(a) 
The City may prezone unincorporated territory adjoining the City limits for the purpose of establishing the zoning district which will apply in the event of subsequent annexation to the City.
(b) 
The method and procedure for establishing such prezones shall be in accordance with this article for the establishment of zoning districts and reclassification of land within the City.
(c) 
Unincorporated territory which has been prezoned shall carry a "P" prefix before the zone classification and shall be so designated on the official zoning map of the City.
(d) 
The zone classification established through the prezoning procedure shall become effective and enforceable at the time annexation of the territory to the City becomes effective. At this time, the "P" prefix shall be deemed automatically removed from the zone classification.
(1207-CS, Rep&ReEn, 05/28/2015)
The purposes of prezoning territory prior to annexation into the City are:
(a) 
To promote the orderly development and expansion to the boundaries of the City of Turlock; and
(b) 
To protect, preserve, and promote the quality of life in the City by establishing control over the quality, distribution, and rate of growth in the City of Turlock.
(1207-CS, Rep&ReEn, 05/28/2015)
The standards established and the process contained in this article shall not be applicable to the following types of annexation proposals to the City of Turlock:
(a) 
Publicly owned lands and/or facilities;
(b) 
Lands within unincorporated portions of Stanislaus County which are totally bounded by the Turlock corporate limits (unincorporated islands);
(c) 
Annexations initiated by the Turlock City Council.
(1207-CS, Rep&ReEn, 05/28/2015)
Applications for prezoning and annexation of territory to the City of Turlock shall be submitted to the Secretary of the Planning Commission for evaluation. At the time the application is deemed complete, a date of hearing shall be set in the manner prescribed by law and in accordance with Article 1 of this chapter.
(1207-CS, Rep&ReEn, 05/28/2015)
Each application submitted to the City of Turlock proposing prezoning and annexation of unincorporated territory shall be reviewed pursuant to the following application criteria:
(a) 
Orderly and contiguous development.
(1) 
Is the territory proposed for annexation adjacent to existing urban limits of Turlock?
(2) 
Is the territory located within the primary sphere of influence area of the City of Turlock? A single parcel in which more than fifty (50%) percent of the land area is located within the primary sphere of influence shall be considered to be located within the primary sphere.
(3) 
Is the development proposed for the unincorporated territory consistent with the land use designations contained within the Turlock Area General Plan?
(b) 
Educational facilities. Has the proposed residential development fully mitigated all potential impacts to the Turlock school districts?
(c) 
Parks and recreation facilities. Does the proposal include full mitigation of impacts on parks and recreation needs by either land dedication and development or by payment of in lieu development fees at a standard consistent with the Turlock General Plan?
(d) 
Public safety facilities. Does the proposal include full mitigation of impacts to police and fire services including analysis of emergency (CODE I) response times or other innovative techniques?
(e) 
Public infrastructure facilities.
(1) 
Does the proposal include full mitigation of impacts to needed public infrastructure both on site and along the project frontage which serve the proposed development without the need for the City to provide supplemental facilities?
(2) 
Does the proposal have the capability to fully mitigate the impacts associated with its development through the payment of applicable capital facility fees?
(3) 
Does the proposal include full mitigation that will not worsen the LOS (level of service) at any intersection or along any roadway serving or affected by the project (computed for weekday peak hour at full buildout/occupancy) to an unacceptable level?
(1207-CS, Rep&ReEn, 05/28/2015)
If the territory proposed for annexation does not meet the above standard regarding location within the primary sphere of influence, the applicant has the opportunity to apply for an amendment to the primary sphere of influence line. In considering requests to amend the primary sphere of influence line, the City of Turlock shall be guided by the following standards:
(a) 
The inventory of available land located within the primary area of influence that has not received prezone approval and/or been annexed to the City is less than five hundred (500) acres.
(b) 
The Turlock City Council, upon recommendation from the Planning Commission, adopts findings that a particular request for an amendment to the primary sphere of influence line is necessary for the protection of the public welfare; the enhancement of the community; and is consistent with and furthers the goals and policies of the Turlock Area General Plan.
(1207-CS, Rep&ReEn, 05/28/2015)
If the proposed prezone and annexation application does not meet all of the findings referenced above, the application shall be considered premature and shall be denied.
(1207-CS, Rep&ReEn, 05/28/2015)
A development agreement may be required for consideration in conjunction with the review of a prezone and annexation proposal when determined appropriate by the City. The application process for a development agreement shall be as specified in Article 9 of this chapter (Development Agreements), and shall include the payment of processing fees as established by City Council resolution which may be amended from time to time.
(1207-CS, Rep&ReEn, 05/28/2015)
It is the policy of the City of Turlock (Turlock General Plan and Resolution 99-021 as amended from time to time), subject to certain exceptions, that all annexations of land to the City shall be accompanied by an appropriate area-wide plan. This requirement shall be accomplished by either the preparation of a specific plan as set forth in Government Code Section 65450 et seq. or by the preparation of a master plan as described below. A master plan shall be adopted by the procedure set forth in this article.
(a) 
Master plan content. A master plan shall address and describe the following, as applicable:
(1) 
Location and boundaries of the master plan area;
(2) 
Proposed uses of land, including proposed densities and/or intensities, design, and development standards;
(3) 
Proposed prezoning of property, which shall become the zoning upon the effective date of the annexation (or rezoning in the case of any property already in the City);
(4) 
Proposed location and development standards of major streets and roads (public and private), including traffic control devices needed to maintain the City's established level of service standards;
(5) 
Proposed location and description of public infrastructure, facilities, and utilities needed to support the development of the master plan area;
(6) 
Proposed location of any parks and other public open space;
(7) 
Proposed location of any public schools;
(8) 
Identification of the means and methods of financing public improvements, including those funded through the City's development impact fee program and/or any supplemental development impact fee needed to fund needed facilities not included in the City's development impact fee program;
(9) 
Phasing plan or program (if any), including its relationship to public infrastructure, facilities, and utilities, and to any policies affecting the rate and/or timing of growth and development of the City;
(10) 
Mitigation measures identified in the environmental review process that are needed to reduce and/or eliminate environmental impacts;
(11) 
Discussion of the consistency of the proposed master plan with the Turlock General Plan, including the Housing Element (where applicable); and
(12) 
Any other such matters or issues that could affect the orderly development of the master plan area.
(b) 
Master plan development standards and review processes. Unless otherwise specified in the adopted master plan, all development in the master plan area shall be subject to the applicable review and approval processes and design and development standards of the zoning regulations of this Code. Subject to a minor discretionary permit, the Development Services Director may approve minor modifications, exceptions, and waivers to the zoning regulations of this Code to allow for orderly development in the master plan area. Modifications or changes considered major (e.g., significant changes in land use/zoning, circulation, or public facilities, etc.) may be considered subject to the process and procedures for amending the Code including rezoning (TMC 9-5-112 et seq.).
(c) 
Master plan funding. A master plan may be initiated and prepared by property owners and/or developers in consultation with the City of Turlock or by the City of Turlock at its discretion. When the preparation of a master plan is privately initiated, the applicant shall pay all costs associated with the preparation of the master plan. The applicant shall submit the draft master plan to the Development Services Department for review and pay a processing fee as established by Council resolution, as amended from time to time. When the preparation of a master plan is initiated and funded by the City of Turlock, the City shall be fully reimbursed for the cost of preparing the master plan. The collection of a master plan reimbursement fee shall occur in conjunction with either the issuance of a building permit and/or final subdivision map, as established in conjunction with the approval of the master plan. By written agreement with the City, the cost of preparing a master plan may be shared between the City and private parties.
(1207-CS, Rep&ReEn, 05/28/2015; 1223-CS, Amended, 10/13/2016)