Modesto unveils plans for minimal to aggressive growth as far as Ladd Rd. in north
Modesto city planners have unveiled options for minimal to competitive growth as the city progresses with a general plan overhaul.
According to the land use alternatives presented at a workshop Tuesday, the most aggressive growth option would carpet the agricultural area north of Kiernan Avenue to Ladd Road with tract homes and high-density housing.
The option would allow regional commercial and business center development directly west of Vintage Faire Mall and Highway 99 and also include a corridor of industrial development along the Highway 132 bypass route as far as Hart Road.
The city is considering three alternative land use proposals for its Modesto 2050 General Plan, all of which could push city growth north of Kiernan Avenue between Stoddard Road and McHenry Avenue.
The minimal growth option plots some development north of Kiernan, while the moderate plan could extend the city boundary to a canal south of Ladd Road and would accommodate less job creation around the 132 bypass.
The growth options were unveiled at a workshop Tuesday attended by 35 people at Harvest Hall in south Modesto. Two other workshops in Modesto are planned Wednesday and Thursday.
The general plan update will serve as a blueprint for Modesto’s growth through 2050. City officials say they hope to ensure that development is planned well to accommodate more jobs, increase revenue for the city and provide amenities and different types of housing for residents.
Modesto hasn’t grown significantly since the 1990s, compared to other communities that have capitalized on growth and economic development. The three land use alternatives the city is considering are for development outside the current municipal boundaries.
Jessica Hill, director of community and economic development, explained the goals and objectives of the Modesto 2050 General Plan, which could add thousands of acres to the city. People attending the workshop then gathered around maps of the growth options, asked questions and provided feedback to staff members.
The three options would expand the city’s planning area from 31,000 acres to between 45,120 and 49,650 acres. Staff members did not present population growth numbers associated with each option. Maps of the three growth options can be viewed at this link on pages 19 to 21.
Hill noted that development projects will have to comply with city rules requiring a public advisory vote on sewer line extensions to new areas and an anti-sprawl measure requiring farmland mitigations.
Wood Colony excluded from city planning
City staff said the growth options do not touch original boundaries of the politically sensitive Wood Colony area. Proposals to include part of the Wood Colony farming community in the city’s growth planning sparked a political firestorm in 2013-14. The city had people at Tuesday’s workshop put their comments on sticky notes instead of going to the microphone. Handouts showing the growth options were not available at the meeting.
Lori Wolf commented at Tuesday’s workshop on the proposed finger of industrial land uses along the 132 route, west of the city. “I have a problem because it’s the most prime farmland in the world,” she said.
The residential subdivisions proposed north of Kiernan Avenue would be between Dale Road and an industrial area designated on the west side of McHenry.
Near Vintage Faire, a new commercial area would emerge on the west side of Highway 99, north side of Beckwith Road and east side of Texas Avenue. What the city calls “business center” development would be designated on Beckwith, between Texas Avenue and Toomes Road.
Various options designate an area for residential development east of Claus Road in northeast Modesto.
City will analyze capacity of municipal services
Hill said the city water system can support build-out of the current general plan. An analysis of water service capacity will be conducted after the City Council chooses the new preferred boundaries for growth. Similar analyses will look at wastewater service, transportation, storm drainage, fire protection and police service.
A timeline calls for the Planning Commission and City Council to decide on the preferred land use alternatives next year. A draft general plan update could be released in early 2027.
In addition to planning around its perimeter, the city completed a Southwest Modesto Plan in 2023 and has plans for a soccer stadium, entertainment and housing downtown, as well as redevelopment of the Muni Golf Course. It’s also working on McHenry Avenue corridor planning.
Two more general plan workshops are planned this week. One is Wednesday starting at 5:30 p.m. in the Modesto Centre Plaza San Joaquin Room, 1000 L St. The other is set for Thursday at 5:30 p.m. at the Stanislaus County Veterans Service Office, 3500 Coffee Road.
This story was originally published December 17, 2025 at 1:30 PM.
