challenges and impacts of homelessness. There are many factors driving homelessness, including mental health, substance abuse, lack of affordable housing, job insecurity, and medical emergencies. Cities are struggling from insuf6icient levels of funding, staf6ing, and other resources to address the complexities associated with our unhoused population. The City of Turlock views homelessness as one of the top priorities, and will continue to address homelessness by:
• Providing financial assistance at least annually as funding is available to nonprofit groups providing shelter and/or services for homeless individuals, which may include public service grant funding, forgivable loans, or other forms of financial assistance;
• Annually or as grant funding is available, applying for or assisting applications by nonprofit groups for funding related to providing shelter and services; • Providing technical assistance to non-profit groups applying for and/or supporting grant applications
• Remaining an involved stakeholder in the Continuum of Care (CoC) and the newly formed Stanislaus Homeless Alliance (SHA), organizations that function to bring stakeholders and residents together to identify needs,

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service gaps, and potential solutions and partnerships to address housing and homelessness needs within the region; and
• Publishing a resource guide and a list of service providers in the Turlock area on the City website, including addresses, hours of operation and links to provider websites.

Responsibility: Housing Program Services
Timeframe: Beginning Q1 2025
Objective: To continue to address and find resolution for the unhoused over the planning period
Funding: CDBG funds
Program 4-F Mobile Home Rent Subsidies. Continue to administer the Mobile Home Rent Subsidy program, which provides assistance to eligible existing mobile homeowners who pay space rental amounts exceeding 30 percent of their income to mobile home park operators. Annual certi6ications are required to determine continuous eligibility. Rehabilitation grants or very low interest rate loans will be available to current residents to make minor repairs on their homes.

Responsibility: Housing Program Services
Timeframe: Annually throughout the planning period starting Q1 2025 Objective: Continue to administer the program for current mobile homeowner residents
Funding: CDBG and HOMERDA Successor Agency funds
Program 4-G Publicize Availability of Public Service Grants and Related Services. Using a portion of its annual CDBG allocation, the City provides public service grants to non-pro6it groups each year for services such as emergency shelters, meals on wheels, eye care for seniors and youth outreach in Turlock. To better promote the availability of these grants and increase the number and range of applicants, the City will publicize the availability of grants through actions such as:
• Publicizing grant availability on the City website and social media; • Emailing a noticing of availability to non-pro6it organizations that the City has worked with in the past, based on a list updated annually; • Contact developers/providers of permanent and migrant farmworker housing to ensure that these entities are also made aware of available funding; and
• Promoting the availability of funds at meetings of the Turlock Community Collaborative, a group of local nonpro6it organizations, government agencies, businesses, and citizens.

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Additionally, to promote the availability of services offered by the City, including those provided by public service grant recipients, the City will publicize the availability of services through actions such as:
• Promoting available services on the City website and social media; • Distributing promotional 6liers at public contact events; and • Providing promotional 6liers to Turlock non-pro6its to post on their bulletin boards.

Responsibility: Housing Program Services
Timeframe: Annually throughout the planning period starting Q1 2025 Objective: Promote the availability of funding for non-profit service providers in Turlock and increase the number and range of grant applications
Funding: CDBG
Program 4-H Pursue State and Federal Funds in Support of Housing Development. The City will continue to pursue available and appropriate State and federal funding sources to support efforts to: construct housing meeting the needs of extremely low-, very low-, low, and moderate-income households, people experiencing homelessness; and permanent and migrant farmworker housing; to assist persons with rent payments required for existing housing units, to provide supportive services; and to provide on- and off-site improvements and public facilities, in support of affordable housing projects. Speci6ically, the City will:
• Meet annually (and keep in contact with them throughout the year) with private nonpro6it and for-pro6it affordable housing providers and public agencies interested in constructing affordable housing, and permanent and migrant farmworker housing, providing special needs housing or shelter, and/or providing supportive services for low-income and special needs residents, including people experiencing homelessness. The purpose of the meetings will be to provide support for funding applications, including technical assistance, for funding requests for affordable housing projects and programs during the subsequent 12 to 24 months. In setting up these annual meetings, the City will invite participation via direct notices sent to private and public entities that have provided housing or supportive services in Turlock or that expressed an interest in doing so in the past. • Provide support on an ongoing basis to other entities (nonpro6it organizations, for-pro6it affordable housing providers, and public agencies), as requested each year,, that apply directly for state or federal funds. Examples of support to be provided by the City include: (1) expedited processing of planning permits that are needed before an applicant can submit a State or federal funding request or receive funds; (2) providing information to complete a funding request (such as demographic, housing, or economic

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statistics in support of an application), 3) providing letters of support for projects or programs that the City has approved (including preliminary or conceptual approval); and (4) identifying housing and service opportunities. • Annually or as grant funding is available, apply directly for State and Federal funding under programs in which the City must be the applicant, with a goal of securing $1 million by 2028 and $2 million by 2031.

In pursuing State and federal funding, and working with other private and public entities to provide affordable housing and supportive services, the City seeks to increase the availability of housing and supportive services to the most vulnerable population groups and those with the greatest unmet needs, such as very lowincome seniors, persons with disabilities who cannot live independently, persons with developmental disabilities, people experiencing homelessness farmworkers and their families, low-income large families, and single-parent households.

Responsibility: Housing Program Services
Timeframe: Annual meetings from 2023-2031; depending on funding deadlines for specific state and federal programs, 2023-2031; semi-annual review and assessment of funding opportunities based on (1) funding availability, cycles and eligible activities for various state and federal programs, (2) projects and programs proposed to the City for state or federal funding, and (3) City staff capacity to prepare funding requests Objective: Support development of 1,305 very low income units over the planning period and provide for the needs of special needs populations
Funding: General Fund
Program 4-I Density Bonus Application Procedures. Section 9-2-103 the Turlock Zoning Ordinance references the provisions of State law related to density bonuses under California Government Code Section 65915. The ordinance is structured to always reference the most current codi6ied requirements so that it remains current and there is no need for frequent amendments to track changes in State law. Density bonus applicants make use of the City's uniform development application form, which includes a section used for determining the applicable density bonus under State law. Application and submittal requirements, review parameters, approval authority and processing timelines are speci6ied in Section 9-5 of the Zoning Ordinance. To ensure that clarity for applicants, the City will amend the text of Section 9-2-103 to clarify the form to be used and cross-reference Section 9-5 where the application procedures and timeframes are established.

Responsibility: Development Services Department
Timeframe: Complete rezoning by Q4 2026 as part of an omnibus code cleanup

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Objective: Compliance with State law and clarity for density bonus applicants
Funding: General fund (staff time)
Program 4-J Expiring Covenants. If funding is available, or through interested certi6ied Community Housing Development Organizations (CHDO) and/or non-pro6it organizations, pursue a program to purchase affordability covenants on existing multi-family units, subject to restrictions that the affordability covenants would be in effect for not less than 30 years, and that at least 20 percent of the units would be affordable to extremely low- and very low-income households. In the event that efforts are not successful, the City will:
• Coordinate with qualified entities
• Ensure compliance with noticing the tenants
• Assist with funding or support funding applications
• Provide outreach education and support to tenants
Responsibility: Housing Programs Services
Timeframe: Complete rezoning by Q4 2026 as part of an omnibus code cleanup
Objective: Compliance with State law and clarity for density bonus applicants
Funding: General fund (staff time)
Goal 5: Affirmatively Further Fair Access to Housing for All in Turlock Policy 5-1 Ensure that existing and proposed housing in Turlock is available to households regardless of ethnicity, race, family composition or source of income.

Policy 5-2 Enforce fair housing laws and address discrimination in the building, 6inancing, selling, or renting of housing based on race, religion, family status, national origin, disability, or other protected class.

Policy 5-3 Work collaboratively with local non-pro6it, public, and private sector partners to raise awareness and achieve implementation of fair housing practices.

Policy 5-4 Expand the range of housing types in Turlock in order to better accommodate the varied housing needs of current and future residents.

Policy 5-5 Continue to provide funds when necessary to mitigate the unsettling impacts of temporary and permanent re-location during the construction or rehabilitation of any housing project that has received public funds. Quali6ied households can receive a grant in the amount based on HUD’s requirements under the Uniform Relocation Act.

Programs
Program 5-A Fair Housing Information. To ensure that all households have equal opportunity to live in the City regardless of their ethnicity, race, household composition, or source of income, the City will continue to inform property owners, staff

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members, current residents, and those seeking housing in Turlock regarding fair housing rights and responsibilities by:
• Making information available in English and Spanish on the City website and at the housing counter about fair housing requirements, fair housing programs, and agencies where cases of suspected discrimination can be reported.
• Requiring that all recipients of locally administered housing assistance funds acknowledge their understanding of fair housing law and affirm their commitment to the law.
• Encouraging owners and real estate professionals to provide tenants with brochures on their rights and establish procedures for tenants to report discrimination.
• Making sure Housing Program Services staff are aware of fair housing requirements and resources in order to help them recognize and respond to possible instances of discrimination and report to the appropriate NGOs.

Responsibility: Housing Program Services
Timeframe: Prepare Spanish language materials by end of Q2 2025; refresh informational materials and post to City website by end of Q4 each year as appropriate; conduct annual staff information session in Q1 each year
Objective: Provide and regularly maintain information, targeting areas shown on Map D-26 and tracts with high concentrations of low and moderate income households in particular
Funding: General Fund and planning grants
Program 5-B Mediation and Enforcement. Disability was the primary basis for fair housing complaints in Turlock between 2014 and 2019, accounting for more than 70 percent of all complaints. Race and familial status each accounted for approximately 12 percent of complaints. In Turlock, linguistically isolated households where adults have dif6iculty speaking English tend also to be concentrated in areas with the highest rates of renters, rent burdened households, and low/moderate income residents who may be at greater risk of eviction or have greater need for landlord-tenant mediation services. Through this program, the City will contract with Project Sentinel for comprehensive, bilingual fair housing services of complaint investigation, community outreach and education, problem solving and dispute resolution. Services will be provided by trained counselors who advise callers of their rights and help the parties reach resolutions, civil rights protection, rescind evictions, refunded deposits, improved code compliance, privacy rights respected, and predatory lending practices averted. Efforts will focus on persons with disabilities, female headed households, and ethnic minorities and areas with higher concentrations of linguistically isolate households (see Map 4-2) in particular, informing the community and target populations about fair housing and the respective housing rights and responsibilities and offering complaint/problem resolutions through education, conciliation and enforcement referral.

Chapter 4: Housing Action Plan
4-32 Hearing Draft | August 6, 2026
Responsibility: Housing Program Services
Timeframe: Ongoing 2023-2031; provide complaint/problem resolution services for 30 households annually by the end of each year Objective: To assist 30 households annually throughout the planning period, targeting areas shown on Map D-26 and tracts with high concentrations of low and moderate income households in particular
Funding: CDBG Funds
Program 5-C Anti-Discrimination and Fair Housing Training. In Stanislaus County, tenant complaints disproportionately involve small, independent landlords who may not be aware of fair housing law or their responsibilities. Through this program, the City will support Project Sentinel and the California Apartment Association (CAA) Central Valley branch in developing and conducting trainings on antidiscrimination and fair housing practices for small, independent realtors and property managers. City support may include participation in trainings or provision of meeting space.

Responsibility: Housing Program Services
Timeframe: Contact partners by Q1 2025; annual coordination on support activities throughout the planning period
Objective: Increase awareness of fair housing practices among small, independent real estate professionals and lenders
Funding: General Fund (staff time)
Program 5-D Disavowal of Racially Restrictive Covenants. Stanislaus County has launched a program to let residents disavow racially restrictive covenants that might exist in the deeds of their homes. While the Supreme Court ruled such covenants were unenforceable in 1948, an unknown number of homes in the county still contain these restrictions, which effectively prevented Black, Chinese, Japanese and other racial or ethnic groups from owning or occupying homes in certain areas, effectively denying them the opportunity to accumulate generational wealth through homeownership. Although the recorded documents are never removed from the public records, modi6ications and amendments can be recorded to alert the public that the document is no longer valid. The City will promote participation of Turlock homeowners in this initiative at annually public contact events, in Citywide newsletters, and by posting information on the City website.

Responsibility: Housing Program Services
Timeframe: Post information to City website and send e-newsletter by end of Q3 2025; annually each year of the planning period thereafter
Objective Participation of 100 homeowners in County program by 2031 Funding: General Fund (staff time)

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
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
Fullerton Dr
Hedstrom Rd
Mountain View Rd
Georgetown Ave
S oJ hnson Rd
South Ave
W Springer Dr
E Canal Dr
Marshall St
N Denair Ave
E Glenwood Ave
N Berkeley Ave
Grant Ave
Park St
W Monte Vista Ave
Golf Rd
E Linwood Ave
W Glenwood Ave
Spengler Wy
S Walnut Rd
Countryside Dr
Harding Rd
Simmons Rd
E Zeering Rd
S Tully Rd
Dianne Dr
Ruble Rd
N
Tegner Rd
Fransil Ln

STANISLAUS
COUNTY
AÎ
Morgan Ranch
Master Plan
East
Tuolumne
Master Plan
Northeast Turlock
Master Plan
Westside
Industrial
Specific
Plan
Northwest
Triangle
Specific
Plan
0 ¼ ½ 1
Miles
Source: CalEnviroScreen 4.0, 2022; 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 4-2 Map 4-2
Housing Element
Concentrations of
Linguistically Isolated
Households inTurlock
SB 535 Disadvantaged Community
Specific/Master Plan Area
Statewide Ranking by CensusTract
Linguistic Isolation Percentile
Top 25%

Chapter 4: Housing Action Plan
4-34 Hearing Draft | August 6, 2026
Program 5-E Home Sharing and Tenant Matching. Home-sharing and tenant matching programs pair existing homeowners with renters in need of space and may also offer supportive services such as background checks, applicant interviews/screening, and facilitation of living together agreements. These programs make ef6icient use of existing housing stock and provide affordable rental rates without the need for new construction. Home sharing can be a particularly effective tool to support independent living for seniors and disabled residents while also increasing local housing opportunities for students and lower income earners who work or attend school in Turlock. The Senior Advocacy Network, a non-pro6it located in Modesto, runs the HomeShare! program that matches Home Providers (people who have a room to rent) with Home Seekers (people who are looking for a room to rent) free of charge, based on shared interests, lifestyles and needs. The City will work with Senior Advocacy Network to expand the program to Turlock, promoting participation by local homeowners by providing information via the website, City newsletters, and public contact events, referring interested parties to HomeShare! program.

Responsibility: Housing Program Services
Timeframe: Beginning in Q3 2025, (a) publish information on City website and update annually as appropriate; (b) publicize the program in City newsletters annually; (c) conduct public outreach annually
Objective: 100 home sharing matches over the planning period, with geographic targeting to homeowners in High Resource neighborhoods
Funding: General Fund and partnership with nonpro6it
Program 5-F Workforce Development Initiatives. Data indicates that households with the highest rates of unemployment and the lowest rates of educational attainment are concentrated in areas north and west of downtown in Census tracts designated by the State as Disadvantaged Communities (DACs). These areas also have the highest concentrations of female headed households, who are disproportionately low income in Turlock, where about 36 percent of households are headed by a single woman with children live below the poverty line. Through this program, the City will collaborate with Stanislaus County Workforce Development (SCWD) and non-pro6it groups such as America’s Job Center of California (AJCC) and Central Valley Opportunity Center (CVOC) to connect Turlock residents with workforce development programs and services. Efforts should target areas with the highest rates of unemployment and the lowest rates of educational attainment in particular. City actions will include promoting the availability of the following programs and services with links posted to the City website and posters/6liers available at community centers in Turlock:
• Job training, career counseling, job search assistance, and skills development programs offered by SCWD, CVOC, and Goodwill Industries of San Joaquin Valley;

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 4-35
• CalWORKs (California Work Opportunity and Responsibility to Kids), which provides temporary financial assistance, job training, and employment services to eligible low-income families, including single mothers and female heads of household;
• Dislocated Worker Programs providing career coaching, skills assessments, vocational training, and connections to employers specifically for individuals who have lost jobs, including female heads of household; • Family Self-Sufficiency (FSS) Program, which helps low-income families receiving housing assistance to increase their income and reduce dependence on government assistance through case management, employment counseling, financial planning, and goal-setting for economic independence; and
• Project YES (Youth Employment Services), which offers job readiness training, GED preparation, and paid internships for youth (including young mothers) looking to enter the workforce.

Responsibility: Housing Program Services
Timeframe: Post materials by end of Q3 2025, updating periodically throughout the planning period; coordinate annually with SCWD and non-profit partners to track participation rates, targeting a 15 percent increase in the annual number of program participants above the 2025 baseline rate over the planning period with a focus on low income single women citywide and in southwest Turlock
Objective: Increase participation rate of eligible Turlock households and boost labor market participation rates in Turlock
Funding: General Fund
Goal 6: Monitor the Effectiveness of Housing Programs
Policy 6-1 Ensure that the City is meeting State requirements as well as the housing needs of current and future residents by developing and carrying out procedures for tracking progress toward achieving adopted housing goals and objectives.

Policy 6-2 The City will continue a regular monitoring and update process to assess housing needs and achievements and to provide a process for modifying policies, programs and resource allocations as needed in response to changing conditions.

Policy 6-3 Work with community groups, other jurisdictions and agencies, non-pro6it housing sponsors and the building and real estate industry when implementing Housing Element programs.

Policy 6-4 Provide outreach and information to the community on the availability of programs to address individual housing needs, and will actively involve the community through information, outreach, and review.

Chapter 4: Housing Action Plan
4-36 Hearing Draft | August 6, 2026
Programs
Program 6-A Annual Review. Assess Housing Element implementation and ensure that consistency with the General Plan is maintained through annual review by the Development Services Department and Planning Commission. Provide opportunities for public input and discussion, in conjunction with State requirements for a written review by April 1 of each year, as per Government Code Section 65400. Based on the review, establish annual work priorities for the Development Services Department and Planning Commission.

Responsibility: Housing Program Services
Timeframe: Annually by April 1 of each year
Objectives: Annual review of the Housing Element
Funding: General fund (staff time)
Program 6-B Ensure Adequate Sites Available to Meet City’s Share of RHNA. To ensure adequate sites remain available for residential development to accommodate the City’s Regional Housing Need Allocation (RHNA) for all income categories, the City shall annually review its Inventory of Available Sites to ensure the City can accommodate its share of the RHNA throughout the planning period. As development projects are considered, the City shall not take action to permit fewer units on a site than projected on the Inventory of Available Sites unless: 1) the reduction is consistent with the general plan and housing element; and 2) the remaining sites identi6ied in the Inventory of Available Sites are adequate to accommodate the City’s share of the RHNA. If the remaining sites are not adequate to accommodate the City’s share of the RHNA, the City will identify (and rezone, if necessary) suf6icient additional sites to meet the City’s share of the RHNA. Further, the City will monitor the progress of entitled and pipeline projects listed in Table 3-2 including the rent and sales prices of completed projects, undertaking a formal evaluation of status by the end of Q1 2027. If the evaluation determines that suf6icient progress toward completion of these projects has not been made and the capacity of the inventory is not suf6icient to meet the City's RHNA obligations for all income categories at that time, the City will identify and implement corrective actions by the end of Q4 2027. These actions may include identifying regulatory or process incentives to assist with development feasibility; rezoning; or further process streamlining.

Responsibility: Development Services Department, Planning Commission Timeframe: (a) Complete review and submit report by April 1 of every year; (b) undertake formal evaluation of entitled and pipeline projects by end of Q1 2027; (c) if needed, undertake corrective action to ensure no net loss by end of Q4 2027
Objective: Adequate Sites Available for City Share of RHNA Funding: General fund (staff time)
Program 6-C ADU and JADU Trends. The City will monitor ADU and JADU permitting/construction trends and affordability in Turlock, reporting

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 4-37
performance in its Housing Element Annual Progress Reports. If actual performance is not in line with projections in December 2027, the City will review and take action as needed to ensure compliance with "no-net loss" provisions of State law. As appropriate, corrective actions will include:
• Identifying additional regulatory, process, or financial incentives, based on property owner feedback and updating the municipal code to implement them; or
• If actual production and affordability of ADUs is far from anticipated trends, amending the housing element, identifying additional sites as needed to accommodate RHNA, rezoning within 1 year of the corrective action evaluation.

Responsibility: Development Services Department
Timeframe: (a) reporting with annual report to HCD in April 2024; annually by April of each year thereafter (b) December 2027 for corrective action evaluation (if needed) (c) end of December 2028
Objectives: Track progress toward Sixth Cycle RHNA production goals ensure compliance with State law
Funding: General Fund
Program 6-D Development and Replacement Unit Requirements. The City will require the replacement of units affordable to the same or lower income level as a condition of any development on a non-vacant site identi6ied in the Housing Element consistent with those requirements set forth in Government Code section 65915(c)(3). Replacement requirements apply to sites identi6ied in the inventory that currently have residential uses, or within the past 6ive years (based on the date the application for development was submitted) have had residential uses that have been vacated or demolished, and were:
• Subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very low-income; or • Subject to any other form of rent or price control through a public entity’s valid exercise of its police power; or
• Occupied by low or very low-income households.

Responsibility: Development Services Department
Timeframe: Beginning in Q4 2024
Objective: Protection of existing housing
Funding: General fund (staff time)

Chapter 4: Housing Action Plan
4-38 Hearing Draft | August 6, 2026
Quantified Objectives
California Government Code Section 65583[b] requires that housing elements contain quanti6ied objectives for the maintenance, preservation, and construction of housing. The quanti6ied objectives shown in Table 4-1 set a target goal for Turlock to strive for, based on needs, available resources, and constraints.

Table 4-1: 2023-2031 City of Turlock Quantified Objectivities Income Category New Construction1 Rehabilitation2 Conservation/Preservation3 Extremely Low4 130 11 15
Very-Low 1,75 27 37
Low 903 42 128
Moderate 1,096 -- --
Above Moderate 2,498 -- 14
TOTALS 5,802 80 194

1. The total new construction objective is equal to Turlock’s RHNA allocation.

2. Assumes assistance to 10 households annually throughout the planning period through the City’s Home Rehabilitation Loan Program (Program 3-A). During the 2015-23 cycle, the City facilitated rehabilitation of 15 affordable units for lower income households, two of which were for households earning less than 30 percent AMI and five of which were for households earning between 30 and 50 percent AMI. Accordingly, the quantified objectives for rehabilitation reflect the same distribution between income categories for the Sixth Cycle. Home rehabilitation loans from the City and the County are means tested programs typically only available to lower income households. Similarly, income eligibility limits for PG&E weatherization grants typically mean that these funds are only available to lower income households.

3. Assumes preservation of 14 existing low income homes in Turlock annually throughout the planning period with the use of HOME and CDBG funds for acquisition and rehabilitation of substandard housing (Program 3-B). The quantified objectives for preservation reflect the same distribution between income categories as assumed for rehabilitation, based on the Fifth Cycle funding record.Assumes an additional 67 low income households receive mediation services that prevent displacement through Program 5-B Mediation and Enforcement over the planning period, based on an annual rate of 13 individuals assisted over the 8-year period and a success rate of 65 percent.

Assumes that 1 low income household will continue receiving mobile home rent subsidies through Program 4-F throughout the planning period, Assumes that 14 percent of the 100 matches targeted through Program 5-E Home Sharing help senior households age in place, consistent with share of Turlock population aged 65 plus.

4. Stanislaus Council of Governments (StanCOG) RHNA methodology did not assign extremely low income units to jurisdictions. Based on past trends, the City targets 130 extremely low income units over the planning period, which represents 10 percent of the Very Low RHNA allocation.

Housing Action Plan Programs Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Rezoning to Accommodate RHNA
1-B Rezoning to Accommodate RHNA Shortfall
2-E By Right Rezoning of Sites from Prior Inventories
Omnibus Code Clean Up Items
2-F Live-Work Units
2-G Manufactured Housing
2-H Zoning for People with Disabilities
2-I Low-Barrier Navigation Centers
2-J Transitional Housing
2-K Expand Online Transparency
2-N Single-Room Occupancy Units
2-O Reasonable Accomodation Ordinance
2-P Supportive Housing
2-S ADU Ordinance Review
2-Q Treatment of Group Homes
4-I Density Bonus Application Procedures
4-J Expiring Covenants
Goal 1: Increasing Housing Supply
1-A Inventory of Available Sites
1-C SB 9 Housing Ordinance
1-D Small Lot Subdivision Ordinance
1-E ADU/JADU Awareness
1-F Congregational Overlay
1-G Downtown Development Incentives
Goal 2: Removing Barriers to Housing
2-A Predevelopment Consultation
2-B Objective Standards for Multifamily and Mixed Use Development 2-C Design Review
2-D Morgan Ranch Sewer Lift Station
2-L Water and Sewer Priority
2-M Permit Processing Time Improvements
2-R Emergency Shelters
2024 2025 2026 2027

Housing Action Plan Programs
Rezoning to Accommodate RHNA
1-B Rezoning to Accommodate RHNA Shortfall
2-E By Right Rezoning of Sites from Prior Inventories
Omnibus Code Clean Up Items
2-F Live-Work Units
2-G Manufactured Housing
2-H Zoning for People with Disabilities
2-I Low-Barrier Navigation Centers
2-J Transitional Housing
2-K Expand Online Transparency
2-N Single-Room Occupancy Units
2-O Reasonable Accomodation Ordinance
2-P Supportive Housing
2-S ADU Ordinance Review
2-Q Treatment of Group Homes
4-I Density Bonus Application Procedures
4-J Expiring Covenants
Goal 1: Increasing Housing Supply
1-A Inventory of Available Sites
1-C SB 9 Housing Ordinance
1-D Small Lot Subdivision Ordinance
1-E ADU/JADU Awareness
1-F Congregational Overlay
1-G Downtown Development Incentives
Goal 2: Removing Barriers to Housing
2-A Predevelopment Consultation
2-B Objective Standards for Multifamily and Mixed Use Development 2-C Design Review
2-D Morgan Ranch Sewer Lift Station
2-L Water and Sewer Priority
2-M Permit Processing Time Improvements
2-R Emergency Shelters
Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4
2028 2029 2030 2031

Housing Action Plan Programs Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 2024 2025 2026 2027
Goal 3: Preserve and Enhance Existing Housing
3-A Home Rehabilitation Loan Program
3-B Acquisition and Rehabilitation of Property for Affordable Housing 3-C Neighborhood Clean Up Programs
3-D First Time Homebuyers Program Refinements
3-E Place-Based Community Improvement Efforts
3-F Home Energy and Water Conservation
3-G Community Land Trust Collaboration
3-H Anti-Displacement Strategy
3-I Sidewalk Repair Assistance Program
Goal 4: Special Needs Housing and Services
4-A Housing for ELI Households and Persons with Special Needs 4-B Support for Individuals with Disabilities
4-C Support for Senior Independent Living
4-D Rental and Mortgage Assistance
4-E Homelessness and Related Services
4-F Mobile Home Rent Subsidies
4-G Publicize Availability of Public Service Grants
4-H Pursue State and Federal Funds in Support of Housing Development Goal 5: Fair Housing
5-A Fair Housing Information
5-B Mediation and Enforcement
5-C Anti-Discrimination and Fair Housing Training
5-D Disavowal of Racially Restrictive Covenants
5-E Home Sharing and Tenant Matching
5-F Workforce Development Initiatives
Goal 6: Monitoring Progress
6-A Annual Review
6-B Ensure Adequate Sites Available to Meet City’s Share of RHNA 6-C ADU and JADU Trends
6-D Development and Replacement Unit Requirements

Housing Action Plan Programs
Goal 3: Preserve and Enhance Existing Housing
3-A Home Rehabilitation Loan Program
3-B Acquisition and Rehabilitation of Property for Affordable Housing 3-C Neighborhood Clean Up Programs
3-D First Time Homebuyers Program Refinements
3-E Place-Based Community Improvement Efforts
3-F Home Energy and Water Conservation
3-G Community Land Trust Collaboration
3-H Anti-Displacement Strategy
3-I Sidewalk Repair Assistance Program
Goal 4: Special Needs Housing and Services
4-A Housing for ELI Households and Persons with Special Needs 4-B Support for Individuals with Disabilities
4-C Support for Senior Independent Living
4-D Rental and Mortgage Assistance
4-E Homelessness and Related Services
4-F Mobile Home Rent Subsidies
4-G Publicize Availability of Public Service Grants
4-H Pursue State and Federal Funds in Support of Housing Development Goal 5: Fair Housing
5-A Fair Housing Information
5-B Mediation and Enforcement
5-C Anti-Discrimination and Fair Housing Training
5-D Disavowal of Racially Restrictive Covenants
5-E Home Sharing and Tenant Matching
5-F Workforce Development Initiatives
Goal 6: Monitoring Progress
6-A Annual Review
6-B Ensure Adequate Sites Available to Meet City’s Share of RHNA 6-C ADU and JADU Trends
6-D Development and Replacement Unit Requirements
Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4
2028 2029 2030 2031

Appendix A
Sites Inventory

Please Start Here, Instructions in Cell A2, Table in
A3:B17 Form Fields
Site Inventory Forms must be submitted to HCD for a
housing element or amendment adopted on or after
January 1, 2021. The following form is to be used for
satisfying this requirement. To submit the form, complete the Excel spreadsheet and submit to HCD at
[email protected]. Please send the Excel
workbook, not a scanned or PDF copy of the tables. Sites Inventory Form, Version 2.3, Updated April 5, 2023.

General Information
Jurisidiction Name TURLOCK
Housing Element Cycle 6th
Contact Information
First Name Katie
Last Name Quintero
Title Planning Manager
Email [email protected]
Phone 2096685825
Mailing Address
Street Address 156 S. Broadway, Ste. 120
City Turlock
Zip Code 95380
Website
https://www.cityofturlock.org/buildinginturlock/planninglandusepermitting/housingelementupdate/index.asp

Jurisdiction Name Site Address/Intersection 5 Digit ZIP Code Assessor Parcel Number
Consolidated
Sites General Plan Designation (Current) Zoning Designation (Current) Minimum
Density
Allowed
(units/acr
e)
Maximum
Density
Allowed
(units/acre)
Parcel Size
(Acres) Existing Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income
Capacity
Above Moderate
Income Capacity Total Capacity Optional Information1 Optional Information2 Optional Information3 TURLOCK 123 W OLIVE AVE 95380 061-011-014-000 A Downtown DC Downtown Core 0 40 0.20 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 Automotive car sales. 312 sqft single storey building on a

0.2 acre lot.

TURLOCK N BROADWAY 95380 061-011-015-000 A Downtown
DC Downtown Core
0 40 0.13 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0

0.32 acre surface parking lot of construction company.

Consolidated site under common ownership with two other sites.

TURLOCK 219 N BROADWAY 95380 061-011-016-000 A Downtown DC Downtown Core 0 40 0.56 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 32 0 0 32 Construction company site.

TURLOCK 107 3RD ST 95380 043-045-012-000 B Downtown DC Downtown Core 0 40 0.28 Industrial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 Furniture store. Old structure; built in 1927 TURLOCK 250 MARKET ST 95380 043-045-020-000 B Downtown DC Downtown Core 0 40 0.34 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 22 0 0 22 Furniture store. Old structure; built in 1927 TURLOCK 3RD & MARKET ST 95380 043-045-019-000 Downtown DC Downtown Core 0 40 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 Vacant TURLOCK 201 WEST MAIN ST 95380 061-016-040-000 Downtown DC Downtown Core 0 40 0.18 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 6 6 Vacant TURLOCK 132 1ST ST 95380 061-016-030-000 Downtown DC Downtown Core 0 40 0.20 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 7 7 Commercial building, built in 1951.

TURLOCK 237 S 99 HWY 95380 061-018-016-000 Downtown DC Downtown Core 0 40 0.20 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 7 7 Auto Sales shop (798 sq ft building, built in 1961) and a temporary shade structure. Low FAR of 0.09
TURLOCK 203 GOLDEN STATE BLVD 95380 061-019-026-000 Downtown DC Downtown Core 0 40 1.69 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 60 0 0 60 Welding building with large surface parking lot.

TURLOCK 416 EAST MAIN AVE 95380 061-025-018-000 Downtown DC Downtown Core 0 40 0.19 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 6 6 Commercial building with thrift store, 760 sq ft building, built in 1947.

TURLOCK 10 EAST MAIN ST 95380 061-018-045-000 Downtown DC Downtown Core 0 40 0.80 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 28 0 0 28 Commercial building with large surface parking. Built in 1921.

TURLOCK 28 LANDER AVE 95380 061-016-012-000 Downtown DC Downtown Core 0 40 0.23 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 8 8 Commercial building (meal prep kitchen), close to Downtown, transit access. Low FAR of 0.19.

TURLOCK 210 N GOLDEN STATE BLVD 95380 061-019-023-000 Downtown DC Downtown Core 0 40 0.58 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 20 0 0 20 Gas station with very low FAR of 0.08.

TURLOCK 1ST ST 95380 061-016-002-000 Downtown DC Downtown Core 0 40 0.11 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 Surface parking lot.

TURLOCK 141 N GOLDEN STATE BLVD 95380 061-018-025-000 Downtown DC Downtown Core 0 40 0.17 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 6 0 6 Surface parking lot.

TURLOCK 609 EAST MAIN ST 95380 061-028-013-000 C Downtown DCT Downtown Core Transition 0 24 0.17 Mixed Use YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 Single storey structure with office use, built in 1909.

TURLOCK 613 EAST MAIN ST 95380 061-028-012-000 C Downtown DCT Downtown Core Transition 0 24 0.19 Mixed Use YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 6 6 Non conforming Use, structure built in 1916.

TURLOCK 531 E OLIVE AVE 95380 061-029-065-000 D Downtown OR Office Residential 0 30 0.32 Mixed Use YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 Chiropractor office with surface parking lot.

TURLOCK 609 E OLIVE AVE 95380 061-029-064-000 D Downtown OR Office Residential 0 30 0.16 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 11 11 Office building with hair salon. Large surface parking lot TURLOCK 705 EAST MAIN ST 95380 061-031-029-000 E Downtown DCT Downtown Core Transition 0 24 0.26 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 Commercial building, built in 1915.

TURLOCK 161 N DENAIR AVE 95380 061-031-001-000 E Downtown OR Office Residential 0 30 0.10 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 Surface parking lot for plant nursery.

TURLOCK 742 E OLIVE AVE 95380 061-031-052-000 E Downtown OR Office Residential 0 30 0.52 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 Plant Nursery. Built in 1970s TURLOCK 754 E OLIVE AVE 95380 061-031-005-000 E Downtown OR Office Residential 0 30 0.17 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 Plant Nursery. Built in 1970s TURLOCK 764 E OLIVE AVE 95380 061-031-006-000 E Downtown OR Office Residential 0 30 0.26 Industrial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 31 0 0 31 Plant Nursery. Built in 1970s TURLOCK 409 E OLIVE AVE 95380 061-024-027-000 F Downtown OR Office Residential 0 30 0.14 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 Single story run down structure used as a restaurant.

TURLOCK 401 E OLIVE AVE 95380 061-024-028-000 F Downtown OR Office Residential 0 30 0.26 Mixed Use YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 9 9 Restaurant.

TURLOCK 301 THIRD ST 95380 043-049-066-000 G Downtown IR Industrial Residential 0 30 0.44 Industrial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 Old Industrial shed building, built in 1964. Large surface parking lot.

TURLOCK 200 B ST 95380 043-049-045-000 G Downtown IR Industrial Residential 0 30 0.25 Industrial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 16 0 0 16 Warehouse building with office uses. Built in 1925. Low FAR of 0.17
TURLOCK 400 MARSHALL ST 95380 061-026-003-000 H Downtown OR Office Residential 0 30 0.16 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 0 0 Vacant TURLOCK 424 MARSHALL ST 95380 061-026-002-000 H Downtown OR Office Residential 0 30 0.65 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 0 0 Vacant TURLOCK 432 MARSHALL ST 95380 061-026-001-000 H Downtown OR Office Residential 0 30 0.16 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 23 23 Vacant TURLOCK 401 MARSHALL ST 95380 061-025-038-000 I Downtown PD Planned Development 0 40 0.10 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 Vacant TURLOCK 407 MARSHALL ST 95380 061-025-037-000 I Downtown PD Planned Development 0 40 0.10 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 Vacant TURLOCK 219 S THOR ST 95380 061-025-039-000 I Downtown PD Planned Development 0 40 0.14 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 Vacant TURLOCK 431 MARSHALL ST 95380 061-025-058-000 I Downtown PD Planned Development 0 40 0.69 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 Vacant TURLOCK CRANE AVE 95380 061-025-061-000 I Downtown PD Planned Development 0 40 0.46 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 Vacant TURLOCK CRANE AVE 95380 061-025-060-000 I Downtown PD Planned Development 0 40 0.26 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 42 0 0 42 Vacant TURLOCK 326 S CENTER ST 95380 061-017-002-000 J Downtown TC Transitional Commercial 0 30 0.19 Industrial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 Single-story structure used for auto sales business with surface parking lot.

TURLOCK 311 S GOLDEN STATE BLVD 95380 061-017-003-000 J Downtown TC Transitional Commercial 0 30 0.33 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 12 12 Surface parking lot for auto sales business on adjacent lot.

TURLOCK 0 3RD ST 95380 043-049-075-000 Downtown IR Industrial Residential 0 30 0.73 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 17 0 0 17 Vacant TURLOCK 3RD ST 95380 043-048-040-000 Downtown IR Industrial Residential 0 30 0.44 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 10 10 Vacant TURLOCK B ST 95380 043-048-017-000 Downtown IR Industrial Residential 0 30 0.19 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 Vacant TURLOCK B ST 95380 043-048-007-000 Downtown IR Industrial Residential 0 30 0.50 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 12 12 Vacant TURLOCK 1ST & D ST 95380 043-049-002-000 Downtown IR Industrial Residential 0 30 0.47 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 11 11 Vacant TURLOCK 326 WOLFE AVE 95380 061-024-050-000 Downtown OR Office Residential 0 30 0.10 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK 755 E OLIVE AVE 95380 061-030-016-000 Downtown OR Office Residential 0 30 0.17 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 Vacant TURLOCK 682 E OLIVE AVE 95380 061-028-070-000 Downtown OR Office Residential 0 30 0.17 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 Vacant TURLOCK 323 N PALM ST 95380 061-029-016-000 Downtown OR Office Residential 0 30 0.10 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK 314 MITCHELL AVE 95380 061-024-057-000 Downtown OR Office Residential 0 30 0.14 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 Vacant TURLOCK EAST & MINARET AVE 95380 061-026-021-000 Downtown OR Office Residential 0 30 0.41 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 9 9 Vacant TURLOCK 0 E OLIVE AVE 95380 061-030-028-000 Downtown OR Office Residential 0 30 0.08 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 513 N PALM ST 95380 061-023-041-000 Downtown OR Office Residential 0 30 0.32 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 7 7 Vacant TURLOCK 378 N GOLDEN STATE BLVD 95380 061-019-014-000 Downtown TC Transitional Commercial 0 30 0.08 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 324 N CENTER ST 95380 061-019-003-000 Downtown TC Transitional Commercial 0 30 0.12 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK 311 MITCHELL AVE 95380 061-024-064-000 Downtown TC Transitional Commercial 0 30 0.12 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK 475 S GOLDEN STATE BLVD 95380 043-050-004-000 Downtown TC Transitional Commercial 0 30 0.66 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 15 0 0 15 Vacant TURLOCK N 1ST ST 95380 061-011-007-000 Downtown TC Transitional Commercial 0 30 0.48 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 11 11 Vacant TURLOCK 238 S CENTER ST 95380 061-018-014-000 Downtown TC Transitional Commercial 0 30 0.20 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 Vacant TURLOCK 214 S CENTER ST 95380 061-018-013-000 Downtown TC Transitional Commercial 0 30 0.20 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 Vacant TURLOCK 240 S CENTER ST 95380 061-018-015-000 Downtown TC Transitional Commercial 0 30 0.20 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 Vacant TURLOCK 223 5TH ST 95380 043-048-045-000 Downtown TC Transitional Commercial 0 30 0.32 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 7 7 Commercial building (264 sq ft building) with auto repair business and large surface parking lot.

TURLOCK 301 N FRONT ST 95380 061-019-027-000 Downtown TC Transitional Commercial 0 30 0.38 Industrial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 9 9 Old Warehouse building with large surface parking lot.

Low AV Ratio of 0.02.

TURLOCK 216 N GOLDEN STATE BLVD 95380 061-019-012-000 Downtown TC Transitional Commercial 0 30 0.58 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 13 0 0 13 Restaurant, built in 1986 and food truck on site. Low FAR of 0.05.

TURLOCK 325 S CENTER ST 95380 061-026-034-000 Downtown TC Transitional Commercial 0 30 0.68 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 16 0 0 16 Car wash, built in 1964.

TURLOCK 281 E OLIVE AVE 95380 061-019-009-000 Downtown TC Transitional Commercial 0 30 0.30 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 7 7 Auto repair shop, built in 1938. Large surface parking lot.

TURLOCK 314 LANDER AVE 95380 043-048-043-000 Downtown IR Industrial Residential 0 30 0.32 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 7 7 Vehicle sales, 240 sq ft, build in 1990. Very low FAR of

0.02. TURLOCK
441 S CENTER ST
95380
043-050-013-000
Downtown
TC Transitional Commercial
0 30

0.53 Commercial
YES - Current
NO - Privately-Owned
Available
Not Used in Prior Housing Element 12
0 0
12 Restaurant with food truck on site. Large surface parking lot. Very low FAR of 0.01 and low AV Ratio of 0.19
TURLOCK 495 S GOLDEN STATE BLVD 95380 043-051-016-000 Industrial I Industrial 0 30 3.62 Industrial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 86 0 0 86 Industrial building, built in 1930. Low FAR of 0.36.

TURLOCK 440 E OLIVE AVE 95380 061-025-006-000 Downtown OR Office Residential 0 30 0.66 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 15 0 0 15 Bank with surface parking lot.Built in 1958 TURLOCK 499 S 1ST ST 95380 043-049-058-000 Downtown IR Industrial Residential 0 30 0.21 Industrial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 5 5 Warehouse building, run down structure with large surface parking low. Low FAR of 0.21.

TURLOCK S 1ST ST 95380 043-049-011-000 Downtown IR Industrial Residential 0 30 0.21 Industrial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 5 5 Warehouse building. Low AV Ratio (0.56) and Low FAR (0.32)
TURLOCK 700 E OLIVE AVE 95380 061-031-002-000 Downtown OR Office Residential 0 30 0.16 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 Insurance building with surface parking lot.

TURLOCK 280 WEST MAIN ST 95380 050-020-013-000 Downtown TC Transitional Commercial 0 30 0.34 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 8 8 Insurance building with surface parking lot on 0.36ac lot.

TURLOCK 401 N CENTER ST 95380 061-024-067-000 Downtown TC Transitional Commercial 0 30 0.30 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 7 7 Mixed-use building, built in 1952 with auto sales shop and offices.

TURLOCK 310 MITCHELL AVE 95380 061-024-063-000 Downtown TC Transitional Commercial 0 30 0.36 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 8 8 Commercial property, built in 1928.

TURLOCK 701 E OLIVE AVE 95380 061-030-013-000 Downtown OR Office Residential 0 30 0.35 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 8 8 Medical building with large surface parking lot.Low FAR of

0.17. TURLOCK 487 N GOLDEN STATE BLVD 95380 061-019-015-000 Downtown TC Transitional Commercial 0 30 0.27 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 6 6 Car wash with parking lot. Bus stops adjacent to site. Low FAR of 0.22
TURLOCK 4211 COUNTRY WALK LN 95382 073-046-003-000 Very Low Density Residential PD Planned Development 0 3 0.34 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 1851 MILESTONE WAY 95382 073-046-029-000 Very Low Density Residential PD Planned Development 0 3 0.34 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 3960 BILTMORE DR 95382 073-048-046-000 Very Low Density Residential PD Planned Development 0 3 0.33 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant

Jurisdiction Name Site Address/Intersection 5 Digit ZIP Code Assessor Parcel Number
Consolidated
Sites General Plan Designation (Current) Zoning Designation (Current) Minimum
Density
Allowed
(units/acr
e)
Maximum
Density
Allowed
(units/acre)
Parcel Size
(Acres) Existing Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income
Capacity
Above Moderate
Income Capacity Total Capacity Optional Information1 Optional Information2 Optional Information3 TURLOCK 1850 GEMSTONE WAY 95380 073-040-044-000 Very Low Density Residential R-E Residential Estate 0 3 1.57 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 Vacant TURLOCK 4223 TAPESTRY WAY 95382 073-046-012-000 Very Low Density Residential PD Planned Development 0 3 0.32 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 4283 TAPESTRY WAY 95382 073-046-010-000 Very Low Density Residential PD Planned Development 0 3 0.33 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 4101 COUNTRY WALK LN 95382 073-046-031-000 Very Low Density Residential PD Planned Development 0 3 0.34 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 4061 COUNTRY WALK LN 95382 073-046-030-000 Very Low Density Residential PD Planned Development 0 3 0.34 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 2293 E TUOLUMNE RD 95382 073-043-004-000 Very Low Density Residential PD Planned Development 0 3 0.34 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK SWANPARK DR 95382 073-037-009-000 Very Low Density Residential R-E Residential Estate 0 3 0.51 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK KENSINGTON CT 95382 073-034-017-000 Very Low Density Residential PD Planned Development 0 3 0.35 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK SWANPARK DR 95382 073-037-005-000 Very Low Density Residential R-E Residential Estate 0 3 0.55 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK SWANPARK DR 95382 073-037-002-000 Very Low Density Residential R-E Residential Estate 0 3 0.51 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK KENSINGTON CT 95382 073-034-014-000 Very Low Density Residential PD Planned Development 0 3 0.35 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 1851 WARING RD 95382 073-019-075-000 Very Low Density Residential PD Planned Development 0 3 2.23 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 6 6 Vacant TURLOCK 1801 WARING RD 95382 073-019-077-000 Very Low Density Residential PD Planned Development 0 3 0.49 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant TURLOCK N QUINCY RD 95382 073-013-009-000 Very Low Density Residential R-E Residential Estate 0 3 3.30 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 9 9 Vacant TURLOCK 2545 AUGUSTA PL 95382 073-044-022-000 Very Low Density Residential PD Planned Development 0 3 0.35 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 2535 AUGUSTA PL 95382 073-044-021-000 Very Low Density Residential PD Planned Development 0 3 0.35 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 2500 FAIRBANKS RANCH RD 95382 073-052-066-000 Very Low Density Residential R-E Residential Estate 0 3 2.33 Vacant YES - Current YES - City-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 6 6 Vacant TURLOCK 2664 LEPIN LN 95380 073-053-061-000 Very Low Density Residential PD Planned Development 0 3 1.30 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 3 3 Vacant TURLOCK 1309 5TH ST 95380 043-060-023-000 Medium Density Residential R-M Medium Density Residential 0 15 2.87 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 34 0 34 Vacant TURLOCK 1325 5TH ST 95380 043-060-024-000 Medium Density Residential R-M Medium Density Residential 0 15 0.67 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 7 0 7 Vacant TURLOCK 1079 N OLIVE AVE 95380 042-021-040-000 Medium Density Residential R-M Medium Density Residential 0 15 0.16 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 1 0 1 Vacant TURLOCK SOUTH & WEST COR OF AVE 95380 050-030-040-000 Medium Density Residential R-M Medium Density Residential 0 15 0.18 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 2 0 2 Vacant TURLOCK 1039 ANGELUS ST 95380 050-005-006-000 Medium Density Residential R-M Medium Density Residential 0 15 0.23 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 2 0 2 Vacant TURLOCK CASTOR ST 95380 050-026-045-000 Medium Density Residential R-M Medium Density Residential 0 15 0.26 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 3 0 3 Vacant TURLOCK CASTOR ST 95380 050-026-047-000 Medium Density Residential R-M Medium Density Residential 0 15 0.28 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 3 0 3 Vacant TURLOCK 350 S WEST AVE 95380 050-025-001-000 Medium Density Residential R-M Medium Density Residential 0 15 0.17 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 2 0 2 Vacant TURLOCK 337 S WEST AVE 95380 050-003-042-000 Medium Density Residential R-M Medium Density Residential 0 15 2.64 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 31 0 31 Vacant TURLOCK 0 HIGH ST 95380 050-002-050-000 Medium Density Residential R-M Medium Density Residential 0 15 0.58 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 6 0 6 Vacant TURLOCK 1376 EAST AVE 95380 043-026-005-000 Medium Density Residential R-M Medium Density Residential 0 15 0.41 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 4 0 4 Vacant TURLOCK 300 N SODERQUIST RD 95380 061-003-040-000 Medium Density Residential R-M Medium Density Residential 0 15 0.45 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 5 0 5 Vacant TURLOCK 440 JULIAN ST 95380 061-010-033-000 Medium Density Residential R-M Medium Density Residential 0 15 0.12 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 1 0 1 Vacant TURLOCK 843 CHESTNUT ST 95380 061-005-012-000 Medium Density Residential PD Planned Development 0 15 0.74 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 8 0 8 Vacant TURLOCK 323 COLUMBIA ST 95380 050-020-037-000 Medium Density Residential R-M Medium Density Residential 0 15 0.17 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 2 0 2 Vacant TURLOCK GEER RD 95380 071-015-010-000 Medium Density Residential R-M Medium Density Residential 0 15 1.37 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 16 0 16 Vacant TURLOCK 1345 N PALM ST 95380 042-013-011-000 Medium Density Residential R-M Medium Density Residential 0 15 0.49 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 5 0 5 Vacant TURLOCK 151 W SYRACUSE AVE 95380 042-004-030-000 Medium Density Residential R-M Medium Density Residential 0 15 0.50 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 6 0 6 Vacant TURLOCK 120 CLIFFORD AVE 95380 061-004-028-000 Medium Density Residential R-M Medium Density Residential 0 15 0.39 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 4 0 4 Vacant TURLOCK 4045 MEDEIROS RD 95382 087-015-007-000 Low-Medium Density Residential R-L Low Density Residential 0 7 0.15 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 4055 MEDEIROS RD 95382 087-015-006-000 Low-Medium Density Residential R-L Low Density Residential 0 7 0.15 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK ZEERING RD 95382 072-050-002-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK ZACH CT 95380 044-057-028-000 Low Density Residential R-L Low Density Residential 0 7 0.27 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK WEST AVE 95380 050-016-039-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK WAGNER DR 95380 044-057-020-000 Low Density Residential R-L Low Density Residential 0 7 0.24 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK VOLK AVE 95380 051-038-003-000 Low Density Residential R-L Low Density Residential 0 7 0.27 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK TUOLUMNE RD 95382 073-014-036-000 Low Density Residential R-L Low Density Residential 0 7 0.29 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK TEAKWOOD ST 95380 043-056-016-000 Low Density Residential R-L Low Density Residential 0 7 0.28 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK QUINCY RD 95380 051-037-046-000 Low Density Residential R-L Low Density Residential 0 7 0.18 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK QUINCY RD 95380 051-037-047-000 Low Density Residential R-L Low Density Residential 0 7 0.19 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK QUINCY RD 95380 073-023-007-000 Low Density Residential R-L Low Density Residential 0 7 0.21 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK QUINCY RD 95380 073-032-014-000 Low Density Residential R-L Low Density Residential 0 7 0.23 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK PADDOCK LN 95201 073-025-005-000 Low Density Residential R-L Low Density Residential 0 7 0.25 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK OPPELT WAY 95380 051-040-035-000 Low Density Residential R-L Low Density Residential 0 7 0.15 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK OPPELT WAY 95380 051-039-015-000 Low Density Residential R-L Low Density Residential 0 7 0.15 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK N WALNUT RD 95382 071-048-001-000 Low Density Residential R-L Low Density Residential 0 7 1.26 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 10 10 Vacant TURLOCK N WALNUT RD 95382 071-048-002-000 Low Density Residential R-L Low Density Residential 0 7 0.41 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 3 3 Vacant TURLOCK N HIGHLANDS AVE 95380 072-051-012-000 Low Density Residential R-L Low Density Residential 0 7 0.16 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK MYERS WAY 95380 051-040-040-000 Low Density Residential R-L Low Density Residential 0 7 0.15 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK MYERS WAY 95380 051-040-041-000 Low Density Residential R-L Low Density Residential 0 7 0.15 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK MYERS WAY 95380 051-039-019-000 Low Density Residential R-L Low Density Residential 0 7 0.15 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK MONTANA AVE 95380 050-032-053-000 Low Density Residential R-L Low Density Residential 0 7 0.15 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK LINWOOD AVE 95380 043-057-015-000 Low Density Residential R-L Low Density Residential 0 7 0.20 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK LAMBERT WAY 95380 061-040-011-000 Low Density Residential PD Planned Development 0 7 0.48 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 4 4 Vacant TURLOCK LA SALLE DR 95382 072-035-038-000 Low Density Residential R-L Low Density Residential 0 7 0.34 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK HAWKEYE RD 95380 073-023-009-000 Low Density Residential R-L Low Density Residential 0 7 0.20 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK HAWKEYE RD 95380 073-023-008-000 Low Density Residential R-L Low Density Residential 0 7 0.20 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK HAWKEYE AVE 95380 073-020-041-000 Low Density Residential R-L Low Density Residential 0 7 0.26 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK HAWKEYE AVE 95380 073-018-043-000 Low Density Residential R-L Low Density Residential 0 7 0.27 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK HAWKEYE AVE 95380 073-018-021-000 Low Density Residential R-L Low Density Residential 0 7 0.28 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK GREENWOOD LN 95380 044-056-003-000 Low Density Residential PD Planned Development 0 7 0.10 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK GREENWOOD LN 95380 044-056-004-000 Low Density Residential PD Planned Development 0 7 0.09 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK GREENWOOD LN 95380 044-056-005-000 Low Density Residential PD Planned Development 0 7 0.13 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK GREENWOOD LN 95380 044-056-007-000 Low Density Residential PD Planned Development 0 7 0.08 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK GREENWOOD LN 95380 044-056-006-000 Low Density Residential PD Planned Development 0 7 0.14 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK GLASGOW ST 95380 050-016-053-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK FOSBERG RD 95380 072-055-038-000 Low Density Residential R-L Low Density Residential 0 7 0.15 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK FOREST DR 95380 051-037-049-000 Low Density Residential R-L Low Density Residential 0 7 0.19 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK FOREST DR 95380 051-037-048-000 Low Density Residential R-L Low Density Residential 0 7 0.20 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK FEARLENE AVE 95380 043-058-028-000 Low Density Residential R-L Low Density Residential 0 7 0.17 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK ENGLISH AVE 95380 043-057-004-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK ENGLISH AVE 95380 043-057-003-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK ENGLISH AVE 95380 043-057-002-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK ENGLISH AVE 95380 043-057-001-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK ENGLISH AVE 95380 043-058-027-000 Low Density Residential R-L Low Density Residential 0 7 0.22 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK EMERALD WAY 95380 073-023-018-000 Low Density Residential R-L Low Density Residential 0 7 0.25 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK DOO CT 95380 073-014-026-000 Low Density Residential R-L Low Density Residential 0 7 0.26 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK DELS LN 95380 071-045-012-000 Low Density Residential R-L Low Density Residential 0 7 0.97 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 8 8 Vacant TURLOCK DELS LN 95380 071-025-003-000 Low Density Residential R-L Low Density Residential 0 7 0.20 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK DAUBENBERGER RD 95380 073-025-048-000 Low Density Residential R-L Low Density Residential 0 7 0.22 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK DAUBENBERGER RD 95380 073-025-047-000 Low Density Residential R-L Low Density Residential 0 7 0.21 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK DAUBENBERGER RD 95380 073-025-046-000 Low Density Residential R-L Low Density Residential 0 7 0.21 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK DAUBENBERGER RD 95380 073-025-045-000 Low Density Residential R-L Low Density Residential 0 7 0.21 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK CROWELL RD 95380 071-063-001-000 Low Density Residential PD Planned Development 0 7 0.12 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK CROWELL RD 95380 071-063-002-000 Low Density Residential PD Planned Development 0 7 0.14 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK COLORADO AVE 95380 072-006-007-000 Low Density Residential R-L Low Density Residential 0 7 19.56 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 170 170 Vacant TURLOCK CLARK ST 95380 050-032-052-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK CLARK ST 95380 050-018-026-000 Low Density Residential R-L Low Density Residential 0 7 0.15 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK CHRISTINE WAY 95380 051-036-067-000 Low Density Residential R-L Low Density Residential 0 7 0.18 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK CHRISTINE WAY 95380 051-036-066-000 Low Density Residential R-L Low Density Residential 0 7 0.18 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK BUTTE WAY 95380 050-016-008-000 Low Density Residential R-L Low Density Residential 0 7 0.26 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK BOXWOOD WAY 95380 043-011-021-000 Low Density Residential R-L Low Density Residential 0 7 0.27 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK BOXWOOD WAY 95380 043-011-022-000 Low Density Residential R-L Low Density Residential 0 7 0.27 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK BOXWOOD WAY 95380 043-054-017-000 Low Density Residential R-L Low Density Residential 0 7 0.23 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK BOXWOOD WAY 95380 043-054-018-000 Low Density Residential R-L Low Density Residential 0 7 0.23 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK BLUEFIELD AVE 95380 072-050-038-000 Low Density Residential R-L Low Density Residential 0 7 0.15 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK BLOSSOM DR 95381 044-056-008-000 Low Density Residential PD Planned Development 0 7 0.09 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK AKRON DR 95381 072-017-026-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK AKRON DR 95381 072-017-013-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 880 MONTANA AVE 95380 050-010-030-000 Low Density Residential R-L Low Density Residential 0 7 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 860 MONTANA AVE 95380 050-010-031-000 Low Density Residential R-L Low Density Residential 0 7 0.12 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 820 MONTANA AVE 95380 050-010-050-000 Low Density Residential R-L Low Density Residential 0 7 0.12 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 800 MONTANA AVE 95380 050-010-051-000 Low Density Residential R-L Low Density Residential 0 7 0.11 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 485 VILLA WOODS DR 95380 043-059-023-000 Low Density Residential R-L Low Density Residential 0 7 0.20 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 468 SPARKLE CT 95380 089-016-076-000 Low Density Residential R-L Low Density Residential 0 7 0.15 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 4627 CHERRY BLOSSOM LN 95382 072-002-084-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 4620 COLORADO AVE 95382 072-002-083-000 Low Density Residential R-L Low Density Residential 0 7 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 4617 CHERRY BLOSSOM LN 95382 072-002-086-000 Low Density Residential R-L Low Density Residential 0 7 0.15 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 4610 COLORADO AVE 95382 072-002-085-000 Low Density Residential R-L Low Density Residential 0 7 0.16 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 4607 CHERRY BLOSSOM LN 95382 072-002-088-000 Low Density Residential R-L Low Density Residential 0 7 0.20 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 4600 COLORADO AVE 95382 072-002-087-000 Low Density Residential R-L Low Density Residential 0 7 0.21 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 448 SPARKLE CT 95380 089-016-077-000 Low Density Residential R-L Low Density Residential 0 7 0.21 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 374 WEST MAIN ST 95380 050-020-007-000 Low Density Residential R-L Low Density Residential 0 7 0.16 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 312 W MINNESOTA RD 95382 071-028-031-000 Low Density Residential R-L Low Density Residential 0 7 0.33 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK 301 WEST MAIN ST 95380 061-015-049-000 Low Density Residential R-M Medium Density Residential 0 15 0.19 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 2230 N BERKELEY AVE 95382 073-014-050-000 Low Density Residential R-L Low Density Residential 0 7 0.90 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 7 7 Vacant TURLOCK 2220 N BERKELEY AVE 95382 073-014-051-000 Low Density Residential R-L Low Density Residential 0 7 0.91 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 7 7 Vacant TURLOCK 205 E HAWKEYE AVE 95380 072-032-013-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 1962 ENGLISH AVE 95380 044-059-059-000 Low Density Residential R-L Low Density Residential 0 7 0.15 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 1953 PORTER WAY 95380 089-016-044-000 Low Density Residential R-L Low Density Residential 0 7 0.23 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK 1942 ENGLISH AVE 95380 044-059-058-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 1922 ENGLISH AVE 95380 044-059-057-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 1902 ENGLISH AVE 95380 044-059-056-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 1665 GUATAVITA DR 95382 073-023-019-000 Low Density Residential R-L Low Density Residential 0 7 0.29 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK 1575 TRAPPER JOHN LN 95380 072-032-009-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 1566 TRAPPER JOHN LN 95380 072-032-010-000 Low Density Residential R-L Low Density Residential 0 7 0.16 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 1565 TRAPPER JOHN LN 95380 072-032-008-000 Low Density Residential R-L Low Density Residential 0 7 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 1556 TRAPPER JOHN LN 95380 072-032-011-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 1555 TRAPPER JOHN LN 95380 072-032-007-000 Low Density Residential R-L Low Density Residential 0 7 0.16 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 1546 TRAPPER JOHN LN 95380 072-032-012-000 Low Density Residential R-L Low Density Residential 0 7 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 1490 ESPERANZA CT 95380 050-010-040-000 Low Density Residential R-L Low Density Residential 0 7 0.15 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant TURLOCK 1481 APPLE LN 95380 050-019-028-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 1480 ESPERANZA CT 95380 050-010-041-000 Low Density Residential R-L Low Density Residential 0 7 0.11 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant TURLOCK 1471 ESPERANZA CT 95380 050-010-039-000 Low Density Residential R-L Low Density Residential 0 7 0.12 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant

Jurisdiction Name Site Address/Intersection 5 Digit ZIP Code Assessor Parcel Number
Consolidated
Sites General Plan Designation (Current) Zoning Designation (Current) Minimum
Density
Allowed
(units/acr
e)
Maximum
Density
Allowed
(units/acre)
Parcel Size
(Acres) Existing Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income
Capacity
Above Moderate
Income Capacity Total Capacity Optional Information1 Optional Information2 Optional Information3 TURLOCK 1470 ESPERANZA CT 95380 050-010-042-000 Low Density Residential R-L Low Density Residential 0 7 0.12 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant TURLOCK 1461 ESPERANZA CT 95380 050-010-038-000 Low Density Residential R-L Low Density Residential 0 7 0.12 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant TURLOCK 1460 ESPERANZA CT 95380 050-010-043-000 Low Density Residential R-L Low Density Residential 0 7 0.13 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant TURLOCK 1451 ESPERANZA CT 95380 050-010-037-000 Low Density Residential R-L Low Density Residential 0 7 0.13 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant TURLOCK 1450 ESPERANZA CT 95380 050-010-044-000 Low Density Residential R-L Low Density Residential 0 7 0.13 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant TURLOCK 1441 ESPERANZA CT 95380 050-010-036-000 Low Density Residential R-L Low Density Residential 0 7 0.12 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant TURLOCK 1440 ESPERANZA CT 95380 050-010-045-000 Low Density Residential R-L Low Density Residential 0 7 0.13 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant TURLOCK 1431 ESPERANZA CT 95380 050-010-035-000 Low Density Residential R-L Low Density Residential 0 7 0.12 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant TURLOCK 1430 ESPERANZA CT 95380 050-010-046-000 Low Density Residential R-L Low Density Residential 0 7 0.13 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant TURLOCK 1421 ESPERANZA CT 95380 050-010-034-000 Low Density Residential R-L Low Density Residential 0 7 0.12 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant TURLOCK 1420 ESPERANZA CT 95380 050-010-047-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant TURLOCK 1411 ESPERANZA CT 95380 050-010-033-000 Low Density Residential R-L Low Density Residential 0 7 0.12 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant TURLOCK 1410 ESPERANZA CT 95380 050-010-048-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant TURLOCK 1401 ESPERANZA CT 95380 050-010-032-000 Low Density Residential R-L Low Density Residential 0 7 0.13 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant TURLOCK 1400 ESPERANZA CT 95380 050-010-049-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 1 1 Vacant TURLOCK 1201 BURMAN DR 95382 072-009-033-000 Low Density Residential R-L Low Density Residential 0 7 0.20 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 1057 9TH ST 95380 043-054-025-000 Low Density Residential R-L Low Density Residential 0 7 0.23 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK 1053 9TH ST 95380 043-054-024-000 Low Density Residential R-L Low Density Residential 0 7 0.23 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK 1052 S BERKELEY AVE 95380 043-062-087-000 Low Density Residential R-L Low Density Residential 0 7 0.12 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 1042 S BERKELEY AVE 95380 043-062-086-000 Low Density Residential R-L Low Density Residential 0 7 0.14 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 0 ESPERANZA CT 95380 050-010-052-000 Low Density Residential R-L Low Density Residential 0 7 0.24 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 2 2 Vacant TURLOCK 0 EDWARD DR 95380 051-024-038-000 Low Density Residential R-L Low Density Residential 0 7 0.33 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK 0 AMBERWOOD LN 95380 044-060-089-000 Low Density Residential R-L Low Density Residential 0 7 0.18 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK HAMPTON WAY 95382 071-026-003-000 Low Density Residential R-L Low Density Residential 0 7 0.15 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK HAMPTON WAY 95382 071-026-004-000 Low Density Residential R-L Low Density Residential 0 7 0.16 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK HAMPTON WAY 95382 071-026-005-000 Low Density Residential R-L Low Density Residential 0 7 0.15 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK HAMPTON WAY 95382 071-026-006-000 Low Density Residential R-L Low Density Residential 0 7 0.15 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 0 PORSCHE STRASSE 95382 088-008-060-000 Low Density Residential R-M Medium Density Residential 0 15 0.27 Vacant YES - Current YES - City-Owned Available Not Used in Prior Housing Element 0 0 2 2 Vacant TURLOCK 237 BERNELL AVE 95380 050-014-043-000 Low Density Residential R-L Low Density Residential 0 7 0.17 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 285 BERNELL AVE 95380 050-014-045-000 Low Density Residential R-L Low Density Residential 0 7 0.19 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 255 BERNELL AVE 95380 050-014-044-000 Low Density Residential R-L Low Density Residential 0 7 0.17 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Vacant TURLOCK 890 N OLIVE AVE 95380 042-026-025-000 High Density Residential R-H High Density Residential 0 30 0.29 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 6 0 6 Vacant TURLOCK 888 N OLIVE AVE 95380 042-026-027-000 High Density Residential R-H High Density Residential 0 30 0.48 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 11 11 Vacant TURLOCK 908 N OLIVE AVE 95380 042-026-023-000 High Density Residential R-H High Density Residential 0 30 0.42 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 10 10 Vacant TURLOCK 906 N OLIVE AVE 95380 042-026-022-000 High Density Residential R-H High Density Residential 0 30 0.58 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 13 13 Vacant TURLOCK 930 N OLIVE AVE 95380 042-026-002-000 High Density Residential R-H High Density Residential 0 30 0.43 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 10 0 10 Vacant TURLOCK TULLY RD 95380 088-010-036-000 High Density Residential PD Planned Development 0 30 0.48 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 11 0 11 Vacant TURLOCK 840 PEDRAS RD 95382 071-014-008-000 High Density Residential R-H High Density Residential 0 30 3.36 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 80 0 80 Vacant TURLOCK 0 20TH CENTURY BLVD 95380 042-011-049-000 High Density Residential R-H High Density Residential 0 30 1.90 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 45 45 Vacant TURLOCK 1807 GEER RD 95382 071-015-011-000 High Density Residential/Office R-H High Density Residential 0 30 0.59 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 14 0 0 14 Vacant TURLOCK 1733 GEER RD 95382 071-015-012-000 High Density Residential/Office R-H High Density Residential 0 30 0.40 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 9 9 Vacant TURLOCK GOLF RD 95380 044-025-010-000 Medium Density Residential R-L4.5 Low Density Residential 0 10 15.90 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 0 0 Vacant TURLOCK 912 E GLENWOOD AVE 95380 044-065-005-000 Medium Density Residential, Public, Park R-L Low Density Residential 0 9 28.60 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 0 0 Vacant TURLOCK 1016 E GLENWOOD AVE 95380 044-065-002-000 Park R-L Low Density Residential 0 9 1.02 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 Vacant TURLOCK 800 E GLENWOOD AVE 95380 044-065-004-000 Medium Density Residential, Park R-L Low Density Residential 0 9 19.75 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 0 0 Vacant TURLOCK Morgan Ranch Master Plan 95380 044-023-024-000 Medium Density Residential R-L Low Density Residential 0 9 9.30 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 875 875 Vacant TURLOCK 2125 GOLF RD 95380 044-025-007-000 High Density Residential R-H High Density Residential 0 30 4.91 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 142 0 0 142 Vacant TURLOCK 2001 GOLF RD 95380 044-025-006-000 High Density Residential R-H High Density Residential 0 30 4.61 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 133 0 0 133 Vacant TURLOCK 500 E GLENWOOD AVE 95380 044-023-005-000 High Density Residential, Public C-H Heavy Commercial/Light Industrial 0 30 5.30 Residential YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 123 0 0 123 Older owner-occupied single-family residence which will be vacated with sale of property as part of Morgan Ranch Master Plan implementation. Owner has defferred
maintence in recent years in view of impending sale and demolition.

TURLOCK 432 E GLENWOOD AVE 95380 044-023-031-000 Community Commercial, High Density Residential. Office C-H Heavy Commercial/Light Industrial 0 30 7.98 Residential YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 55 0 0 55 Older owner-occupied single-family residence which will be vacated with sale of property as part of Morgan Ranch Master Plan implementation. Owner has defferred
maintence in recent years in view of impending sale and demolition.

5 Table B: Candidate Sites Identified to be Rezoned to Accommodate Shortfall Housing Need, Table Starts in Cell A2 For Stanislaus County jurisdictions, please format the APNs as follows: 999-999-999-999 Table B: Candidate Sites Identified to be Rezoned to Accommodate Shortfall Housing Need, Table Starts in Cell A2 Jurisdiction Name Site Address/Intersection 5 Digit ZIP Code
Assessor Parcel
Number
Very LowIncome Low-Income ModerateIncome
Above
ModerateIncome
Type of Shortfall Parcel Size
(Acres)
Current General Plan
Designation Current Zoning Proposed General Plan (GP) Designation Proposed Zoning Minimum
Density
Allowed
Maximum
Density
Allowed
Total Capacity Vacant/
Nonvacant Description of Existing Uses Infrastructure Optional Information1 TURLOCK 1810 DIVANIAN DR 95380 071-014-013-000 0 0 0 0 Shortfall of Sites 1.74 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 35 0 Vacant Vacant YES - Current Consolidated Site: K TURLOCK 1814 DIVANIAN DR 95382 071-014-012-000 0 0 0 0 Shortfall of Sites 1.35 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 35 0 Vacant Vacant YES - Current Consolidated Site: K TURLOCK 1828 DIVANIAN DR 95382 071-014-011-000 64 64 0 0 Shortfall of Sites 1.49 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 35 128 Vacant Vacant YES - Current Consolidated Site: K TURLOCK 1199 PEDRAS RD 95382 071-011-038-000 0 0 0 0 Shortfall of Sites 3.43 Community Commercial PD Planned Development Community Commercial CR-MU Commercial Residential Mixed Use 0 35 0 Vacant Vacant YES - Current Consolidated Site: L TURLOCK 1189 PEDRAS RD 95382 071-011-045-000 57 58 0 0 Shortfall of Sites 0.69 Community Commercial PD Planned Development Community Commercial CR-MU Commercial Residential Mixed Use 0 35 115 Vacant Vacant YES - Current Consolidated Site: L TURLOCK 2020 DIVANIAN DR 95382 071-072-048-000 0 0 0 0 Shortfall of Sites 0.24 Heavy Commercial PD Planned Development Heavy Commercial CR-MU Commercial Residential Mixed Use 0 35 0 Vacant Vacant YES - Current Consolidated Site: M

TURLOCK
2032 DIVANIAN DR 95382 071-072-049-000 0 0 0 0 Shortfall of Sites 0.74 Heavy Commercial PD Planned Development Heavy Commercial CR-MU Commercial Residential Mixed Use 0 35 0 Non-Vacant Industrial YES - Current Consolidated Site: M TURLOCK 2040 DIVANIAN DR 95382 071-072-050-000 22 22 0 0 Shortfall of Sites 0.61 Heavy Commercial PD Planned Development Heavy Commercial CR-MU Commercial Residential Mixed Use 0 35 44 Vacant Vacant YES - Current Consolidated Site: M TURLOCK 475 W SYRACUSE AVE 95380 042-006-003-000 0 0 2 8 Shortfall of Sites 0.37 Heavy Commercial C-H Heavy Commercial/Light Industrial Heavy Commercial CR-MU Commercial Residential Mixed Use 0 35 10 Vacant Vacant YES - Current TURLOCK 2050 DIVANIAN DR 95382 071-011-016-000 28 28 0 0 Shortfall of Sites 2.03 Heavy Commercial C-H Heavy Commercial/Light Industrial Heavy Commercial CR-MU Commercial Residential Mixed Use 0 35 56 Vacant Vacant YES - Current TURLOCK 3536 N GOLDEN STATE BLVD 95382 087-027-017-000 17 18 0 0 Shortfall of Sites 1.27 Heavy Commercial C-H Heavy Commercial/Light Industrial Heavy Commercial CR-MU Commercial Residential Mixed Use 0 35 35 Vacant Vacant YES - Current

TURLOCK
1000 N FRONT ST 95380 042-006-008-000 13 13 0 0 Shortfall of Sites 0.95 Heavy Commercial C-H Heavy Commercial/Light Industrial Heavy Commercial CR-MU Commercial Residential Mixed Use 0 35 26 Non-Vacant Industrial YES - Current TURLOCK 338 W SYRACUSE AVE 95380 042-008-017-000 22 21 0 0 Shortfall of Sites 0.83 Heavy Commercial C-H Heavy Commercial/Light Industrial Heavy Commercial CR-MU Commercial Residential Mixed Use 0 35 23 Non-Vacant Industrial YES - Current TURLOCK 1148 N GOLDEN STATE BLVD 95380 042-006-011-000 15 14 0 0 Shortfall of Sites 1.05 Heavy Commercial C-H Heavy Commercial/Light Industrial Heavy Commercial CR-MU Commercial Residential Mixed Use 0 35 29 Non-Vacant Commercial YES - Current TURLOCK 2313 N WALNUT RD 95382 088-013-049-000 33 33 0 0 Shortfall of Sites 2.37 Heavy Commercial C-H Heavy Commercial/Light Industrial Heavy Commercial CR-MU Commercial Residential Mixed Use 0 35 66 Non-Vacant Commercial YES - Current

TURLOCK
2700 N GOLDEN STATE BLVD 95382 088-007-004-000 72 72 0 0 Shortfall of Sites 5.15 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 35 144 Non-Vacant Commercial YES - Current TURLOCK 61 W CANAL DR 95380 042-009-032-000 0 0 8 2 Shortfall of Sites 0.37 Office C-O Commercial Office Office CR-MU Commercial Residential Mixed Use 0 35 10 Non-Vacant Commercial YES - Current TURLOCK 942 N GOLDEN STATE BLVD 95380 042-005-039-000 9 9 0 0 Shortfall of Sites 0.66 Heavy Commercial C-H Heavy Commercial/Light Industrial Heavy Commercial CR-MU Commercial Residential Mixed Use 0 35 18 Non-Vacant Commercial YES - Current

TURLOCK
2500 N GOLDEN STATE BLVD 95380 088-007-025-000 16 15 0 0 Shortfall of Sites 1.11 Community Commercial C-H Heavy Commercial/Light Industrial Community Commercial CR-MU Commercial Residential Mixed Use 0 35 31 Non-Vacant Commercial YES - Current TURLOCK 1000 N GOLDEN STATE BLVD 95380 042-005-038-000 0 0 31 10 Shortfall of Sites 1.49 Medium Density Residential C-H Heavy Commercial/Light Industrial Medium Density Residential CR-MU Commercial Residential Mixed Use 0 35 41 Non-Vacant Commercial YES - Current TURLOCK 624 N GOLDEN STATE BLVD 95380 061-022-001-000 8 9 0 0 Shortfall of Sites 0.63 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 35 17 Non-Vacant Commercial YES - Current TURLOCK 1318 GOLDEN STATE BLVD 95380 042-010-013-000 21 22 0 0 Shortfall of Sites 1.56 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 35 43 Non-Vacant Commercial YES - Current TURLOCK 2413 W MONTE VISTA AVE 95380 087-004-051-000 0 0 238 79 Shortfall of Sites 11.35 Heavy Commercial C-H Heavy Commercial/Light Industrial Heavy Commercial CR-MU Commercial Residential Mixed Use 0 35 317 Non-Vacant Commercial YES - Current TURLOCK 693 N GOLDEN STATE BLVD 95380 061-041-016-000 0 0 6 2 Shortfall of Sites 0.29 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 35 8 Non-Vacant Commercial YES - Current TURLOCK 2650 GEER RD 95382 072-018-001-000 0 0 0 0 Shortfall of Sites 0.53 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 35 0 Non-Vacant Commercial YES - Current Consolidated Site: O TURLOCK 2650 GEER RD 95382 072-014-057-000 11 11 0 0 Shortfall of Sites 0.27 Community Commercial PD Planned Development Community Commercial CR-MU Commercial Residential Mixed Use 0 35 22 Non-Vacant Commercial YES - Current Consolidated Site: O TURLOCK 1035 GEER RD 95380 042-004-048-000 14 15 0 0 Shortfall of Sites 1.05 Office C-O Commercial Office Office CR-MU Commercial Residential Mixed Use 0 35 29 Vacant Vacant YES - Current TURLOCK MINNESOTA RD 95380 071-009-034-000 18 19 0 0 Shortfall of Sites 1.35 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 35 37 Vacant Vacant YES - Current TURLOCK E MONTE VISTA AVE 95382 072-010-005-000 0 0 4 1 Shortfall of Sites 0.19 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 35 5 Vacant Vacant YES - Current TURLOCK 1366 GEER RD 95380 042-012-004-000 13 13 0 0 Shortfall of Sites 0.95 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 35 26 Vacant Vacant YES - Current TURLOCK 101 E MONTE VISTA AVE 95380 072-007-013-000 0 0 216 71 Shortfall of Sites 10.25 Community Commercial/OfficeC-C Community Commercial Community Commercial/OfficeCR-MU Commercial Residential Mixed Use 0 35 287 Vacant Vacant YES - Current TURLOCK 3700 GEER RD 95382 072-057-053-000 9 10 0 0 Shortfall of Sites 0.69 Medium Density Residential/Office PD Planned Development Medium Density Residential/Office CR-MU Commercial Residential Mixed Use 0 35 19 Non-Vacant Commercial YES - Current TURLOCK 2405 GEER RD 95382 071-028-021-000 32 33 0 0 Shortfall of Sites 2.33 Community Commercial PD Planned Development Community Commercial CR-MU Commercial Residential Mixed Use 0 35 65 Non-Vacant Commercial YES - Current TURLOCK 1202 GEER RD 95380 042-012-013-000 0 0 7 2 Shortfall of Sites 0.33 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 35 9 Non-Vacant Commercial YES - Current TURLOCK 3012 GEER RD 95382 072-010-055-000 0 0 6 0 Shortfall of Sites 0.23 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 35 6 Non-Vacant Commercial YES - Current TURLOCK 2600 GEER RD 95382 072-018-002-000 0 0 22 0 Shortfall of Sites 0.80 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 35 22 Non-Vacant Commercial YES - Current TURLOCK 6TH & D ST 95380 043-047-004-000 0 0 0 0 Shortfall of Sites 0.47 Industrial I General Industrial Industrial CR-MU Commercial Residential Mixed Use 0 35 0 Non-Vacant Industrial YES - Current Consolidated Site: R TURLOCK 550 C ST 95380 043-047-005-000 18 18 0 0 Shortfall of Sites 0.83 Industrial I General Industrial Industrial CR-MU Commercial Residential Mixed Use 0 35 36 Non-Vacant Industrial YES - Current Consolidated Site: R TURLOCK D ST 95380 043-002-019-000 17 18 0 0 Shortfall of Sites 1.26 Industrial I General Industrial Industrial CR-MU Commercial Residential Mixed Use 0 35 35 Non-Vacant Industrial YES - Current TURLOCK 1471 LANDER AVE 95380 050-019-010-000 0 0 9 2 Shortfall of Sites 0.42 Community Commercial C-H Heavy Commercial/Light Industrial Community Commercial CR-MU Commercial Residential Mixed Use 0 35 11 Non-Vacant Mixed Use YES - Current

TURLOCK
645 9TH ST 95380 043-001-009-000 0 0 9 2 Shortfall of Sites 0.41 Heavy Commercial C-H Heavy Commercial/Light Industrial Heavy Commercial CR-MU Commercial Residential Mixed Use 0 35 11 Non-Vacant Commercial YES - Current TURLOCK 1105 LANDER AVE 95380 050-015-038-000 11 12 0 0 Shortfall of Sites 0.85 Heavy Commercial C-H Heavy Commercial/Light Industrial Heavy Commercial CR-MU Commercial Residential Mixed Use 0 35 23 Non-Vacant Commercial YES - Current TURLOCK 690 C ST 95380 043-046-011-000 0 0 7 2 Shortfall of Sites 0.33 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 35 9 Non-Vacant Commercial YES - Current TURLOCK 1083 LANDER AVE 95380 050-015-030-000 9 9 0 0 Shortfall of Sites 0.65 Heavy Commercial C-H Heavy Commercial/Light Industrial Heavy Commercial CR-MU Commercial Residential Mixed Use 0 35 18 Non-Vacant Commercial YES - Current TURLOCK 1341 LANDER AVE 95380 050-018-039-000 11 11 0 0 Shortfall of Sites 0.80 Heavy Commercial C-H Heavy Commercial/Light Industrial Heavy Commercial CR-MU Commercial Residential Mixed Use 0 35 22 Non-Vacant Mixed Use YES - Current

TURLOCK
1302 LANDER AVE 95380 043-004-009-000 8 8 0 0 Shortfall of Sites 0.60 Heavy Commercial C-H Heavy Commercial/Light Industrial Heavy Commercial CR-MU Commercial Residential Mixed Use 0 35 16 Non-Vacant Industrial YES - Current TURLOCK 716 LANDER AVE 95380 043-046-023-000 0 0 13 0 Shortfall of Sites 0.48 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 35 13 Non-Vacant Industrial YES - Current TURLOCK 680 C ST 95380 043-046-003-000 0 0 9 0 Shortfall of Sites 0.33 Heavy Commercial C-H Heavy Commercial/Light Industrial Heavy Commercial CR-MU Commercial Residential Mixed Use 0 35 9 Non-Vacant Mixed Use YES - Current TURLOCK 973 WEST MAIN ST 95380 061-003-027-000 0 0 0 0 Shortfall of Sites 0.49 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 30 0 Non-Vacant Commercial YES - Current Consolidated Site: P TURLOCK 1009 WEST MAIN ST 95380 061-003-028-000 0 0 17 5 Shortfall of Sites 0.71 Medium Density Residential C-C Community Commercial Medium Density Residential CR-MU Commercial Residential Mixed Use 0 30 22 Non-Vacant Commercial YES - Current Consolidated Site: P TURLOCK 1030 WEST MAIN ST 95380 050-002-060-000 0 0 5 1 Shortfall of Sites 0.34 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 30 6 Non-Vacant Commercial YES - Current TURLOCK 923 WEST MAIN ST 95380 061-004-049-000 0 0 3 0 Shortfall of Sites 0.20 Community Commercial C-C Community Commercial Community Commercial CR-MU Commercial Residential Mixed Use 0 30 3 Non-Vacant Commercial YES - Current TURLOCK GEER RD 95380 072-046-001-000 120 120 0 0 Shortfall of Sites 9.99 High Density Residential R-H High Density Residential High Density Residential R-H High Density Residential 0 30 240 Vacant Vacant YES - Current TURLOCK GEER RD 95380 071-015-017-000 0 0 0 0 Shortfall of Sites 5.54 High Density Residential R-H High Density Residential High Density Residential R-H High Density Residential 0 30 0 Vacant Vacant YES - Current Consolidated Site: S TURLOCK GEER RD 95380 071-015-013-000 70 69 0 0 Shortfall of Sites 0.28 High Density Residential R-H High Density Residential High Density Residential R-H High Density Residential 0 30 139 Vacant Vacant YES - Current Consolidated Site: S

Table C: Land Use, Table
Starts in A2
Zoning Designation
From Table A, Column G and Table B,
Columns L and N (e.g., "R-1")
General Land Uses Allowed (e.g., "Low-density residential") R-E Residential Estate
Very low density concentrations of single-family dwellings, ranging from 0.2 du/ac to three du/ac.

R-L4.5 Low Density Residential Single-family dwellings, ranging from less than three du/ac to seven du/ac.

R-M Medium Density Residential
Single-family and medium density multifamily dwelling units, ranging from seven du/ac to fifteen du/ac.

R-H High Density Residential Multiple-family dwelling units, ranging from fifteen du/ac to thirty du/ac.

C-O Commercial Office Commercial and residential uses with areas for business and professional office.

C-C Community Commercial
Wide range of retail stores, restaurants, hotels and motels, commercial recreation, personal services, business services and financial services and for limited office and residential uses.

C-H Heavy Commercial/Light Industrial
Range of retail, wholesale and service businesses not generally suitable in other commercial districts because they attract heavy automobile and truck traffic or have certain adverse impacts.

C-RMU Commercial Residential Mixed
Use
Permits housing development by right at up to a maximum density of 35 du/ac on urban infill sites within North Golden State, Geer Road, and South Lander, and a maximum density of 30 du/ac within West Main opportunity area.

I General Industrial
Full range of manufacturing, industrial processing, general service, and distribution uses deemed suitable for location in Turlock.

PD Planned Development
Use of special design criteria for maximum utility of the site and maximum design flexibility within density limitations. The purpose of PD is encourage variety and avoid monotony in developments through the use of alternative development standards.

DC Downtown Core
Shopping, dining, and entertainment are encouraged in an area where buildings shall be high density. Buildings shall range from two (2) to four (4) stories in height in order to encourage a mix of commercial, office, and residential uses. Housing is permitted at a maximum density of 40 du/ac.

DCT Downtown Core Transition
Single and multi-family residential, business and professional offices, medical and dental offices and clinics, restaurants, residences, photography studios, artists studios, art galleries, public uses, government offices, day care centers, personal services, private schools, dance schools, and financial institution. Housing is permitted at a maximum density of 24 du/ac.

TC Transitional Commercial
Office and commercial buildings that cater to the auto-oriented consumer, residential (single and multi-family) uses are permitted. Housing is permitted at a maximum density of 30 du/ac.

IR Industrial Residential
Agricultural/industrial buildings, residential (single and multi-family) uses. Housing is permitted at a maximum density of 30 du/ac.

OR Office Residential
Business and professional offices, cultural institutions, day care centers, medical and dental clinics, personal services, residential (single and multifamily) and other similar uses. Housing is permitted at a maximum density of 30 du/ac.

Appendix B
Housing Needs Assessment

Table of Contents
B Turlock Housing Needs Assessment .........................................................................B-1 B.1 Population Characteristics...................................................................................................................................B-1 B.2 Household Characteristics..................................................................................................................................B-4 B.3 Employment............................................................................................................................................................B-7 B.4 Special Needs Groups..........................................................................................................................................B-8 B.5 Housing Stock Characteristics .........................................................................................................................B-24 B.6 Housing Costs and Affordability ......................................................................................................................B-36 B.7 Assisted Housing at Risk of Conversion........................................................................................................B-46 B.8 Energy Conservation ..........................................................................................................................................B-48 List of Maps
Map B-1 Substandard Housing Conditions - Owner-Occupied Households................................................B-37 Map B-2 Substandard Housing Conditions - Renter-Occupied Households................................................B-38 Map B-3 Rehabilitation Grant Applications (2014-2023)...................................................................................B-39 List of Charts and Tables
Table B-1: Turlock Projected Population (2010-2050)........................................................................................B-1 Chart B-1: Historic Population Growth Turlock And Surrounding Areas (1990-2024)..............................B-2 Table B-2: Population by Age, City of Turlock (2000-2020) ..............................................................................B-3 Table B-3: Population by Race, City of Turlock (2010-2020).............................................................................B-3 Chart B-2: Turlock and Surrounding Area Population by Race/Ethnicity, 2022 ............................................B-4 Table B-4: Turlock and Surrounding Areas Household Size, 2022 ...................................................................B-5 Table B-5: Turlock and Surrounding Areas Household Types, 2022 ...............................................................B-5 Table B-6: HUD Income Levels by Household Size (Stanislaus County, 2024) .............................................B-6 Table B-7: Turlock and Surrounding Areas Households by Household Income Level ................................B-6 Table B-8: Turlock and Surrounding Areas Employment by Industry, 2022...................................................B-7 Table B-9: Turlock Unemployment Rate (2011-2024).........................................................................................B-7 Table B-10: Household Income Distribution by Race (City of Turlock).........................................................B-9 Table B-11: Poverty Status by Race (City of Turlock, 2022)..............................................................................B-9 Table B-12: Senior and Youth Population by Race (City of Turlock, 2022) .................................................B-11 Table B-13: Senior Households1 by Income and Tenure (City of Turlock)..................................................B-11

Table B-14: Cost-Burdened Senior Households1 by Income Level (City of Turlock)................................B-12 Table B-15: Seniors (Age 65 and Over) by Type of Disability (City of Turlock, 2022) .............................B-13 Table B-16: Senior Housing ......................................................................................................................................B-13 Table B-17: Turlock Disability by Type, 2022 ......................................................................................................B-14 Table B-18: Turlock Population with Developmental Disabilities by Residence1, 2022.............................B-16 Table B-19: Turlock Household Size by Tenure, 2022 ......................................................................................B-16 Chart B-3: Turlock and Surrounding Area Household Size, 2022 ..................................................................B-17 Table B-20: Turlock Cost Burden by Household Size .......................................................................................B-17 Chart B-4: Turlock Household Size by Household Income Level...................................................................B-18 Table B-21: Turlock Household Type by Tenure, 2022 ....................................................................................B-18 Table B-22: Turlock Female-Headed Households by Poverty Status1, 2022 ................................................B-19 Table B-23: Homelessness by Household Type and Shelter Status in Stanislaus County, 2025 ..............B-19 Table B-24: Racial/Ethnic Group Share of General and Homeless Population in Stanislaus County ......B-20 Chart B-5: Farm Labor in Stanislaus County (2002-2022)................................................................................B-22 Table B-25: Migrant Worker Student Population1, (2016-2023).....................................................................B-23 Chart B-6: Turlock Household Tenure (2000 – 2020)......................................................................................B-25 Table B-26: Turlock and Surrounding Areas Household Tenure, 2022 ........................................................B-25 Chart B-7: Turlock Housing Tenure by Age, 2022.............................................................................................B-26 Chart B-8: Turlock Housing Tenure by Year Moved to Current Residence, 2022....................................B-26 Table B-27: Turlock Housing Tenure by Race/Ethnicity, 2022 ........................................................................B-27 Table B-28: Turlock Housing Tenure by Income Level .....................................................................................B-27 Table B-29: Turlock Housing Tenure by Housing Type, 2022.........................................................................B-28 Table B-30: Turlock Housing Type Trends, 2014 – 2024 .................................................................................B-28 Table B-31: Overcrowding1 Severity by Region ..................................................................................................B-29 Chart B-9: Overcrowding by Tenure and Severity in Turlock, 2022 .............................................................B-29 Table B-32: Overcrowding1 by Income Level and Severity in Turlock ..........................................................B-30 Chart B-10: Overcrowding by Race/Ethnicity in Turlock, 2022 ......................................................................B-31 Table B-33: Cost-Burdened Households in Turlock by Income and Tenure1..............................................B-32 Table B-34: Turlock Vacant Units by Type, 2022................................................................................................B-33 Table B-35: Housing Permitting in Turlock (2015 – 2023)...............................................................................B-33 Chart B-11: Age of Turlock Housing Stock, 2022 ..............................................................................................B-34 Table B-36 Substandard Housing Issues, 2022.....................................................................................................B-35 Table B-37: City of Turlock Housing Affordability by Income Group ..........................................................B-40 Chart B-12: Turlock and Regional Area Zillow Home Value Index (ZHVI), 2014-2024 ...........................B-41 Chart B-13: Turlock and Regional Area Owner-Occupied Unit Values, 2022 ............................................B-42 Table B-38: Turlock Zillow Home Value Index (ZHVI, 2014 – 2024)..........................................................B-42 Chart B-14: Ownership Affordability Gap for the Typical Household...........................................................B-43 Table B-39: Turlock and Regional Area Rents1 (2012 – 2022) ........................................................................B-43 Chart B-15: Contract Rents for Renter-Occupied Units, 2022.......................................................................B-44 Table B-40: Average Asking Rents in Turlock, 2024 ..........................................................................................B-45 Chart B-16: Rental Affordability Gap for the Typical Household....................................................................B-45

Table B-41: Assisted Units at Risk of Conversion ..............................................................................................B-46 Table B-42: Turlock Assisted Housing Inventory................................................................................................B-47 Table B-43: Typical Development Costs of Affordable Housing .....................................................................B-47 Table B-44: Qualified Entities in Stanislaus County ............................................................................................B-48

Hearing Draft | August 6, 2026 B-1
B Turlock Housing Needs Assessment
This section outlines the characteristics of Turlock and identifies those characteristics that may have significant impacts on housing needs in the community, including anticipated population and household growth. This assessment is essential for developing a successful strategy to meet a variety of housing needs in the city. Both local and regional changes since the previous Housing Element are assessed to provide the full scope of housing needs. Analysis in each of the sections below will inform the housing programs and policies.

Local housing needs data for Turlock and Stanislaus County largely rely on 2016-2020 five-year American Community Survey (ACS) and 2015-2019 Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS) estimates, among other sources.

B.1 Population Characteristics
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 B-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.

Table B-1: Turlock Projected Population (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 B-1, 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 staggered 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.

Appendix B: Housing Needs Assessment
B-2 Hearing Draft | August 6, 2026
Chart B-1: Historic Population Growth Turlock And Surrounding Areas (1990-2024) Source: California Department of Finance, E-5 Series

POPULATION BY 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. The data in Table B-2 indicates that older adults in Turlock are growing to hold a slightly larger 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% of the 2020 population) will become seniors. In addition, the share of children, youth, and young adults (under 24) has decreased, representing 41.2 percent of the population in 2000 and 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 may suggest greater attention to the diverse housing needs of older populations, including resources for aging in place or senior housing.

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 B-3
Table B-2: Population by Age, City of Turlock (2000-2020) Age Group
2000 2010 2020
Number Percent Number Percent Number Percent
0-4 years 4,505 8.07% 4,875 4,875 4,875 6.70%
5-14 years 9,493 17.01% 10,138 10,138 10,138 13.94%
15-24 years 8,993 16.11% 11,173 11,173 11,173 15.37%
25-34 years 8,063 14.45% 10,910 10,910 10,910 15.00%
35-44 years 8,040 14.41% 8,859 8,859 8,859 12.18%
45-54 years 6,352 11.38% 9,332 9,332 9,332 12.83%
55-64 years 3,759 6.74% 7,381 7,381 7,381 10.15%
65-74 years 3,121 5.59% 5,961 5,961 5,961 8.20%
75-84 years 2,411 4.32% 2,920 2,920 2,920 4.02%
85+ years 1,073 1.92% 1,166 1,166 1,166 1.60%
Total 55,810 100% 72,715 72,715 72,715 100%
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

RACE AND ETHNICITY
Table B-3 presents the racial and ethnic composition of the City of Turlock’s population in 2000, 2010, and 2020 as reported in the U.S. Census (for 2000 and 2010) and in American Community Survey fiveyear data (for 2020). Since 2000, Turlock has seen a large increase in its Hispanic or Latinx population from 29.4 percent to 40.1 percent, which remains the city’s second largest single racial or ethnic group, aside from non-Hispanic White. The non-Hispanic White population has decreased both in their total numbers and in their 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 non-Hispanic White population has continued to decrease, constituting 41.2 percent of the population in 2022, and the Hispanic or Latinx population increased to 44.4 percent.

Table B-3: Population by Race, City of Turlock (2010-2020) Racial/Ethnic Group
2000 2010 2020
Number Percent Number Percent Number Percent
American Indian or Alaska Native, NonHispanic523 0.94% 316 0.46% 150 0.21% Native Hawaiian and Other Pacific
Islander alone, Non-Hispanic
153 0.27% 271 0.40% 182 0.25%
Asian, Non-Hispanic 2,518 4.51% 3,728 5.44% 4,280 5.89% Black or African American, Non-Hispanic 798 1.43% 1,018 1.49% 1,476 2.03% White, Non-Hispanic 33,717 60.41% 36,220 52.84% 34,900 48.00% Other Race or Multiple Races, NonHispanic1,679 3.01% 2,039 2.97% 2,595 3.57% Hispanic or Latinx 16,422 29.42% 24,957 36.41% 29,132 40.06% Total 55,810 100% 68,549 100% 72,715 100%
Source: U.S. Census 2000; U.S. Census 2010; U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B03002

Appendix B: Housing Needs Assessment
B-4 Hearing Draft | August 6, 2026
Furthermore, as seen in Chart B-2, demonstrating data from 2022, Turlock’s non-Hispanic White population holds a larger share of the population compared to its surrounding areas. Despite the shrinking of Turlock’s non-Hispanic White population and growth of the Hispanic or Latinx population since 2000, the non-Hispanic White population has a smaller margin of difference between the Hispanic or Latinx population compared to Stanislaus County. Overall, Turlock has a slightly larger non-Hispanic White population than when compared to its surrounding areas.

Chart B-2: Turlock and Surrounding Area Population by Race/Ethnicity, 2022 Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B03002 B.2 Household Characteristics

HOUSEHOLD SIZE
According to ACS five-year estimates data, the average household size in Turlock in 2022 was around

2.90, which is exactly the same as the city’s household size in 2012. Turlock’s average is lower than the average for Stanislaus County as a whole (3.1). As seen in Table B-4, the share of Turlock’s population in 2022 living in a one-person household (22.0 percent) was larger than that of Stanislaus County (20.3 percent). Similarly, two-person households account for 32.2 percent of the households in Turlock compared to Stanislaus County (29.2 percent). Instead, Stanislaus County has a much larger share of households of five or more persons (17.8 percent) than Turlock (12.6 percent).

HOUSEHOLD CHARACTERISTICS
A summary of household characteristics in the City of Turlock and Stanislaus County is provided in Table B-5. A family household is a household consisting of two or more people residing together and related by birth, marriage, or adoption. A non-family household consists of a householder living alone (a onePage 1077 of 1923 City of Turlock – Housing Element Update 2023-31
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person household) or where the householder shares the home exclusively with people to whom they are not related. According to the ACS data (2018-2022), the greatest share (47.3 percent) of households in Turlock are married-couple family households. Overall, family households account for 70.3 percent of households in Turlock, which is slightly less than Stanislaus County (74 percent). However, Turlock has a greater share of single-person households (22.0 percent) than Stanislaus County (20.3 percent).

Table B-4: Turlock and Surrounding Areas Household Size, 2022 Household Size
Turlock Stanislaus County
Number Percent Number Percent
1-Person Household 5,438 21.99% 35,730 20.33%
2-Person Household 7,971 32.23% 51,262 29.17%
3-4-Person Household 8,197 33.14% 57,504 32.72%
5-Person or More Household 3,127 12.64% 31,251 17.78%
Total 24,733 100% 175,747 100%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B11016 Table B-5: Turlock and Surrounding Areas Household Types, 2022 Household Types
Turlock Stanislaus County
Number Percent Number Percent
Female-Headed Family Households 3,756 15.19% 26,179 14.90% Male-headed Family Households 1,932 7.81% 14,105 8.03%
Married-couple Family Households 11,689 47.26% 89,808 51.10% Other Non-Family Households 1,918 7.75% 9,925 5.65%
Single-person Households 5,438 21.99% 35,730 20.33%
Total 24,733 100% 175,747 100%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B11001

HOUSEHOLD 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. HUD has defined the following income categories for Stanislaus County, based on the median income for a household of four persons for 2024:
• 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)

Appendix B: Housing Needs Assessment
B-6 Hearing Draft | August 6, 2026
• 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) Table B-6 shows the HUD definitions for Stanislaus County’s maximum annual income level for each income group, adjusted by household size. This data is used when determining a household’s eligibility for federal, state, or local housing assistance and used when calculating the maximum affordable housing payment for renters and buyers.

Table B-6: HUD Income Levels by Household Size (Stanislaus County, 2024) Maximum Income Level
Household
Size
Extremely Low Very Low Low Median Moderate
1 Person $19,150 $31,900 $51,050 $64,800 $77,750
2 Persons $21,900 $36,450 $58,350 $74,100 $88,900
3 Persons $25,820 $41,000 $65,650 $83,350 $100,000
4 Persons $31,200 $45,500 $72,900 $92,600 $111,100
5 Persons $36,580 $49,200 $78,750 $100,000 $120,000
6 Persons $41,960 $52,850 $84,600 $107,400 $128,900
7 Persons $47,340 $56,500 $90,400 $114,800 $137,750
8 Persons $52,570 $60,150 $96,250 $122,250 $146,650
Source: HUD Income Limits 2023
The HUD Comprehensive Housing Affordability Strategy 2016-2020 release also provides 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. Table B-7 provides this data. 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).

Table B-7: Turlock and Surrounding Areas Households by Household Income Level Turlock Stanislaus County
Number Percent Number Percent
0%-30% of AMI 3,430 13.48% 19,440 11.12%
31%-50% of AMI 3,265 12.83% 21,580 12.34%
51-80% of AMI 4,040 15.88% 31,225 17.86%
81%-100% of AMI 2,680 10.53% 17,855 10.21%
>100% of AMI 12,030 47.28% 84,725 48.46%
Total 25,445 100% 174,825 100%
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2016-2020 release

City of Turlock – Housing Element Update 2023-31
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B.3 Employment

OCCUPATION AND LABOR FORCE
According to ACS 2022 five-year estimates, there are 31,746 persons in the labor force in the City of Turlock. As seen in Table B-8, 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).

Table B-8: Turlock and Surrounding Areas Employment by Industry, 2022 Turlock Stanislaus County
Number Percent Number Percent
Agriculture & Natural Resources 1,371 4.32% 12,069 5.09% Construction 2,019 6.36% 21,016 8.86%
Financial & Professional Services 3,147 9.91% 28,648 12.08% Health & Educational Services 8,796 27.71% 50,815 21.43% Information 328 1.03% 2,014 0.85%
Manufacturing, Wholesale, &
Transportation
6,604 20.80% 54,115 22.82%
Retail 3,426 10.79% 26,462 11.16%
Arts, Entertainment,
Accommodation, & Food Services
2,983 9.40% 20,190 8.52%
Public Administration 2,033 6.40% 10,470 4.42%
Other 1,039 3.27% 11,311 4.77%
Total 31,746 100% 237,110 100%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table S2405

EMPLOYMENT GROWTH TRENDS
According to California Employment Development Department Local Area Unemployment Statistics (LAUS), Turlock experienced an unemployment rate of 5.6 percent in 2024. While this rate is a 52.5 percent decrease from unemployment rates in 2011, it is a 16.7 percent increase from the 2020 unemployment rate (4.8 percent). However, this is still relatively lower than the 7.7 percent unemployment rate for Stanislaus County in 2024.

Table B-9: Turlock Unemployment Rate (2011-2024)
2011 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024

11.8% 10.0% 7.2% 6.7% 5.5% 5.5% 4.8% 8.1% 5.1% 4.8% 5.6% Source: California Employment Development Department, Local Area Unemployment Statistics (LAUS), Sub-county areas annual updates, 2010-2024..

Appendix B: Housing Needs Assessment
B-8 Hearing Draft | August 6, 2026
B.4 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 addressed in this Element include:
• Extremely low-income households
• Older adult households
• Persons with disabilities, including developmental disabilities • Large households
• Female-headed households
• Persons experiencing homelessness
• Farmworkers

EXTREMELY LOW-INCOME RESIDENTS
California State Housing Law requires local governments to address the needs of “Extremely LowIncome” populations, which refers to households with incomes below 30 percent of the Area Median Income (AMI) for the community. In addition to those families making less than 30 percent of AMI, the Federal Poverty Level (FPL) is a threshold established by the federal government that remains constant throughout the country (and thus does not correspond to AMI). Federal statistics can also help the City quantify the extent of the extremely low-income population. The federal government defines poverty as a minimum level of income (adjusted for household size and composition) necessary to meet basic food, shelter, and clothing needs. For 2022, the FPL for a family of four is $27,750, which is less than Stanislaus County’s threshold for 30 percent of AMI in 2023. This means that households that qualify as extremely low-income in Turlock are also considered as living below the FPL.

As seen in Table B-10 and detailed further in Table B-33, about 3,425 households (13.4 percent) in Turlock fall below 30 percent of AMI. The Stanislaus Council of Governments (StanCOG) RHNA methodology did not assign extremely low-income units to jurisdictions; however, HCD's Building Blocks website states that "local agencies may calculate the projected housing need for ELI households by ... [p]resum[ing] that 50 percent of very low-income households qualify as ELI households." On this basis, the projected future need for ELI households is 652 units. Table B-10 details household income distribution by race in Turlock, which notes at 66.7 percent, American Indian or Alaska Native (nonHispanic) households in Turlock area most likely to fall below 30 percent of AMI. Households that identify as Black or African American (non-Hispanic) and White (non-Hispanic) have a prevalence of

29.6 percent and 13.3 percent, respectively, of those who are below 30 percent of AMI. White (nonHispanic) and Asian (non-Hispanic) households have the lowest prevalence of extremely low-income households at 13.1 percent and 8.4 percent, respectively.

According to ACS 2022 five-year estimates, Turlock has a poverty rate of 13.1 percent. This is lower than the poverty rate of 15.1 percent in Stanislaus County overall. Poverty rates have dropped in Turlock and Stanislaus County overall since 2015, from 17.5 percent and 20.3 percent, respectively. Table B-11 displays the poverty status by race among Turlock residents.

City of Turlock – Housing Element Update 2023-31
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Table B-10: Household Income Distribution by Race (City of Turlock) Racial/Ethnic Group
0%-30% of
AMI
31%-50%
of AMI
51%-80%
of AMI
81%-
100% of
AMI
>100% of
AMI Total
American Indian or Alaska
Native (Non-Hispanic)

66.67% 16.67% 0.00% 0.00% 16.67% 100.00%
Asian / API (Non-Hispanic) 8.43% 10.26% 18.70% 9.16% 53.45% 100.00% Black or African American
(Non-Hispanic)

29.57% 14.34% 6.27% 5.20% 44.62% 100.00%
White (Non-Hispanic) 13.25% 11.09% 13.52% 11.90% 50.24% 100.00% Hispanic or Latinx 13.07% 16.16% 21.21% 9.15% 40.40% 100.00% All Households 13.42% 12.76% 16.07% 10.69% 47.06% 100.00% Notes

1. The CHAS 2015-2019 dataset does not include the "Other (including multiple races, non-Hispanic)" race/ethnicity category
U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2016-2020 release
Poverty is highest among those who identify as Black or African American (23.1. percent) and lowest among those who identify as Asian or Asian Pacific Islander (9.2 percent).

Table B-11: Poverty Status by Race (City of Turlock, 2022) Racial/Ethnic Group Percent Below Federal Poverty Line
American Indian or Alaska Native (Hispanic and Non-Hispanic) 14.1% Native Hawaiian and Other Pacific Islander (Hispanic and non-Hispanic) 11.2% Asian (Hispanic and Non-Hispanic) 9.2%
Black or African American (Hispanic and Non-Hispanic) 23.1% White (Hispanic and Non-Hispanic) 13.2%
White (Non-Hispanic) 12.2%
Other Race (Hispanic and Non-Hispanic) 14.1%
Multiple Races (Hispanic and Non-Hispanic) 10.9%
Hispanic or Latinx 14.1%
Notes

1. Data for all groups, except White, are not available by Hispanic origin for this metric Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table S1701 While rates of poverty and residents below 30 percent AMI are lower in Turlock than the county as a whole, 76.6 percent (2,625 households) of ELI households in Turlock experience some level of cost burden or overpayment (Table B-33). As further detailed in Table B-28, disparities in tenure are also apparent across different income levels, as might be expected. As ownership is typically more costly than renting, lower-income households are often renters. Majority of ELI households (75.36 percent) are renters, while 24.64 percent are owners. Lower-income households in Turlock (those making less than 80 percent of AMI), generally tend to have higher rates of overcrowding. For instance, as shown in Table B-32, among ELI households, 3.9 percent are considered overcrowded while 0.73 percent are severely overcrowded. According to the gross rental estimates (i.e., including utilities and other costs) from Table B-40 and monthly affordable payments presented in Table B-37, extremely-low-income

Appendix B: Housing Needs Assessment
B-10 Hearing Draft | August 6, 2026
households in Turlock would not be able to afford to rent an appropriately sized unit. However, larger extremely-low-income households could afford to a rent a unit with fewer bedrooms – for instance, a four-person household could afford to rent a two-bedroom unit. All other income levels, including very low, low and moderate households, would be able to afford to rent an appropriately sized unit. Chart B16 demonstrates this affordability gap for the typical extremely-low-income household, which may require subsidies to ensure housing affordability.

The City’s Consolidated Annual Performance and Evaluation Report (CAPER) for 2023-2024 identifies that 76 percent of households (882 households) who received support through the Community Development Block Grant (CDBG) funds were extremely low income households.1 In the past, the City has allocated CDBG public service funds to community organizations that have provided direct services to extremely-low income households and the homeless, such as emergency shelter, transitional, permanent supportive, and rapid re-housing services. The Turlock HOME Consortium, and Stanislaus Urban County work to reduce poverty and number of ELI households through ensuring an adequate, affordable, quality housing supply, improving low-income neighborhoods, strengthening the employment skills of the community and ensuring access to basic needs such as food and shelter.2 The City of Turlock is particularly focused on ensuring quality housing options to ELI individuals through the production of new low-income units as well as the rehabilitation of existing low-income units and combating rental discrimination against minorities.

While the share of extremely low-income households in Turlock is lower than in the county as a whole, their needs are acute. Therefore, programs have been added to the action plan to address the needs of extremely low income households by facilitating the construction of affordable and supporting housing for extremely-low income households. Program 4-A, Housing for ELI Households and Persons with Special Needs, provide administrative assistance to developers seeking funding or tax credits, as well as facilitate projects for extremely low-income households by granting modification to development standards and expedition of review process. Program 4-D Rental and Mortgage Assistance would involve providing rental assistance to extremely low, very low, and low income families in Stanislaus County families who have received a 3-Day Notice to Pay Rent or Quit and need assistance in order to avoid eviction. Through this program, the City will promote the availability of rental and mortgage assistance and connect residents in need with Community Housing and Shelter Services (CHHS) staff.

OLDER ADULTS
Elderly residents have many different housing needs, depending on their age, level of income, current tenure status, cultural background, and health status. Elderly households may need assistance with personal and financial affairs, networks of care to provide services and daily assistance, and even possible architectural design features that would accommodate disabilities that would help ensure continued independent living. Table B-12 shows the distribution of Turlock residents aged 65 and over by racial group compared to the population of other age groups. The majority of those aged 65 and over in Turlock identify as White (73.4 percent), followed by Other Race (12.4 percent), and Asian (6.6 percent). In Turlock, the proportion of those 65 and older who are either White or Asian is greater than it is among younger age groups. In contrast, the proportion of younger residents who identify as Other 1 City of Turlock and Turlock/Stanislaus County HOME Consortium, 2024. Consolidated Annual Performance and Evaluation Report (CAPER) Fiscal Year 2023-2024. Available: https://www.cityofturlock.org/_pdf/hppr.asp?id=46 2 City of Turlock, 2024. City of Turlock Annual Action Plan For CDBG funds & Turlock/Stanislaus Urban County HOME Consortium funds. Available: /https://cityofturlock.org/_pdf/hppr.asp?id=48

City of Turlock – Housing Element Update 2023-31
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Race, Multiple Races, or Black or African American is greater. In the sources for this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity.

Table B-12: Senior and Youth Population by Race (City of Turlock, 2022) Age 0-17 Age 18-64 Age 65+
Race Number Percent Number Percent Number Percent
American Indian or Alaska Native
(Hispanic and Non-Hispanic)
67 0.35% 238 0.55% 23 0.23%
Native Hawaiian and Other Pacific
Islander (Hispanic and Non-Hispanic)
71 0.37% 190 0.44% 63 0.62%
Asian (Hispanic and Non-Hispanic) 931 4.90% 2,731 6.31% 675 6.61% Black or African American (Hispanic and
Non-Hispanic)
622 3.28% 954 2.20% 61 0.60%
Multiple Races (Hispanic and NonHispanic)
3,503 18.44% 5,307 12.26% 626 6.13%
Other Race (Hispanic and NonHispanic)
3,982 20.97% 9,090 21.00% 1,266 12.39%
White (Hispanic and Non-Hispanic) 9,816 51.68% 24,784 57.25% 7,504 73.44% Total 18,992 100% 43,294 100% 10,218 100%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B01001(A-G) Low incomes among older adults may require a specific governmental response. As seen in Table B-12, according to the U.S. Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 20.1 percent of households with at least one older adult aged 62 and over in Turlock have an income below 30 percent of AMI, which is higher than the rate of 13.5 percent found among the overall population in Turlock. As they age, older adults may face additional housing costs to ensure their homes remain accessible and to eliminate threats to health and safety. Like all lower income residents, many older adult residents may be facing overpayment problems or are unable to find affordable rental units at all. As seen in Table B-13, senior renters are much more likely to fall into the extremely low-income (zero to 30 percent of AMI) or very low-income (31 to 50 percent of AMI) categories than seniors who own their homes. Among renters with at least one older adult aged 62 and over in the household, 38.6 percent are considered extremely low-income.

Table B-13: Senior Households1 by Income and Tenure (City of Turlock) Owner Occupied Renter Occupied All Senior Households
Income Group Number Percent Number Percent Number Percent 0%-30% of AMI 690 12.09% 960 38.55% 1650 20.13%
31%-50% of AMI 715 12.53% 600 24.10% 1315 16.05%
51%-80% of AMI 1,045 18.32% 390 15.66% 1435 17.51%
81%-100% of AMI 535 9.38% 250 10.04% 785 9.58%
>100% of AMI 2,720 47.68% 290 11.65% 3010 36.73%
Total 5,705 100% 2,490 100% 8,195 100%
Notes:

1. HUD considers senior households to be those with a householder who is aged 62 or older.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2016-2020 release

Appendix B: Housing Needs Assessment
B-12 Hearing Draft | August 6, 2026
Table B-14 shows the percentage of those senior households at each income level that spend less than 30 percent of their income on housing costs, between 30 and 50 percent of their income on housing costs, and more than 50 percent of their income on housing costs. As shown in the table, senior households considered extremely low-income (making less than 30 percent of AMI) are most likely to be spending more than 50 percent of their overall household income on housing costs at 43.9 percent.

However, senior households who are considered very low-income (making between 31 and 50 percent AMI) are more likely to spend over 30% of income on housing costs at 88.9 percent compared to 71.9 very low-income senior households. This indicates that both very low-income and extremely lowincome senior households may require housing support.

Other potential elderly housing needs that may require a specific governmental response include:
• Assisted living facilities. Assisted living facilities provide elderly residents with the opportunity to maintain an independent housing unit while receiving needed medical services and social support. Congregate care facilities include housing with medical and health services. • Relocation assistance. Some elderly residents need assistance in relocating to a dwelling that better suits their space and income needs.
• Mobility impairment. Mobility-impaired elderly residents requiring special accessibility features in their dwelling units. Mobility impairment may require that special accessibility features be included in the design and construction of a home. Mobility impairment can also create a need for a living arrangement that includes health, meals, cleaning, and/or other services as part of the housing package. A number of living arrangements are possible, from senior citizen developments with individual dwelling units to assisted living facilities to 24-hour support services. Table B-15 shows the prevalence of different types of disabilities among seniors over age 65 in Turlock. The most prevalent type of disability is ambulatory difficulty, experienced by 24.4 percent of Turlock seniors. An ambulatory difficulty refers to a mobility impairment that causes significant difficulty walking or climbing stairs.

Senior Housing
Currently, Turlock has 1,252 units across 12 properties specifically reserved for senior housing as shown on Table B-16. None of the developments is affordable only, but eight of the 12 developments accept Section 8 vouchers, which means that up to 1,003 units are potentially available to older adults meeting the income requirements for affordable housing. Senior housing may be most attractive to the oldest cohort (85 years and older), as younger seniors often prefer to continue living independently.

Table B-14: Cost-Burdened Senior Households1 by Income Level (City of Turlock) % of Income Used for
Housing Costs
0%-30% of
AMI
31%-50% of
AMI
51%-80% of
AMI
81%-100% of
AMI >100% of AMI
<30% of Income 28.15% 11.11% 61.86% 72.56% 93.47%
30%-50% of Income 24.93% 73.91% 20.93% 19.56% 4.93%
>50% of Income 46.92% 14.98% 17.21% 7.89% 1.60%
Total 100.00% 100.00% 100.00% 100.00% 100.00%
Notes:

1. For the purposes of this table, HUD considers senior households to be those with a householder who is aged 62 or older.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2016-2020 release

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The City supports the construction of senior housing, particularly near services such as shopping, medical care, and recreation, to prepare for the aging population.

Table B-15: Seniors (Age 65 and Over) by Type of Disability (City of Turlock, 2022) Disability Percentage of Seniors
With an ambulatory difficulty1 24.41%
With an independent living difficulty2 20.65%
With a hearing difficulty3 12.44%
With a self-care difficulty4 12.92%
With a cognitive difficulty5 16.46%
With a vision difficulty6 8.78%
Notes:

1. Ambulatory difficulty refers to having serious difficulty walking or climbing stairs.

2. Independent living difficulty refers to having difficulty doing errands alone due to a physical, mental, or emotional problem.

3. Hearing difficulty refers to those who are deaf or have serious difficulty hearing.

4. Self-care difficulty refers to having difficulty bathing or dressing.

5. Cognitive difficulty refers to having difficulty remembering, concentrating or making decisions due to a physical, mental, or emotional problem.

6. Vision difficulty refers to those who are blind or have serious difficulty seeing.

Source: U.S. Census Bureau, American Community Survey 5-Year Data 2018-2022, Table S1810 Table B-16: Senior Housing
Facility Name Address Units Affordable Project Type
Alpha Bothum Manor 223 Bothum Road 82 - Seniors only – Section 8 accepted Arbor Manor Senior
Apartments
140 W. Minnesota
Avenue
49 - Seniors only – No Section 8
Cherry Tree Village
Apartments
139 W. Minnesota
Avenue
104 - Families & Seniors – Section 8
accepted
Covenant Village of
Turlock
2125 North Olive 50 - Seniors 62 and older, private pay Crane Terrace
Senior Apartments
1318 East Canal Drive 44 - Seniors 62 and older – Section 8 accepted
Denair Manor
Apartments
550 Wayside Drive 70 - Seniors 62 and older
East Avenue Manor 1500 East Avenue 89 - Seniors only – Section 8 accepted Villas Parkside
Apartments
381 W. Hawkeye
Avenue, M-3
104 - Families & Seniors – Section 8
accepted
Northview
Apartments
1749 North Olive
Avenue
50 - Families & Seniors – Section 8
accepted
Park Knoll
Apartments
1100 Pedras Road 350 - Families & Seniors – Section 8
accepted
Parkwood
Apartments
3800 Crowell Road 180 - Families & Seniors – Section 8
accepted
The Silvercrest
Apartments
865 Lander Avenue 80 - Seniors 62 and older
Total 1,252

Appendix B: Housing Needs Assessment
B-14 Hearing Draft | August 6, 2026
Source: City of Turlock, 2024

PERSONS WITH DISABILITIES
Persons with disabilities have physical or mental impairments that require special housing designed for self-sufficiency. According to 2022 American Community Survey estimates, 8,851 persons (12.3 percent of the non-institutionalized population) in Turlock had a disability. This proportion is close in value to Stanislaus County (12.7 percent).

Disability can further be broken down into six categories. The Census Bureau provides the following definitions for these disability types:
• Hearing difficulty: deaf or has serious difficulty hearing. • Vision difficulty: blind or has serious difficulty seeing even with glasses. • Cognitive difficulty: has serious difficulty concentrating, remembering, or making decisions. • Ambulatory difficulty: has serious difficulty walking or climbing stairs. • Self-care difficulty: has difficulty dressing or bathing. • Independent living difficulty: has difficulty doing errands alone such as visiting a doctor’s office or shopping.

These disability types are counted separately and are not mutually exclusive, as an individual may report more than one disability; thus, these counts should not be summed. Table B-17 provides a breakdown of Turlock’s population by disability type. The most prevalent disability was ambulatory difficulty at 7.7 percent.

Table B-17: Turlock Disability by Type, 2022
Disability
Percentage of the Civilian Non-Institutionalized
Population
With an ambulatory difficulty 7.65%
With a cognitive difficulty 5.95%
With an independent living difficulty 4.90%
With a self-care difficulty 3.52%
With a hearing difficulty 3.34%
With a vision difficulty 2.06%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022) Further, residents with disabilities may have more difficulty in finding employment. In Turlock, according to 2022 ACS estimates, approximately 0.4 percent of the civilian noninstitutionalized population 18 years to 64 years in the labor force with a disability were unemployed, while 7.6 percent of those with no disability were unemployed. The census considers individuals to not be in the labor force if they are not employed and are either not available to take a job or are not looking for one. This category typically includes discouraged workers, students, retired workers, stay-at-home parents, and seasonal workers in an off season who are not looking for work.

Given the barriers faced by persons with disabilities, the provision of affordable and barrier-free housing is essential to meet their housing needs. There are two approaches to housing design for residents with disabilities: adaptability and accessibility. Adaptable housing is a design concept in which

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a dwelling unit contains design features that allow for accessibility and use by mobility-impaired individuals with only minor modifications. An accessible unit has the actual special features installed in the house (grab bars, special cabinetry). To address these needs, the State requires design or accessibility modifications, such as access ramps, wider doorways, assist bars in bathrooms, lower cabinets, elevators, and the acceptance of service animals.

Developmental Disabilities
Since January 2011, per SB 812 as codified in Section 65583, housing elements are required to address the housing needs of individuals with a developmental disability within the community. The analysis must include an estimate of the number of persons with developmental disabilities, an assessment of the housing need, and a discussion of potential resources. According to Section 4512 of the Welfare and Institutions Code a "developmental disability" means a disability that originates before an individual attains age 18 years, continues—or can be expected to continue—indefinitely, and constitutes a substantial disability for that individual, which includes intellectual disability, cerebral palsy, epilepsy, and autism. This term shall also include disabling conditions found to be closely related to intellectual disability or to require treatment similar to that required for individuals with an intellectual disability but shall not include other disabling conditions that are solely physical in nature.

Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

The California Department of Developmental Services (DDS) is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down Syndrome, autism, epilepsy, and related conditions through a network of 21 regional centers and state-operated facilities. DDS consumer data provides an estimate of the number of Turlock residents with a developmental disability. Table B-18 shows that the vast majority of residents with a developmental disability (92.5 percent) live in the home of a parent/family/guardian. Further, approximately 62 percent (475 persons) of the population that has a developmental disability is under the age of 18, while the remaining 43 percent (331 persons) is over 18 years old.

There are a number of housing types appropriate for people living with a development disability: rent subsidized homes, licensed and unlicensed single-family homes, inclusionary housing, Section 8 vouchers, special programs for home purchase, HUD housing, and SB 962 homes. The design of housingaccessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving this need group. Incorporating ‘barrier-free’ design in all, new multifamily housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for disabled residents. Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income.

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Table B-18: Turlock Population with Developmental Disabilities by Residence1, 2022 Residence Type Number Approximate Percent
Home of Parent/Family/Guardian <705 92.52%
Community Care Facility 28 3.67%
Independent/Supported Living 40 5.25%
Intermediate Care Facility <11 1.44%
Foster/Family Home <22 2.89%
Other <22 2.89%
Total >762

1. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction. Independent living difficulty refers to having difficulty doing errands alone due to a physical, mental, or emotional problem.

Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type, 2022

LARGE FAMILIES
Large families are those households of five or more related individuals. The special need of this group is for housing of sufficient size and number of bedrooms that would prevent overcrowding. Cost is an important consideration, as many large families especially in California do not have sufficient income to afford larger homes or apartments. As shown in Table B-19, the 2022 American Community Survey reported 3,283 large households with five or more members, including 1,524 owner-occupied households and 1,759 renter-occupied households. About 11.68 percent of owner-occupied households and 15.31 percent of renter-occupied households were considered large households.

Table B-19: Turlock Household Size by Tenure, 2022
Owner-Occupied Renter-Occupied
Housing Type Number Percent Number Percent
1 Person Household 2,516 19.28% 3,197 27.83%
2 Person Household 4,834 37.05% 3,295 28.68%
3 Person Household 1,903 14.58% 1,513 13.17%
4 Person Household 2,271 17.40% 1,725 15.01%
5 Or More Person
Household
1,524 11.68% 1,759 15.31%
Total 13,048 100%- 11,489 100%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B25009 In comparison to surrounding jurisdictions, Turlock has a lower proportion of large family households.

Chart B-3 shows that about 12.6 percent of households in Turlock are considered large households while 17.8 percent in Stanislaus County are.

In addition to household income, cost burden can be used to determine the extent of housing needs for large family households. Cost burden indicates that a household is paying between 30 percent and 50 percent of their income towards rent, while severe cost burden indicates that a household is paying over 50 percent of their income towards rent. As shown in Table B-20, about 30.9 percent of large families experience some level of cost burden (either regular or severe), while 37.5 percent of all other

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household types experience cost burden. Large families are more likely to experience cost burden but less likely to experience severe cost burden compared to all other household types in Turlock.

Chart B-3: Turlock and Surrounding Area Household Size, 2022 Source: SJV Data Workbook, Turlock; U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B25009 Table B-20: Turlock Cost Burden by Household Size
Large Family (5+ Persons) All Other Household Types
Income Category Number Percent Number Percent
No Cost Burden 1,935 69.11% 13,928 62.54%
Cost Burden 740 26.43% 4,344 19.51%
Severe Cost Burden 125 4.46% 3,999 17.96%
Total 2,800 100.00% 22,271 100.00%
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2016-2020 release
Of the large families within Turlock, approximately 16 percent are considered extremely low- or very low-income households (i.e., households below 50 percent AMI). This is lower than the proportion for all other household types at 29.1 percent (see Chart B-4). Turlock also has a greater share of low-income households of larger families at 25.9 percent relative to all other household types at 15.4 percent.

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Chart B-4: Turlock Household Size by Household Income Level Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2016-2020 release

FEMALE-HEADED HOUSEHOLDS
Female-headed families, including those with children, are identified as a special needs group, because they are more likely to be low-income and face difficulty in finding affordable housing. As shown in Table B-21 there are 3,756 female-headed households and 1,932 male-headed households in Turlock. These groups constitute 15.2 percent and 7.8 percent, respectively, of Turlock’s total number of households.

Female-headed households represented about 11.4 percent of owner-occupied households and 19.8 percent of renter-occupied households.

Table B-21: Turlock Household Type by Tenure, 2022
Owner-Occupied Renter-Occupied
Household Type1 Number Percent Number Percent
Married-Couple Family Households 8,240 60.57% 3,449 30.99% Householders Living Alone 2,567 18.87% 2,871 25.80%
Female-Headed Family Households 1,554 11.42% 2,202 19.78% Male-Headed Family Households 627 4.61% 1,305 11.73%
Other Non-Family Households 615 4.52% 1,303 11.71%
Total 13,603 100% 11,130 100%
Notes

1. For data from the Census Bureau, a “family household” is a household where two or more people are related by birth, marriage, or adoption. “Non-family households” are households of one person living alone, as well as households where none of the people are related to each other.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B25011

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Table B-22 below shows the number of female-headed households that were below the poverty line.

About 30 percent of female-headed households with children were under the poverty line, while only

9.8 percent of households without children were. This demonstrates that female-headed households with children are more likely to have greater housing needs and face difficulties in finding affordable housing.

Table B-22: Turlock Female-Headed Households by Poverty Status1, 2022 Households With Children Households Without Children
Poverty Level Number Percent Number Percent
Above Poverty Level 1,648 70.04% 1,266 90.24%
Below Poverty Level 705 29.96% 137 9.76%
Notes

1. The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to Area Median Income.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B17012

PERSONS EXPERIENCING HOMELESSNESS
Individuals and families who are homeless have perhaps the most immediate housing need of any group.

They also have one of the most difficult sets of housing needs to meet, due to both the diversity and complexity of the factors that lead to homelessness, and to community opposition to the siting of housing that serves homeless clients. Homelessness is a countywide issue that demands a strategic, regional approach that pools resources and services. A common method to assess the number of homeless persons in a jurisdiction is through a Point-in-Time (PIT) Count. The PIT Count is a biennial census of sheltered and unsheltered persons in a Continuum of Care (CoC) completed over a 24-hour period in the last ten days of January. The unsheltered PIT Count is conducted annually in Stanislaus County and is a requirement to receive homeless assistance funding from HUD. The PIT Count does not function as a comprehensive analysis and should be considered in the context of other key data sources when assessing the state of homelessness in a community.

According to HUD, a CoC is a “a community plan to organize and deliver housing and services to meet the specific needs of people who are homeless as they move to stable housing and maximize selfsufficiency. It includes action steps to end homelessness and prevent a return to homelessness.” In Stanislaus County, Stanislaus Community System of Care oversees the CoC Program. Table B-23 provides an estimate of the homeless population by household type and shelter status in Stanislaus County. According to the 2025 PIT Count, there were 1,136 sheltered homeless persons and 950 unsheltered persons in Stanislaus County. These values have increased since 2013, in which there were 556 sheltered homeless persons and 645 unsheltered persons.

Table B-23: Homelessness by Household Type and Shelter Status in Stanislaus County, 2025
Families Adult Only Child Only
Unaccompanied
Youth
Parenting Youth Veteran
Shelter Status
Sheltered 119 749 0 48 18 25
Unsheltered 2 912 1 2 0 34
Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports, 2025

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The PIT Count can be further divided by race or ethnicity, which can illuminate whether homelessness has a disproportionate racial impact within a community. The data from HUD on Hispanic/Latinx ethnicity for individuals experiencing homelessness does not specify racial group identity. Accordingly, individuals in either ethnic group identity category (Hispanic/Latinx or non-Hispanic/Latinx) could be of any racial background.

The racial/ethnic breakdown of Stanislaus County’s homeless population is shown in Table B-24.

Notably, those who identify as Black or African American (Hispanic and non-Hispanic) represent 12.5 percent of the unhoused population in the county, but only three percent of the overall population.

Additionally, those who identify as White (Hispanic and Non-Hispanic), are also represented disproportionately among the unhoused population, as they make up 50 percent of homeless Stanislaus residents but only.8 percent of its overall population respectively.

Per HCD's requirements, jurisdictions also need to supplement county-level data with local estimates of people experiencing homelessness. The 2025 PIT Count identified 241 persons experiencing homelessness in the City of Turlock. This is an increase of 121 people (99.1 percent) from the 121 unhoused individuals who were counted in the 2018 count.

There are currently two homeless or transitional shelters in Turlock that include the Turlock Gospel Mission Shelter and We Care Turlock. The City maintains a web page called Homelessness in Turlock that includes a resource guide and a list of service providers in the Turlock area including addresses, hours of operation and links to provider websites.3 The City updates this guide every six months.

In July 2021, the City of Turlock declared an unsheltered homeless crisis focused on reducing health and safety dangers associated with encampments. During this period, efforts to connect people with shelter and services were intensified and continue which includes City staff connecting people experiencing homelessness with Stanislaus County CARE TEAM Program. The CARE Team Program focuses on helping to restore the individuals in the community causing the most significant distress in the community and for themselves. Discussions with City housing staff noted that due to the City’s state-ofemergency, homelessness encampments have dwindled in recent years; however, some encampments remain within California Department of Transportation (Caltrans) right-of-way and near Downtown.

Table B-24: Racial/Ethnic Group Share of General and Homeless Population in Stanislaus County
Racial/Ethnic Group Share of Homeless Population Share of Overall Population American Indian or Alaska Native
(Hispanic and Non-Hispanic) 4.0% 1.3%
Native Hawaiian or Other Pacific
Islander (Hispanic and Non-Hispanic) <1.0% 0.9%
Asian (Hispanic and Non-Hispanic) 2.0% 6.3%
Black or African American (Hispanic
and Non-Hispanic) 10.0% 3.0%
White (Hispanic and Non-Hispanic) 50.0% 40.8%
Other Race or Multiple Races
(Hispanic and Non-Hispanic) 7.0% 28.6%
Hispanic/Latinx 26.0% 50.9%
Non-Hispanic/Latinx 67.0% 49.1%
3 City of Turlock, 2025. Homelessness in Turlock. Available: https://www.turlock.ca.us/government/homelessnessinturlock/

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Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports, 2023
Several programs serving people experiencing homelessness have been supported in recent years through the City's Public Services grants utilizing Community Development Block Grant (CDBG) funding, including:
• The United Samaritans Foundation's Emergency Food Box assisted 331 low-to moderateincome individuals and homeless families by providing monthly food support, and its Senior Congregate Lunch Program served 33 elderly residents with nutritious meals and social engagement opportunities.
• Healthy Alternatives to Violent Environment (HAVEN) aided 11 domestic violence survivors with housing-related support.
• Project Sentinel provided housing counseling and tenant-landlord dispute resolution services to 13 low-income individuals.

United Samaritans Foundation is located on 220 South Broadway, about 0.2 miles away from the Turlock Hospel Misson Shelter and 0.1 miles away from We Care Turlock. People residing in either of the homeless or transitional shelters in Turlock would be able to access the emergency food box and monthly food support via walk if necessary. HAVEN Turlock Office is located slightly north of Downtown Turlock, where people experiencing homeless may access via walk or transit, while Project Sentinel is located in Modesto, accessible via transit from Downtown.

Turlock Gospel Mission Shelter and We Care Turlock are within Downtown Turlock that has access to other amenities and services that serve people experiencing homelessness, such as health care, transportation, retail, employment, and social services that people experiencing homeless can walk to from the shelters. Downtown Turlock has proximity to local transit lines, including Turlock Transit and Stanislaus Regional Transit Authority bus service. This area sits just south of the Turlock Town Center shopping center, which is home to grocery stores, pharmacies, banks, and medical offices, and is served by local bus routes, including service to Emanuel Medical Center, a full-service hospital in the city.

Additionally, the City of Turlock actively participates in regional initiatives to address homelessness through partnerships with the Stanislaus Community System of Care (CSOC) and the Stanislaus Homeless Alliance (SHA). The City of Turlock Care Team collaborates with the Stanislaus County Care Team to offer resources to individuals experiencing homelessness in our community.

Furthermore, the City is actively looking for opportunities to create new transitional and permanent supportive housing. In the Housing Action Plan, Programs 2-J Transitional Housing and 2-P Supportive Housing, plans to facilitate production of affordable housing by amending the zoning code to comply with State law regarding the treatment of transitional and supportive housing facilities. Further, Program 4-H, Pursue State and Federal Funds in Support of Housing Development, aims to increase the availability of housing and supportive services to the most vulnerable population groups and those with the greatest unmet needs, including people experiencing homelessness, by pursuing available State and federal funding sources to support efforts to construct housing.

FARMWORKERS
Farmworkers are traditionally defined as people whose primary incomes are earned through permanent or seasonal agricultural labor. Farmworkers are generally considered to have special housing needs due to their limited income and the often-unstable nature of their employment. In addition, farmworker households tend to have high rates of poverty, live disproportionately in housing

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that is in the poorest condition, have extremely high rates of overcrowding, and have low homeownership rates.

Given the high rate of urbanization in Turlock, along with changes in local agriculture industries, farmworker residents are likely to be permanent, rather than migrant farmworkers. The special housing needs among the permanent farmworker population are for the same type of financial assistance that other low-income residents would require. Although farmworkers still represent a special housing need in many communities, the advent of mechanization in harvesting crops, new planting techniques, and changes in the types of crops grown have substantially reduced the overall number of farmworkers and the proportion of migrant farmworkers. In Stanislaus County, there has been a continual decrease in the number of seasonal farmworkers, and an overall slight increase in the number of permanent farmworkers since 2002. According to the U.S. Department of Agriculture (USDA) Census of Farmworkers, between 2002 and 2022 Stanislaus County experienced a 61.2 percent decrease in the number of seasonal farmworkers (i.e., those that have worked on a farm 150 days or less) and a 2.3 percent increase in the number of permanent farmworkers. In 2022, there were 12,064 farmworkers in total in Stanislaus County. See Chart B-5 for detailed trends.

Chart B-5: Farm Labor in Stanislaus County (2002-2022)
*Farmworkers are considered permanent if they work over 150 days a year; seasonal if they work under 150 days a year Source: U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7: Hired Farm Labor In the local setting, estimating the size of the agricultural labor force can be especially problematic due to undercounts and inconsistent definitions across government agencies. According to the Census ACS five-year estimates, there were 1,371 Turlock residents employed in the “agriculture, forestry, fishing and hunting” industry in 2020 – about 4.4 percent of the labor force. This is slightly less than Stanislaus County (5.0 percent). Determining the breakdown by seasonal and permanent workers can be even more difficult. Data from the California Department of Education provides one local estimate by also tracking the student population of migrant workers at any grade level, available in Table B-25. In Stanislaus County, there were 3,849 reported student migrant workers in the 2016-2017 school year.

Stanislaus County saw an increase of 635 migrant workers in the 2017-18 academic year, totaling 4,484 migrant student workers. This population decreased slightly between 2018 and 2020, with a slight

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bump in 2020-2021 and 2021-2022, totaling 4,332 then 4,364 for these respective school years. The 2022-2023 school year saw a decrease in the student population of migrant workers to 3,827 students.

Table B-25: Migrant Worker Student Population1, (2016-2023) Academic Year Stanislaus County
2016-2017 3,849
2017-2018 4,484
2018-2019 4,294
2019-2020 4,224
2020-2021 4,332
2021-2022 4,364
2022-2023 3,827

1. The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography.

Source: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data, Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020; 2021-2022; 2022-2023 Another potential indicator of the size of the farmworker population in Turlock can be found in data on programs and services delivered to special needs populations. City of Turlock Housing Program Services Division staff, who administer programs that serve special needs groups in the community indicate that demand from farmworkers is minimal. While the City does not track inquiries from this group specifically, staff indicate that anecdotally there have been no inquiries from farmworkers in the last year. Demand for services and programs is highest among female headed households and seniors in Turlock.

Farmworkers are usually unable to compete for housing as they tend to be low-income. Housing types appropriate to accommodate the housing needs of seasonal and permanent farmworkers range from single-family, multi-family, manufactured housing, mobile homes, single room occupancy, and second units (ADUs). A Farmworker Health Study conducted by University of California, Merced Community and Labor Center stated about 92 percent of farmworkers in California were likely to be renters and many were subject to substandard housing conditions, such as overcrowding and poor ventilation.4 The results suggest that farmworkers may experience negative health outcomes as a result of both the demanding nature of the job itself and their housing situation and conditions, which can further contribute to deteriorated health. The findings of this study have been validated by organizations such as California Rural Legal Assistance Foundation that provide service to farmworker populations and their families.5
Regionally, a variety programs and services are available to farmworkers and their families. The Stanislaus Regional Housing Authority operates seasonal migrant housing centers under the California Department of Housing and Community Development’s Office of Migrant Services. These centers provide affordable, temporary housing for eligible farmworker families during peak harvest seasons.

The Housing Authority of the County of Stanislaus also maintains farm labor and migrant housing units throughout the agricultural areas of the county that offer a decent living environment for farmworkers, including 92 migrant housing units in Empire, 40 units in Patterson, and 84 units in Westley.

Additionally, the Central Valley Opportunity Center (CVOC) offers several programs to assist 4 University of California Merced (UC Merced) Community and Labor Center, 2022. Farmworker Health in California.

Available: https://clc.ucmerced.edu/sites/clc.ucmerced.edu/files/page/documents/fwhs_report_2.2.2383.pdf 5 California Rural Legal Assistance Foundation, 2024. CRLAF Celebrates the Release of Statewide Farmworker Health Study.

Available: https://www.crlaf.org/single-post/crlaf-celebrates-the-release-of-statewide-farmworker-health-study

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farmworkers and their families, such as vocational training, ESL classes, and General Education Development (GED) instruction. CVOC operates a Farmworker Resource Center in Modesto and Patterson that provide emergency services, such as rental assistance, food distribution, temporary shelter, and utility support.6
Given that farmworkers in Turlock make up a small percentage of the population and tend to be permanent residents, their needs are similar to those of other lower-income residents. As such, housing programs in the Housing Action Plan intended to increase the availability of affordable housing for lower income households would also benefit farmworkers. Program 1-B, Workforce Housing Overlay, envisions Zoning Code amendments in form of a Workforce Housing Overlay to promote the construction for teachers, nurses, firefighters, police officers, restaurant and services workers, and others like farmworkers in opportunity areas. This program would allow for establish a by right density of 20 du/ac and 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. Further, adoption of the Housing Element, specifically Program 4-A, Housing for ELI Households and Persons with Special Needs, would facilitate production of affordable housing, including units targeted to extremely low income and persons with special needs (farmworkers) by providing administrative assistance developers. Program 4-G would ensure the City publicize the availability of grants and contact developers/providers of permanent and migrant farmworker housing (such as Housing Authority of the County of Stanislaus) to ensure that these entities are also made aware of available funding. Further, Program 4-H, Pursue State and Federal Funds in Support of Housing Development, would ensure the City continue to pursue available and appropriate State and Federal funding sources to support efforts to construct housing meeting the needs of extremely low-, low-, and moderate-income households, and permanent and migrant farmworker housing.

B.5 Housing Stock Characteristics

HOUSING 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 B-6. 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. 6 Central Valley Opportunity Center, 2025. Stanislaus FRC Services. Available: https://www.cvoc.org/services-4?utm_

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Chart B-6: Turlock Household Tenure (2000 – 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
Turlock’s household tenure differs from patterns seen in the county, see Table B-26. Stanislaus County has higher rates of owner-occupied housing (60.5 percent) than does Turlock (55 percent).

Table B-26: Turlock and Surrounding Areas Household Tenure, 2022 Owner-Occupied Renter-Occupied
Region Number Percent Number Percent
Turlock 13,603 55.00% 11,130 45.00%
Stanislaus County 106,359 60.52% 69,388 39.48%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B25003 The age of a resident—as well as the year the resident moved to the unit, race/ethnicity, household income, and housing type—can influence household tenure rates in a jurisdiction. Shown in Chart B-7, the majority of younger residents (34 years and below) are renters in Turlock. This trend also extends to residents aged 35-44 where 56.5 percent are renters in Turlock. While a greater proportion of residents above 45 years and above are owners, it should be noted that about 37 percent of those aged 75 years and over are renters. This reflects a need for a variety of housing types for residents of all ages – including group homes and affordable rental as well as ownership units.

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Chart B-7: Turlock Housing Tenure by Age, 2022
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B25007 Ownership rates also change depending on the year the resident has moved into their current residence.

Shown in Chart B-8, most residents who have moved to their current residence since 2010 are renters, which shows a mostly increasing share over time. Residents who have lived in their housing units for a longer period (i.e., since before 2010) are overwhelming owners. While the trend towards increasing shares of renters started in 2010, it likely that the 2008 financial crisis exacerbated the trend, with a leap from 20.5 percent renters among those who moved in between 2000 to 2009 to 53.8 percent renters among those who moved in between 2010 to 2017. An increase in the share of renters continued for those who moved between 2018 and 2020, reaching 69.9 percent renters, with a slight decrease for those who moved between 2021 or later to 56.9 percent. Combined with Chart B-7, this data emphasizes that the majority of younger residents and those in other age groups who are moving are more likely to rent than to own.

Chart B-8: Turlock Housing Tenure by Year Moved to Current Residence, 2022 Source: Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B25038

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Racial and ethnic disparities in tenure exist in Turlock, shown in Table B-27. Households considered to be Native Hawaiian and Other Pacific Islander, Multiple Races, American Indian or Alaska Native, and White of any ethnicity tend to be owner-occupied, while households considered to be Asian, Black or African American, Hispanic of Latinx, or other race of any ethnicity are largely renter-occupied. Asian households of any ethnicity have the highest renter-occupied rates at 67.6 percent as of 2020.

Table B-27: Turlock Housing Tenure by Race/Ethnicity, 2022 Owner-Occupied Renter-Occupied
Racial/Ethnic Group1 Number Percent Number Percent
American Indian or Alaska Native* 53 58.24% 38 41.76%
Native Hawaiian and Other Pacific Islander* 44 88.00% 6 12.00% Asian* 321 32.36% 671 67.64%
Black or African American* 221 39.18% 343 60.82%
Hispanic or Latinx 4,304 49.08% 4,466 50.92%
Other Race* 2,092 48.20% 2,248 51.80%
Multiple Races* 1,318 58.42% 938 41.58%
White* 9,174 56.61% 7,031 43.39%
White, Non-Hispanic 7,775 59.44% 5,305 40.56%
Notes
*Hispanic and Non-Hispanic

1. For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub-groups are reported here.

2. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B25003(A-I) Disparities in tenure are also apparent across different income levels, as might be expected. As ownership is typically more costly than renting, lower-income households are often renters. In Turlock, the majority of lower-income households—those making less than 80 percent of AMI—are renters, while the majority of households making above 80 percent of AMI are owners. See Table B-28 for the complete breakdown by income group. This indicates that homeownership is likely out of reach for many lower-income households. Considering the disproportionate racial/ethnic share of renters in Turlock, especially among Black or African American and Hispanic or Latinx households, this highlights a need to target both economic as well as racial/ethnic disparities to affirmatively further fair housing, analyzed in detail in the Fair Housing Appendix.

Table B-28: Turlock Housing Tenure by Income Level
Owner-Occupied Renter-Occupied
Income Group1 Number Percent Number Percent
0%-30% of AMI 845 24.64% 2,585 75.36%
31%-50% of AMI 1,175 35.99% 2,090 64.01%
51%-80% of AMI 1,915 47.40% 2,125 52.60%
81%-100% of AMI 1,505 56.16% 1,175 43.84%

Appendix B: Housing Needs Assessment
B-28 Hearing Draft | August 6, 2026
Greater than 100% of AMI 8,210 68.25% 3,820 31.75%
Notes

1. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas. The AMI levels in this table are based on the HUD metro area where this jurisdiction is located.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2016-2020 release
Rates of homeownership also typically depend on the type of housing available. Most detached singlefamily homes are owner-occupied, see Table B-29. However, a significant share of these units—slightly over one-fourth—are renter-occupied. Further, about 53.7 percent of attached single-family homes are occupied by renters. Nearly all of Turlock’s multifamily housing stock is owner-occupied. Meeting affordability needs, especially for renters, must consider the type of housing available to residents.

Table B-29: Turlock Housing Tenure by Housing Type, 2022 Owner-Occupied Renter-Occupied
Housing Type Number Percent Number Percent
Detached Single-Family Homes 12,578 74.69% 4,262 25.31% Attached Single-Family Homes 297 46.26% 345 53.74%
Multi-Family Housing 130 2.01% 6,349 97.99%
Mobile Homes 575 77.49% 167 22.51%
Boat, RV, Van, or Other 23 76.67% 7 23.33%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2022), Table B25032

HOUSING TYPE
During the 2014 to 2024 period, the City saw construction of 1,014 new homes, as shown on Table B30. The majority of new homes built were detached single-family houses, with 277 multifamily units constructed. A signature achievement for the City during the 2015-2023 period was the completion of the Avena Bella affordable housing community. Located on a 4.3-acre site in the southwestern part of the community, Avena Bella Phase 2 is a 61-unit affordable housing project consisting of garden-style two-, and 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 B-30: Turlock Housing Type Trends, 2014 – 2024
2014 2024 Change
Building Type Number Percent Number Percent (2014 – 2024) 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

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 B-29

OVERCROWDED HOUSEHOLDS
According to the U.S. Census, overcrowding occurs where there is more than 1.01 persons per room (excluding bathrooms and kitchens) in an occupied housing unit and severe overcrowding occurs when there is more than 1.5 persons per room. Overcrowding typically occurs when there is an inadequate supply of affordable housing. As shown in Table B-31, 1,886 out of 24,733 occupied housing units in Turlock were either overcrowded or severely overcrowded (7.6 percent). This is equal to the rate in Stanislaus County (7.6 percent).

Table B-31: Overcrowding1 Severity by Region
Not Overcrowded Overcrowded Severely Overcrowded
Region Number Percent Number Percent Number Percent
Turlock 22,847 92.37% 1,245 5.03% 641 2.59%
Stanislaus County 162,433 92.42% 9,802 5.58% 3,512 2.00% Notes

1. The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25014 Renters tend to experience overcrowding more often than owners. As shown in Chart B-9, about 12.3 percent of renter-occupied households experience some level of overcrowding while only 3.7 percent of owner-occupied households do. Rates of severe overcrowding are more than ten times as high among renters than they are among owners.

Chart B-9: Overcrowding by Tenure and Severity in Turlock, 2022 Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B25014 Renters may experience higher rates of overcrowding because they are more likely to be lower income than are homeowners. Lower-income households in Turlock (those making less than 80 percent of AMI), generally tend to have higher rates of overcrowding. For instance, as shown in Table B-32, among extremely-low-income households (i.e., those making less than 30 percent of AMI) 3.9 percent are considered overcrowded while 0.73 percent are severely overcrowded. Among households making between 31 to 50 percent of AMI and 51 to 80 percent of AMI, 8.1 percent and 10.5 percent are

Appendix B: Housing Needs Assessment
B-30 Hearing Draft | August 6, 2026
considered overcrowded. This may reflect a lack of both affordable housing and housing to meet the needs of all income levels. Notably, even households making over 100 percent of AMI have a slightly higher rate of severe overcrowding compared to those making less than 30 percent of AMI.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2016-2020 release
Like tenure, rates of overcrowding are unevenly distributed by race/ethnicity. Chart B-10 below demonstrates the breakdown of overcrowding within various racial/ethnic groups in Turlock. The According to the Census Bureau, it “does not disaggregate racial groups by Hispanic/Latinx ethnicity.

However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and nonHispanic/Latinx, data for multiple white sub-groups are reported here.” In addition, “[t]he racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labelled ‘Hispanic and Non-Hispanic' are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.” Overall, overcrowding is more prevalent among people of color in Turlock, as shown in Chart B-10.

Notably; however, with a rate of 82 percent, Native Hawaiians and Other Pacific Islanders are nearly three times more likely to experience overcrowding than any other group. Native Hawaiians and Other Pacific Islanders account for only 0.25 percent of the population, which represents a disparate outcome for this group. There is a similar disproportionate impact for American Indian or Alaska Native and Black or African American groups, who experience 27.5 percent and 14.5 percent of overcrowding in their households respectively.

Table B-32: Overcrowding1 by Income Level and Severity in Turlock Income Group2 Overcrowded Severely Overcrowded
0%-30% of AMI 3.94% 0.73%
31%-50% of AMI 8.12% 0.00%
51%-80% of AMI 5.08% 5.45%
81%-100% of AMI 1.27% 0.15%
Greater than 100% of AMI 2.39% 1.17%

1. The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded.

2. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas. The AMI levels in this table are based on the HUD metro area where this jurisdiction is located.

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 B-31
Chart B-10: Overcrowding by Race/Ethnicity in Turlock, 2022 Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B25014(A-I)

COST BURDEN
Cost burden, or overpayment, is defined as monthly shelter costs in excess of 30 percent of household income. Severe cost burden is defined as paying over 50 percent of household income for shelter costs.

Shelter cost is defined as the monthly owner costs (mortgages, deed of trust, contracts to purchase or similar debts on the property and taxes, insurance on the property, and utilities) or the gross rent (contract rent plus the estimated monthly cost of utilities). HUD Comprehensive Housing Affordability Strategy (CHAS) data provides estimates of cost burden by tenure and income category. Estimates use the HUD Area Median Family Income (HAMFI) to determine overpayment. HAMFI is the median family income calculated by HUD for each jurisdiction in order to determine Fair Market Rents (FMRs) and income limits for HUD programs. HAMFI is not necessarily equivalent to other median income calculations due to a series of adjustments made by HUD.

According to 2016-2020 CHAS estimates, a total of 5,090 households in Turlock experienced cost burden (20 percent) while an additional 4,250 households experienced severe cost burden (16.7 percent). The means that just over a third of all Turlock households experience some level of cost burden. Of the 9,340 households experiencing some level of cost burden, 1,705of them are considered moderate- or above-moderate-income and 7,635 are considered lower-income. This indicates that housing affordability is a particularly pressing issue for lower-income households in Turlock. Further, renters are particularly impacted by cost burden since renters are limited to the rental market while owners can build equity with their homes. Renters in Turlock tend to have higher rates of cost burden than owners – for instance, 48.1 percent of all renters experience some level of cost burden while only

26.9 percent of owners do. Rates are further unevenly distributed between renters and owners by income level, as demonstrated in Table B-33 below.

Appendix B: Housing Needs Assessment
B-32 Hearing Draft | August 6, 2026
Table B-33: Cost-Burdened Households in Turlock by Income and Tenure1 Income Category
Renters Owners Total Households2
Number Percent Number Percent Number Percent
Extremely-Low-Income (Under 30% HAMFI3)
No Cost Burden/Not
Computed
625 5.30% 175 1.28% 800 3.14%
Cost Burden 265 2.25% 265 1.94% 530 2.08%
Severe Cost Burden 1,695 14.36% 400 2.93% 2,095 8.23%
Very-Low-Income (30% - 50% HAMFI)
No Cost Burden/Not
Computed 255 2.16% 390 2.86% 645 2.53%
Cost Burden 820 6.95% 345 2.53% 1,165 4.58%
Severe Cost Burden 1,020 8.64% 440 3.22% 1,460 5.74%
Low-Income (50% - 80% HAMFI)
No Cost Burden/Not
Computed 780 6.61% 875 6.41% 1,655 6.50%
Cost Burden 1,060 8.98% 805 5.90% 1,865 7.33%
Severe Cost Burden 285 2.42% 235 1.72% 520 2.04%
All Lower-Income (Under 80% HAMFI)
No Cost Burden/Not
Computed 1,660 14.07% 1,440 10.55% 3,100 12.18%
Cost Burden 2,145 18.18% 1,415 10.37% 3,560 13.99%
Severe Cost Burden 3,000 25.42% 1,075 7.88% 4,075 16.01% Moderate- and Above-Moderate-Income (Over 80% HAMFI)
No Cost Burden/Not
Computed 4,465 37.84% 8,540 62.59% 13,005 51.11%
Cost Burden 465 3.94% 1,065 7.81% 1,530 6.01%
Severe Cost Burden 65 0.55% 110 0.81% 175 0.69%
All Income Groups
No Cost Burden/Not
Computed 6,125 51.91% 9,980 73.14% 16,105 63.29%
Cost Burden 2,610 22.12% 2,480 18.18% 5,090 20.00%
Severe Cost Burden 3,065 25.97% 1,185 8.68% 4,250 16.70%

1. According to HUD, households spending 30 percent or less of their income on housing expenses have no cost burden, households spending 31 to 50 percent of their income have cost burden, and households spending 51 percent or more of their income have severe cost burden.

2. Discrepancies in sums are due to rounding errors.

3. HUD Area Median Family Income (HAMFI).

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2016-2020 release

HOUSING VACANCY
Housing vacancy rates provide one metric to assess the balance between the supply and demand of housing in a region. Low vacancy rates occur when demand outpaces the supply of housing, while high vacancy rates indicate an oversupply of housing. Housing costs also tend to be higher with low vacancy rates. Estimates from the 2018-2022 ACS indicate that 959 (3.7 percent) out of the 25,692

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housing units in the City were vacant, which is slightly lower than in the county (4.1 percent), as shown in Table B-34.

Table B-34: Turlock Vacant Units by Type, 2022
Turlock Stanislaus County
Housing Type Number Percent Number Percent
For Rent 418 1.63% 1,919 1.05%
For Sale 122 0.47% 1,011 0.55%
For Seasonal, Recreational, Or Occasional Use 7 0.03% 376 0.21% Other Vacant 299 1.16% 2,218 1.21%
Rented, Not Occupied 66 0.26% 353 0.19%
For migrant workers 0 0.00% 0 0.00%
Sold, Not Occupied 47 0.18% 1,693 0.92%
Total Vacant Housing Units 959 3.73% 7,570 4.13%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B25032

PERMITTED HOUSING
As discussed previously, there was only modest housing development in Turlock during the previous housing element cycle. Using data provided in the California Department of Housing and Community Development (HCD) 5th Cycle Annual Progress Report Permit Summary, the number of building permits issued from 2015 to 2023 is available by income group. In total, 1,177 permits were issued during this period, or about 32.5 percent of the 5th cycle RHNA. Most of this development occurred at the low to moderate income ranges, with 247 units permitted for low-income households and 641 units permitted for moderate-income households. 18 very-low-income units were permitted, and 271 above moderateincome units were permitted. See Table B-35 for the proportion of the RHNA met by income level during this period.

Table B-35: Housing Permitting in Turlock (2015 – 2023) Income Group Number of Permits Percent of 5th Cycle RHNA Very Low Income 18 0.50%
Low Income 247 6.83%
Moderate Income 641 17.72%
Above Moderate Income 271 7.49%
Total 1,177 32.53%
Source: California Department of Housing and Community Development (HCD), 5th Cycle Annual Progress Report Permit Summary (2023)

Appendix B: Housing Needs Assessment
B-34 Hearing Draft | August 6, 2026

HOUSING CONDITIONS
The condition of the housing stock, including the age of buildings and units that may be in substandard condition, is also an important consideration in a community’s housing needs. In Turlock, about 16 percent of the housing stock was constructed prior to 1960 and is over 65 years old. Just under 50 percent of the housing stock was constructed prior to 1980 and is over 40 years old. About 24 percent of the housing stock has been constructed since 2000, with only 4.4 percent constructed since 2010. See Chart B-11 for the age of Turlock’s housing stock as of 2022.

Chart B-11: Age of Turlock Housing Stock, 2022
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B25034 A high proportion of older buildings, especially those built more than 30 years ago, may indicate that substantial housing conditions may be an issue. Housing is considered substandard when physical conditions are determined to be below the minimum standards of living, as defined by Government Code Section 17920.3. A building is considered substandard if any of the following conditions exist:
• Inadequate sanitation
• Structural hazards
• Nuisances
• Faulty weather protection
• Fire, safety or health hazards
• Inadequate building materials
• Inadequate maintenance
• Inadequate exit facilities
• Hazardous wiring, plumbing or mechanical equipment
• Improper occupation for living, sleeping, cooking, or dining purposes • Inadequate structural resistance to horizontal forces • Any building not in compliance with Government Code Section 13143.2

City of Turlock – Housing Element Update 2023-31
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Any household living in substandard conditions is considered in need of assistance, even if they are not actively seeking alternative housing arrangements. Estimating the number of substandard units can be difficult, but the lack of certain infrastructure and utilities can often be an indicator of substandard conditions. According to 2022 ACS, as shown in Table B-36, about 0.42 percent of owners lack complete kitchen facilities while approximately 2 percent of renters do. Further, approximately 0.66 percent of owners lack complete plumbing facilities while 0.40 percent of renters do. In total, there are 134 occupied housing units with incomplete plumbing facilities and 283 units with incomplete kitchen facilities. These percentages are comparable to the City of Modesto, where 0.1 percent of owners lack plumbing facilities, while 0.4 percent of renters do, as well as Stanislaus County, where 0.38 percent of units lack complete plumbing facilities and 0.31 percent lack complete kitchen facilities.

Table B-36 Substandard Housing Issues, 2022
Owner-Occupied Renter-Occupied
Housing Type Number Percent Number Percent
Incomplete Kitchen Facilities 57 0.42% 226 2.03%
Incomplete Plumbing Facilities 90 0.66% 44 0.40%
No telephone service available 69 0.51% 89 0.80%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2018-2022), Table B25053, Table B25043, Table B25049 Maps B-1 and B-2 display substandard housing conditions for owner and renter occupied households by tract. Owner-occupied households with most substandard housing issues are concentrated in Tract

39.04, which encompasses Downtown, historically the oldest neighborhood in Turlock, and some parts of Stanislaus County. Tracts in northeast Turlock, Tract 36.09 and 39.07, have a higher concentration of households experiencing substandard conditions compared to the rest of Turlock. When looking at Map B-2, renter-occupied households with highest percent of substandard housing conditions are located in northern Turlock in Tract 36.10 west of Geer Road and south of Downtown east of Golden State Boulevard, and within the area home to California State University, Stanislaus. Renter occupied households that also face higher percentages of substandard housing include Tract 39.06 and Tract

38.03, which feature County islands, areas of unincorporated county land that are surrounded by incorporated Turlock on all sites. Overall, substandard conditions in Turlock are not overly concentrated in any single area or particularly high as a percentage of existing housing even in the tracts with the highest share. Further, some of the tracts with the highest share of substandard housing are High and Highest Resource neighborhoods, such as Tract 36.10.

While the City does not have data on units in need of repair and rehabilitation, information from the City’s Housing Rehabilitation Loan Program applications provides a sense of the spatial pattern of housing conditions in the city. The City of Turlock offers this program to allow homeowners and incomequalified rental property owners the opportunity to repair or upgrade their homes through low-interest loans. The program is funded by HUD through Community Development Block Grant (CDBG) and HOME sources. Eligible projects include health-and-safety improvements like electrical fixes, plumbing, roofing, heating and cooling systems, window replacements, accessibility modifications (e.g., wheelchair ramps, grab bars, roll-in showers), pest control, fencing, and interior/exterior renovations.7 Map B-3 displays the rehabilitation grant applications received from 2014 to 2023, where the red triangle denotes where application were funded and the orange triangle denotes where there was interest and an application was submitted. In total, there were 15 applications funded, and 52 applications 7 City of Turlock, 2025. Housing Rehabilitation Loan. Available:
https://www.cityofturlock.org/housingprograms/housingrehabilitationloan/