Turlock City Council
August 25, 2026

City Council Meeting
Agenda
August 25, 2026
6:00 PM
City of Turlock Yosemite Room
156 S. Broadway, Turlock, California
Mayor
Amy Bublak
Council Members
Kevin Bixel
Cassandra Abram
Erika Phillips
Rebecka Monez
(Vice Mayor)
City Manager
John J. Murphy
City Clerk
Nichole Fiez
City Attorney
Katie O. Lucchesi
PUBLIC PARTICIPATION: Members of the public can participate in City Council meetings in the following ways:

1. Attending in person
• City Hall Yosemite Room located at 156 S. Broadway, Turlock, California at 6:00 p.m.

2. Attending through zoom (Instructions below)
• Webinar Link:
• Meeting ID: 867 6255 3296 Passcode: 092083
• Call In: 1-669-444-9171 and press pound (#)
PUBLIC COMMENT: The public may address the City Council in person by completing the speaker cards and providing to the Police Officer. To address the City Council remotely, follow the Instructions for Public Comment using Zoom. Public comment will begin with speakers attending in-person first, followed by those attending via remote participation.

NOTICE REGARDING NON-ENGLISH SPEAKERS: The Turlock City Council meetings are conducted in English and translation to other languages is not provided. Please make arrangements for an interpreter if necessary.

EQUAL ACCESS POLICY: If you have a disability which affects your access to public facilities or services, please contact the City Clerk’s Office at (209) 668-5540. The City is committed to taking all reasonable measures to provide access to its facilities and services. Please allow sufficient time for the City to process and respond to your request.

GOVERNMENT CODE § 84308 REGULATIONS: To promote transparency and fairness in the governmental decision-making process, there are rules to prevent public officials from being unfairly influenced by contributors to their campaigns. The type of activity these laws were enacted to limit is often referred to as “pay-to-play,” and is governed in California by Government Code section 84308. Parties to any proceedings involving a “license, permit, or other entitlement for use,” as that term is defined in the Political Reform Act, pending before the City Council must disclose any campaign contribution over $500 (aggregated) within the preceding 12 months made by the party, their agent, and those required to be aggregated with their contributions under Gov. Code § 82015.5. The disclosure must include the amount contributed and the name(s) of the contributor(s).

CITY OF TURLOCK

CITY COUNCIL

REGULAR MEETING AGENDA
Tuesday, August 25, 2026
Next City Council Resolution: 2026-107 Next Ordinance: 1351-CS

INSTRUCTIONS FOR PUBLIC COMMENTS USING ZOOM
Follow these steps to log into Zoom from your computer or smart device (Your device must have audio capability to participate.):

Go To: www.zoom.us/join
Enter Meeting ID: 867 6255 3296 Passcode: 092083
Follow these steps to call into Zoom from your telephone:

Dial 1-669-444-9171 and press pound (#)
Enter Meeting ID: 867 6255 3296 and press pound (#) Passcode: 092083

1. Use the “raise hand” function to join the queue to speak on the current agenda item when the Chair calls the item for discussion.

Computer / Smart Device Users: You can find the raise hand option under your participant’s name.

Telephone Users: Press star-nine (*9) on your phone to raise your hand. Press star-six (*6) to unmute when it is your turn to address City Council.
*Lower your hand if you choose not to speak or after you have made your comments by unchecking the raise hand option online.

2. Staff will call your name or the last four digits of your phone number when it is your time to speak.

3. You may state your name and city of residence at the beginning of your remarks for the minutes.

4. Speakers will have up to three minutes to make their remarks.

5. You may log off or hang up after making your comments.

DISCLAIMER: Participant names and/or phone numbers may be visible to all participants. The City records all public meetings.

CITY OF TURLOCK

CITY COUNCIL

REGULAR MEETING AGENDA
Tuesday, August 25, 2026
Next City Council Resolution: 2026-107 Next Ordinance: 1351-CS

1. CALL TO ORDER

2. SALUTE TO THE FLAG

3. ROLL CALL AND DECLARATION OF CONFLICTS

4. APPROVAL OF AGENDA AS POSTED OR AMENDED
This is the time for the City Council to remove items from the agenda or to change the order of the agenda. Matters may be taken up out of order of the established agenda by a four-fifths vote of the City Council.

5. PROCLAMATIONS, RECOGNITIONS, ANNOUNCEMENTS, PRESENTATIONS, AND

BRIEFINGS
A. Presentation: Turlock Partnership Incentive Program Check Presentation: Inspire & Bloom (Economic Development)
B. Presentation: Turlock Transit in July
C. Presentation: Sidewalk Program
D. Proclamation: Honoring Christopher J. Fisher for His Distinguished Service to the City of Turlock
E. Proclamation: Honoring Martin Serrato Upon His Retirement F. Proclamation: Honoring Police Captain Miguel Pacheco Upon His Retirement

6. CONSENT CALENDAR
All matters listed under the Consent Calendar are considered routine and will be enacted by one motion with no separate discussion. Any item may be removed from the Consent Calendar and considered separately at the request of the Mayor or any Councilmember. Prior to Council action, members of the public may address the Council on the Consent Calendar. If during their Consent Calendar comments, a member of the public requests removal of an item for separate consideration, the Mayor or a Councilmember may do so. Public comment on the Consent Calendar is limited to one (1) minute per speaker, regardless of the number of items addressed by the speaker.

A. Accepting the Weekly Demands of July 17, 2026 Through July 23, 2026 in the Amount of $2,076,197.06 and the Weekly Demands of July 24, 2026 Through July 30, 2026 in the Amount of $1,177,402.65
B. Accepting the Investment and Cash Report for the Month of July 2026 in the Amount of $327,238,886.66
C. Accepting the Minutes of the August 11, 2026 City Council Meeting D. Reaffirming the Dermination Made by the City Manager in Response to the Emergency Created by the Inoperative Freezer Unit at the Animal Control Facility (City Project No. 26-041 "Animal Control Freezer Evaporator and Condenser Replacement") and Finding that the

CITY OF TURLOCK

CITY COUNCIL

REGULAR MEETING AGENDA
Tuesday, August 25, 2026
Next City Council Resolution: 2026-107 Next Ordinance: 1351-CS Emergency will not Permit a Delay Resulting from a Competitive Solicitation for Bids Pursuant to Public Contract Code Section 22050(c)(2) (Engineering) E. Awarding Bid and Approving an Agreement with A Plus Heating and Air Inc., of Citrus Heights, California in the Amount of $136,000.00 and Authorizing a Construction Contingency Amount of $13,600.00 (10%), for City Project No. 25-047 “HVAC and Roof Replacement at the Sodium Hypochlorite Building” (Engineering)
F. Awarding Bid and Approving an Agreement with ACS US Inc., of Rancho Cordova, California in the Amount of $71,000.00 and Authorizing a Construction Contingency Amount of $7,100.00 (10%), for City Project No. 24-020 “Fire Station No. 32 Window Replacements” (Engineering)
G. Accepting the Improvements and Authorizing the City Engineer to File a Notice of Completion for “Crowell” Subdivision, Project No. 22-028 (Engineering) H. Approving Agreement 2026-0172 with Golden Bell Products, Inc. for Sewer Roach Control Applications in Sanitary Sewer Manholes for a Total not to Exceed Amount of $250,000 (Utilities)

7. FINAL READINGS

8. PUBLIC HEARINGS
A. Authorizing Submittal of PLHA Plan Amendment for 2020 Allocation Year (Housing) B. General Plan Amendment 2026-01, Second Reading of Ordinance Amendment 2026-01 & Rezone 2026-01 (Housing Element): Council to consider rescinding and replacing Resolution 2026-106 and Adoption of the 2023-2031 Housing Element, Amendments to the Land Use and Economic Development Element of the General Plan to Incorporate the Commercial Residential Mixed-Use Designation (CRMU), and Changes to the General Plan Designation of Multiple Properties to CRMU as Well as Second Reading of the Ordinance for Adoption of the Addition of Article 6 to Chapter 9-3 of the Municipal Code to Establish Standards for the CRMU District, amending TMC 9-3-202 and Rezoning of Multiple Properties to CRMU (Development Services)

9. ACTION ITEMS
A. Accepting the Economic Development Strategic Implementation Plan (2026 – 2029) (Economic Development)
B. Approving an Agreement with St Francis Electric, for Traffic Signal and Streetlight Preventative Maintenance and Repair Services for a Five (5) Year Term for an Amount not to Exceed $2,500,000 (WQC)

10. PUBLIC PARTICIPATION
Pursuant to California Government Code Section 54954.3(a), this portion of the meeting is set aside for members of the public to address the City Council on matters that are not listed on tonight’s agenda but are within the subject matter jurisdiction of the City Council. Speakers will be allowed up to three (3) minutes for their comments. The total time allotted for this public comment

CITY OF TURLOCK

CITY COUNCIL

REGULAR MEETING AGENDA
Tuesday, August 25, 2026
Next City Council Resolution: 2026-107 Next Ordinance: 1351-CS period shall not exceed thirty (30) minutes. Comments on matters outside the Council’s subject matter jurisdiction may be ruled out of order by the presiding officer and not permitted to continue.

Pursuant to Government Code Section 54954.2(a)(3), the City Council may not take action or engage in substantive discussion on items not listed on the posted agenda. However, the Council or staff may briefly respond to public comments, refer matters to staff, or request that a topic be placed on a future agenda.

11. CITY MANAGER REPORTS/UPDATES
City Manager reports/updates are provided for informational purposes only and no action or discussion may be undertaken. The City Manager may direct department heads to provide reports/updates at the City Manager’s request.

12. COUNCILMEMBER COMMENTS, ANNOUNCEMENTS AND FUTURE ITEMS

13. CLOSED SESSION
A. Conference with Legal Counsel – Anticipated Litigation Pursuant to Government Code § 54956.9(d)(2)
One Case
B. Conference with Legal Counsel – Existing Litigation Pursuant to Government Code § 54956.9(d)(1)
One Case: People of the State of California vs City of Turlock (Case No. CV-26-007151)

14. REPORTS FROM CLOSED SESSION

15. ADJOURNMENT

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

1. ACTION RECOMMENDED:

Present a Turlock Partnership Incentive Program grant check to Inspire & Bloom.

2. NARRATIVE:

The Turlock Partnership Incentive Program supports qualifying independent businesses that open in previously vacant commercial spaces within the City. Inspire & Bloom completed the program requirements, including submitting a business plan, participating in a predevelopment meeting, completing the permitting and business license process, and opening for business. The check presentation recognizes the business’s investment in Turlock and supports the program’s goals of filling vacant storefronts, encouraging business growth, and creating local economic activity.

3. FISCAL IMPACT / BUDGET AMENDMENT:

The program is funded through the existing appropriation for the Turlock Partnership Incentive Program. No additional appropriation or budget amendment is requested.

4. ENVIRONMENTAL DETERMINATION:

This presentation is not a project under the California Environmental Quality Act pursuant to CEQA Guidelines Section 15378(b)(5) because it will not result in a direct or indirect physical change to the environment.

5. ALTERNATIVES:

None. This is a ceremonial presentation, and no City Council action or direction is requested.

6. ATTACHMENTS:

None

City Council Staff Report
August 25, 2026
From: Christopher Fisher, Municipal Services Director
Prepared by: Wayne York, Transit Manager
Agendized by: John J. Murphy, DPA, ICMA-CM, City Manager

1. ACTION RECOMMENDED:

Receive a presentation regarding Turlock Transit activities conducted during July 2026.

2. NARRATIVE:

Staff will present an overview of July transit activities, including the regionally coordinated free-fare program, expanded service to the Stanislaus County Fair, sponsorship of a community swim day, and public outreach for the Short-Range Transit Plan.

3. FISCAL IMPACT / BUDGET AMENDMENT:

There is no fiscal impact associated with receiving the presentation.

4. ENVIRONMENTAL DETERMINATION:

Receiving this informational presentation is not a project under the California Environmental Quality Act.

5. ALTERNATIVES:

None. This presentation is informational only, and no City Council action or direction is requested.

6. ATTACHMENTS:

None

City Council Staff Report
August 25, 2026
From: Christopher Fisher, Municipal Services Director
Prepared by: James Governale, Management Analyst
Agendized by: John J. Murphy, DPA, ICMA-CM, City Manager

1. ACTION RECOMMENDED:

Receive a presentation regarding the status of the City’s Sidewalk compliance program.

2. NARRATIVE:

Staff will present an overview of the Sidewalk Compliance Program, including its background, recent program milestones, participation in the Sidewalk Repair Assistance Program, and completed and pending repairs.

3. FISCAL IMPACT / BUDGET AMENDMENT:

There is no immediate fiscal impact associated with receiving the presentation.

4. ENVIRONMENTAL DETERMINATION:

Receiving this informational presentation is not a project under the California Environmental Quality Act.

5. ALTERNATIVES:

None. This presentation is informational only, and no City Council action or direction is requested.

6. ATTACHMENTS:

None

City Council Staff Report
August 25, 2026
From: John J. Murphy, DPA, ICMA-CM, City Manager
Prepared by: James Governale, Management Analyst
Agendized by: John J. Murphy, DPA, ICMA-CM, City Manager

1. ACTION RECOMMENDED:

Present a proclamation honoring Municipal Services Director/SRWA General Manager Christopher J. Fisher for his distinguished service to the City of Turlock.

2. NARRATIVE:

The proclamation recognizes Christopher J. Fisher for his leadership and contributions during his service with the City, including work on the Regional Surface Water Supply Project, sewer rates, sidewalk compliance, roadway improvements, and the Columbia Pool Improvement Project. It also recognizes his service as Acting City Manager during a leadership transition and extends the City’s best wishes as he accepts a promotional opportunity with another public agency.

3. FISCAL IMPACT / BUDGET AMENDMENT:

There is no fiscal impact associated with receiving the presentation.

4. ENVIRONMENTAL DETERMINATION:

Receiving this recognition presentation is not a project under the California Environmental Quality Act.

5. ALTERNATIVES:

None. This presentation is informational only, and no City Council action or direction is requested.

6. ATTACHMENTS:

None

City Council Staff Report
August 25, 2026
From: John J. Murphy, DPA, ICMA-CM, City Manager
Prepared by: James Governale, Management Analyst
Agendized by: John J. Murphy, DPA, ICMA-CM, City Manager

1. ACTION RECOMMENDED:

Present a proclamation honoring Martin Serrato upon his retirement after more than 31 years of service to the City of Turlock.

2. NARRATIVE:

The proclamation recognizes Martin Serrato for his dedicated service maintaining the City’s public infrastructure and supporting the safety and quality of life of the community. It also acknowledges his experience, dependability, strong work ethic, and lasting contributions to the City as he prepares to retire on September 2, 2026.

3. FISCAL IMPACT / BUDGET AMENDMENT:

There is no fiscal impact associated with receiving the presentation.

4. ENVIRONMENTAL DETERMINATION:

Receiving this recognition presentation is not a project under the California Environmental Quality Act.

5. ALTERNATIVES:

None. This presentation is informational only, and no City Council action or direction is requested.

6. ATTACHMENTS:

None

City Council Staff Report
August 25, 2026
From: John J. Murphy, DPA, ICMA-CM, City Manager
Prepared by: James Governale, Management Analyst
Agendized by: John J. Murphy, DPA, ICMA-CM, City Manager

1. ACTION RECOMMENDED:

Present a proclamation honoring Police Captain Miguel Pacheco upon his retirement after more than 26 years of service to the City of Turlock.

2. NARRATIVE:

The proclamation recognizes Captain Miguel Pacheco for his distinguished career, advancement through the ranks, and leadership as Police Captain and Interim and Acting Police Chief. It also acknowledges his contributions to public safety, community-oriented policing, officer mentorship, and public trust as he prepares to retire on September 1, 2026.

3. FISCAL IMPACT / BUDGET AMENDMENT:

There is no fiscal impact associated with receiving the presentation.

4. ENVIRONMENTAL DETERMINATION:

Receiving this recognition presentation is not a project under the California Environmental Quality Act.

5. ALTERNATIVES:

None. This presentation is informational only, and no City Council action or direction is requested.

6. ATTACHMENTS:

None

CURRENT INVESTMENT AND CASH BALANCE
The City’s cash and investments as of JULY 31, 2026 totaled the following:

Invested Cash $ 317,144,853.64
Demand Deposits $ 10,094,033.02
(excludes outstanding items)
Total Cash and Investments $ 327,238,886.66
See the attached Schedule of Investments for detail regarding individual investments.

In compliance with the California Government Code, The City of Turlock has adequate resources to meet its expenditure requirements for the next six months.

COMPLIANCE WITH INVESTMENT POLICY
As of JULY 31, 2026, the investment portfolio was in compliance with all elements of the City's Investment Policy.

Prepared by: Jamie Gomes, Accountant III

Signature Date Signed
Reviewed and approved as to accuracy by: Michael Abram, City Treasurer Signature Date Signed
Updated: August 18, 2026

INVESTMENT AND CASH REPORT
FOR JULY 31, 2026
08/18/2026
08/18/2026

CITY OF TURLOCK
Schedule of Investments - As of July 31, 2026
Coupon Purchase Maturity When
Cost Par Rate YIELD Date Date Market Interest Paid
Local Agency Investment Fund (LAIF) 10,459,713.63 $ 10,459,713.63 $ n/a 3.840% n/a n/a 10,459,713.63 $ Quarterly Total LAIF 10,459,713.63 10,459,713.63 10,459,713.63
California Asset Management Program (CAMP) 24,345,536.80 24,345,536.80 n/a 3.780% n/a n/a 24,345,536.80 $ Monthly Total CAMP 24,345,536.80 24,345,536.80 24,345,536.80
DEMAND DEPOSITS:

West America Bank Daily Receipts (unreconciled) 6,262,188.44 6,262,188.44 n/a n/a n/a n/a 6,262,188.44 monthly Petty Cash 7,880.00 7,880.00 n/a n/a n/a n/a 7,880.00 n/a Charles Schwab 3,823,964.58 3,823,964.58 n/a 3.301% n/a n/a 3,823,964.58 n/a Total Demand Deposits 10,094,033.02 10,094,033.02 10,094,033.02 CERTIFICATES OF DEPOSIT:

Valley Natl Bk Wayne 245,000.00 245,000.00 n/a 4.600% 4/2/24 4/2/27 245,849.17 Monthly Owen County St Bk Spencer Ind 248,000.00 248,000.00 n/a 5.100% 10/31/23 10/29/27 251,076.69 Monthly JPMorgan Chase Bank 249,000.00 250,000.00 4.400% 4.488% 3/3/25 1/16/30 248,450.50 Jan & July Total Certificates of Deposit 742,000.00 743,000.00 745,376.36

MONEY MARKET AND MUTUAL FUNDS
WestAmerica Bank-MM 12,148,828.96 12,148,828.96 n/a 3.510% 10/23/23 open 12,148,828.96 monthly 12,148,828.96 12,148,828.96 12,148,828.96
U.S. TREASURIES:

US Treasury Note MATURED MATURED 4.500% 4.843% 10/3/23 7/15/26 MATURED Jan & July US Treasury Note MATURED MATURED 0.625% 1.565% 2/3/22 7/31/26 MATURED Jan & July US Treasury Note 1,845,000.00 2,000,000.00 1.625% 3.590% 6/16/22 9/30/26 1,993,046.80 March & Sept US Treasury Note 2,018,664.38 2,000,000.00 4.625% 4.021% 3/3/25 10/15/26 2,003,046.80 Apr & Oct US Treasury Note 1,788,671.88 2,000,000.00 1.125% 4.068% 11/29/22 10/31/26 1,986,328.00 Apr & Oct US Treasury Note 1,859,687.50 2,000,000.00 2.625% 4.735% 10/3/23 5/31/27 1,975,625.00 May & Nov US Treasury Note 1,964,375.00 2,000,000.00 3.250% 3.691% 2/3/23 6/30/27 1,984,218.60 Jun & Dec US Treasury Note 6,017,109.36 6,000,000.00 4.375% 4.077% 7/20/26 7/15/27 6,012,187.20 Jan & July US Treasury Note 962,187.50 1,000,000.00 2.750% 3.671% 2/3/23 7/31/27 985,976.50 Jan & July US Treasury Bond 2,223,125.00 2,000,000.00 6.375% 3.680% 2/3/23 8/15/27 2,039,375.00 Feb & Aug US Treasury Note 2,004,687.50 2,000,000.00 4.125% 4.062% 7/25/23 9/30/27 1,998,125.00 March & Sept US Treasury Note 2,005,312.50 2,000,000.00 4.125% 4.055% 7/25/23 10/31/27 1,997,812.40 Apr & Oct US Treasury Note 954,531.25 1,000,000.00 3.500% 4.672% 10/3/23 1/31/28 989,140.60 Jan & July US Treasury Note 1,947,500.00 2,000,000.00 4.000% 4.665% 10/3/23 2/29/28 1,992,343.60 Feb & Aug US Treasury Note 1,714,062.50 2,000,000.00 1.250% 4.863% 10/19/23 3/31/28 1,904,453.00 March & Sept US Treasury Note 1,959,375.00 2,000,000.00 3.500% 4.026% 2/6/24 4/30/28 1,974,140.60 Apr & Oct US Treasury Note 1,968,906.25 2,000,000.00 3.625% 4.020% 2/6/24 5/31/28 1,977,500.00 May & Nov US Treasury Note 1,704,687.50 2,000,000.00 1.250% 4.860% 10/19/23 5/31/28 1,894,765.60 May & Nov US Treasury Note 2,997,187.50 3,000,000.00 3.875% 3.989% 5/15/26 7/15/28 2,976,796.80 Jan & July US Treasury Note 1,703,437.50 2,000,000.00 1.000% 4.528% 11/13/23 7/31/28 3,751,406.00 Jan & July US Treasury Note 1,755,078.13 2,000,000.00 1.000% 4.012% 2/6/24 7/31/28 Jan & July US Treasury Note 1,761,250.00 2,000,000.00 1.125% 4.014% 2/6/24 8/31/28 1,875,390.60 Feb & Aug US Treasury Note 2,008,125.00 2,000,000.00 4.375% 4.272% 3/28/24 8/31/28 2,003,359.20 Feb & Aug US Treasury Note 2,014,375.00 2,000,000.00 4.625% 4.440% 5/28/24 9/30/28 2,012,812.40 March & Sept US Treasury Note 2,050,000.00 2,000,000.00 4.875% 4.269% 3/28/24 10/31/28 2,023,750.00 Apr & Oct

INVESTMENT DETAIL
8/18/2026 Page 1 of 4
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Investment Schedule 26-27 Page 50 of 1923

CITY OF TURLOCK
Schedule of Investments - As of July 31, 2026
Coupon Purchase Maturity When
INVESTMENT DETAIL Cost Par Rate YIELD Date Date Market Interest Paid US Treasury Note 1,905,625.00 2,000,000.00 3.125% 4.258% 3/28/24 11/15/28 1,949,062.40 May & Nov US Treasury Note 501,386.72 500,000.00 4.375% 4.294% 2/5/25 11/30/28 500,664.05 May & Nov US Treasury Note 3,996,250.00 4,000,000.00 3.500% 3.534% 2/12/26 12/15/28 3,927,812.40 Jun & Dec US Treasury Note 1,754,062.50 2,000,000.00 1.375% 4.257% 3/28/24 12/31/28 1,866,328.00 Jun & Dec US Treasury Note 1,965,000.00 2,000,000.00 4.000% 4.417% 5/28/24 1/31/29 1,984,765.60 Jan & July US Treasury Note 1,848,437.50 2,000,000.00 2.625% 4.422% 5/28/24 2/15/29 3,838,124.80 Feb & Aug US Treasury Note 1,863,984.38 2,000,000.00 2.625% 4.250% 6/20/24 2/15/29 Feb & Aug US Treasury Note 1,834,687.50 2,000,000.00 2.375% 4.320% 7/3/24 3/31/29 1,902,343.60 March & Sept US Treasury Note 1,975,000.00 2,000,000.00 4.125% 4.413% 5/28/24 3/31/29 1,989,531.20 March & Sept US Treasury Note 1,997,343.75 2,000,000.00 4.250% 4.280% 7/3/24 6/30/29 1,994,765.60 Jun & Dec US Treasury Note 1,973,281.26 2,000,000.00 4.000% 4.332% 2/10/25 7/31/29 4,952,343.50 Jan & July US Treasury Note 2,992,851.57 3,000,000.00 4.000% 4.030% 5/15/26 7/31/29 Jan & July US Treasury Note 1,900,011.30 2,000,000.00 3.125% 4.348% 2/10/25 8/31/29 1,930,234.20 Feb & Aug US Treasury Note 3,947,343.75 4,000,000.00 3.625% 3.968% 6/23/25 8/31/29 3,917,812.40 Feb & Aug US Treasury Note 1,956,560.00 2,000,000.00 3.875% 4.400% 2/19/25 9/30/29 1,971,796.80 March & Sept US Treasury Note 6,029,296.86 6,000,000.00 4.125% 4.003% 5/30/25 10/31/29 5,957,577.60 Apr & Oct US Treasury Note 1,970,500.00 2,000,000.00 4.000% 4.348% 2/10/25 10/31/29 1,978,437.40 Apr & Oct US Treasury Note 1,958,940.00 2,000,000.00 3.875% 4.352% 2/10/25 11/30/29 1,969,843.60 May & Nov US Treasury Note 1,947,109.38 2,000,000.00 3.875% 4.473% 1/8/25 12/31/29 3,937,656.00 Jun & Dec US Treasury Note 1,934,760.00 2,000,000.00 3.875% 4.618% 1/14/25 12/31/29 Jun & Dec US Treasury Note 1,963,111.78 2,000,000.00 3.500% 3.929% 5/5/25 1/31/30 5,831,250.00 Jan & July US Treasury Note 3,897,880.00 4,000,000.00 3.500% 4.109% 6/9/25 1/31/30 Jan & July US Treasury Note 2,002,578.12 2,000,000.00 4.000% 3.968% 7/18/25 2/28/30 1,975,546.80 Feb & Aug US Treasury Note 1,974,920.00 2,000,000.00 3.625% 3.908% 5/7/25 3/31/30 1,948,828.00 March & Sept US Treasury Note 5,856,562.50 6,000,000.00 3.500% 4.040% 5/30/25 4/30/30 5,817,421.80 Apr & Oct US Treasury Note 1,964,977.56 2,000,000.00 3.750% 4.139% 5/22/25 5/31/30 1,955,312.40 May & Nov US Treasury Note 1,991,718.76 2,000,000.00 3.750% 3.842% 6/30/25 6/30/30 1,954,218.60 US Treasury Note 1,973,437.50 2,000,000.00 3.875% 4.222% 5/18/26 7/31/30 1,962,265.60 Jan & July US Treasury Note 1,985,460.00 2,000,000.00 3.500% 3.662% 12/31/25 11/30/30 1,928,515.60 May & Nov Total U.S. Treasuries 117,090,413.94 120,500,000.00 118,294,057.65 U.S. AGENCY SECURITIES:

FFCB (Federal Farm Credit Bank) MATURED MATURED 4.375% 4.700% 6/20/24 6/23/26 MATURED June & Dec FFCB (Federal Farm Credit Bank) 957,212.00 1,000,000.00 0.600% 1.580% 2/3/22 8/18/26 998,606.00 Feb & Aug FFCB (Federal Farm Credit Bank) 1,004,300.00 1,000,000.00 4.875% 4.664% 7/3/24 8/28/26 1,000,861.00 Feb & Aug FFCB (Federal Farm Credit Bank) 2,344,629.43 2,358,000.00 4.750% 4.960% 10/3/23 9/1/26 2,359,299.26 March & Sept FFCB (Federal Farm Credit Bank) 2,977,740.00 3,000,000.00 3.625% 3.841% 2/3/23 10/26/26 2,988,966.00 Apr & Oct FHLB (Federal Home Loan Bank) 1,047,690.00 1,000,000.00 2.625% 1.600% 2/3/22 12/11/26 994,997.00 June & Dec FHLB (Federal Home Loan Bank) 983,617.00 1,000,000.00 1.250% 1.600% 2/3/22 12/21/26 989,494.00 June & Dec TVA (Tennessee Valley Authority) 1,907,880.00 2,000,000.00 2.875% 4.300% 7/25/23 2/1/27 1,986,432.00 Feb & Aug FFCB (Federal Farm Credit Bank) 2,003,580.00 2,000,000.00 4.500% 4.435% 3/28/24 3/26/27 2,003,708.00 March & Sept FFCB (Federal Farm Credit Bank) 1,903,352.00 2,000,000.00 2.875% 4.282% 7/25/23 4/26/27 1,981,688.00 Apr & Oct FFCB (Federal Farm Credit Bank) 1,999,930.00 2,000,000.00 4.500% 4.500% 6/20/24 5/20/27 2,005,084.00 May & Nov FHLB (Federal Home Loan Bank) 1,995,276.00 2,000,000.00 4.125% 4.190% 7/25/23 6/11/27 1,998,910.00 June & Dec FHLB (Federal Home Loan Bank) 5,000,000.00 5,000,000.00 3.600% 3.600% 2/12/26 8/12/27 4,966,535.00 FFCB (Federal Farm Credit Bank) 1,996,124.00 2,000,000.00 4.625% 4.679% 11/15/23 11/15/27 2,007,900.00 May & Nov FHLB (Federal Home Loan Bank) 1,818,046.00 2,000,000.00 2.500% 4.956% 10/19/23 12/10/27 1,952,854.00 June & Dec FHLB (Federal Home Loan Bank) 1,986,000.00 2,000,000.00 4.250% 4.471% 7/3/24 12/10/27 1,998,332.00 June & Dec 8/18/2026 Page 2 of 4
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Investment Schedule 26-27 Page 51 of 1923

CITY OF TURLOCK
Schedule of Investments - As of July 31, 2026
Coupon Purchase Maturity When
INVESTMENT DETAIL Cost Par Rate YIELD Date Date Market Interest Paid FHLB (Federal Home Loan Bank) 1,878,638.00 2,000,000.00 3.250% 4.708% 10/3/23 6/9/28 3,921,720.00 June & Dec FHLB (Federal Home Loan Bank) 1,916,302.00 2,000,000.00 3.250% 4.420% 7/3/24 6/9/28 June & Dec FHLB (Federal Home Loan Bank) 3,000,000.00 3,000,000.00 4.000% 4.000% 8/14/25 8/14/28 2,978,016.00 Feb & Aug FFCB (Federal Farm Credit Bank) 3,000,000.00 3,000,000.00 4.070% 4.069% 8/29/25 8/21/28 2,975,874.00 Feb & Aug FNMA (Fannie Mae) 3,750,000.00 3,750,000.00 4.000% 4.000% 9/26/25 9/25/28 3,714,427.50 March & Sept FFCB (Federal Farm Credit Bank) 2,005,680.00 2,000,000.00 4.625% 4.561% 11/13/23 11/13/28 2,009,508.00 May & Nov FFCB (Federal Farm Credit Bank) 2,026,700.00 2,000,000.00 4.750% 4.444% 5/28/24 4/30/29 2,016,298.00 Apr & Oct FNMA (Fannie Mae) 2,159,700.00 2,000,000.00 6.250% 4.439% 5/28/24 5/15/29 4,190,628.00 May & Nov FNMA (Fannie Mae) 2,174,240.00 2,000,000.00 6.250% 4.261% 6/20/24 5/15/29 May & Nov FHLB (Federal Home Loan Bank) 2,031,170.00 2,000,000.00 4.625% 4.271% 6/20/24 6/8/29 2,010,294.00 June & Dec FHLB (Federal Home Loan Bank) 1,997,250.00 2,000,000.00 4.500% 4.543% 6/8/26 12/3/29 1,985,580.00 FFCB (Federal Farm Credit Bank) 1,398,250.00 1,398,000.00 4.470% 4.465% 7/18/25 3/5/30 1,384,389.07 March & Sept FHLMC (Freddie Mac) 2,001,584.00 2,000,000.00 4.500% 4.480% 7/21/25 5/23/30 1,979,696.00 May & Nov FHLB (Federal Home Loan Bank) 2,002,750.00 2,000,000.00 4.320% 4.288% 7/21/25 7/1/30 1,971,226.00 Jan & July FHLMC (Freddie Mac) 5,000,000.00 5,000,000.00 4.050% 4.050% 2/13/26 8/13/30 4,894,710.00 FNMA (Fannie Mae) 2,000,000.00 2,000,000.00 3.800% 3.800% 2/26/26 8/26/30 1,942,072.00 FHLB (Federal Home Loan Bank) 2,750,000.00 2,750,000.00 4.000% 4.000% 9/26/25 9/11/30 2,688,996.75 March & Sept FFCB (Federal Farm Credit Bank) 1,998,750.00 2,000,000.00 4.120% 4.134% 10/22/25 10/21/30 1,958,766.00 Apr & Oct FFCB (Federal Farm Credit Bank) 2,000,050.00 2,000,000.00 3.870% 3.869% 11/26/25 11/18/30 1,940,446.00 May & Nov FHLMC (Freddie Mac) 999,600.00 1,000,000.00 4.070% 4.078% 1/30/26 12/17/30 976,653.00 Jan & July FNMA (Fannie Mae) 999,500.00 1,000,000.00 4.000% 4.011% 1/30/26 1/21/31 973,915.00 Jan & July FNMA (Fannie Mae) 999,900.00 1,000,000.00 4.000% 4.002% 1/30/26 1/28/31 973,826.00 Jan & July FHLMC (Freddie Mac) 8,000,000.00 8,000,000.00 4.500% 4.500% 5/28/26 5/28/31 7,905,440.00 FFCB (Federal Farm Credit Bank) 1,996,250.00 2,000,000.00 4.680% 4.722% 7/20/26 6/30/31 1,983,664.00 June & Dec Total U.S. Agencies 88,011,690.43 88,256,000.00 87,609,811.58

CORPORATE NOTES/BONDS
Microsoft Corp 1,930,730.00 2,000,000.00 3.300% 4.210% 11/29/22 2/6/27 1,990,720.00 Feb & Aug Apple Inc 1,905,342.00 2,000,000.00 3.000% 4.100% 2/3/23 11/13/27 1,968,272.00 May & Nov Stanford University 483,500.00 500,000.00 3.089% 3.975% 4/7/25 5/1/29 479,853.00 May & Nov Walmart Inc 480,800.00 500,000.00 3.250% 4.225% 3/3/25 7/8/29 485,860.00 Jan & July Citibank, N.A. 2,025,000.00 2,000,000.00 4.838% 4.422% 3/31/26 8/6/29 2,000,916.00 Feb & Aug Apple Inc 457,305.00 500,000.00 2.200% 4.298% 3/3/25 9/11/29 935,802.00 March & Sept Apple Inc 462,565.00 500,000.00 2.200% 4.064% 4/7/25 9/11/29 March & Sept State Street Bank 508,360.00 500,000.00 4.782% 4.354% 7/18/25 11/23/29 501,277.50 May & Nov Johnson & Johnson 203,038.00 200,000.00 4.700% 4.358% 3/3/25 3/1/30 1,507,080.00 March & Sept Johnson & Johnson 507,245.00 500,000.00 4.700% 4.358% 3/3/25 3/1/30 March & Sept Johnson & Johnson 304,375.00 300,000.00 4.700% 4.358% 3/3/25 3/1/30 March & Sept Johnson & Johnson 512,700.00 500,000.00 4.700% 4.121% 4/7/25 3/1/30 March & Sept Berkshire Hathaway 445,150.00 500,000.00 1.850% 4.333% 3/28/25 3/12/30 908,666.00 March & Sept Berkshire Hathaway 450,355.00 500,000.00 1.850% 4.094% 4/7/25 3/12/30 March & Sept President & Fellows 2,044,490.00 2,000,000.00 4.887% 4.374% 5/7/25 3/15/30 2,014,828.00 March & Sept NVIDIA CORP 2,760,510.00 2,900,000.00 2.850% 4.192% 4/29/26 4/1/30 2,715,374.40 Apr & Oct Visa Inc. 450,190.00 500,000.00 2.050% 4.368% 6/23/25 4/15/30 912,798.00 Apr & Oct Visa Inc. 452,260.00 500,000.00 2.050% 4.297% 7/18/25 4/15/30 Apr & Oct Yale University 1,738,810.00 2,000,000.00 1.482% 4.422% 4/15/25 4/15/30 1,786,576.00 Costco Wholesale Corp 1,813,340.00 2,000,000.00 1.600% 4.199% 5/14/26 4/20/30 1,794,958.00 Apr & Oct Walmart Inc 500,840.00 500,000.00 4.350% 4.311% 5/30/25 4/28/30 497,428.50 Apr & Oct 8/18/2026 Page 3 of 4
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Investment Schedule 26-27 Page 52 of 1923

CITY OF TURLOCK
Schedule of Investments - As of July 31, 2026
Coupon Purchase Maturity When
INVESTMENT DETAIL Cost Par Rate YIELD Date Date Market Interest Paid BlackRock, Inc. 457,665.00 500,000.00 2.400% 4.355% 6/24/25 4/30/30 918,612.00 Apr & Oct BlackRock, Inc. 459,625.00 500,000.00 2.400% 4.266% 6/30/25 4/30/30 Apr & Oct Chevron 452,255.00 500,000.00 2.236% 4.432% 6/23/25 5/11/30 913,753.00 May & Nov Chevron 453,650.00 500,000.00 2.236% 4.393% 7/18/25 5/11/30 May & Nov Alphabet Inc 494,545.00 500,000.00 4.000% 4.245% 5/30/25 5/15/30 487,490.50 May & Nov Novartis Capital Cor 907,950.00 1,000,000.00 2.200% 4.618% 5/20/26 8/14/30 906,757.00 Feb & Aug Automatic Data Processing Inc 879,300.00 1,000,000.00 1.250% 4.360% 5/14/26 9/1/30 872,668.00 March & Sept Meta Platforms Inc 992,500.00 1,000,000.00 4.200% 4.383% 4/29/26 11/15/30 1,936,230.00 May & Nov Meta Platforms Inc 987,500.00 1,000,000.00 4.200% 4.510% 5/14/26 11/15/30 May & Nov Alphabet Inc 2,009,580.00 2,000,000.00 4.100% 3.992% 2/23/26 2/15/31 1,937,140.00 Feb & Aug Eli Lilly and Co 493,675.00 500,000.00 4.250% 4.544% 5/18/26 3/15/31 489,993.50 March & Sept The Procter & Gamble 445,975.00 500,000.00 1.950% 4.412% 5/18/26 4/23/31 443,452.00 Apr & Oct Eli Lilly and Co 987,320.00 1,000,000.00 4.375% 4.662% 5/20/26 5/20/31 1,961,596.00 Eli Lilly and Co 493,805.00 500,000.00 4.375% 4.656% 5/20/26 5/20/31 Eli Lilly and Co 493,415.00 500,000.00 4.375% 4.673% 5/20/26 5/20/31 Total Corporate Notes/Bonds 31,445,665.00 32,900,000.00 31,368,101.40

HELD WITH TRUSTEE
Money Market - US Bank - Roads Bond 32,901,004.88 32,901,004.88 n/a 3.110% 1/31/25 open 32,901,004.88 monthly US Treasury Note - US Bank - Roads Bond MATURED MATURED 4.500% 4.490% 7/30/25 7/15/26 MATURED Jan & July Total Held with Trustee 32,901,004.88 32,901,004.88 32,901,004.88 TOTAL INVESTMENTS $ 317,144,853.64 $ 322,254,084.27 $ 317,872,431.26

TOTAL INVESTMENTS AND
DEMAND DEPOSITS 327,238,886.66 332,348,117.29 327,966,464.28 Note: Market values are as stated by Charles Schwab Investment statements. 8/18/2026 Page 4 of 4
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Investment Schedule 26-27 Page 53 of 1923
City Council Meeting
Minutes
August 11, 2026
6:00 PM
City of Turlock Yosemite Room
156 S. Broadway, Turlock, California

1. CALL TO ORDER
Mayor Bublak called the meeting to order at 6:00 PM.

2. SALUTE TO THE FLAG

3. ROLL CALL AND DECLARATION OF CONFLICTS

Present: Councilmembers Cassandra Abram, Kevin Bixel, Erika Phillips, Vice Mayor Rebecka Monez and Mayor Amy Bublak

Absent: None
Councilmember
Abram
Councilmember
Bixel
Vice Mayor Monez Councilmember
Phillips
Mayor Bublak
None None None None None

4. APPROVAL OF AGENDA AS POSTED OR AMENDED
Motion: Approval of Agenda as Posted, motioned by Vice Mayor Monez, seconded by Councilmember Abram and failed 5/0 by the following vote:

Councilmember
Abram
Councilmember
Bixel
Vice Mayor Monez Councilmember
Phillips
Mayor Bublak
Yes Yes Yes Yes Yes

5. PROCLAMATIONS, RECOGNITIONS, ANNOUNCEMENTS, PRESENTATIONS, AND

BRIEFINGS
A. Recognition: Rylee Ramos
Councilmember Phillips resented a recognition to Rylee Ramos, commending her hard work, deidication, and noteworthy achievements.

B. Presentation: City Treasurer Investment Portfolio Review City Treasurer Abram presented a review of the investment portfolio.

6. CONSENT CALENDAR
Mayor Bublak opened the item for public comment at 6:07 PM. There were no comments from the public, and Mayor Bublak closed public comment at 6:07 PM.

Action: Motion: by Vice Mayor Monez, seconded by Councilmember Bixel, to adopt the Consent Calendar and carried 5/0 by the following vote:

CITY OF TURLOCK

CITY COUNCIL

REGULAR MEETING MINUTES
Tuesday, August 11, 2026
Councilmember
Abram
Councilmember
Bixel
Vice Mayor
Monez
Councilmember
Phillips
Mayor
Bublak
Yes Yes Yes Yes Yes
A. Accepting the Weekly Demands of July 10, 2026 Through July 16, 2026 in the Amount of $5,412,247.45
Action: Approved Motion: Accepting the Weekly Demands of July 10, 2026 Through July 16, 2026 in the Amount of $5,412,247.45
B. Accepting the Minutes of the July 28, 2026 City Council Meeting Action: Approved Motion: Accepting the Minutes of the July 28, 2026 City Council Meeting C. Accepting Improvements for City Project No. 23-046 "Well No. 29 Chlorination" and Authorizing City Engineer to File a Notice of Completion (Engineering) Action: Approved Motion: Accepting improvements for City Project No. 23-046 "Well No. 29 Chlorination" and authorizing the City Engineer to file a Notice of Completion.

D. Reaffirming the Determination Made by the City Manager in Response to the Emergency Created by the Inoperative Freezer Unit at the Animal Control Facility (City Project No. 26-041 "Animal Control Freezer Evaporator and Condenser Replacement") and Finding That the Emergency Will Not Permit a Delay Resulting From a Competitive Solicitation for Bids Pursuant to Public Contract Code Section 22050(c)(2) (Engineering) Action: Approved Motion: Reaffirming the determination made by the City Manager in response to the emergency created by the inoperative freezer unit at the Animal Control Facility and finding that the emergency will not permit a delay resulting from a competitive solicitation for bids pursuant to Public Contract Code Section 22050(c)(2) E. Declaring the Intention to Order Annexation No. 36 for the Property Located at 145 Twentieth Century Blvd, (Stanislaus County Assessor’s Parcel 042-011-049), to Existing Community Facilities District No. 2 (Services Mitigation) (Development Services) Action: Approved Resolution No. 2026-102: Declaring the Intention to Order Annexation No. 36 for the property located at 145 20th Century Boulevard, (Stanislaus County Assessor’s Parcel 042-011-049), to Existing Community Facilities District No. 2 (Services Mitigation) F. Authorization to Purchase the Meridian Archer 1200 Hostile Vehicle Mitigation Barrier System for a Total not to Exceed Amount of $388,476.98 (Municipal Services) Action: Approved Motion: Authorizing the purchase of the Meridian Archer 1200 Hostile Vehicle Mitigation Barrier System, including associated barrier units, trailer, deployment equipment, gates, arrestor cables, accessories, manufacturer training, shipping, and related appurtenances, for a total not to exceed amount of $388,476.98, from Meridian Rapid

CITY OF TURLOCK

CITY COUNCIL

REGULAR MEETING MINUTES
Tuesday, August 11, 2026
Defense Group without compliance to formal bid procedures in accordance with Turlock Municipal Code Section 2-7-8(b)(2), and authorizing the City Manager to execute all documents necessary to complete the purchase.

G. Approving an Agreement Between Golden State Communications and the City of Turlock, in an Amount not Exceed $600,000 for Annual Subscriber Radio Maintenance for the Period of July 1, 2026 Through June 30, 2030 (Police)
Action: Approved Motion: Approving an agreement between Golden State Communications and the City of Turlock, in an amount not exceed $600,000 for annual subscriber radio maintenance for the period of July 1, 2026 through June 30, 2030, where funding is budgeted in the respective departments funds.

H. Determining City Project No. 25-064 “Senior Center Parking Lot Improvements” is Exempt from CEQA, Awarding Bid and Approving an Agreement with Tosted Asphalt, Inc., of Fresno, California in the Amount of $155,693.02 and Authorizing a Construction Contingency Amount of $15,569.30 (10%)(Engineering)
Action: Approved Resolution No. 2026-103: Determining City Project No. 25-064 “Senior Center Parking Lot Improvements” is exempt from the provisions of CEQA in accordance with Section 15302 of the CEQA guidelines.

Action: Approved Motion: Awarding bid and approving an Agreement with Tosted Asphalt, Inc., of Fresno, California in the amount of $155,693.02 and authorizing a construction contingency amount of $15,569.30 (10%), for City Project No. 25-064 “Senior Center Parking Lot Improvements.”

7. FINAL READINGS
None

8. PUBLIC HEARINGS
A. Approving the Engineer’s Report and Confirming Diagrams, Assessments, and Ordering the Levying and Collection of Assessments as Originally Proposed for Fiscal Year 2026-2027 for all Landscaping and Lighting Assessment Districts and all Street Maintenance Benefit Assessment Areas in the City of Turlock Pursuant to Resolution No. 97-128 (Engineering) This item was introduced by City Engineer Bill Morris.

Mayor Bublak opened the item for public comment at 6:08 PM. There were no comments from the public, and Mayor Bublak closed public comment at 6:08 PM.

Motioned by Vice Mayor Monez, seconded by Councilmember Abram and carried 5/0 by the following vote:

Councilmember
Abram
Councilmember
Bixel
Vice Mayor Monez Councilmember
Phillips
Mayor Bublak

CITY OF TURLOCK

CITY COUNCIL

REGULAR MEETING MINUTES
Tuesday, August 11, 2026
Yes Yes Yes Yes Yes
Action: Approved Resolution No. 2026-104: Approving the Engineer’s Report for Fiscal Year 2026- 2027 for all Landscaping and Lighting Assessment Districts and all Street Maintenance Benefit Assessment Areas in the City of Turlock
Action: Approved Resolution No. 2026-105: Confirming diagrams, assessments, and ordering the levying and collection of assessments as originally proposed for Fiscal Year 2026-2027 for all Landscaping and Lighting Assessment Districts (Exhibit A) and all Street Maintenance Benefit Assessment Areas (Exhibit B) in the City of Turlock pursuant to Resolution No. 97-128

9. ACTION ITEMS
A. Awarding Bid and Approving an Agreement with Teichert Construction in the Amount of $20,280,558.00 and a Contingency Amount of $2,028,000.00 (10%) to be Funded by Fund 115 “Measure A - Roads” Bond Proceeds, Fund 215 “Streets - Grant Funded Projects”, and Fund 218 “Measure L” for Construction of City Project No. 23-052 “Mark Thomas Task Order No. 2 for Roads Program - Geer Road” (Roads Program)
Road Program Manager Fred Pezeshk introduced the item.

Mayor Bublak opened public comment at 6:16 PM and the following member of the public spoke:

Leslie Stokes
With no further comments, Mayor Bublak closed public comment at 6:19 PM.

Motioned by Vice Mayor Monez, seconded by Councilmember Abram and carried 5/0 by the following vote:

Councilmember
Abram
Councilmember
Bixel
Vice Mayor Monez Councilmember
Phillips
Mayor Bublak
Yes Yes Yes Yes Yes
Action: Approved Motion: Awarding bid and approving an Agreement between the City of Turlock and A. Teichert & Son, Inc. dba Teichert Construction, of Roseville, CA, in the amount of $20,280,558.00 and a contingency amount of $2,028,000.00 (10%) to be funded by Fund 115 “Measure A - Roads” bond proceeds, Fund 215 “Streets - Grant Funded Projects”, and Fund 218 “Measure L” for construction of City Project No. 23-052 “Mark Thomas Task Order No. 2 for Roads Program - Geer Road” B. Approving Amendment No. 22 for Task Order No. 7A Under the Terms of the Master Agreement (City Contract No. 2024-111) with NV5, Inc. for Construction Management and Inspection Services for the City of Turlock’s Roads Initiative Program in the amount of $3,676,805.76 for City Project No. 23-052 (Roads Program) Roads Program Manager Fred Pezeshk introduced the item.

Mayor Bublak opened the item for public comment at 6:24 PM. There were no comments from

CITY OF TURLOCK

CITY COUNCIL

REGULAR MEETING MINUTES
Tuesday, August 11, 2026
the public, and Mayor Bublak closed public comment at 6:24 PM.

Motioned by Councilmember Abram, seconded by Councilmember Bixel and carried 5/0 by the following vote:

Councilmember
Abram
Councilmember
Bixel
Vice Mayor Monez Councilmember
Phillips
Mayor Bublak
Yes Yes Yes Yes Yes
Action: Approved Motion: Approving Amendment No. 22 for Task Order No. 7A under the terms of the Master Agreement (City Contract No. 2024-111) with NV5, Inc. (Fresno, California office) for Construction Management and Inspection Services for the City of Turlock’s Roads Initiative Program in the amount of $3,676,805.76 to be funded by Fund 218 “Measure L” for City Project No. 23-052 as “NV5 CM Task Order No. 7A for City Project No. 23-052”
C. General Plan Amendment 2026-01, Introduction of Ordinance Amendment 2026-01 & Rezone 2026-01 (Housing Element): Council to consider Adoption of the 2023-2031 Housing Element, Amendments to the Land Use and Economic Development Element of the General Plan to Incorporate the Commercial Residential Mixed-Use Designation (CRMU), and Changes to the General Plan Designation of Multiple Properties to CRMU as Well as First Reading and Introduction of the Ordinance for Adoption of the Addition of Article 6 to Chapter 9-3 of the Municipal Code to Establish Standards for the CRMU District and Rezoning of Multiple Properties to CRMU.

Development Services Director Werner introduced Andrew Hill who presented the Six Cycle Plan and Zoning Amendments.

Mayor Bublak opened public comment at 6:37 and the following member of the public spoke:

Milt Trieweiler
With no further comments, Mayor Bublak closed public comment at 6:40 PM.

Motioned by Councilmember Abram, seconded by Councilmember Bixel and carried 5/0 by the following vote:

Councilmember
Abram
Councilmember
Bixel
Vice Mayor Monez Councilmember
Phillips
Mayor Bublak
Yes Yes Yes Yes Yes
Action: Approved Resolution No. 2026-105: In the matter of adopting General Plan Amendment 2026- 01 (2023-2031 Housing Element and Commercial-Residential Mixed-Use District) Approved First Reading of an Ordinance: In the matter of amending Title 9 (Zoning) of the Turlock Municipal Code adding Article 6 (Commercial-Residential Mixed-Use Zones) including Section 9-6-110 (Streamlined Ministerial Approval for Qualifying Housing Development Projects in CommercialResidential Mixed-Use Zones), and amending Turlock Municipal Code 9-3-202 to implement the General Plan Housing Element

CITY OF TURLOCK

CITY COUNCIL

REGULAR MEETING MINUTES
Tuesday, August 11, 2026
Approved First Reading of an Ordinance: In the matter of amending the Zoning map of the City of Turlock, attached to Title 9 of the Turlock Municipal Code (Rezone 2026-01)

10. PUBLIC PARTICIPATION
Mayor Bublak opened public comment at 6:41 PM and the following members of the public spoke:

Shawn Sheridan
Candice Bills
Leslie Stokes
Brad Bates
Ramon Rodriguez
Karina Mendoza
Milt Trieweiler
Name not provided
With no further comments, Mayor Bublak closed public comment at 7:05 PM.

11. CITY MANAGER REPORTS/UPDATES
A. Monthly Department Reports
City Manager Murphy asked Municipal Director Fisher to come forward and provide an update on Montana Park, and City Manager Murphy announced the start of the new Fire Marshall.

12. COUNCILMEMBER COMMENTS, ANNOUNCEMENTS AND FUTURE ITEMS Councilmember Abram commented on the success of this year's National Night Out and highlighted the recent approval of an item on the Consent Calendar related to the installation of portable bollards. She expressed her appreciation to City staff and her fellow Councilmembers for their efforts in bringing the project to fruition. Councilmember Abram also extended her gratitude to the local firefighters who have been deployed to assist with wildfire response efforts in Oregon and Calaveras County.

Councilmember Bixel thanked the firefighters serving on out-of-area deployments and reassured the public that the Turlock Fire Department continues to maintain sufficient staffing and resources to ensure the safety of the community.

Vice Mayor Monez clarified information related to a recent social media post, noting that the City of Turlock does not currently have a data center and has no pending applications for one. She also expressed her appreciation to local firefighters and commended Fire Chief Serpa for his strategic leadership and planning. In addition, Vice Mayor Monez thanked Roads Program Manager Fred Psezeshk for his dedication and contributions to improvements along the Geer Road Corridor.

Councilmember Phillips shared that she attended National Night Out at Columbia Park and was pleased with the strong community participation and turnout. She also noted the successful grand opening of Chick-fil-A, which attracted a large number of residents and visitors.

Mayor Bublak stated that the Chick-fil-A grand opening experienced the company's largest first-day turnout to date, noting the positive economic impact the new business will have on the City of Turlock. The Mayor also announced that a Fire Advisory Board was established to provide a forum for discussing fire service-related issues, with Fire Chief Serpa expected to begin facilitating those

CITY OF TURLOCK

CITY COUNCIL

REGULAR MEETING MINUTES
Tuesday, August 11, 2026
discussions in the near future.

13. CLOSED SESSION
City Clerk Fiez read the closed sessions items out loud.

City Clerk Fiez opened public comment at 7:15 PM. With no comments from the public, City Clerk Fiez closed public comment at 7:15 PM.

A. Threat to Public Services, Public Facilities, Critical Infrastructure Controls, Critical Infrastructure Information Relating to Cybersecurity, Cal. Gov’t Code §54957(a)(1) “This chapter does not prevent the legislative body of a local agency from holding closed sessions with the Governor, Attorney General, district attorney, agency counsel, sheriff, or chief of police, or other law enforcement or security personnel, or a security consultant or a security operations manager, on matters posing a threat to the security of public buildings, a threat to the security of essential public services, including water, drinking water, wastewater treatment, natural gas service, and electric service, a threat to the public’s right of access to public services or public facilities, or a threat to critical infrastructure controls or critical infrastructure information relating to cybersecurity.”
Consultation with: City Attorney Katie Lucchesi, and IT Director Nicklaus Showalter B. Conference with Legal Counsel – Existing Litigation pursuant to California Government Code §54956.9(d)(1)
Two Cases: Turlock Gospel Mission vs. City of Turlock (Case No. CV-26-007057), and People of the State of California vs City of Turlock (Case No. CV-26-007151).

14. REPORTS FROM CLOSED SESSION
None

15. ADJOURNMENT
Mayor Bublak adjourned the meeting at 7:27 PM.

Respectfully Submitted,
__________________________
Kelly Renteria, Deputy City Clerk

City Council Staff Report
August 25, 2026
From: Christopher Fisher, Municipal Services Director
Prepared by: Stephen Fremming, P.E., Principal Civil Engineer Agendized by: John J. Murphy, DPA, ICMA-CM, City Manager

1. ACTION RECOMMENDED:

Motion: Reaffirming the determination made by the City Manager in response to the emergency created by the inoperative freezer unit at the Animal Control Facility and finding that the emergency will not permit a delay resulting from a competitive solicitation for bids pursuant to Public Contract Code Section 22050(c)(2)

2. NARRATIVE:

The City of Turlock Animal Control Facility features a walk-in freezer used to store evidence animals and to hold deceased animals prior to proper disposal. Proper handling of deceased animals is critical for evidence preservation and public health. Without use of the freezer, animal services staff must make frequent deliveries of deceased animals to Turlock Transfer for proper disposal, otherwise decomposition and odors are accelerated, leading to increased health and handling concerns.

The existing freezer stopped working on April 28th. It has been determined that the evaporator and condenser that serve the walk-in freezer cannot be repaired, and that these must be replaced in order to restore operation. In May 2026, City Engineering staff became involved in the project and learned that a building permit requiring engineered plans would be required for the replacement work. In parallel with the design effort, the Turlock Police Department staff sought approval from the City Manager to make an emergency declaration to procure the necessary equipment and services to replace the evaporator and condenser without giving notice for bids pursuant to the standard delivery process for public projects. An emergency declaration saves approximately one and a half months of time for completion of this project due to omitting the need for a longer bid solicitation process, approval of the agreement by the City Council, and obtaining a building permit prior to work commencing. The emergency declaration memo prepared by Police Department staff and signed by the City Manager is included as an attachment to this staff report.

An on-call design consultant, RED Architects, Inc., provided engineered stamped plans for the work. City engineering staff prepared an informal private bid solicitation and requested a bid from Champion Industrial Contractors of Modesto, California, who submitted a bid proposal in the amount of $20,880 on June 29, 2026 for the work encompassed in City Project No. 26-041 "Animal Control Freezer Evaporator and Condenser Replacement.” The bid solicitation process for this project is in compliance with Public Contract Code Section 22050 and the City's Resolution No. 2010-028 which delegates authority to the City Manager to declare an emergency to invoke emergency contracting procedures. As of the writing of this staff report, it is estimated that construction will be complete by mid-August 2026.

Per Public Contract Code Section 22050(c)(2), the Council must determine at every regularly scheduled meeting after the declaration is made, by a four-fifths vote, that there is a need to

Agenda Staff Report
8/25/2026
continue the action until such time that conditions warrant that the continuing determination is no longer needed.

3. FISCAL IMPACT / BUDGET AMENDMENT:

The total estimated project costs are displayed below.

The project is funded from Fund 119 (American Rescue Plan Act [ARPA]) account number 119-10-188.51270 "Construction Project."
Approximately $10,000 of the total project costs were expended in Fiscal Year 2025-

26. There is adequate budget available in the current fiscal year for this project and no additional funding is necessary.

4. ENVIRONMENTAL DETERMINATION:

This project is exempt from CEQA per Section 15302 (Replacement or Reconstruction) of the California Environmental Quality Act (CEQA) Guidelines, as this section of the guidelines exempts projects that involve replacement of existing facilities where located at the same site and having substantially the same purpose as the replaced facility.

5. ALTERNATIVES:

A. City Council could choose not to reaffirm the emergency declaration. This alternative is not recommended because the agreement has been approved and the emergency has not yet been resolved.

B. Provide staff with direction on how to proceed.

6. ATTACHMENTS:

1. Emergency Declaration

City Council Staff Report
August 25, 2026
From: Christopher Fisher, Municipal Services Director
Prepared by: Charlotte Calvario, Engineering Project Coordinator Agendized by: John J. Murphy, DPA, ICMA-CM, City Manager

1. ACTION RECOMMENDED:

Motion: Awarding bid and approving an Agreement with A Plus Heating and Air Inc., of Citrus Heights, California in the amount of $136,000.00 and authorizing a construction contingency amount of $13,600.00 (10%), for City Project No. 25-047 “HVAC and Roof Replacement at the Sodium Hypochlorite Building.”
Resolution: Determining the award of bid for construction of City Project No. 25-047 “HVAC and Roof Replacement at the Sodium Hypochlorite Building” is exempt from the provisions of CEQA in accordance with Section 15302 (replacement or Reconstruction) of the CEQA guidelines.

2. NARRATIVE:

The existing roof and HVAC system at the Sodium Hypochlorite Building have reached the end of their useful service lives and require replacement to maintain the reliability and functionality of this critical City facility. Over time, the roofing system has experienced normal deterioration from age and exposure to the elements, increasing the potential for water intrusion and ongoing maintenance issues. Similarly, the existing HVAC equipment has become aged and less reliable, reducing its ability to provide consistent climate control and efficient operation.

This project will replace the existing roof and rooftop HVAC unit with new systems designed to improve building protection, energy efficiency, and long-term operational reliability. The improvements will help safeguard the building and its contents, reduce future maintenance needs, and ensure the facility remains capable of supporting the City's water treatment operations for years to come.

City staff advertised this project on May 28th, 2026 through the Turlock Journal and on the City’s website for construction projects. On June 18th, 2026, one (1) bid proposal was received for City Project No. 25-047 “HVAC and Roof Replacement at the Sodium Hypochlorite Building.” A Plus Heating and Air Inc., of Citrus Heights, California, was the lowest responsible bidder with a base bid amount of $136,000.00.

A mandatory pre-bid meeting was held on June 4th, 2026, and was attended by representatives from thirteen (13) contracting firms. Given the level of contractor interest and the adequate bid advertisement period, staff anticipated receiving multiple bids. However, only one bid was submitted, which is an uncommon outcome for a project of this nature.

Bid Summary:

Agenda Staff Report
8/25/2026
The sole bidder was responsive and their base bid price came in below the Engineer's Estimate. Due to its experience with similar project types, staff believes the bid represents a fair and reasonable market value. An additive bid alternate was included on the bid form to request pricing to upgrade the base bid roofing materials from a PVC material to Ketone Ethylene Ester (KEE) which would provide a longer useful life. The sole bidder did not provide pricing for the additive bid alternate.

Staff reviewed the bids for bidder responsiveness and responsibility and recommends approval of an agreement with A Plus Heating and Air Inc., of Citrus Heights, California as the lowest responsive, responsible bidder with a base bid amount of $136,000.00.

Although the sole bidder did not provide pricing for the additive bid alternate, the base bid was responsive and came in below the Engineer's Estimate. Staff believes the bid represents a fair and reasonable market value, particularly considering recent City projects have also received bids below the Engineer's Estimate. Based on the bidder's responsiveness, qualifications, and the need to replace the aging roof and HVAC systems, staff recommends awarding the contract.

3. FISCAL IMPACT / BUDGET AMENDMENT:

No General Fund money will be used for this project.

The total estimated project costs are displayed below:

The designated project account is Fund 410 “Water Quality Control (WQC)” account number 410-51-534.51300 “Construction Repairs/Improvements.” There is adequate budget for estimated project expenses in Fiscal Year 2026-27 and no additional budget allocation is needed at this time.

4. ENVIRONMENTAL DETERMINATION:

The project is exempt from the California Environmental Quality Act (CEQA) pursuant to

Agenda Staff Report
8/25/2026
Section 15302 (Replacement or Reconstruction) as the project involves replacement of improvements only.

5. ALTERNATIVES:

A. Council could choose to reject the environmental determination. Staff does not recommend this alternative as an environmental determination is required to be made in accordance with CEQA and Section 15302 (Replacement or Reconstruction) is an appropriate exemption.

B. Council could choose to reject all bids submitted for this project. Staff does not recommend this alternative because funds are available, and the improvements are necessary to fully address concerns at the Sodium Hypochlorite Building.

C. Council could approve the Agreement with A Plus Heating and Air Inc. and authorize a different construction contingency amount than recommended by staff. Staff does not recommend this alternative because the proposed 10.0% contingency provides an appropriate balance between fiscal prudence and the need to address unforeseen field conditions without delaying the project.

6. ATTACHMENTS:

1. Draft Resolution

2. Bidder's Summary

3. Agreement CC 2027-079 with A Plus Heating and Air Inc

RESOLUTION NO. 2026-

BEFORE THE CITY COUNCIL OF THE CITY OF TURLOCK

DETERMINING THE AWARD OF BID FOR CONSTRUCTION OF CITY PROJECT NO. 25-047 “HVAC AND ROOF REPLACEMENT AT THE SODIUM HYPOCHLORITE BUILDING” IS EXEMPT FROM THE PROVISIONS OF CEQA IN ACCORDANCE WITH SECTION 15302 OF THE CEQA GUIDELINES
WHEREAS, City Project No. 25-047 “HVAC and Roof Replacement at the Sodium Hypochlorite Building” includes the replacement of the existing HVAC units and the roof; and
WHEREAS, the project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15302 (Replacement or Reconstruction) of the CEQA Guidelines which provides an exemption for project that consist of replacement or reconstruction of existing structures and facilities where the improvements are on the same site and have substantially the same purpose and capacity.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Turlock does hereby determine the award of bid for construction of City Project No. 25-047 “HVAC and Roof Replacement at the Sodium Hypochlorite Building” is exempt from the provisions of CEQA in accordance with Section 15302 of the CEQA Guidelines.

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

AYES:

NOES:

NOT PARTICIPATING:

ABSENT: ATTEST:
__________________________
Nichole Fiez, City Clerk,
City of Turlock, County of Stanislaus,
State of California

CITY OF TURLOCK BIDDER'S SUMMARY
PROJECT TITLE: HVAC AND ROOF REPLACEMENT AT THE SODIUM HYPOCHLORITE BUILDING CITY PROJECT NO: 25-047
BID OPENING: THURSDAY, JUNE 18, 2026 AT 10:00 AM
ANTICIPATED COUNCIL AWARD DATE: TUESDAY, AUGUST 25, 2026 1 Item Unit of Estimated
No. Item Description Measure Quantity Unit Price Total Unit Price Total 1 Mobilization and Demobilization LS 1 20,000.00 $ 20,000.00 $ 4,500.00 $ 4,500.00 $ 2 Roof Demolition LS 1 55,000.00 $ 55,000.00 $ 12,000.00 $ 12,000.00 $ 3 Allowance for Unforeseen Repairs ALLOW 1 10,000.00 $ 10,000.00 $ 10,000.00 $ 10,000.00 $ 4 Flat Roof Replacement - 60 mil PVC LS 1 100,000.00 $ 100,000.00 $ 72,500.00 $ 72,500.00 $ 5 Roof Walkway Pads LS 1 500.00 $ 500.00 $ 7,000.00 $ 7,000.00 $ 6 HVAC Unit 7.5 Ton LS 1 26,000.00 $ 26,000.00 $ 24,000.00 $ 24,000.00 $ 7 Wall Mounted Mini-Split LS 1 1,000.00 $ 1,000.00 $ 4,000.00 $ 4,000.00 $ 8 Roof Curbs for HVAC LS 1 5,000.00 $ 5,000.00 $ 2,000.00 $ 2,000.00 $ 9 All other work not included in other bid
items LS 1 5,000.00 $ 5,000.00 $ - $ - $
10 Flat Roof Replacement - KEE 1 LS 20,000.00 $ 20,000.00 $ - $ - $ Base Bid Total =
ENGINEER'S EST. A PLUS HEATING AND AIR INC
Citrus Heights, CA
$ 136,000.00 222,500.00 $
Base Bid
Additive Bid Alternate "A" ENGINEER'S EST. A PLUS HEATING AND AIR INC Citrus Heights, CA

City Council Staff Report
August 25, 2026
From: Christopher Fisher, Municipal Services Director
Prepared by: Charlotte Calvario, Engineering Project Coordinator Agendized by: John J. Murphy, DPA, ICMA-CM, City Manager

1. ACTION RECOMMENDED:

Motion: Awarding bid and approving an Agreement with ACS US Inc., of Rancho Cordova, California in the amount of $71,000.00 and authorizing a construction contingency amount of $7,100.00 (10%), for City Project No. 24-020 “Fire Station No. 32 Window Replacements.” Resolution: Determining the award of bid for construction of City Project No. 24-020 “Fire Station No. 32 Window Replacements” is exempt from the provisions of CEQA in accordance with Section 15302 of the CEQA guidelines.

2. NARRATIVE:

The Fire Station No. 32 Window Replacement Project will replace the facility's original windows to improve energy efficiency, occupant comfort, building security, and the overall functionality of the station. The existing windows have reached the end of their useful service lives and no longer provide the level of thermal performance, weather protection, or security expected of a critical public safety facility.

The project includes removal and replacement of the existing fixed and operable windows with new insulated glazing units (IGUs), installation of laminated and tempered safety glass, application of blast mitigation and solar control window films, installation of new aluminum window frames, drip caps, exterior wood stops, sealants, painting and finishing of exterior trim, and all associated work necessary to complete the improvements.

The project was originally advertised for construction with bids due on August 20, 2025. On October 14, 2025, the City Council rejected these bids after staff determined that several bidders were determined to be non-responsive due to missing required licensing and Department of Industrial Relations (DIR) documentation, resulting in the apparent low bidder’s price exceeding available project funding. The project was subsequently readvertised to provide an opportunity for interested bidders to obtain the needed licensing and registration in the hopes of receiving a valid bid that could be awarded given available funding. Following re-advertisement, bids were due on October 29, 2025. See below for the bidder’s summary.

Bid Summary:

Agenda Staff Report
8/25/2026
Staff reviewed the bids for bidder responsiveness and responsibility and determined that the proposal submitted by ACS US Inc. may be awarded. However, the lowest responsive bid again exceeded project funding available in October 2025. In the months following the second bid opening, staff has evaluated whether the project could be delivered through identification of additional funding sources or combining the work with other planned Fire Department capital improvement projects.

In California public works, there is no single statewide statutory timeline in the Public Contract Code that dictates a universal expiration date for when bids become too old to be awarded. Instead, the timeframe is left up to each individual awarding agency to establish through its own procurement rules. Bidders are required to hold their bid prices for a minimum of 60 days for City of Turlock construction projects, but no timeline is established for expiration of bids, and the low bidder would need to consent to honor their price beyond the 60 day minimum required by the bid documents in order to award the agreement.

City Engineering staff contacted ACS US Inc. and confirmed that they are willing to honor their bid price submitted in October 2025. Staff recommends approval of an agreement with ACS US Inc., of Rancho Cordova, California in the amount of $71,000.

3. FISCAL IMPACT / BUDGET AMENDMENT:

The total estimated project costs are displayed below:

The preliminary engineering charges are higher than would typically be expected for a

Agenda Staff Report
8/25/2026
project such as this due to engineering staff time investigating potential grant funds through the Community Development Block Grant (CDBG) program and the second round bid advertisement.

Prior to Fiscal Year 2026-27, project expenses were charged to Fund 240 “Small Equip/Replace Building and Safety” account number 240-00-000-306.44030_004 “Minor Equipment Fire Station.” In Fiscal Year 2026-27, project expenses are charged to Fund 110 “General Fund – Fire Services” account number 110-30-300.43120_005 “Building Maintenance Repairs.” There is adequate budget for the estimated project expenses in Fiscal Year 2026-27 and no additional budget allocation is needed at this time.

4. ENVIRONMENTAL DETERMINATION:

The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15302 (Replacement or Reconstruction) as the project involves replacement of improvements only.

5. ALTERNATIVES:

A. Council could choose to reject the environmental determination. Staff does not recommend this alternative as an environmental determination is required to be made in accordance with CEQA and Section 15302 (Replacement or Reconstruction) is an appropriate exemption.

B. Council could choose to reject all bids submitted for this project. Staff does not recommend this alternative because funds are available and the improvements are necessary to fully address concerns with existing windows at Fire Station No. 32.

C. Council could approve the Agreement with ACS US Inc., and authorize a different construction contingency amount than recommended by staff. Staff do not recommend this alternative because the proposed 10.0% contingency provides an appropriate balance between fiscal prudence and the need to address unforeseen field conditions without delaying the project.

D. Council could reject all bids and direct staff to advertise the project for construction bids. Staff does not recommend this alternative because there is no automatic expiration of bid pricing when the low bidder consents to honor their bid price beyond the 60 day minimum period required by the bid documents. Project costs are estimated to increase due to both staff time and increased construction bid costs due to inflation if advertised for bids again.

6. ATTACHMENTS:

1. Draft Resolution

2. Bidder's Summary

3. Agreement CC 2027-083 with ACS US Inc.

RESOLUTION NO. 2026-

BEFORE THE CITY COUNCIL OF THE CITY OF TURLOCK

DETERMINING THE AWARD OF BID FOR CONSTRUCTION OF CITY PROJECT NO. 24-020 “FIRE STATION NO. 32 WINDOW REPLACEMENTS” IS EXEMPT FROM THE PROVISIONS OF CEQA IN ACCORDANCE WITH SECTION 15302 OF THE CEQA

GUIDELINES
WHEREAS, City Project No. 24-020 "Fire Station No. 32 Window Replacements" includes the replacement of existing windows at Fire Station No. 32 to improve the facility's safety, energy efficiency, and long-term performance; and WHEREAS, the scope of work includes removal and replacement of existing fixed and operable windows with new insulated glazing units, installation of laminated and tempered safety glass, application of blast mitigation and solar control window films, installation of new window frames, exterior stops, drip caps, sealants, painting and finishing of exterior trim, and all associated work necessary to complete the improvements; and WHEREAS, the project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15302 (Replacement or Reconstruction) of the CEQA Guidelines which provides an exemption for project that consist of replacement or reconstruction of existing structures and facilities where the improvements are on the same site and have substantially the same purpose and capacity.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Turlock does hereby determine the award of bid for construction of City Project No. 24-020 "Fire Station No. 32 Window Replacements" is exempt from the provisions of the California Environmental Quality Act (CEQA) in accordance with Section 15302 of the CEQA Guidelines.

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

AYES:

NOES:

NOT PARTICIPATING:

ABSENT: ATTEST:
__________________________
Nichole Fiez, City Clerk,
City of Turlock, County of Stanislaus,
State of California

PROJECT TITLE: Fire Station No. 32 Window Replacements
PROJECT NUMBER: 24-020R
BID OPENING: October 29, 2025
BID OPENING TIME: 9:00 AM
ANTICIPATED COUNCIL AWARD DATE: 12/09/2025
1 2 3
Item Unit of Estimated
No. Item Description Measure Quantity Unit Price Total Unit Price Total Unit Price Total Unit Price Total 1 FS #32 Window Replacements LS 1 50,000.00 $ 50,000.00 $ 71,000.00 $ 71,000.00 $ 77,800.00 $ 77,800.00 $ 80,000.00 $ 80,000.00 $ ENGINEER'S EST. ACS US Inc.

Rancho Cordova, CA
Belz Construction Inc.

Orangevale, CA
American Windows and
Door Systems
Rohnert, CA
Base Bid Total = 50,000.00 $ 71,000.00 $ 77,800.00 $ 80,000.00 $

CITY OF TURLOCK BIDDER'S SUMMARY

Vadim Chernyy
4022 Sunrise Blvd, ste 120-151
Rancho Cordova, CA 95742
916-420-0519
8/7/2026
33-2667439
2000012646

8/7/26
Vadim Chernyy
4022 Sunrise Blvd. ste 120-151
Rancho Cordova, CA 95742
916 420-0519

1 EXHIBIT D

PERFORMANCE BOND
KNOW ALL MEN BY THESE PRESENTS:

WHEREAS, the City of Turlock, State of California, has awarded to ACS US Inc., hereinafter designated as the Principal, a contract for Project No. 24-020 Fire Station No. 32 Window Replacements and,
WHEREAS, said Principal is required under the terms of said contract to furnish a bond for the faithful performance of said contract.

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

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

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

The City of Turlock reserves the right to refuse use of any Contractor assigned by any surety to complete the work.
[Signatures on Following Page]

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

Risk Manager

1 EXHIBIT E

PAYMENT BOND
KNOW ALL MEN BY THESE PRESENTS:

WHEREAS, the City of Turlock, a municipal corporation, has awarded to ACS US Inc., hereinafter designated as the Principal , a contract for Project No. 24- ; and WHEREAS, said Principal is required to furnish a bond in connection with said contract, to secure payment of claims of laborers, mechanics, or materialmen employed on work under said contract, as provided by law.

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

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

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

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

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

Risk Manager

City Council Staff Report
August 25, 2026
From: Bill Morris, City Engineer
Prepared by: Carrie Braley, Staff Services Analyst
Agendized by: John J. Murphy, DPA, ICMA-CM, City Manager

1. ACTION RECOMMENDED:

Motion: Accepting the improvements and authorizing the City Engineer to file a Notice of Completion for “Crowell” Subdivision, Project No. 22-028

2. NARRATIVE:

The Crowell subdivision included subdividing 6.5 acres into 32 residential lots that ranged from 5,340 to 9,264 square feet. The Crowell subdivision is located at 4510 Crowell Road (APN 071-002-012). The Planning Commission originally approved the vesting tentative subdivision map after holding a public hearing on August 5, 2021.

At this time all City of Turlock standard and conditioned improvements for the “Crowell” subdivision have been completed. With the City Council’s authorization, the City Engineer will file a Notice of Completion with the Stanislaus County Recorder Office, therefore, approving and accepting the improvements associated with the “Crowell” subdivision, Project No. 22-028.

Per Section 11-8-1001 of the Turlock Municipal Code, improvements associated with subdivisions of five (5) or more parcels shall be accepted by the City Council. The acceptance of the improvements shall imply only that the improvements have been completed satisfactorily and that the public improvements have been accepted for public use.

3. FISCAL IMPACT / BUDGET AMENDMENT:

None.

4. ENVIRONMENTAL DETERMINATION:

Council determined this project to be exempt from the provisions of the California Environmental Quality Act on April 24, 2018. This action does not alter the original determination and therefore no additional determination is required.

5. ALTERNATIVES:

A. Council could choose not to accept the improvements and reject authorizing the City Engineer to file a Notice of Completion. This alternative is not recommended by City Staff as the work has been completed and accepted.

6. ATTACHMENTS:

1. Crowell Subdivision - NOC

RECORDED AT THE REQUEST OF:

CITY OF TURLOCK
WHEN RECORDED MAIL TO:

CITY OF TURLOCK
Office of the City Clerk
156 S. Broadway, Suite 230
TURLOCK, CA 95380-5454

NOTICE OF COMPLETION
DEVELOPMENT PROJECT NO. 22-028
“CROWELL” SUBDIVISION
Notice is hereby given that work on the above-referenced project located at the north end of Crowell Rd, Turlock, California, Subdivision Agreement Document No. 2023- 0048187, recorded Stanislaus County Records on October 10, 2023, was completed by the undersigned agency on August 25, 2026. The owner of development is SB Builders, LLC, 1701 W March Lane Ste D, Stockton, California, 95207, and the owner is the City of Turlock, 156 South Broadway, Suite 150, Turlock, California, 95380. Kindly refer to said Development Project Number on all communications relating to this work.

Date:
(Signature- William D. Morris, P.E., City Engineer, Owner’s Agent), City of Turlock

VERIFICATION
I, the undersigned, City Engineer of the owner of the aforesaid interest, have read this notice; I know and understand the contents thereof; and the facts stated therein are true of my own knowledge.

I declare under penalty of perjury that the foregoing is true and correct.

CITY OF TURLOCK
___________________________
WILLIAM D. MORRIS, P.E.

CITY ENGINEER
OWNER’S AGENT
Executed on August 25, 2026 at Turlock, California, Stanislaus County

City Council Staff Report
August 25, 2026
From: Christopher Fisher, Municipal Services Director
Prepared by: Carlos Guerrero, Utilities Division Manager Agendized by: John J. Murphy, DPA, ICMA-CM, City Manager

1. ACTION RECOMMENDED:

Motion: Approving Agreement 2026-0172 with Golden Bell Products, Inc. for sewer roach control applications in sanitary sewer manholes for a one (1) year term with the option to extend for four (4) additional one (1) year terms with a total not to exceed of $250,000 (Utilities)

2. NARRATIVE:

The City maintains an extensive sanitary sewer collection system consisting of sewer mains, manholes, and related infrastructure throughout the community. Roach activity within sewer manholes and underground utility structures can create public health concerns and nuisance conditions for residents and businesses if left untreated.

Routine sewer roach control applications are performed to reduce infestations and maintain sanitary conditions within the sewer collection system. These treatments are typically applied directly within sanitary sewer manholes and other targeted areas throughout the system as needed.

Staff recommends the approval of the proposed agreement with Golden Bell Products, Inc. as a sole source procurement pursuant to the City of Turlock Municipal Code Section 2-7- 08 (b)(2). Golden Bell Products Inc. will provide continued sewer roach control treatment services throughout the City’s sanitary sewer collection system. Maintaining a proactive sewer roach control program assists the City in minimizing public complaints, improving sanitary conditions, and reducing the potential spread of pests from sewer infrastructure into surrounding neighborhoods and businesses.

Golden Bell Products, Inc. specializes in sewer roach control applications and related pest management services. The proposed agreement will allow the contractor to provide sewer roach control applications on an as-needed basis throughout the City’s sanitary sewer collection system. Services will include furnishing all labor, materials, chemicals, equipment, transportation, and incidentals necessary to perform the work safely and in compliance with all applicable regulations.

Staff recommends entering into a one (1) year agreement with Golden Bell Products, Inc. to ensure continued and consistent treatment services for the City’s sewer infrastructure. The proposed agreement establishes a one (1) year term with the option to extend for an additional four (4) one (1) year terms, with a total not to exceed of $250,000 for labor, materials, equipment, chemicals, and related services necessary to perform sewer roach control applications.

Agenda Staff Report
8/25/2026

3. FISCAL IMPACT / BUDGET AMENDMENT:

Funding for sewer roach control application services is included in the annual operating budget for Fund 410, GL 410-51-531.43150 Pest Control. The proposed agreement provides for a total amount of $250,000 over a one (1) year term with an option to extend for an additional four (4) one (1) year terms, subject to annual budget appropriations.

4. ENVIRONMENTAL DETERMINATION:

The proposed action is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines, Existing Facilities, classified as a Categorical Exemption (Class 1) as the agreement consists of routine maintenance and operational activities associated with existing public sewer infrastructure with negligible or no expansion of use.

5. ALTERNATIVES:

A. Council could not approve the Agreement. Staff does not recommend this as it will discontinue routine sewer roach control application services and will result in increased pest activity and public complaints.

6. ATTACHMENTS:

1. Agreement CC 2026-172 with Golden Bell Products, Inc.

CITY CONTRACT NO. 2026-172 1

AGREEMENT BETWEEN THE CITY OF TURLOCK
and
Golden Bell Products, Inc. a California corporation
for
Sewer Roach Control Application in Sanitary Manholes
City Contract No. 2026-172
THIS SERVICE PROVIDER AGREEMENT (the “Agreement”) is entered into by and between the City of Turlock, a California municipal corporation (“City”), and Golden Bell Products, Inc. a California corporation (“Service Provider”), on Tuesday, August 25, 2026 (the “Effective Date”). City and Service Provider may be collectively referred to herein as the “Parties” or individually as “Party.” There are no other parties to this Agreement.

RECITALS
A. City seeks to hire an independent contractor to perform Service Provider services to assist City with the Sewer Roach Control Application in Sanitary Manholes (the “Project”).

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

C. The Parties have outlined the schedule or timeline for providing the Services (“Completion Schedule”), which shall be included in the Scope of Services in Exhibit A.

D. The Parties have outlined the rates and method of payment to Service Provider for its performance of the Services under this Agreement (“Compensation Schedule”), which shall be included in the Scope of Services in Exhibit A.

NOW, THEREFORE, in consideration of the promises and covenants set forth below, the Parties agree as follows:

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CITY CONTRACT NO. 2026-172 2

AGREEMENT

1. RECITALS:

The recitals set forth above (“Recitals”) are true and correct and are hereby incorporated into and made part of this Agreement by this reference. In the event of any inconsistency between the Recitals and Sections 1 through 52 of this Agreement, the Sections 1 through 52 shall prevail.

2. TERM:

The term of this Agreement shall be one (1) year and will commence on the Effective Date and terminate on Tuesday, August 24, 2027 (“Term”) unless the Parties mutually agree in writing to terminate the Agreement earlier or extend the Term pursuant to this Agreement.

3. EXTENSION OF AGREEMENT:

City may elect to extend this Agreement for four (4) additional one (1) year term(s), on the same terms and conditions, upon issuing an “Election to Extend Agreement” letter executed by the City Manager and Service Provider thirty (30) days prior to the expiration of this Agreement.

4. EFFECTIVE DATE:

This Agreement shall only become effective once all of the Parties have executed the Agreement (the “Effective Date”).

5. WORK:

5.1. SERVICES:

Subject to the terms and conditions set forth in this Agreement, Service Provider shall provide City the Services described in Exhibit A. Any request for Services not included in Exhibit A will be considered a request for additional or modified Services (“Modification” or “Modifications”). Service Provider shall not receive additional compensation for any Modification of the Services unless the Parties agree otherwise in a writing executed by both Parties.

5.2. CITY REQUESTED MODIFICATION OF SERVICES:

City may, by written order, authorize Modifications to the Services described in Exhibit A. If such Modifications cause an increase in the cost or time required for performance of Service Provider’s Services, the Parties shall enter into a written amendment to this Agreement to adjust the Services and the compensation to be paid to Service Provider and, if necessary, amend the Completion Schedule or Compensation Schedule. The Services, Completion Schedule, or Compensation Schedule shall not be revised unless City and Service Provider mutually agree to a written amendment to this Agreement reflecting such revisions, additional compensation, time for performance or such other terms or conditions mutually agreed upon by the Parties.

5.3. SERVICE PROVIDER REQUESTED MODIFICATION IN SERVICES:

Service Provider shall not be compensated for work outside the Services described in this Agreement, unless, prior to the commencement of the Services:

A. Service Provider provides City with written notice that specific work requested by City or required to complete the Project is outside the agreed upon Services. Such notice shall: (1) be supported by substantial Docusign Envelope ID: 78286B54-CF9E-8BB0-839B-6DF89A05266C

CITY CONTRACT NO. 2026-172 3
evidence that the work is outside the Services; (2) set forth the Service Provider's proposed course of action for completing the work and a specific request for City to approve the Modification to the Services; (3) set forth the Service Provider’s proposed revisions, if any, to the Completion Schedule; and (4) set forth the Service Provider’s proposed revisions, if any, to the Compensation Schedule; and B. City agrees that the work requires a Modification;
C. City approves all adjustments, if any, to the Completion Schedule and Compensation Schedule.

6. COMPENSATION:

6.1. AMOUNT, TIME AND MANNER OF PAYMENT FOR SERVICE PROVIDER SERVICES:

City shall pay Service Provider according to the rates and timing set forth in the Compensation Schedule. On each anniversary date of the Effective Date, Service Provider will be allowed to increase prices with thirty (30) days’ written notice to City. Increases may not exceed increases in the San Francisco-Oakland Consumer Price Index ("CPI") for all urban consumers or percentage increases in Service Provider’s published prices, whichever is lower. In all cases, City may cancel this Agreement if a requested price increase is not acceptable. City’s total compensation to Service Provider shall not exceed Two Hundred Fifty Thousand and No/100ths Dollars ($250,000.00) (“Maximum Payment”), unless the Parties mutually agree in writing otherwise.

6.2. DEPOSIT:
{Intentionally Omitted}

6.3. SUBSEQUENT PAYMENTS:

City shall make monthly payments in the amount invoiced by Service Provider within thirty (30) calendar days of receiving such invoice. In the event that an amount of an invoice is in dispute, City shall inform Service Provider of the amount and basis for the dispute and may withhold the amount which is in dispute until the dispute has been resolved.

6.4. INVOICES:

Service Provider shall provide City with monthly invoices sufficiently evidencing Service Provider's expenses and completion of the Services. All invoices furnished to City by Service Provider shall be in a form approved by City. The payments specified shall be the only payments made to Service Provider for performance of the Services, including compensation for any Modification. Service Provider shall submit all billings for Services to City within forty-five (45) days of the performance of such Services. City shall issue payment according to City’s customary procedures and practices for issuing payments to independent contractors.

7. NOTICE TO PROCEED:

Service Provider shall not commence the performance of the Services until it has been given notice by City (“Notice to Proceed”).

8. TIME OF PERFORMANCE:

Service Provider warrants that it will commence performance of the Services within 30 calendar days of the date the Agreement was executed and shall conform to the Completion Schedule. The time of performance is a material term of this Agreement relied on by City in entering into this Agreement.

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CITY CONTRACT NO. 2026-172 4

9. CITY ASSISTANCE TO SERVICE PROVIDER:

Service Provider shall, at its sole cost and expense, furnish all facilities, equipment, materials, information, personnel and administrative assistance which may be required to perform its obligations under this Agreement, with the exception of items of City assistance provided in Exhibit A: City Assistance to Service Provider (“City Assistance to Service Provider”). City shall furnish to Service Provider only the facilities, equipment, materials, information, personnel and administrative assistance listed in Exhibit A. Notwithstanding the foregoing, City shall cooperate with Service Provider and shall not actively interfere with Service Provider's performance of Services under this Agreement.

10. TIME AND PERSONNEL DEVOTED TO SERVICES:

Service Provider shall devote such time and personnel to the performance of this Agreement, as is necessary to perform the Services in compliance with the Completion Schedule, Compensation Schedule, and this Agreement.

11. PERFORMANCE BY QUALIFIED PERSONNEL; NO SUBCONTRACTING:

Services under this Agreement shall be performed only by competent personnel under the supervision and direct employment of Service Provider. Service Provider will conform with City’s reasonable requests regarding assignment of personnel, but all personnel, including those assigned at City’s request, shall be supervised by Service Provider. Service Provider is prohibited from subcontracting this Agreement or any part of it unless such subcontracting is expressly approved by City in writing. Neither Party shall, on the basis of this Agreement, contract on behalf of, or in the name of the other Party. An agreement made in violation of this provision shall confer no rights on any Party and shall be null and void.

12. REPRESENTATIONS OF SERVICE PROVIDER:

City relies upon the following representations by Service Provider in entering into this Agreement:

12.1. QUALIFICATIONS:

Service Provider represents that it is qualified to perform the Services provided in Exhibit A and that it possesses the necessary licenses and permits required to perform the Services or will obtain such licenses or permits prior to the time such licenses or permits are required. Service Provider shall also ensure that all subcontractors are similarly licensed and qualified. Service Provider and all subcontractors shall also obtain a business license from City before they commence performance of the Services. Service Provider represents and warrants to City that Service Provider shall, at Service Provider's sole cost and expense, keep in effect or obtain at all times during the Term of this Agreement, any licenses, permits, and approvals which are legally required for Service Provider to practice Service Provider's profession at the time the Services are rendered.

12.2. SERVICE PROVIDER PERFORMANCE:

Service Provider represents that all Services under this Agreement shall be performed in a professional manner and shall conform to the customs and standards of practice observed on similar, successfully completed projects by providers of the Services to be provided. Service Provider shall adhere to accepted Service Provider standards as set forth by relevant Service Provider associations and shall perform all Services required under this Agreement in a manner consistent with generally accepted Service Provider customs, procedures and standards for such Services. Service Provider agrees that, if a Service is not performed, in addition to all of its obligations under this Agreement and at law, Service Provider shall re-perform or replace unsatisfactory Service at no additional expense to City.

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CITY CONTRACT NO. 2026-172 5

12.3. NO WAIVER OF CLAIMS:

The granting of any progress payment by City, or the receipt thereof by Service Provider, or any inspection, review, approval or oral statement by any representative of City, or state certification shall not, in any way, waive, limit, or replace any certification or approval procedures normally required or lessen the liability of Service Provider to re-perform or replace unsatisfactory Service, including, but not limited to, cases where the unsatisfactory character of such Service may not have been apparent or detected at the time of such payment, inspection, review or approval.

12.4. CITY'S REMEDIES ARE CUMULATIVE:

Nothing in this Section shall constitute a waiver or limitation of any right or remedy, whether in equity or at law, which City or Service Provider may have under this Agreement or any applicable law. All rights and remedies of City, whether under this Agreement or applicable law, shall be cumulative.

12.5. NO CONFLICT OF INTEREST:

Service Provider represents that no conflict of interest will be created under state or federal law by entering into or in carrying out this Agreement.

13. CONFORMITY WITH LAW AND SAFETY:

Service Provider shall observe and comply with all applicable laws, ordinances, codes and regulations of governmental agencies, including federal, state, municipal and local governing bodies having jurisdiction over any or all of the scope of Services, including all provisions of the Occupational Safety and Health Act of 1979 as amended, all California Occupational Safety and Health Regulations, the California Building Code, the Americans with Disabilities Act, any copyright, patent, or trademark law, and all other applicable federal, state, municipal and local safety regulations, appropriate trade association safety standards, and appropriate equipment manufacturer instructions. All Services performed by Service Provider must be in accordance with these laws, ordinances, codes and regulations. Service Provider’s failure to comply with any laws, ordinances, codes, or regulations applicable to the performance of the Services hereunder shall constitute a breach of contract. In cases where standards conflict, the standard providing the highest degree of protection shall prevail.

If a death, serious personal injury or substantial property damage occurs in connection with the performance of this Agreement, Service Provider shall immediately notify City's risk manager by telephone. If any accident occurs in connection with this Agreement, Service Provider shall promptly submit a written report to City, in such form as City may require. This report shall include the following information: (a) name and address of the injured or deceased person(s); (b) name and address of Service Provider's subcontractor, if any; (c) name and address of Service Provider's liability insurance carrier; and (d) a detailed description of the accident, including whether any of City's equipment, tools or materials were involved.

If a release of a hazardous material, substance, or waste occurs in connection with the performance of this Agreement, Service Provider shall immediately notify City. Service Provider shall not store hazardous materials or hazardous waste within City limits without a proper permit from City.

14. CONFIDENTIALITY:

Service Provider understands and agrees that, in the performance of Services under this Agreement or in the contemplation thereof, Service Provider may have access to private or confidential information that may be owned Docusign Envelope ID: 78286B54-CF9E-8BB0-839B-6DF89A05266C

CITY CONTRACT NO. 2026-172 6
or controlled by City and that such information may contain proprietary or confidential details, the disclosure of which to third parties may be damaging to City (“Confidential Information”).

Service Provider shall not, either during or after the Term, disclose to any third party any Confidential Information without the prior written consent of City. If City gives Service Provider written authorization to make any such disclosure, Service Provider shall do so only within the limits and to the extent of that authorization. Service Provider may be directed or advised by the City Attorney on various matters relating to the performance of the Services on the Project or on other matters pertaining to the Project and, in such event, Service Provider agrees that it will treat all communications between itself, its employees and its subcontractors as being communications which are within the attorney-client privilege.

Notwithstanding the foregoing, Service Provider may disclose Confidential Information required to be disclosed under law, provided that, prior to disclosure, Service Provider shall first give notice to City and make a reasonable effort to obtain a protective order requiring that City’s Confidential Information not be disclosed. This exception is limited to the extent disclosure is required under law.

15. EXCUSABLE DELAYS; NOTICE TO OTHER PARTY OF DELAY:

Service Provider shall not be in breach of this Agreement in the event that performance of Services is temporarily interrupted or discontinued due to a “Force Majeure” event which is defined as: riots, wars, sabotage, civil disturbances, insurrections, explosion, natural disasters such as floods, earthquakes, landslides, fires, strikes, lockouts and other labor disturbances or other catastrophic events, which are beyond the reasonable control of Service Provider. Force Majeure does not include: (a) Service Provider’s financial inability to perform; (b) Service Provider’s failure to obtain any necessary permits or licenses from other governmental agencies; or (c) Service Provider’s failure to obtain the right to use the facilities of any public utility where such failure is due solely to the acts or omissions of the Service Provider.

16. ASSIGNMENT PROHIBITED:

No Party to this Agreement may assign any right or obligation pursuant to this Agreement. Any attempt or purported assignment of any right or obligation pursuant to this Agreement shall be void and of no effect.

17. SUSPENSION OF SERVICES BY CITY:

City reserves the right to suspend Service Provider's Services under this Agreement when City determines that it is necessary to do so. When possible, City shall give Service Provider notice of such suspension and Service Provider shall, upon receipt of said notice, suspend all Services except any Services, the completion of which is authorized by the notice given by City. If the Services are suspended by City for more than sixty (60) consecutive days, for reasons other than the fault of the Service Provider, the Service Provider shall be compensated for Services performed prior to notice of such suspension. When the Project is resumed, the Service Provider's compensation shall be equitably adjusted by City to provide for expenses incurred by the interruption of the Services. In this regard, Service Provider shall furnish to City such financial information that, in the judgment of the City Manager, is necessary to determine the reasonable value of the Services rendered by Service Provider during the period when Services were suspended.

If the Parties are unable to agree upon the amount of extra compensation which is due to Service Provider within thirty (30) days of Service Provider resuming Services, the amount of such additional compensation, if any, that is required to appropriately compensate the Service Provider for its expenses incurred by the interruption of Services may, upon the request of either Party, be determined by arbitration conducted in accordance with Docusign Envelope ID: 78286B54-CF9E-8BB0-839B-6DF89A05266C

CITY CONTRACT NO. 2026-172 7
"Arbitration of Disputes" of this Agreement. Such arbitration shall be commenced by the Service Provider no later than sixty (60) calendar days following the event which entitles the Parties to pursue arbitration unless the Parties agree in writing to an extended time period for commencement of arbitration. Unless otherwise agreed in writing, all Parties shall carry on the Services and perform their duties during any arbitration proceedings, and City shall continue to make payments for the Services in progress as required by this Agreement.

18. OWNERSHIP OF WORK PRODUCT:

Any and all work, artwork, copy, posters, billboards, photographs, videotapes, audiotapes, systems designs, software, reports, designs, specifications, drawings, diagrams, surveys, source codes, Service Provider or technical information or data, photographs, notes, letters, emails or any original works of authorship created by Service Provider or its subcontractors or subcontractors in connection with Services performed under this Agreement (“Products”) shall be works for hire as defined under Title 17 of the United States Code, and all copyrights in such works are the property of City. In the event it is ever determined that any Product created by Service Provider or its subcontractors, or subcontractors under this Agreement, are not works for hire under U.S. law, Service Provider hereby assigns all copyrights to such Products to City. With the prior written approval of City's point of contact for the Project, Service Provider may retain and use copies of such Products for reference and as documentation of its experience and capabilities.

All Products shall become the property of City irrespective of where located or stored, and Service Provider agrees to deliver all such documents and information to City, without charge and in whatever form it exists, on the completion of the Service Provider's Services hereunder. Service Provider shall have no ownership interest in such Products.

All work product of Service Provider under this Agreement, including written information which City will cause to be distributed for either internal or public circulation, including both preliminary and final drafts, shall be delivered to City in both printed and electronic form, or as may be specified in Exhibit A.

When this Agreement is terminated, Service Provider agrees to return to City all documents, drawings, photographs and other written or graphic material, however produced, that it received from City, its contractors or agents, in connection with the performance of its Services under this Agreement. All materials shall be returned in the same condition as received.

19. TERMINATION OF WORK BY CITY FOR ITS CONVENIENCE:

City shall have the right to terminate this Agreement at any time for its convenience by giving notice of such termination to Service Provider. In the event City shall give such notice of termination, Service Provider shall cease rendering Services upon receipt of said notice given as required in this Agreement. If City terminates this Agreement:

A. Service Provider shall deliver copies of all Products prepared by it pursuant to this Agreement.

B. If City terminates this Agreement for convenience before City issues the Notice to Proceed to Service Provider or before Service Provider commences any Services hereunder, whichever last occurs, City shall not be obligated to make any payment to Service Provider. If City terminates this Agreement after City has issued the Notice to Proceed to Service Provider and after Service Provider has commenced performance under this Agreement, City shall pay Service Provider the reasonable value of the Services rendered by Service Provider pursuant to this Agreement prior to termination of this Agreement. City shall not in any manner be liable for Service Provider's actual or projected lost profits had Service Provider Docusign Envelope ID: 78286B54-CF9E-8BB0-839B-6DF89A05266C

CITY CONTRACT NO. 2026-172 8
completed the Services. Service Provider shall furnish to City such financial information that, in the judgment of the City Manager, is necessary to determine the reasonable value of the Services rendered by Service Provider prior to termination. In the event of a dispute as to the reasonable value of the Services rendered by Service Provider prior to termination and the Parties are unable to agree upon said amount within sixty (60) calendar days following the date of the notice of termination by City, such dispute may, upon the request of either Party, be resolved by arbitration conducted in accordance with "Arbitration of DIsputes" of this Agreement.

C. Except as provided in this Agreement, in no event shall City be liable for costs incurred by or on behalf of Service Provider after the date of the notice of termination.

20. ASSURANCE OF PERFORMANCE:

If, at any time, City believes Service Provider may not be adequately performing its obligations under this Agreement or may fail to complete the Services as required by this Agreement, City may submit a written request to Service Provider for written assurances of performance and a plan to correct observed deficiencies in Service Provider's performance. Failure to provide written assurances subsequent to such written request, constitutes grounds to declare a breach under this Agreement.

21. CANCELLATION FOR BREACH BY EITHER PARTY:

Should either Party fail to substantially perform its obligations in accordance with the provisions of this Agreement, the other Party shall thereupon have the right to cancel the Agreement by giving written notice and specifying the effective date of such cancellation. If City cancels this Agreement for breach and it is subsequently determined that Service Provider did not fail to substantially perform its obligations in accordance with this Agreement, then cancellation for breach by City shall be deemed, and treated, as termination for convenience.

Neither Party waives the right to recover damages against the other for breach of this Agreement, including any amount necessary to compensate City for all detriment proximately caused by Service Provider's failure to perform its obligations hereunder or which in the ordinary course of things would be likely to result therefrom.

City reserves the right to offset such damages against any payments owed to Service Provider.

City shall not in any manner be liable for Service Provider's actual or projected lost profits had Service Provider completed the Services required by this Agreement.

22. NON-DISCRIMINATION:

In its performance of the Services, Service Provider shall adhere to City’s Equal Employment Opportunity Policy which states, “The City is committed to ensuring that all qualified individuals have a full and fair opportunity to compete in all phases of the hiring process and promotion, and to enjoy the benefits of employment with the City.

All employees and applicants shall receive equal consideration and treatment in employment without regard to race, color, religion, gender, sexual orientation, national origin, age, disability, genetic information, marital status, amnesty, or status as a covered veteran in accordance with applicable federal or state statutes, the City’s ordinances, resolutions, or, rules or regulations.”
In addition, all agreements with sub-contractors will include language as required by the Office of Federal Contract Compliance Programs (OFCCP) that requires sub-contractors to maintain equal employment opportunity policies, and, as necessary, affirmative action policies.

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CITY CONTRACT NO. 2026-172 9

23. ARBITRATION OF DISPUTES:

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

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

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

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

In addition to the other rules of law which may be applicable to any arbitration hereunder, the following shall apply:

A. Promptly upon the filing of the arbitration, each Party shall be required to set forth in writing and to serve upon each other Party a detailed statement of its contentions of fact and law.

B. All parties to the arbitration shall be entitled to the discovery procedures as provided in Section 1283.05 of the California Code of Civil Procedure.

C. The arbitration shall be commenced and conducted as expeditiously as possible consistent with affording reasonable discovery as provided herein.

D. These additional rules shall be implemented and applied by the arbitrator.

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

24. INSURANCE COVERAGE:

During the Term, the Service Provider, at its own cost and expense, shall maintain in full force and effect policies of insurance set forth herein, which shall be placed with insurers admitted in California with a current A M Best’s Docusign Envelope ID: 78286B54-CF9E-8BB0-839B-6DF89A05266C

CITY CONTRACT NO. 2026-172 10
rating of no less than A-:VII and will provide City with written proof of said insurance. Service Provider shall maintain coverage as follows:

24.1. COMMERCIAL GENERAL LIABILITY:

Service Provider shall maintain commercial general liability insurance with coverage at least as broad as Insurance Services Office (ISO) form CG 00 01, in the amount of no less than Two Million Dollars ($2,000,000.00) per occurrence, Four Million Dollars ($4,000,000.00) general aggregate, and Two Million Dollars ($2,000,000.00) products and completed operations for bodily injury, personal injury, and property damage. The general aggregate limit shall apply separately to this Project or the general aggregate shall be doubled.

24.2. WORKERS' COMPENSATION INSURANCE AND EMPLOYER'S LIABILITY:

Service Provider shall maintain workers’ compensation insurance as required by the State of California under the Labor Code. Service Provider shall also carry employer’s liability insurance in the amount of One Million Dollars ($1,000,000.00) per accident, with a One Million Dollars ($1,000,000.00) policy limit for bodily injury by disease, and a One Million Dollars ($1,000,000.00) limit for each employee’s bodily injury by disease.

24.3. COMMERCIAL AUTOMOBILE LIABILITY:

Service Provider shall maintain commercial automobile liability insurance using ISO Business Auto Coverage form CA 00 01 (or equivalent) in the amount of no less than One Million Dollars ($1,000,000.00) or greater per accident for owned, leased, hired, and non-owned, borrowed automobiles.

24.4. CONTRACTOR'S POLLUTION INSURANCE:

Pollution Coverage shall be provided on a Contractors Pollution Liability form or other form acceptable to City providing coverage for liability arising out of sudden, accidental and gradual pollution and remediation. The policy limit shall be no less than Two Million Dollars ($2,000,000.00) per claim. All activities contemplated in this Agreement shall be specifically scheduled on the policy as “covered operations.” The policy shall provide coverage for the hauling of waste from the project site to the final disposal location, including non-owned disposal sites. The policy shall provide and be endorsed to include the City, its officials, officers, agents, employees and volunteers as additional insureds.

24.5. UMBRELLA OR EXCESS POLICY:

Service Provider may use Umbrella or Excess Policies to provide the liability limits as required in this agreement. This form of insurance will be acceptable provided that all of the Primary and Umbrella or Excess Policies shall provide all of the insurance coverages herein required. The Umbrella or Excess policies shall be provided on a true “following form” or broader coverage basis, with coverage at least as broad as provided on the underlying Commercial General Liability and automobile Liability insurance. No insurance coverage or policies maintained by the City (“Additional Insured”), whether primary or excess, and which also apply to a loss covered hereunder, shall be called upon to contribute to a loss until the Service Provider's primary and excess liability policies are exhausted.

24.6. WAIVER OF SUBROGATION:

With the exception of Service Provider liability, Service Provider hereby agrees to waive subrogation which any insurer of Service Provider may acquire from Service Provider by virtue of the payment of any loss. The commercial general liability policy, automobile liability policy, and workers’ compensation policy shall be Docusign Envelope ID: 78286B54-CF9E-8BB0-839B-6DF89A05266C

CITY CONTRACT NO. 2026-172 11
endorsed to contain a waiver of subrogation in favor of City for all work performed by Service Provider, its agents, employees, independent contractors and subcontractors. Service Provider shall provide written proof of waiver of subrogation in the Certificate of Insurance. Additionally, Service Provider agrees to obtain any available endorsements that may be necessary to effectuate this waiver of subrogation.

25. ADDITIONAL INSURANCE REQUIREMENTS:

Within five (5) days of the Effective Date, Service Provider shall provide City with certificates of insurance and amendatory endorsements for all of the policies required under this Agreement (“Certificates and Endorsements”). Such Certificates and Endorsements shall be kept current for the Term of the Agreement and Service Provider shall be responsible for providing updated copies. With the exception of the workers’ compensation insurance, all of the insurance policies required in this Agreement shall: (a) provide that the policy will not be cancelled, allowed to expire, or materially reduced in coverage without at least thirty (30) days’ prior written notice to City of such cancellation, expiration, or reduction and each policy shall be endorsed to state such; (b) name City, and City’s Agents as additional insureds with respect to liability arising out of Services, work or operations performed by or on behalf of Service Provider and shall be endorsed to state such; (c) cover products and completed operations of Service Provider, premises owned, occupied, or used by the Service Provider, or automobiles owned, leased, or hired or borrowed by the Service Provider; contain no special limitations on the scope of protection afforded to City; (d) allow and be endorsed primary with respect to any insurance or self-insurance programs covering City or City’s Agents and any insurance or self-insurance maintained by City or City’s Agents shall be in excess of Service Provider’s insurance and shall not contribute to it; (e) contain standard separation of insured provisions; and (f) state that any failure to comply with reporting or other provisions of the policy including breaches of warranties shall not affect the coverage provided to City.

26. INDEMNIFICATIONS:

26.1. INDEMNIFICATION FOR PROFESSIONAL LIABILITY:

When the law establishes a professional standard of care for any portion of the Services provided under this Agreement, to the fullest extent permitted by law. Service Provider shall defend with legal counsel reasonably acceptable to City, indemnify and hold harmless City and City’s Agents from and against any and all claims, loss, cost, damage, injury (including, without limitation, injury to or death of an employee of Service Provider or its subcontractors), expense and liability of every kind, nature and description that arise out of, pertain to, or relate to acts or omissions of Service Provider, or any direct or indirect subcontractor, employee, contractor, representative or agent of Service Provider, or anyone that Service Provider controls (collectively “Liabilities”).

Such obligations to defend, hold harmless, and indemnify City and City’s Agents shall not apply to the extent that such Liabilities are caused in whole by the sole negligence, active negligence, or willful misconduct of City or City’s Agents, but shall apply to all other Liabilities. With respect to third party claims against the Service Provider, the Service Provider waives any and all rights of any type of express or implied indemnity against City and City’s Agents.

26.2. INDEMNIFICATION FOR OTHER THAN PROFESSIONAL LIABILITY:

Other than in the performance of professional services and to the full extent permitted by law, Service Provider shall indemnify, defend, and hold harmless City and any and all of its elective and appointive boards, officers, officials, agents, employees or volunteers from and against any liability (including liability for claims, suits, actions, arbitration proceedings, administrative proceedings, regulatory proceedings, losses, expenses or costs of any kind, whether actual, alleged or threatened, including legal counsel’s fees and costs, court costs, interest, Docusign Envelope ID: 78286B54-CF9E-8BB0-839B-6DF89A05266C

CITY CONTRACT NO. 2026-172 12
defense costs, and expert witness fees), where the same arise out of, are a consequence of, or are in any way attributable to, in whole or in part, the performance of this Agreement by Service Provider or by any individual or agency for which Service Provider is legally liable, including, but not limited to, officers, agents, employees, or subcontractors of Service Provider.

27. LIABILITY OF CITY:

Notwithstanding any other provision of this Agreement, in no event shall City be liable, regardless of whether any claim is based on contract or tort, for any special, consequential, indirect or incidental damages, including, but not limited to, lost profits or revenue, arising out of or in connection with this Agreement or the Services performed in connection with this Agreement.

28. INDEPENDENT CONTRACTOR:

At all times during the Term, Service Provider shall be deemed to be an independent contractor and shall be wholly responsible for the manner in which Service Provider performs the Services required under this Agreement. Service Provider shall be liable for its acts and omissions and those of its employees, contractors, subcontractors, representatives, volunteers, and its agents. Nothing contained herein shall be construed as creating an employment, agency or partnership relationship between City and Service Provider. City shall have the right to control Service Provider only insofar as the result of Service Provider’s Services rendered pursuant to this Agreement; however, City shall not have the right to control the means by which Service Provider accomplishes Services rendered pursuant to this Agreement.

29. SERVICE PROVIDER NOT AGENT:

Except as City may specify in writing, Service Provider shall have no authority, express or implied, to act on behalf of City in any capacity whatsoever as an agent. Service Provider shall have no authority, express or implied, pursuant to this Agreement to bind City to any obligation whatsoever.

30. PAYMENT OF TAXES AND OTHER EXPENSES:

Payment of any taxes, including California sales and use taxes, levied upon this Agreement, the transaction, or the Services or goods delivered pursuant hereto, shall be the obligation of Service Provider.

31. NOTICES:

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

If to City: City of Turlock
Attn: Carlos Guerrero, Manager
156 S Broadway Suite 270
Turlock, California 95380
Docusign Envelope ID: 78286B54-CF9E-8BB0-839B-6DF89A05266C

CITY CONTRACT NO. 2026-172 13
With courtesy copies to: City of Turlock, City Attorney’s Office Attn: Katie O. Lucchesi, City Attorney
156 S. Broadway, Suite 230
Turlock, California 95380-5456
If to Service Provider: Golden Bell Products, Inc. a California corporation Attn: Michelle Webster-Holick, CEO
952 N Batavia Street
Orange, California 92867

32. CITY CONTRACT ADMINISTRATOR:

City’s contract administrator and contact person for this Agreement is:

Nicole Mann, Staff Services Technician
156 S Broadway Suite 270
Turlock, California 95380
Telephone: 209-668-5590
E-mail: [email protected]

33. INTERPRETATION:

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

34. USE OF CITY PROJECT NUMBER:
{Intentionally Omitted}

35. MODIFICATION:

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

36. WAIVER:

No covenant, term, or condition or the breach thereof shall be deemed waived, except by written consent of the Party against whom the waiver is claimed, and any waiver of the breach of any covenant, term, or condition shall not be deemed to be a waiver of any preceding or succeeding breach of the same or any other covenant, term, or condition.

37. ASSIGNMENT:

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

Docusign Envelope ID: 78286B54-CF9E-8BB0-839B-6DF89A05266C

CITY CONTRACT NO. 2026-172 14

38. AUTHORITY:

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

39. DRAFTING AND AMBIGUITIES:

Each Party acknowledges that it has reviewed this Agreement with its own legal counsel, and based upon the advice of that counsel, freely entered into this Agreement. Each Party has participated fully in the review and revision of this Agreement. Any rule of construction that ambiguities are to be resolved against the drafting Party does not apply in interpreting this Agreement.

40. GOVERNING LAW:

This Agreement shall be governed by and construed in accordance with the laws of the state of California.

41. VENUE:

Venue for all legal proceedings shall be in the Superior Court of the State of California, in and for the County of Stanislaus.

42. SEVERABILITY:

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

43. EXECUTION AND COUNTERPARTS:

This Agreement may be executed simultaneously, and in several counterparts, each of which shall be deemed an original, but which together shall constitute one and the same instrument. The Parties agree that this Agreement and any other documents to be delivered in connection herewith may be electronically signed and that any electronic signatures appearing on this Agreement or such other documents are the same as handwritten signatures for the purposes of validity, enforceability, and admissibility.

44. AUDIT:

City shall have access at all reasonable times to all reports, contract records, contract documents, contract files, and personnel necessary to audit and verify Service Provider’s charges to City under this Agreement.

45. ENTIRE AGREEMENT:

This Agreement, together with its specific references, attachments, and exhibits, constitutes the entire agreement of the Parties with respect to the subject matters hereof and supersedes any and all prior negotiations, Docusign Envelope ID: 78286B54-CF9E-8BB0-839B-6DF89A05266C

CITY CONTRACT NO. 2026-172 15
understanding, and agreements with respect hereto, whether oral or written. Should any conflict exist between the terms and conditions of the Agreement and any and all exhibits attached hereto, the terms and conditions of the Agreement shall prevail.

46. SUPERSEDES PRIOR AGREEMENT:

It is the intention of the Parties hereto that this Agreement shall supersede any prior agreements, discussions, commitments, or representations, whether written, electronic or oral, between the Parties with respect to the subject matter of this Agreement.

47. MANDATORY AND PERMISSIVE:
“Shall” and “will” and “agrees” are mandatory. “May” and “can” are permissive.

48. SUCCESSORS AND ASSIGNS:

All representations, covenants, and warranties specifically set forth in this Agreement, by or on behalf of, or for the benefit of, any or all of the Parties hereto, shall be binding upon and inure to the benefit of such Party, its successors and assigns.

49. HEADINGS:

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

50. ATTORNEY'S FEES AND COSTS:

If any action at law or in equity not resolved pursuant to "Arbitration of Disputes" of this Agreement, including action for declaratory relief, is brought to enforce or interpret provisions of this Agreement, the prevailing Party shall be entitled to reasonable attorney's fees and costs, which may be set by the court in the same action or in a separate action brought for that purpose, in addition to any other relief to which such Party may be entitled.

51. NECESSARY ACTS AND FURTHER ASSURANCES:

The Parties shall at their own cost and expense execute and deliver such further documents and instruments and shall take such other actions as may be reasonably required or appropriate to evidence or carry out the intent and purposes of this Agreement.

52. TIME IS OF THE ESSENCE:

Time is of the essence in this Agreement for each covenant and term of a condition herein.

Docusign Envelope ID: 78286B54-CF9E-8BB0-839B-6DF89A05266C

IN WITNESS WHEREOF, the Parties have caused this Agreement to be executed by and through their respective officers thereunto duly authorized.

Golden Bell Products, Inc. a California coroporation City of Turlock, a California municipal corporation **signature_148091**

SIGNATURE
**name_148091**

FULL NAME
**role_148091**
TITLE
**date_signed_148091**

DATE SIGNED
**signature_148096**

SIGNATURE
**name_148096**

FULL NAME
**role_148096**
TITLE
**date_signed_148096**

DATE SIGNED
APPROVED AS TO SUFFICIENCY:
**signature_148093**

SIGNATURE
**name_148093**

FULL NAME
**role_148093**
TITLE
**date_signed_148093**

DATE SIGNED
APPROVED AS TO FORM:
**signature_148095**

SIGNATURE
**name_148095**

FULL NAME
**role_148095**
TITLE
**date_signed_148095**

DATE SIGNED
ATTEST:

Docusign Envelope ID: 78286B54-CF9E-8BB0-839B-6DF89A05266C Michelle Webster-Holick
8/12/2026
CEO
Municipal Services Director
Christopher Fisher

**signature_148094**

SIGNATURE
**name_148094**

FULL NAME
**role_148094**
TITLE
**date_signed_148094**

DATE SIGNED
Docusign Envelope ID: 78286B54-CF9E-8BB0-839B-6DF89A05266C

Exhibits List
A - Insecta Scope Turlock
Docusign Envelope ID: 78286B54-CF9E-8BB0-839B-6DF89A05266C

Exhibit A
Insecta Scope Turlock
Docusign Envelope ID: 78286B54-CF9E-8BB0-839B-6DF89A05266C

952 N Batavia Street, Orange, CA 92867 – Phone (714) 363-3985 / Fax (714) 997-4807 www.goldenbellproducts.com
Wednesday, August 12, 2026
City of Turlock
Nicole Mann
156 S. Broadway #270.

Turlock, CA 95380
Dear Nicole:

Golden Bell Products to provide all personnel, material and supplies required to coat sanitary sewer manholes with INSECTA, insecticidal latex coating for sewer roach control pesticide service.

SCOPE OF WORK
Golden Bell Products to perform the following items:
 Apply INSECTA, an approved product for sewer roach control application in sanitary manholes.  Treat to depth of seven feet or less, with an approximate area of 100 square feet per manhole.  Will prepare and treat according to manufacturer’s specifications for preparation instructions.  Apply coating based on the manufacturers recommended label rates, five (5) manholes per gallon, not to exceed three (3) pints per manhole.
 Remove existing sewer manhole covers, scrape clean the inside of the cover area, spray Insecta, reseat the cover and mark the reinstalled cover with a painted white mark extending from the manhole cover to the adjoining pavement, indicating that the cover has been reseated properly and firmly. Liability for damage caused by covers that have been reinstalled and marked is limited to 24 hours. Covers that are damaged or will not reseat properly will be immediately reported to the customer. Customer assumes all liability for damages caused by covers that fail to properly reseat.
 Mark each manhole cover with an identifying white mark after being treated.  Provide proper supervision at the job site during all phases of work.  Be responsible for coordinating the work to be done. Work will take place in accessible alleys, parking lots, and streets.
 Guarantee the application for eighteen (18) months from the date of treatment. If more than 50 living roaches are found in a manhole during the warranty period, the manhole must then be retreated by Golden Bell Products at no additional charge or obligation to Customer. Golden Bell Products will retreat any manhole which inspections with photographs report live roaches within sixty (60) calendar days after notification; providing more than 50 live roaches are found inside the manhole during two inspections occurring two days apart.*
 Will report number of manholes treated when submitting billing invoices. Golden Bell Products will indicate in writing on each paper quarter section map, the number of manholes treated, applicators name initials with the date of completion. This will serve as the record of application for the necessary Agencies and warranty information.
 Customer will supply paper quarter section maps indicating exact locations of manholes to be treated, street names and smart cover locations. Golden Bell Products will not be responsible for any damage to unidentified smart covers.

Docusign Envelope ID: 78286B54-CF9E-8BB0-839B-6DF89A05266C

 Customer will make accessible all designated manholes to be coated prior to crew’s arrival. If not drive up accessible by service truck Golden Bell Products will notify Customer manhole cannot be treated.  Customer will provide inspection and assistance where necessary.  No more than 90 calendar days will elapse between date of notice to proceed and completion of the application.

A reasonable time for potentially unfavorable weather will be mutually agreed upon by Customer and Golden Bell Products
 Requirements may be added or deleted from the above Scope of Work; however, these must be agreed upon by both parties prior to the commencement of work.
 The cost of additional permits and/or licenses, other than those already required by the state, required within city limits to perform work within that city will be assumed by the Customer.

Golden Bell Products will supply all appropriate insurance coverage required by the state licensing agencies to apply roach control product to sewer manholes; if any additional insurance is required and available at additional costs those costs will be assumed by the Customer.

Special Note: Some assistance with traffic control in heavily traveled areas may be required. *NOTE: The Insecticidal-latex coating is not a repellent and therefore, will not repel roaches. They must rest on it to eliminate them! Insecta is not a spot treatment product: for warranty to be in effect and for the best results all manholes must be treated in the same area of the sewer system! Pricing per Manhole Application costs:

Pricing for less than 1000 manholes is $31.50 each.

Pricing for more than 1000 manholes is $30.00 each.

Pricing 1,666 manholes @ $30.00 each is $49,980.00.
(This is a service- no Tax)
* There is a 200 -manhole minimum for all jobs.

This pesticide service pricing is good through August 25, 2027. Thank you for this opportunity.

If you have any questions, please contact Michelle at 714/363-3985.

Sincerely,
MichelleJHolick
Michelle (Webster) Holick
CEO
Docusign Envelope ID: 78286B54-CF9E-8BB0-839B-6DF89A05266C

City Council Staff Report
August 25, 2026
From: Isaac Moreno, Finance Director
Prepared by: Isaac Moreno, Finance Director
Agendized by: John J. Murphy, DPA, ICMA-CM, City Manager

1. ACTION RECOMMENDED:

Resolution: Authorizing the submittal of the application to the Department of Housing and Community Development (HCD) amending the 5-year plan for the Permanent Local Housing Allocation (PLHA) program for the 2020 allocation year and authorizing the City Manager or designee to execute all related and necessary documents.

2. NARRATIVE:

In 2017, the California Legislature enacted the Building Homes and Jobs Act (SB 2), establishing a $75 recording fee on certain real estate documents to create a permanent funding source for affordable housing. These funds are distributed through the Permanent Local Housing Allocation (PLHA) Program to support local housing-related activities that address housing needs and homelessness.

As a CDBG entitlement jurisdiction, the City of Turlock receives non-competitive PLHA funding. The City's total PLHA allocation for Fiscal Years 2019–2023 is $1,790,698.

On November 15, 2022, the City Council authorized the application for, acceptance, and appropriation of PLHA funds and approved the City's five-year PLHA Plan. On January 14, 2025, the City Council approved a plan amendment allocating funds to the following eligible activities:
• Activity 2: Development, acquisition, rehabilitation, and preservation of affordable housing, including rehabilitation of City-owned properties for transfer to nonprofit housing providers and sale to income-qualified first-time homebuyers. • Activity 4: Program administration and activity delivery costs. • Activity 7: Accessibility, health, and safety improvements for income-qualified owneroccupied homes. • Activity 9: Homeownership assistance, including down payment assistance for firsttime homebuyers.

The approved PLHA Plan identified the 2020 allocation year for Activity 9 as serving households earning up to 80% of Area Median Income (AMI). However, PLHA regulations allow assistance to households earning up to 120% of AMI. Staff recommends amending the PLHA Plan for the 2020 allocation year to increase the income eligibility for the FirstTime Homebuyer Program from 80% AMI to 120% AMI, expanding homeownership opportunities and better meeting ths housing needs of the community.

Agenda Staff Report
8/25/2026

3. FISCAL IMPACT / BUDGET AMENDMENT:

There is no fiscal impact associated with this action.

4. ENVIRONMENTAL DETERMINATION:

This action is not subject to the provisions of the California Environmental Quality Act (CEQA) in accordance with Section 15378(b)(5) of the CEQA guidelines. This action consists of “organizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment” and therefore is not considered a project.

5. ALTERNATIVES:

A. The City Council could choose not to submit the plan amendment for the 2020 allocation year. This alternative is not recommended as this is the only funding source currently available to Housing to go up to 120% AMI, which allows the Division to offer a broader service to the community.

6. ATTACHMENTS:

1. Draft Resolution

2. PLHA Plan Amendment for 2020 Year

RESOLUTION NO. 2026-

BEFORE THE CITY COUNCIL OF THE CITY OF TURLOCK

AUTHORIZING THE SUBMITTAL OF THE APPLICATION TO THE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT AMENDING THE 5-YEAR PLAN

FOR THE PERMANENT LOCAL HOUSING ALLOCATION PROGRAM FOR THE 2020 ALLOCATION YEAR AND AUTHORIZING THE CITY MANAGER TO EXECUTE

ALL RELATED AND NECESSARY DOCUMENTS
WHEREAS, the State of California Department of Housing and Community Development (“Department”) is authorized to provide up to $296 million under the SB 2 Permanent Local Housing Allocation Program Formula Component from the Building Homes and Jobs Trust Fund for assistance to Cities and Counties (as described in Health and Safety Code section 50470 et seq. (Chapter 364, Statutes of 2017 (SB 2)).; and WHEREAS, the Department issued a Notice of Funding Availability (“NOFA”) dated 10/15/2024 under the Permanent Local Housing Allocation (PLHA) Program; and WHEREAS, the City of Turlock, is an eligible Local government who has applied for program funds to administer one or more eligible activities, or a Local or Regional Housing Trust Fund to whom an eligible Local government delegated its PLHA formula allocation; and
WHEREAS, the Department may approve funding allocations for PLHA Program, subject to the terms and conditions of the Guidelines, NOFA, Program requirements, the Standard Agreement, and other contracts between the Department and PLHA grant recipients; and
NOW, THEREFORE, BE IT RESOLVED THAT:

1. If Applicant receives a grant of PLHA funds from the Department pursuant to the above referenced PLHA NOFA, it represents and certifies that it will use all such funds in a manner consistent and in compliance with all applicable state and federal statutes, rules, regulations, and laws, including without limitation all rules and laws regarding the PLHA Program, as well as any and all contracts Applicant may have with the Department.

2. Applicant is hereby authorized and directed to receive a PLHA grant, in an amount not to exceed the five-year estimate of the PLHA formula allocations, as stated in Appendix C of the current NOFA $1,859,124 in accordance with all applicable rules and laws.

3. Applicant hereby agrees to use the PLHA funds for eligible activities as approved by the Department and in accordance with all Program requirements, Guidelines, other rules and laws, as well as in a manner consistent and in compliance with the Standard Agreement and other contracts between the

Resolution No. 2026-

Applicant and the Department.

4. Pursuant to Section 302(c)(4) and 302 (c)(5) of the Guidelines, Applicant’s PLHA Plan Amendment for the 2020-2023 Allocations is attached to this resolution, and Applicant hereby adopts this PLHA Plan Amendment and certifies compliance with all public notice, public comment, and public hearing requirements in accordance with the Guidelines.

5. Applicant certifies that it was delegated by City of Turlock to submit an application on its behalf and administer the PLHA grant award for the formula allocation of PLHA funds, pursuant to Guidelines Section 300(c) and 300(d), and the legally binding agreement between the recipient of the PLHA funds and the Applicant is submitted with the PLHA application.

6. Applicant certifies that it has or will subgrant some or all of its PLHA funds to another entity or entities. Pursuant to Guidelines Section 302(c)(3), “entity” means a housing developer or program operator, but does not mean an administering Local government to whom a Local government may delegate its PLHA allocation.

7. Applicant certifies that its selection process of these subgrantees was or will be accessible to the public and avoided or shall avoid any conflicts of interest.

8. Pursuant to Applicant’s certification in this resolution, the PLHA funds will be expended only for eligible Activities and consistent with all program requirements.

9. Applicant certifies that, if funds are used for the acquisition, construction or rehabilitation of for-sale housing projects or units within for-sale housing projects, the grantee shall record a deed restriction against the property that will ensure compliance with one of the requirements stated in Guidelines Section 302(c)(6)(A), (B) and (C).

10.Applicant certifies that, if funds are used for the development of an Affordable Rental Housing Development, the Local government shall make PLHA assistance in the form of a low-interest, deferred loan to the Sponsor of the Project, and such loan shall be evidenced through a Promissory Note secured by a Deed of Trust and a Regulatory Agreement shall restrict occupancy and rents in accordance with a Local government-approved underwriting of the Project for a term of at least 55 years.

11.Applicant shall be subject to the terms and conditions as specified in the Standard Agreement, the PLHA Program Guidelines and any other applicable SB 2 Guidelines published by the Department.

12.City Manager, is authorized to execute the PLHA Program Application, the PLHA Standard Agreement and any subsequent amendments or modifications

Resolution No. 2026-

thereto, as well as any other documents which are related to the Program or the PLHA grant awarded to Applicant, as the Department may deem appropriate.

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

AYES:

NOES:

NOT PARTICIPATING:

ABSENT:

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

City Council Staff Report
August 25, 2026
From: Adrienne Werner, Development Services Director
Prepared by: Katie Quintero, Planning Manager
Agendized by: John J. Murphy, DPA, ICMA-CM, City Manager

1. ACTION RECOMMENDED:

Resolution: In the matter of rescinding and replacing Resolution 2026-106 and adopting General Plan Amendment 2026-01 (2023-2031 Housing Element and CommercialResidential Mixed-Use District) Ordinance: In the matter of amending Title 9 (Zoning) of the Turlock Municipal Code adding Article 6 (Commercial-Residential Mixed-Use Zones) including Section 9-6-110 (Streamlined Ministerial Approval for Qualifying Housing Development Projects in Commercial-Residential Mixed-Use Zones), and amending Turlock Municipal Code 9-3-202 to implement the General Plan Housing Element
Ordinance: In the matter of amending the Zoning map of the City of Turlock, attached to Title 9 of the Turlock Municipal Code (Rezone 2026-01)

2. NARRATIVE:

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

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

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

Under current zoning, the City can accommodate a total of 4,506 new homes, which

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represents about 78 percent of Turlock's assessed share of the regional housing need for the period. This means there is a gap of 1,296 units, including 886 for lower income households and 557 for moderate income households. To bridge that gap, we had originally proposed a Workforce Housing Overlay that would apply to certain vacant and underutilized commercial parcels along four key corridors in the City: Golden State Boulevard, Geer Road, West Main Street and South Lander Avenue. The overlay was designed to give property owners the option to develop multifamily housing on their sites if they wish while allowing them to continue to operate or develop commercial uses consistent with existing zoning.

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

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

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

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

They focus on:
• Goal 1: Increase Housing Supply in Turlock and Promote a Balance of Housing Types and Prices to Meet the Needs of Local Residents

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• Goal 2: Remove or Reduce Constraints to Housing Production • Goal 3: Preserve, Rehabilitate, and Enhance Existing Housing and Neighborhoods • Goal 4: Take Action to Prevent Homelessness and Address the Needs of Unhoused People
• Goal 5: Affirmatively Further Fair Access to Housing for All in Turlock • Goal 6: Monitor the Effectiveness of Housing Programs Together with the inventory, the details of programs in the Action Plan were a principal focus of HCD's review, in particular, programs that identify zoning and process amendments needed to ensure consistency with State law regarding special needs housing and affirmatively furthering fair access to housing for people of all ages, incomes, ethnic backgrounds, and abilities. The redlined version of the Housing Element included in the packet, shows new and revised programs included in response to HCD comments.

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

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

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

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

Background Analysis
The sites inventory and the programs in the Action Plan are underpinned by a series of technical reports included in Volume 2 of the Draft Housing Element. These include a housing needs assessment (Appendix B) that analyzes local housing needs based on Census data and other sources; a constraints analysis (Appendix C) that reviews existing governmental and non-governmental constraints to housing development; a fair housing assessment (Appendix D) that considers disproportionate conditions and needs of disadvantaged populations in Turlock; an evaluation of progress toward the goals and objectives of the Fifth Cycle Housing Element (Appendix E), and analysis in support of the feasibility of non-vacant sites included on the inventory (Appendix F).

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

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

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

Planning Commission Meeting and Council First Reading.

The Planning Commission heard the Housing Element and the various associated amendments at their August 6, 2026, regular meeting. After hearing the staff report and public comment, the Planning Commission voted unanimously to recommend the City Council approve the proposed items. Then on August 11, 2026, the City Council considered and unanimously voted to adopt the General Plan Amendment 2026-01 (2023-2031 Housing Element and Commercial-Residential Mixed-Use District) and performed the first reading and introduction of the related Ordinance with Zoning Code amendments.

3. FISCAL IMPACT / BUDGET AMENDMENT:

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

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additional appropriations or City Council authorization will be brought forward separately in accordance with the City’s established budget and approval processes.

4. ENVIRONMENTAL DETERMINATION:

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

5. ALTERNATIVES:

The City Council may choose not to adopt the Housing Element and related General Plan and Zoning amendments, or may direct staff to make additional revisions. However, substantive revisions may require additional review by the California Department of Housing and Community Development and could delay certification of the Housing Element and the City’s compliance with applicable State housing law.

6. ATTACHMENTS:

1. Attachment 1 Redline Version of Housing Element

2. City Council Resolution 2026-106 (to be rescinded)

3. Exhibit A General Plan Amendment 2026-01 Resolution Adopting Housing Element and General Plan Amendments

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

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

City of Turlock
2023-31
Housing Element

REVISED DRAFT
August 6, 2026
Volume 1

City of Turlock
2023-31 Housing Element

REVISED DRAFT
August 6, 2026
Volume 1
Prepared by:

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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Sixth Cycle RHNA was made in consideration of natural and humanmade hazards in the community, ensuring consistency with the Safety Element.

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

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

Location and Context

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

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

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

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N Colorado Ave
West Main St
S Washington Rd
N Soderquist Rd
Geer Rd
Fosberg Rd
N Tully Rd
NBerkeley Ave
N Gol den 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
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Andre Ln
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S Quincy Rd
E Minnesota Ave
S Golden State Blvd
Brier Rd
N Johnson Rd
W Christoffersen Pkwy
Pedras Rd
El Capitan Dr
E Hawkeye Ave
W Linwood Ave
Dels Ln
Fulkerth Rd
N Olive Ave
S Kilroy Rd
North Ave
E Taylor Rd
East Ave
F St
W Taylor Rd
S Soderquist Rd
N Washington Rd
A St
Full erton Dr
Hedstrom Rd
Mountain View Rd
Georgetown Ave
S oJ hnson Rd
South Ave
W Springer Dr
E Canal Dr
Marshall St
N Denair Ave
E Glenwood Ave
N Berkeley Ave
Grant Ave
Park St
W Monte Vista Ave
Lester Rd
Golf Rd
E Linwood Ave
W Glenwood Ave
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Countryside Dr
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Chapter 2: Community Profile
2-4 Hearing Draft | August 6, 2026
Chart 2-1: Existing Land Use

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

Population Characteristics

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Housing Market Characteristics

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

Chapter 2: Community Profile
2-10 Hearing Draft | August 6, 2026
2014 and 2024, there has been modest housing development in Turlock. The number of detached singlefamily homes has increased approximately 4 percent during this period. The number of total units has increased by 3 percent over this period driven mostly by the addition of detached single-family homes, which mirrors the housing growth in Stanislaus County as well (increase of 3.4 percent overall). There have been several residential projects in Turlock either approved or under review as of July 2024. These projects would add 847 multi-family units and 290 single-family residential units, as discussed further in Chapter 3:

Housing Resources.

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

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

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

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

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

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

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

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

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

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

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

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

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 2-15
Costco 180 Retailer
Walmart 165 Retailer
Covenant Retirement and Care 165 Nursing and Residential Care Target 150 Retailer
Save Mart Supermarkets 145 Retail Grocer
Raley’s 134 Retail Grocer
Northern Refrigerated 100 Freight Trucking
Source: Stanislaus County Comprehensive Economic Development Strategy 2023-2028, Table 12

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

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

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

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

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

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

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Map 2-3
19,829 22,347
7,985

City of Turlock – Housing Element Update 2023-31
Hearing Draft | August 6, 2026 2-17
Recent Development Trends
During the 2014 to 2024 period, the City saw construction of 1,014 new homes, as shown on Table 2-3. The majority of new homes built were detached single-family houses, with 277 multifamily units constructed.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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3-4 Hearing Draft | August 6, 2026
consecutive planning periods and non-vacant sites included on the prior period inventory cannot be carried forward to the current planning period to satisfy the City’s Lower Income RHNA allocation unless they are rezoned to allow residential use by right at the default density for the jurisdiction. In view of feasibility considerations, parcels that are less than 0.5 acres in size are generally not considered suitable for lower income housing development as smaller parcels may not allow development of a sufficient number of units for proposed affordable housing projects to compete effectively for limited funding resources. Parcels larger than 10 acres in size are also not considered suitable by HCD as development of very large projects may lead to an over concentration of affordable housing in one location or may render proposed affordable housing projects ineligible for funding. Therefore, all sites attributed to L/VL RHNA on the inventory are between 0.5 and 10 acres in size.

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

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

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

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

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

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

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

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

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

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

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

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

Construct
driveway entrances
for the project.

Approved
5/3/22

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

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

Approved
1/31/23

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

Paving, 5 parking
spaces and
landscaping
included.

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

0.8 4
3 3

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

0.9 1
6 6
521 W.

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

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

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

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

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

7.1 5
175 175

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

15. 66
178 178
1525 W.

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

2.67-acre parcel,
into 30 singlefamily residential
lots.

Under
ReviewApp
roved
10/22/24

2.6 7
30 30
300 N.

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

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

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

0.88-acre lot.

Approved
11/4/2024

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

13.61 acres, into
114 single-family
residential lots.

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

13. 61
114 114

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

11.42-acre parcel
into 22 single
family residential
lots.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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