A duplex on your block? Stanislaus weighs how to meet housing demand through density
The latest vision for housing in Stanislaus County pulls back on developing farmland in favor of more density within city limits.
And the plan would rely more on duplexes, in-law units and other incremental projects than on large apartment and townhouse complexes.
State and federal laws require counties to compile plans every four years on how to minimize driving via denser development.
The plans sketch out 25 years of spending on roads, transit, bicycle and other projects. Crucial to this is the idea that a compact mix of land uses could curb sprawl while making cities more vibrant.
The Stanislaus Council of Governments is taking comment through July 25 on its draft 2022 plan. Public hearings will be held Thursday, June 16, and Wednesday, June 22, both at 6 p.m.
Not binding on locals
The plan would not require specific project approvals by the nine city councils or by county supervisors in unincorporated areas. But transportation funding is increasingly tied to the goal of people living closer to businesses and other destinations. They could get around more by foot, bicycle or transit and less in motor vehicles that emit climate-harming gases.
The StanCOG staff drafted the plan with input from home builders, local officials, environmental justice advocates and others. The 145-page document is called the Regional Transportation Plan/Sustainable Communities Strategy.
The 2018 plan called for 71% of the housing in new growth areas, consuming an estimated 2,988 acres of prime farmland. Another 16% would be in downtowns and older commercial corridors, such as McHenry Avenue in Modesto. The other 13% would result from making current neighborhoods somewhat denser.
The 2022 draft favors an option with 52% of the new housing in existing neighborhoods, including duplexes and other small projects on existing single-family parcels. Another 32% would be in downtowns and older commercial corridors. The other 16% would sprawl onto an estimated 1,004 farmland acres.
The new housing would have an average density of 16.6 units per acre, compared with 8.9% under the 2018 plan.
Four options in all
The preferred option is called Neighborhood Infill. The draft plan also examined the option of staying with the 2018 plan or of adopting these alternatives:
City Retrofit: This option would put 55% of new housing in downtowns and older corridors. Another 40% would be in existing neighborhoods and just 5% on farmland, totaling 582 acres. The projects’ average density would be 24.8 units per acre.
Complete Communities: Half of the new housing would be on farmland totaling 1,578 acres. Another 28% would come from denser current neighborhoods, and 22% in downtowns and older corridors. The average density would be 12.2%.
The StanCOG board could vote on the plan Aug. 17. It is made up of the five county supervisors and some of the city council members.
The June 16 hearing will include live and online comment. It will be at 1111 I St., Modesto. The June 22 hearing will be online only.
More information on the plan and how to comment is at www.valleyvision2046.com.
