The Turlock Planning Commission will consider making a number of recommendations to the city council regarding the adoption of the 2023-31 housing element during its Thursday night meeting.
Turlock is one of five cities that California Attorney General Rob Bonta is taking legal action against for allegedly failing to comply with the state's Housing Element Law, which requires cities and counties meet housing needs for everyone in their jurisdictions.
Each local government is responsible for updating its housing plan every eight years. Currently, the state is in its sixth update cycle. Local governments must plan for approximately 2.5 million additional homes statewide.
The city was notified earlier this month it must bring its housing element into compliance and complete all required rezoning within 120 days. The filing also asked the court for temporary relief, including suspending the city’s authority to issue nonresidential permits while mandating the approval of certain residential projects.
Housing affordability in Stanislaus County – and throughout the whole of California – is a critical issue. Over the past 30 years, housing costs have ballooned, driven by rising construction costs and land values. The typical home value in Turlock in January 2024 was more than $475,000, an increase of 100 percent over the past decade that has left many families in the dust.
According to the Public Policy Institute of California, home values and rents in the state are among the highest in the nation, and the state has one of the highest rates of homelessness. In fact, 68 percent of residents say housing affordability is a problem in their part of the state, while 63 percent say homelessness is a major problem.
The housing element aims to:
* Address Regional Housing Needs Allocation, by ensuring capacity for the development of new housing to meet the requirement of 5,802 housing units at all income levels for the 2023-2031 planning period. This includes 1,305 for very-low-income people, 903 low-income and 1,096 in the middle.
* 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.
* 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.
California requires all its cities and counties to have a housing element included in their general plan, establishing housing objectives, policies, and programs in response to community housing conditions and needs.
The other cities facing legal action from the state are Calexico (Imperial County), Costa Mesa (Orange), Half Moon Bay (San Mateo) and Ridgecrest (Kern).
“California can’t solve the housing crisis while some cities sit on their hands and dare us to do something about it,” Gov. Gavin Newsom said in press release issued July 16. “These five jurisdictions had every chance to follow the law and plan for their fair share of housing. They chose not to, so now they’ll answer for it in court. Housing law applies statewide, and no city gets a pass.”
The city countered with a press release that same day, signed by new City Manager John J. Murphy.
“The city has made significant progress toward housing element compliance, and we have a clear path forward,” Murphy said. “Our focus now is on completing the remaining public process, achieving housing element compliance, and continuing to plan responsibly for Turlock’s long-term future.”
After the rezoning package goes before the Planning Commission Thursday, a public hearing is slated for Aug. 11, with final consideration expected on Aug. 25.
