Transparency of Development Standards
The City strives to be transparent in its development review process by providing as much information as possible related to the City’s regulations, processes, procedures, and fees on the City website. The Municipal Code (including Zoning Ordinance), application forms, fee schedules, and other information are all readily available for reviewing on the website. The City is in compliance with requirements set forth in AB 1483.
The City uses the eTRAKiT permitting system, which facilitates not only internal routing and plan check review, but also has an externally facing portal where applicants can submit online and community members can search for project status and download project materials and correspondences.
SB 35 Approval Procedure
SB 35 (2017) requires a Streamlined Ministerial Approval process for developments in jurisdictions that have not made sufficient progress towards their Regional Housing Needs Allocation. Through Program B - 1: SB 35 Permit Processing and SB 330 Compliance, the City will create and implement an expedited permit process for qualifying affordable housing projects, pursuant to SB 35 and SB 330.
As of May 2023, the City of Modesto has not received an SB 35 application. If the City were to receive an SB 35 application, it would follow state law procedure. The following permitting 18 City of Modesto. Estimated Modesto Accessory Dwelling Unit Development Fees 2022-2023. https://modestogov.com/DocumentCenter/View/18856/ADU-Development-Fees-2022-2023-PDF #20..
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procedure that the City will follow is from the Streamlined Ministerial Approval process guidelines outlined by the California Department of Housing and Community Development.
After receiving a notice of intent from the applicant intending to submit an application for a Streamlined Ministerial Approval process, the following steps must occur:
1. The City will complete the tribal consultation process outlined in Government Code Section 65913.4(b) prior to accepting an application for a Streamlined Ministerial Approval process.
2. Once the tribal consultation process is complete, the City will begin processing the submitted application for a Streamlined Ministerial Approval process.
3. The City will perform a determination of consistency with regard to objective zoning, subdivision, and design review standards.
4. The City will perform a determination of consistency with density requirements.
5. The City will complete the design review within the following timeline, following acceptance of the application in item #2 above:
• Within 60 calendar days of submittal of the application to the City if the development contains 150 or fewer housing units.
• Within 90 calendar days of submittal of the application to the City if the development contains more than 150 housing units.
6. The City will determine whether the application for Streamlined Ministerial Approval complies with all applicable requirements, and will approve or deny the application, within the following timeline:
• Within 90 calendar days of submittal of the application to the City if the development contains 150 or fewer housing units.
• Within 180 calendar days of submittal of the application to the City if the development contains more than 150 housing units.
The City will establish and implement expedited permit processing for qualifying affordable housing projects, pursuant to SB 35 and SB 330, and create checklists and instructions for reviewing and approving SB 35 and SB 330 projects. The City will also amend the Zoning Ordinance to require that any demolished residential units located on a Sites Inventory property be replaced pursuant to Government Code Sections 65915(c)(3) and 65583.2(g). The City will also add information regarding the expedited permit process on the City’s website.
Housing for Persons with Disabilities
The US Census Bureau defines persons with disabilities as those with a long-lasting physical, mental, or emotional condition. Certain conditions affect a person’s housing choices, whether it creates a need for accessibility, living spaces for caretakers, transit access, or other. #20..
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Reasonable Accommodation Procedures
In some circumstances, development standards that may otherwise be acceptable may constrain the development of housing for persons with disabilities. For example, wheelchair access to a dwelling may not be able to be constructed without a ramp encroaching into the front yard setback. In such cases, state and federal law require local jurisdictions to provide relief from specific requirements or standards to accommodate the needs of persons with disabilities.
The City provides a Disabled Access Declaration Worksheet (available on the City’s website) that certifies that the building and site comply with current state Title 24 Disabled Access Standards. As of July 2023, the City has a reasonable accommodation application in place. The application allows review at staff level instead of requiring a variance through the Board of Zoning Adjustment, reducing time and expense for persons with ADA access issues. An applicant needs to submit a form with contact information, a short description of the basis of the request, and an explanation of why the accommodation is necessary. The request is reviewed by Community & Economic Development Department staff, the City’s ADA coordinator, and other Departments as appropriate based on the nature of the request, including but not limited to the Engineering and Fire Departments.
The review authority’s written decision to grant, grant with modifications, or deny a request for reasonable accommodation shall be consistent with fair housing laws and based on the following factors:
1. Whether the housing, which is the subject of the request for reasonable accommodation, will be used by an individual with disabilities protected under fair housing laws;
2. Whether the requested accommodation is necessary to make housing accessible to an individual with disabilities protected under the fair housing laws;
3. Whether the requested accommodation would impose an undue financial or administrative burden on the jurisdiction and;
4. Whether the requested accommodation would require a fundamental alteration in the nature of the jurisdiction’s land use and zoning or building program.
Additionally, the City Building & Safety Division includes an Accessibility Review at the discretion of the Chief Building Official and/or the Community and Economic Development Director that covers ADA and California Building Code Chapter 11 compliance as well as a certified access specialist review and inspection (fees can be seen in Table 74). The City supports equal access to housing for persons with disabilities and promotes reasonable accommodations to property owners.
Through Program B - 7: Housing for Persons with Disabilities/Reasonable Accommodations Procedure, the reasonable accommodations procedure will provide clarity and certainty to any request for reasonable accommodations.
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Definition of Family
Zoning Ordinance definitions of “family” or “household” may constrain the development of housing for persons with disabilities, specifically group homes or care facilities, when they limit the number of members of a family or household or require that family or household members be related.
The Modesto City Code defines family as “An individual or two (2) or more persons living together as a single household unit in a dwelling unit. Family does not include larger institutional group living situations including, but not limited to, fraternities and sororities nor does it include commercial group living arrangements including, but not limited to, boarding houses and lodging houses.” This definition is consistent with state law and does not pose a constraint on the development of housing for persons with disabilities.
Residential Care Facilities
The State Lanterman Developmental Disabilities Services Act (Lanterman Act) requires that licensed residential care facilities serving six or fewer individuals be treated as residential uses and permitted by right in all zones where residential use is permitted. Modesto Zoning Ordinance Section 10-2.172 includes the residential care facility definition which is compliant with state law and is provided below:
"Residential care facility" means a single-family dwelling unit which provides 24-hour nonmedical care of persons who are in need of personal service, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual in a family-like environment, in a facility licensed by the State of California. A residential care facility does not include family day care, foster care or any medical services, including nursing services, beyond that required by the residents of the residential care facility for sustaining the activities of daily living. A residential care facility specifically includes a community care facility, residential care facility, alcoholism or drug abuse recovery facility, or family care home, foster home, or group home for mentally disordered or otherwise handicapped persons or dependent or neglected children, as defined by California Health and Safety Code Section 1502 and licensed by the State of California.
The City currently permits residential care facilities serving six (6) or fewer persons principally permitted with a ministerial process in all residential zones. The City currently requires a CUP for residential care facilities for seven or more persons as well as for two or more care facilities occupying one property under common ownership. The City is removing the CUP requirement for these facilities through Program B - 5.
There are no specific development standards that apply to residential care facilities that do not also apply to other residential development in the same zone, except for parking. The parking requirement for residential care facilities is two (2) spaces per unit and one (1) additional space for each employee beyond 2 employees. Reviewing the Zoning Ordinance #20..
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and making necessary amendments to comply with AB 2162 (California Government Code Section 65651) has been included in Program B - 7.
Building Code
The City of Modesto is adopting—and enforcing—the 2022 California Building Code (CBC).
When development plans are submitted for plan check, they are reviewed by the Building and Development Services team for compliance with the CBC. The City actively enforces CBC provisions that regulate access and adaptability of buildings to accommodate persons with disabilities. The City has adopted no local amendments to the CBC that constrain development of housing for persons with disabilities.
Code Enforcement
The City’s Neighborhood Preservation Unit staff responds to potential violations of the Modesto City Code, which are handled primarily on a complaint basis by building inspectors and residents. Common violations include issues associated with blighted properties, zoning violations, and illegal dumping and parking.
In 2019, the City of Modesto adopted a Rental Housing Safety program to safeguard rental housing. The program requires annual self-inspections of rental housing units. Annual selfinspections encourage preventative maintenance and allow landlords and property managers a better chance of awareness of poor conditions. The awareness provides opportunities for preventative maintenance which protects rental housing stock and the value of adjacent properties. Code Enforcement continues to follow up on complaints but the Program conducts proactive inspections of up to 10% of rental units. A proactive approach reduces the need for tenants to request help from City officials and eliminates the fear of retribution from landlords.
On- and Off-Site Improvement Requirements
Modesto requires on-site improvements for new developments, which are intended to meet health and safety requirements of the community. Typical on- and off-site improvements which may be required for new development on infill sites include improvements to the adjacent traffic signals and sidewalks and sanitary sewer and stormwater connections. In cases where water or wastewater infrastructure may need to be enlarged or repaired to accommodate new construction, developers are responsible for paying the direct costs of improvements. A review of recent certificates of approval for recent projects found that all conditions of approval were standard, objective, and related to adhering to the approved site plan or City standards as outlined in the Municipal Code.
Although requirements for on- and off-site improvements do add to the overall cost of development, they are necessary to ensure provision of vital infrastructure services to residents. Based on the recent proposals submitted and entitled citywide for a range of #20..
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housing types (Table 84: Entitled and Pending Projects), the City’s site improvement requirements do not create an undue constraint on development.
The City requires standard street widths for most development projects. ▪ Local streets require a 50-foot street right-of-way consisting of 36 feet of roadway, curbs, a 4-foot-wide sidewalk on each side of the street, and drive-over curb or 6-foot sidewalk with a vertical curb.
▪ Cul-de-sacs require a 50-foot street right-of-way consisting of 34 feet of roadway, driveover curbs, and 4-foot-wide sidewalks on each side. ▪ Minor collector streets require 60-foot street right-of-way, consisting of 36 feet of roadway, vertical curbs, and 5-foot-wide sidewalks on each side. ▪ Minor collector streets with bike lanes require a 72-foot street right-of-way consisting of 48 feet of roadway, including a 6-foot-wide bike lane on either side of the street, vertical curbs, and 5-foot-wide sidewalks on each side.
Other off-site improvements include the installation of sewer, water, and storm drain lines.
The installation of streetlights, street signage, fire hydrants, and street trees is also required at time of recordation of the final map for single-family subdivisions and certificate of occupancy for multifamily development.
Nongovernmental Constraints
Nongovernmental constraints include those caused by market conditions, environmental hazards and limitations, and infrastructure operated by outside agencies.
Requests to Develop Below the Anticipated Density
In some regions, market factors such as the demand for single-family housing or larger highend condominiums can lead to properties being developed below the maximum allowable density. Requests to develop housing at densities below those anticipated in the Housing Element act as a potential constraint to housing development. The City has not received any requests to develop 5th Cycle sites below the density anticipated in the 5th Cycle Housing Element.
Cost and Availability of Land
The cost of land is a significant contributor to the overall cost of housing. Land values fluctuate with market conditions and have generally been increasing since the Great Recession, and substantially increasing since 2012. Land prices are determined by numerous factors, most important of which are land availability and permitted development densities. As land becomes less available, the price of land increases. The scarcity of adequate housing opportunities in Stanislaus County have influenced upward pressure on land and housing costs in Modesto.
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The price of land varies depending on a number of factors, including size, location, the number of units allowed on the property, and access to utilities. Vacant land sales (October 2022–May 2023) are shown by cost and acreage in Table 77. The price ranges from $4.46 to $17.64 per square foot, with an average price of $11.46 per square foot (or $499,197.6 per acre). The City has little control over land costs, which can pose a constraint to development.
Table 77: Vacant Lot Sales in Modesto (2022-2023)
Acreage Land Cost Cost per sq. ft. Date Sold
0.54 $105,000 $4.46 5/12/2023
0.19 $100,000 $12.08 5/04/2023
0.18 $125,000 $15.94 3/21/2023
0.51 $220,000 $9.90 3/06/2023
0.22 $169,000 $17.64 12/29/2022
17.72 $3.9 million $5.05 11/17/2022
0.41 $270,000 $15.12 10/17/2022
Source: Zillow.com, 2023.
Construction Costs
Construction costs include the cost of materials and labor. Materials costs include the cost of building materials (wood, cement, asphalt, roofing, pipe, glass, and other interior materials), which vary depending on the type of housing being constructed and amenities provided. In general, construction costs can be lowered by increasing the number of units in a development, until the scale of the project requires a different construction type that has a lower cost per square foot.
One indicator of construction costs is Building Valuation Data, compiled by the International Code Council (ICC). The unit costs compiled by the ICC include structural, electrical, plumbing, and mechanical work, in addition to interior finish and normal site preparation. The data are national and do not account for regional differences, nor include the price of the land upon which the building is built. The Building Valuation Data, dated August 2022, reports the national average for development costs per square foot for apartments and single-family homes as follows:
• Residential Multifamily: $153.00 to $227.64 per square foot • Residential One- and Two-Family Dwelling: $166.08 to $212.00 per square foot • Residential Care/Assisted Living Facilities: $193.49 to $269.11 per square foot California building costs tend to be higher than national levels. #20..
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Availability of Financing
Interest rates affect homeownership opportunities throughout the City. In May 2023, Freddie Mac’s primary mortgage market survey listed interest rates on home loans at 6.39 percent on a 30-year fixed-loan rate. The interest rate has increased steadily over the past three years. In June 2020, the interest rate for a 30-year fixed loan was 3.21 percent. Low housing inventory can create competition among potential homebuyers, especially for first-time homebuyers.
The sales price of housing is typically adjusted for changes in mortgage rates.
Table 78 displays the number of loan applications received in 2020 for the purpose of purchasing a home in the Modesto metropolitan statistical area. Note that the Modesto metropolitan statistical area includes ode than just the City of Modesto, and encompasses the entirety of Stanislaus County. Specifically, the table lists the number of total applicants, the number of loans originated, the number of applications that were approved but not accepted by the applicant, and the number of applications denied across various types of loans.
Table 78: Disposition of Home Loans (2020)
Loan Type Total
Applicants Originated
Approved
Not
Accepted
Denied Withdrawn /
Other
Conventional
Purchase 6,918 4,025 202 553 2,138
Government Backed
Purchase 4,696 2,424 79 280 1,913
Home Improvement 2,029 1,096 42 461 430
Refinance 13,838 6,330 374 2,271 4,863
Total 27,481 13,875 697 3,565 9,344
Source: Lending Patterns Lite.
Environmental and Infrastructure Constraints
Environmental hazards affecting housing units include geologic and seismic conditions, soil conditions, flood risk, vegetation and wildlife habitat, toxic and hazardous waste, fire hazards, noise levels, and preservation of agricultural lands. In Modesto, seismic hazards provide the greatest threat to the built environment. Infrastructure constraints include the availability and cost of water and sewer services. The following hazards may impact future development of residential units in the City and can pose a potential constraint to housing development. #20..
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Environmental Constraints
Seismic Hazards
Modesto is located in Alquist-Priolo Zone 3, the lowest risk zone for earthquakes. Modesto is characterized by very flat topography (0.1 percent average slope), non-expansive soils, and low likelihood for landslide, liquefaction, or other geologic hazards. The Urban Area General Plan does not identify any potential geologic hazards that could pose significant constraints to the production of housing within the City.
Fire Hazards
Residential fire protection is provided by the Modesto Fire Department. The department maintains a first response time of six minutes or less for all residential areas of the City.
Older areas of the City have the greatest risk of fire, as the frequency of vacant buildings, age of building materials, and lack of fire suppression systems all increase with older developments. Sufficient facilities and services are maintained by the Fire Department to handle all known risks associated with fire hazards. Therefore, fire hazards do not represent a significant constraint to the development of housing. As shown in Figure 48, the City of Modesto does not fall within any fire hazard severity zone. #20..
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Figure 48: Fire Hazard Severity Zones, Stanislaus County Source: California Department of Forestry and Fire Protection, 2022.
Flood Hazards
The major waterways affecting Modesto do not pose any major flood risk. The Tuolumne and Stanislaus Rivers are both controlled by dams and other flood control strategies, and Dry Creek does not have a significant record of flooding within the City limits.
While flooding from the waterways is not considered a major risk, the General Plan identifies flooding associated with poor storm drainage as a major issue. In future flooding events, the extent of damage will depend upon the area inundated and the level of urbanization that #20..
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exists in flood-prone areas. Figure 49 shows the areas of the City that fall within the Federal Emergency Management Agency’s 1 percent and 0.2 percent annual chance flood hazard areas.
Figure 49: Flood Hazard Map
Source: Federal Emergency Management Agency.
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Local Data
There are no RHNA sites with known contamination, and no sites were identified as having contamination in either the City of Modesto Urban Area General Plan EIR or Tivoli Specific Plan EIR.
According to the Department of Toxic Substances Control’s data management system (EnviroStor), there are no parcels in the sites inventory that have cleanup, permitting, enforcement, and investigation efforts open and no sites have known or suspected contamination issues.
Additionally, there are no known easements that would preclude development on any RHNA site. Therefore, the RHNA opportunity sites inventory have no identified conditions that would preclude or impact housing development.
Infrastructure Constraints
The availability of infrastructure and services to meet new demands created by new residential development is another potential constraint to housing development.
Water
Water supply in the Modesto area originates from two sources: City-operated wells and surface water provided by the Modesto Irrigation District (MID). City-owned wells extract groundwater and treat it as necessary to potable standards throughout the water service areas. Surface water is piped to the City through the MID Treatment Plant from the Modesto Reservoir. The MID Treatment Plant has been delivering surface water to the City of Modesto since its completion in 1995. The City also operates several isolated water systems outside the City limits as part of the purchase of the former Del Este Water Company in the 1990s. These water systems are supplied primarily by groundwater sources. Modesto will continue to meet its future demands through its Joint 2020 Urban Water Management Plan.
Sewer
The City of Modesto sanitary sewer system collection system consists of approximately 655 miles of sewer pipes, 12,977 manholes, 48 lift stations, and other related infrastructure. The Wastewater Collections Division operates and maintains the sanitary sewer system using a reliability-centered preventive maintenance (PM) approach, which seeks to prevent stoppages and blockages within the sanitary sewer system by optimizing the PM schedule for each asset.
The City has adopted by initiative two ordinances that can constrain extension of sewer infrastructure into new residential areas. Measure A (passed in 1979) and Measure M (passed in 1997) require that any planned extension of sewer infrastructure beyond the existing development area be subject to an advisory citizen vote. Measure M expanded Measure A so that it included all sewer system improvements inside the service area. Votes are held only during regularly scheduled elections (March and November); thus they can delay the potential #20..
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extension of infrastructure for up to six months. The vote is advisory an allows Modesto residents to voice their opinions on growth before it happens. The positive or negative result of a public advisory election is not binding upon the City Council, which may choose to either allow or prohibit growth in these areas. One goal of the Urban Growth Policy is to maintain a 3-5 year supply of vacant residential land for future development. Public advisory elections concerning extending sewer service are typically scheduled every other year in odd-numbered years if City Council determines, through the Urban Growth Review, that the City has an inadequate supply of developable land and that the City’s infrastructure can accommodate additional development.
Water and Sewer for Affordable Housing
Pursuant to Government Code 65589.7, the Planning department coordinates with the Utilities Department (water and sewer provider) to ensure prioritization of services to housing developments serving lower-income households. In some cases, the City of Modesto Utilities Department has prioritized capital improvements in certain areas to coordinate with other improvements that serve lower-income developments. For example, the Utility Department prioritized a water main upsize project in conjunction with the development of Kansas House, a conversion of a motel into 103 permanent supportive housing units with services for persons experiencing homelessness.
The Utilities Department is also working with a consultant to obtain a grant that would pay to extend sewer laterals from installed main stub outs at property lines to individual houses as well as remove the septic systems without charge to the homeowner. The cost of the 20 – 50 feet of sewer lateral installation needed on private property, removal of the septic system, and connection fee acts as an obstacle for homeowners from transitioning from septic systems to the City’s sewer services. If obtained, the grant would remove a financial obstacle and help more homes to connect to City sewer.
Energy Conservation
Energy Conservation State law (Government Code Section 65583[a][7]) requires a housing element to provide an analysis of opportunities for energy conservation in residential development. Not only do such energy conservation measures reduce consumption of nonrenewable or limited resources, but they can also substantially lower housing maintenance costs.
Pacific Gas and Electric (PG&E) provides gas service for the City. The Modesto Irrigation District provides electric service from the City limits on the north to the Tuolumne River on the south.
South of the Tuolumne to the City limits, electric service is provided by the Turlock Irrigation District.
As of January 1, 2020, the State of California began requiring solar on newly constructed lowrise residential buildings (single-family homes, duplexes, and townhouses of three stories or #20..
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less, including ADUs) through the 2019 California Building Standards Energy Code (Title 24, Part 6). The City of Modesto adopted and implemented the code. PG&E also provides several programs, incentives, and rebates for qualified renters and homeowners to save energy and money. The City provides links to these PG&E programs on the City’s website for energy conservation.
Recent changes to energy conservation efforts with the adoption of the 2022 Energy Code include:
• All new single family developments are now built with an Energy Storage System ready so that a homeowner can easily install a battery system • Heat pump water heaters are now standard in new homes • All new homes must be installed with 220V for electric ranges and dryers These programs, along with smart growth strategies which the City of Modesto is promoting and implementing as part of the Housing Element, will further local and statewide energy conservation goals.
The Modesto Irrigation District operates a weatherization program available to low-income rental or owner-occupied households. The program provides energy efficient measures such as replacement of broken windows, refrigerator, microwave, swamp coolers and the installation of insulation, sunscreens, weatherstripping, and some repairs. #20..
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Administrative Draft – June 9, 2023
DECEMBER 2023 City of
MODESTO
Housing Element 2023-2031
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Sites and Resources
Land Inventory
The sites and resources section of the Housing Element provides an overview of available land resources and residential sites for future housing development; evaluates how these resources can satisfy future housing needs; reviews financial and administrative resources available to support affordable housing; and discusses resources available for the development, rehabilitation, and preservation of housing in Modesto.
Housing Allocation
California General Plan law requires that a community provide a fair share of sites to allow for and facilitate production of the regional share of housing. To determine whether a jurisdiction has sufficient land to accommodate its share of regional housing needs for all income groups, that jurisdiction must identify “adequate sites.” As defined under California Government Code Section 65583(c)(1), adequate sites are those with appropriate zoning and development standards, with services and facilities to encourage and provide for the development of a variety of housing for all income levels.
The California Department of Housing and Community Development (HCD) and the California Department of Finance (DOF) are responsible for assessing the housing needs for different regions across the state. Modesto is in the Stanislaus Council of Governments (StanCOG) region, which received a regional allocation of 34,344 housing units. StanCOG then distributed these housing units between all jurisdictions, a process known as the Regional Housing Needs Allocation (RHNA). StanCOG adopted its final allocations on August 17, 2022. The City of Modesto’s RHNA for the 2023-2031 planning period (6th Cycle) is 11,248 total units, spread among different income categories, as shown in Table 79.
Table 79: City of Modesto 2023-2031 RHNA
Very Low Income Low Income Moderate Income Above Moderate Income Total 2,807* 1,943 1,981 4,517 11,248
Source: Regional Housing Needs Allocation, StanCOG, 2023-2031 *Note: Pursuant to AB 2634, local jurisdictions are also required to project the needs of extremely low-income households (0– 30% of area median income). The projected extremely low-income need can be assumed as 50 percent (1,403) of the total need for the very low-income households.
No Net Loss Buffer
State law requires cities to continually maintain adequate capacity in their sites inventories to meet their RHNA for all income levels. In the event that a site is developed below the density projected in the Housing Element, or at a different income level than projected, the City must take action(s) to ensure adequate sites are available to accommodate the remaining balance #20..
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of the RHNA. If the City does not have any additional capacity within the existing zoning, it must identify and rezone new sites that can accommodate the remaining need within six months.
For these reasons, the City is including a buffer of 15 percent above the remaining RHNA need once accounting for pending projects and accessory dwelling units (ADUs). Table 80 illustrates the RHNA breakdown by income category with the 15 percent buffer beyond the remaining need. As shown, the pending projects (Row B) and projected ADUs (Row C) are subtracted from the RHNA (Row A) to determine the unmet RHNA (Row D). The unmet RHNA of 2,678 very low, 1,525 low, 1,906 moderate, and 945 above moderate-income units are multiplied by 15 percent (Row E). Row F sums the unmet RHNA (Row D) and the 15 percent of the unmet RHNA (Row E) to show the target opportunity sites capacity.
Table 80: 2023–2031 RHNA Buffer Calculation
Row
Identifier Capacity Category Very Low Low Moderate Above Moderate Total A RHNA 2,807 1,943 1,981 4,517 11,248
B Pending Projects 116 405 62 3,559 4,142
C Projected ADUs 13 13 13 13 52
D
Unmet RHNA
(A – B – C)
2,678 1,525 1,906 945 7,054
E
Target Buffer (15% of
Unmet RHNA)
(D*0.15)
402 229 286 142 1,058
F
Unmet RHNA + Target
Buffer
(D + E)
3,080 1,754 2,192 1,087 8,112
Realistic Capacity
State law requires that a city project realistic estimates for housing capacity on its RHNA sites.
Realistic capacity may be estimated by utilizing recent project history, using a minimum density, or through other methods. As a majority of growth is expected to take the form of multifamily housing, recently approved and constructed multifamily projects were reviewed to understand and establish historical trends for multifamily housing development in Modesto. The realistic capacity calculation also takes into account recent inquiries and permits for uses in zones that allow mixed-use or stand-alone commercial uses.
Table 81 lists recent residential projects in Modesto, their land use, zoning, density, and yield percentage. The yield percentage is the percentage of the maximum density the project achieved. Seventeen recent and pending projects are in the P-D, R-1, SP, and R-3 zones.
Projects in the SP zone generally have a permitted use which attributes an additional zone’s #20..
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standards to the parcel, such as R-1, R-2, or R-3. The allowed uses for the P-D zones varies, so all P-D yield calculations are based on the highest, R-3 maximum density. Overall, the average yield of all seventeen projects is 87 percent. Project yields range from 18 percent to 214 percent. Breaking the capacity down by zone, the average yield in the P-D zone is 83 percent, R-1 zone is 105 percent, and R-3 zone is 70 percent.
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Table 81: Example Project Densities
Project Units Acreage Zoning Land
Use
Max
Density
Project
Density
Yield
%
Exceptions Used to Reach
Density
Income
Category
0 Vine Street (Housing Authority) 35 0.6
P-D
(Permitted Use
R-3 density)
R 29 62.0 214%
The P-D zone does not
designate a maximum density
for special types of housing,
such as supportive housing.
Very Low/
Moderate
112 James Street 7 0.3 R-3 R 29 25.6 88% - Very Low
3313 Coffee Mixed Use 15 0.9
P-D
(Permitted Use
Commercial
and R-3
density))
MU 29 16.3 56% -
Above
Moderate
3600 Dale 44 1.7
P-D
(Permitted Use
R-3)
MU 29 25.6 88% -
Above
Moderate
835 California Avenue (STANCO) 6 0.7 R-3 R 29 8.4 29% - Very Low Arcadia 141 29.4
SP
(Permitted Use
R-1)
R 7.5 4.8 64% -
Above
Moderate
Calandev 76 16.2
P-D
(Permitted Use
R-1)
R 7.5 4.7 62% -
Above
Moderate
James Street 7 0.3 R-3 R 29 25.6 88% - Very Low
JKB Apartments 206 9.3
SP
(Permitted Use
R-3)
MU 29 22.3 77% -
Above
Moderate
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Project Units Acreage Zoning Land
Use
Max
Density
Project
Density
Yield
%
Exceptions Used to Reach
Density
Income
Category
Mable Avenue (Assyrian Church) 90 6.5
SP
(Permitted Use
R-1)
R 7.5 13.9 186%
The Specific Plan regulates
density on an area-wide basis,
not parcel-basis. This parcel
does not cause the overall
project area to exceed the
prescribed density so it was
permitted.
Above
Moderate
Magnolia Grove 35 1.5 P-D R 29 24.1 83% -
Above
Moderate
Olivewood 87 9.4
SP
(Permitted Use
R-1)
R 7.5 9.2 123%
The Tivoli Specific Plan allows
for a unique density range of
8-18 du/ac.
Above
Moderate
River Vista (Habitat for Humanity) 11 1.4 R-1 R 7.5 7.9 105% Rather than a density
regulation, this project meets
the minimum lot size of 5,000
sf.
Low
Rumble/Conant 50 2.3
P-D
(Permitted Use
R-3)
R 29 22.2 77% -
Above
Moderate
Scenic 41 2.3
P-D
(Permitted Use
R-3)
R 29 18.2 63% -
Above
Moderate
Snow 213 38.0
SP
(Permitted Use
R-1)
R 7.5 5.6 75% -
Above
Moderate
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Project Units Acreage Zoning Land
Use
Max
Density
Project
Density
Yield
%
Exceptions Used to Reach
Density
Income
Category
Tesoro 36 5.7
P-D
(Permitted Use
R-1)
R 7.5 6.3 84% -
Above
Moderate
TRRP (Housing Authority) 92 17.4 P-D R 29 5.3 18% - Low Woodglen 367 61.2 R-1 R 7.5 6.0 80% -
Above
Moderate
Source: City of Modesto
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Table 82 shows the assumed yields for all zones in the City where RHNA sites are identified. In general, the deductions in yield from the maximum will cover and accommodate any reductions in site capacity due to any constraints on the site. The yields were determined based on recent residential development trends and development standards assessed in the constraints section. For the zones with traditional development standards (P-D, R-1, and R-3) with RHNA sites, the yields are assumed at or below the recent trends. Recent development trends suggest that projects tend to average around 70 percent of the maximum yield. The average of these recent projects is 82 percent, illustrating that the maximum density is largely achievable in these zones.
The zones in Downtown Modesto (CD, END, MSD) have no set density and utilize a form base code. Since there is no maximum density for these zones, an analysis was done of the building types and development standards allowed in each of the downtown zones to set a realistic maximum density based on the form based code standards. The flexibility and standards of the form based code allows development at much higher densities than the assumed maximums; however, a realistic maximum for these zones was established for the purposes of determining an estimated yield for the RHNA.
The City recently completed the City of Modesto Housing Plan,19 which serves to identify appropriate candidate locations for new residential development, provide test fits of various housing product types in different zones, and analyze financial feasibility of development of different types of housing in the City. The Housing Plan provides a comprehensive analysis of the types of housing that could be developed in different zones of the form based code. For the CD and UGD zones, the test fit of stacked flats at a density of 100 dwelling units per acre (du/acre) was found to be feasible. It should be noted that 100 du/acre was deemed feasible without using the maximum allowable permitted heights. The test fit building type was only four stories, while development of up to eight stories is allowed. Using this feasibility analysis, a density of 100 du/acre was used as the maximum density for the CD and UGD zones, as building at this density was found to be financially feasible. The estimated yield density is 70 percent of 100 du/acre, for a yield of 70 du/acre.
For the END and MSD zones, a test fit of a four-story courtyard building, at 56 du/acre, was determined to be financially feasible. Using this feasibility analysis, a density of 50 du/acre was used as the maximum density for the END and MSD zones. The estimated yield density is 70 percent of 50 du/acre, for a yield of 35 du/acre.
Proposed projects support the assumption of high-density development in the form based code areas. A proposed project in the downtown form based code consists of 78 units on 0.88 acres, for a density of approximately 89 units per acre. 19 City of Modesto Housing Plan. https://www.modestogov.com/DocumentCenter/View/19912/FINALDRAFT-HOUSING-PLAN-07-25-22 #20..
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The City is in the process of developing two new Mixed-Use Zones, Mixed-Use Pedestrian and Mixed-Use Highway (MU-P and MU-H) that will allow high-density residential development along Sisk Road, McHenry Avenue, Yosemite Boulevard, and Oakdale Road. These zoning amendments are anticipated to be completed in November, 2023. While many of the buildings in the Mixed-Use Zones are likely to be converted and redeveloped for housing during the 6th Cycle planning period, the City acknowledges that not all of the available properties will be redeveloped. The City is accounting for the likelihood of nonresidential uses by assuming conservative calculations and only utilizing a small portion of what could happen in the jurisdiction to meet the RHNA.
The City is taking an extremely conservative estimate and assuming 17 percent yields on sites in the Mixed-Use Zones. This means that each individual parcel is assumed to have a low capacity or likelihood, but cumulatively, the area can accommodate a substantial portion of the RHNA. Note that the proposed Mixed-Use zones and the CD, END, and MSD Zones all allow 100 percent residential development.
The City is rezoning parcels on McHenry, Sisk, Oakdale, and Yosemite to new Mixed-UsePedestrian (MU-P) and Mixed-Use-Highway (MU-H) zones, and amending related P-D parcels to allow for 45 du/ac in order to create a total capacity of 31,469 units, in the proposed rezone areas. This capacity is 280% of the allocated RHNA (11,248) and 447% of the unmet RHNA (7,034). The assumption for these zones is 6,051 units, which is less than 20% of the total capacity; most of the sites in these zones are included at a 17% yield of the maximum. Providing such an excess of appropriately zoned land and using a low yield ensures that the City has capacity to meet the RHNA. This takes into account the existing nonvacant use and allowance of 100% non-residential uses on these parcels, as only a fraction of the parcels have to be developed with residential uses to meet the RHNA.
Additionally trends in the City support the development of residential uses in zones that also allow non-residential uses. A review of inquiries and recent development in the City illustrate the market demand for increased residential uses. This is shown in recent projects, redevelopment of non-residential uses to residential, and requests to rezone from a nonresidential to a residential use.
Examples of recent residential projects in zones that allow non-residential uses include:
▪ 1208 9
th Street - the City assisted in the acquisition and rehabilitation of 1208 9th Street, creating 14 units for young adults ages 18-24 experiencing homelessness.
Examples of pending and approved residential projects in zones that allow non-residential uses include:
▪ Church Properties (225 and 231 East Orangeburg Avenue) – nine (9) supportive housing units (approved April 27, 2023) - Building Permit applied 7/27/23. ▪ 1612 Sisk Road – conversion of a hotel into 148 studio apartments (workforce housing) – Building Permit applied 6/01/22.
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▪ 7
th Street Village – a downtown project that consists of 79 low-income units. The project has been approved.
▪ Traveler’s – motel conversion consisting of 54 very low-income units. The project has been through the Development Plan Review process and next steps are to obtain building permits.
▪ 3313 Coffee Mixed Use – 15 above moderate income units on a lot with a charter school and educational buildings.
▪ 3600 Dale Rd – 44 units multifamily – Building Permit Issued 6/12/23.
Examples of inquiries the City has received from developers interested in residential projects in zones that allow non-residential uses include:
▪ 129 Phoenix Ave – two potential dwelling units.
▪ 500 9th Street - Owner interest in redevelopment of 500 9th Street for mixed-use project including retail and residential.
▪ 812 7th Street - An approved project for 8 tiny homes on 812 7th Street inquired about potential for more units on the property. The property is within ½ mile of the StanRTA route #21, a major transit route. Therefore, there is no required parking minimum per Government Code Section 65863.2, so the developer could remove parking and add additional units.
The recent trends in development illustrate that there is high likelihood of the development of residential uses in zones that allow non-residential uses. Combined with the low yields assumed on each site, there is a surplus of capacity for residential development and a market demand for residential uses in non-residential zones. The allowance of non-residential uses in these zones will not preclude the City from providing adequate capacity to accommodate its RHNA allocation.
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Table 82: Assumed Yields
Zone Maximum Density Yield Estimated Yield
Density
CD Form Based Code
(Estimated 100 du/ac) 70% 70 du/ac
END Form Based Code
(Estimated 50 du/ac) 70% 35 du/ac
MSD Form Based Code
(Estimated 50 du/ac) 70% 35 du/ac
MU-P 45 du/ac 17% 6.75 du/ac
MU-H 45 du/ac 17% 6.75 du/ac
P-D
45 du/ac
(Refers to R-3 Density)
70% 31.5 du/ac
P-O
45 du/ac
(Refers to R-3 Density)
50% 22.5 du/ac
R-1 10.9 du/ac 80% 8.72 du/ac
R-3 45 du/ac 70% 31.5 du/ac
UGD Form Based Code
(Estimated 100 du/ac) 70% 70 du/ac
* May allow higher density should certain objective standards be met.
Assumed Affordability
Density
The California Government Code states that if a local government has adopted density standards consistent with the population-based criteria set by the state, then HCD must accept sites with those density standards as appropriate for accommodating the jurisdiction’s share of lower-income units. For Modesto, this density is 30 du/acre. The selected RHNA sites within the Mixed-Use, P-D, R-3, CD, END, MSD, P-O, and UGD Zones meet the requirements of Government Code Section 65583.2(c)(3)(B). Table 83 shows the income levels, densities, and their implementing zones in Modesto.
Moderate-income housing can be accommodated through medium- and higher-density zones, with maximum densities ranging from 15 to 30+ du/acre. These densities support a variety of multifamily housing typologies, including townhomes and garden-style apartments, which may be affordable to moderate-income households. Above moderate-income housing needs may be met through lower-density, single-family typologies, typically in the 0 to 15 du/acre range.
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Table 83: Densities, Affordability, and Implementing Zones Income Density Range Modesto Implementing Zone
Above Moderate 0–15 R-1, SP
Moderate 15–30 MU-P, MU-H, P-D, R-3
Low 30+ MU-P, MU-H, P-D, R-3, CD, END, MSD, P-O, UGD
Very Low 30+ MU-P, MU-H, P-D, R-3, CD, END, MSD, P-O, UGD Size
Pursuant to state law, RHNA sites accommodating lower-income units must have areas between 0.5 and 10 acres, regardless of allowed density. The RHNA sites in the inventory adhere to this; all sites accommodating lower-income units are between 0.5 and 10 acres. No lot consolidation was assumed.
Environmental and Infrastructure Constraints
The site inventory analysis takes into consideration any environmental constraints such as habitat, flood, noise hazards, and steep slopes. Any environmental constraints that would lower the potential yield (e.g., steep slopes) have already been accounted for in the site/unit capacity analysis. In general, the deductions in yield from the maximum will cover and accommodate any reductions in site capacity due to environmental constraints.
Flooding
Portions of Modesto fall into flood hazard zones as defined by the Federal Emergency Management Agency (FEMA). The City of Modesto has been a participating jurisdiction in FEMA’s National Flood Insurance Program since July 1974. Figure 50 shows the special flood hazard areas in the City. None of the RHNA sites fall into an identified flood hazard area. #20..
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Figure 50: Special Flood Hazard Areas and RHNA Sites
Source: FEMA, City of Modesto
Fire
As of June 2008, the California Department of Forestry and Fire Protection has determined that Stanislaus County has no Very High Fire Hazard Severity Zones in the area of local #20..
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responsibility. The 2022 State Responsibility Area Fire Hazard Severity Zone in Stanislaus County is shown in Figure 51. As there are no Very High Fire Hazard Severity Zones in the City, no RHNA sites are located in Very High Fire Hazard Severity Zones.
Figure 51: State Responsibility Areas Fire Hazard Severity Zones, 2022 Source: California Department of Forestry and Fire Protection, 2022.
Infrastructure
Water supply in the Modesto area originates from two sources: City-operated wells and surface water provided by the Modesto Irrigation District (MID). Modesto meet its demands for water supply through its Joint 2020 Urban Water Management Plan. The City of Modesto sanitary sewer collection system provides service to the City. #20..
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All RHNA sites have adequate access to water and sewer services provided by the City of Modesto.
Entitled and Pending Projects
Per the HCD Sites Inventory Guidebook, the City may credit sites that have been proposed, approved, or given a certificate of occupancy since the beginning of the RHNA projected period.20 Table 84 provides an overview of projects that are proposed, entitled, or have been issued permits and will not receive certificates of occupancy prior to June 30, 2023. Entitled and pending unit counts were based on City approved entitlements, building permits issued, and submitted applications. The City has reviewed the pending projects and there are no known barriers to development, phasing, or other relevant factors that would prohibit the pending projects from being completed during the 6th Housing Element Cycle. Any phasing or buildout horizons are considered in unit counts.
All units are anticipated to be completed in the planning period. The City will monitor the actual units constructed and income/affordability when the projects are developed as a part of A - 1.
If the projects are not developed or are developed with fewer RHNA units than anticipated, the City will identify additional RHNA sites needed to make up the loss.
In the 5th cycle, no applications were withdrawn, reduced in size, or denied. Analysis of 41 5th cycle housing projects totaling 3,268 approved units demonstrates that there is a lot of interest and activity to build the units approved during the 5th Cycle. Approximately 86% of the units are actively pursuing building permits or are less than 2- 3 years after receiving discretionary approval.
▪ 313 (10%) have received building permits between January 2021 and July 2023. ▪ 912 (28%) units are part of the Pending Projects that the City is actively working with and expect the majority of the projects to be completed in the next two years. ▪ 1,200 (37%) are within the typical 2-3 year period after discretionary approval when the applicants satisfy conditions of approval such as obtaining regulatory permits, prepare construction drawings, and obtain financing and procure contractors before obtaining building permits.
▪ Only 445 units (14%) are more than 2-3 years old and do not have or are actively pursuing a building permit.
This indicates a high likelihood that the pending and entitled projects with be constructed during this cycle.
The City works closely with applicants, owners, and developers to monitor progress and updates on pending projects. Table 84 includes a current update on the progress of each 20 HCD Sites Inventory Guidebook. https://www.hcd.ca.gov/community-development/housingelement/docs/sites_inventory_memo_final06102020.pdf #20..
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project based on conversations between the City and the developers. As shown in the table, the majority of projects are anticipated to be complete in the next 2 years. The City is in active conversation with developers on almost all projects, especially lower-income projects.
As shown in Table 84, there are 4,142 units of entitled and pending projects in the City. Of these, 116 are very low income, 405 are low income, 62 are moderate income, and 3,559 are above moderate income.
All of the lower- and moderate-income units identified in Table 84 are, or will be, deed restricted for a period of 55 years. Projects with deed-restricted units are as follows:
▪ 1612 Sisk Road (Housing Authority) consists of 150 low-income units. The project has been approved.
▪ 0 Vine Street (Housing Authority) includes 23 very low-income units of permanent supportive housing for veterans. The Vine Street development is a collaborative effort involving the Housing Authority, Self Help Federal Credit Union, and the City of Modesto. This project is currently under construction with an anticipated completion date of 2026.
▪ 225 and 231 E Orangeburg consists of 9 very-low income units of permanent supportive housing on underutilized church property. The units will be made available for persons transitioning out of homelessness. The housing must be transitional/supportive housing units per the conditions of the conditional use permit for the project. This project will serve very-low income households. ▪ Downtown 7th Street consists of 79 low-income units. The project has been approved. ▪ Morris Avenue consists of 45 units, including 30 very low-income units, 14 low-income units, and 1 moderate-income managers unit. This project is in development plan review.
▪ Traveler’s consists of 54 very low-income units. The project has been through the Development Plan Review process and next steps are to obtain building permits. #20..
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Table 84: Entitled and Pending Projects
Pending Projects Status Very
Low Low Moderate Above Moderate Total Current Progress
0 Vine Street
(Housing Authority)
Under
Construction 23 - 11 - 34 Anticipated to be completed by end of 2023 1011 7th Street Approved - - - 8 8
Construction will begin soon. Finance received
and building permits have been issued.
115 Oakdale Road Pending - 44 - - 44 Regular meetings with development team regarding process and funding.
1612 Sisk Road
(Housing Authority) Approved - 150 - - 150
The City is working closely with the Housing
Authority to complete this project and will
apply for tax credits at the end of 2023. Tax
credit received, will begin construction in
Spring 2024
2150 Carpenter
Road Approved - - - 354 354 Development Plan Review approved, inquiries regarding building permit process. 2531 Rumble Road Proposed - - 50 - 50
Currently under construction. Partnering with
Housing Authority to acquire for moderate
housing.
3313 Coffee Mixed
Use Approved - - - 15 15
The City is in active conversation with the new
owners regarding development - meeting
monthly regarding financing and options
3600 Dale Under
Construction - - - 36 Under Construction
813 Chicago Ave Approved - - - 7 7 Approved
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Pending Projects Status Very
Low Low Moderate Above Moderate Total Current Progress
Arcadia Approved - - - 141 141
The City is currently working with a developer
and Engineer work out the details of the offsites for construction 608 7th Street Pending - 26 - - 26
Meetings with Development Review team to
ensure that all city departments are aware of
project, and next steps.
Calandev Approved - - - 76 76 Tentative map extension approved, map is now valid through June 21, 2025.
Church Properties Under
Construction 9 - - - 9
Units have been developed offsite, and
building permits should be pulled soon. Will be
completed by end of 2023
Coffee/Montana
(NW) Approved - - - 36 36 Approved on February 2, 2022
Coffee/Montana
(SW) Approved - - - 90 90 Approved
Downtown 7th Street Approved - 79 - - 79 Funding was received from the Stateanticipate construction in Spring 2024 Fairview Approved - - - 217 217
The City is having regular conversations with
the developer regarding the CFD and offsite
improvements
Grupe/Huber Pending
Approval - - - 557 557
Working on a combination of single and multifamily units – City staff is meeting with developers on a monthly basis.
Hamptons Approved - - - 436 436 Currently under construction- should be completed soon
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Pending Projects Status Very
Low Low Moderate Above Moderate Total Current Progress
JKB Apartments Under
Construction - - - 114 114 Under Construction
Mable Avenue
(Assyrian Church) Approved - - - 90 90 Approved on September 13, 2021 Miller Apartments Approved - - - 32 32
Approved (1st Reading) September 7, 2021.
Because an Ordinance was involved, that had a
2nd reading on September 14th and became
effective on October 14, 2021
Morris Ave Development
Plan Review 30 14 1 - 45 Funding applied for by the State- Construction will begin following the award Greenlaw Pending - - - 191 191
Predevelopment meetings have taken place.
Working on specifical plan amendment with DR.
Horton
Olivewood Pending
Approval - - - 87 87
Completing the development agreement and
associated conditions. Scheduled for Planning
Commission by Spring 2024.
Parque Rio –
Robertson Road Pending - 92 - - 92
TRRP JPA has sold land to the Housing
Authority, who has secured a Federal
allocation of $3M to support development.
Rumble/Conant Approved - - - 50 50 Approved
Scenic Approved - - - 41 41 Approved
Snow Approved - - - 213 213
Currently under contract with a developeranticipate construction will start in Summer 2024
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Pending Projects Status Very
Low Low Moderate Above Moderate Total Current Progress
Traveler’s
Pending
Approval 54 - - - 54
The project has been through the
Development Plan Review process and next
steps are to obtain building permits. Funding
was received from the State- construction to
begin December 2023
Village One SP Approved - - - 7 7 Approved
Village One Triangle Pending
Approval - - - 550 550
This will go to Council by the end of the year
for approval. Applicant has already asked to
submit offsite improvements to get started on
the building review process
Woodglen Under
Construction - - - 175
Currently under construction- should be
completed soon. Next phase is currently
undergoing application.
Total 116 405 62 3,559 4,142
Source: City of Modesto
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Accessory Dwelling Units
While the City can meet its RHNA capacity without ADUs, ADUs will contribute to the 15 percent net loss buffer and provide a source of affordable housing and housing options across the City. The City of Modesto saw a significant increase in ADU building permits issued in 2022, and anticipates the trend to increase in 2023. As of June 2023, the City has issued 39 permits for ADUs. Table 85 illustrates the average of ADU building permits issues from 2018 to 2022.
Table 85: ADU Construction Per Year
Year # of ADUs
2018 1
2019 5
2020 19
2021 11
2022 19
Average 11
Source: City of Modesto
There is not local or regionally available survey information regarding ADU affordability in Modesto or Stanislaus County. However, three large surveys have been conducted in recent years in California.21
These 2021 surveys and recommendations had similar findings to prior studies and analyses in the Pacific Northwest, a region that has had a longer period of encouraged ADU development. Previously conducted surveys in the Pacific Northwest found that 58 percent of ADUs rent for below market rate. All three 2021 California ADU surveys and the Pacific Northwest surveys show a consistent pattern that ADUs are usually built as and affordable to lower-income households. As noted in the ABAG study:
▪ A number of other studies have found that many ADUs are used as housing for friends or family for free or very low cost, consistent with the UC Berkeley Report. A selection of these are outlined below:
21 Implementing the Backyard Revolution: Perspectives of California’s ADU Owners. UC Berkeley Center for Community Innovation, April 2021, https://www.aducalifornia.org/wpcontent/uploads/2021/04/Implementing-the-Backyard-Revolution.pdf; ADU Affordability Report.
Association of Bay Area Governments, September 2021, http://21elements.com/documentsmainmenu-3/housing-elements/rhna-6-2022-2030/1327-draft-adu-affordability-report-sep-8-2021- 1/file; SCAG Regional Accessory Dwelling Unit Affordability Analysis, Southern California Association of Governments, https://scag.ca.gov/sites/main/files/fileattachments/adu_affordability_analysis_120120v2.pdf?1606868527. #20..
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▪ • A 2012 UC Berkeley publication entitled “Scaling up Secondary Unit Production in the East Bay” indicates that approximately half of all secondary dwelling units are available for no rent.
▪ • A 2018 report entitled “Jumpstarting the market for ADUs” surveyed ADUs in Portland, Seattle, and Vancouver and found that approximately 17% of ADUs were occupied by a friend or family member for free.
▪ • A 2014 analysis entitled “Accessory dwelling units in Portland, Oregon: evaluation and interpretation of a survey of ADU owners” found that “18% of Portland ADUs are occupied for free or extremely low cost.”
As shown in Table 86, Modesto has assumed a distribution among the household income categories that is more conservative (lower in the lower-income categories) than documented in the surveys.
Table 86: ADU Affordability Distribution Recommendations in California Study Very Low Low Moderate Above Moderate
SCAG 25% 43% 30% 2%
ABAG 30% 30% 30% 10%
Modesto (assumed) 25% 25% 25% 25%
Source: SCAG Regional Accessory Dwelling Unit Affordability Analysis. ABAG ADU Affordability Report. UC Berkely Implementing the Backyard Revolution: Perspectives of California’s ADU Owners.
Additionally, there is increasing interest in the region for development of affordable ADUs. In Stanislaus County, STEP administers the Stanislaus Backyard Homes Project, which provides services and incentivizes homeowners to create affordable, rental ADUs. This project offers assistance with information, financing, design, permitting, and construction. The first ADU constructed by the project at is in Modesto at 511 Vine Street and is currently being rented to a low-income resident.
Table 87 illustrates the distribution of ADU affordability by income level assumed in the RHNA sites inventory. ADUs are projected evenly across all income categories, with 13 in each category. While the City anticipates an increase in ADU development beyond the current average of 11 ADUs per year, this is a very conservative projection based on existing ADU production trends. The City is including programs and public education to further increase ADU production above the recent trends including Program A - 10: ADU Incentives and Program F - 2: ADU, JADU, and SB 9 Education.
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Table 87: ADU Affordability Assumptions
Income Category Percent # of ADUs
Very Low (including Extremely Low) 25% 13
Low 25% 13
Moderate 25% 13
Above Moderate 25% 13
Total 100% 52
Ability to Meet the RHNA
Table 88 displays the City’s ability to meet the RHNA with pending projects, ADUs, and vacant and non-vacant sites. The City has identified sufficient capacity to meet the RHNA, in addition to at least a 15 percent buffer. California Government Code Section 65583.2(c) states that cities must have a program to facilitate by-right approval for projects that include at least 20 percent of the units for lower-income housing on rezoned low-income sites. The City of Modesto is not rezoning any sites to meet the RHNA. Thus, this provision is not applicable to the RHNA sites inventory for Modesto.
The City is in the process of creating two new Mixed-Use Zones, MU-P and MU-H, and amending P-D standards in select parcels to allow for higher density development on 283.1 acres along Sisk Road, 311.2 acres along McHenry Avenue, 83.3 acres along Oakdale Road, and
34.7 acres along Yosemite Boulevard. The rezoning is anticipated to be completed in November, 2023. Should the rezoning be completed after December 31, 2023, Section 65583.2(c) would apply to RHNA sites in these areas.
The rezoning of parcels on McHenry, Sisk, Oakdale, and Yosemite to new Mixed-UsePedestrian (MU-P) and Mixed-Use-Highway (MU-H) zones, and modifying P-D parcels to allow for 45 du/ac creates a net new capacity for 21,014 units. This is an added capacity of almost twice the RHNA of 11,248, and almost three times the remaining RHNA need after factoring in pending projects and ADUs. The majority of these areas are being counted at only 17 percent of their maximum potential yield towards the RHNA, resulting in 6,051 units.
Table 88: RHNA Capacity and Buffer
Capacity Category Very
Low Low Moderate Above Moderate Total
A RHNA 2,807 1,943 1,981 4,517 11,248
B Pending Projects 116 405 62 3,559 4,142
C ADUs 13 13 13 13 52
D
Unmet RHNA
(A – B – C)
2,678 1,525 1,906 945 7,054
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Capacity Category Very
Low Low Moderate Above Moderate Total
E Opportunity Site Capacity 3,080 1,754 2,192 1,107 8,133 F
Vacant Opportunity
Site Capacity
642 366 153 506 1,667
G
Non-Vacant
Opportunity Site Capacity
2,438 1,388 2,039 601 6,466
H
Total Capacity
(B + C + E)
3,209 2,172 2,267 4,679 12,327
J
Surplus of RHNA
(H – A)
402 229 286 162
K
% Buffer Above Unmet
RHNA
(E – D)/D
15% 15% 15% 17%
Zoning for Moderate- and Above Moderate-Income Households Pursuant to Government Code Section 65583.2(c)(4), at least 25 percent of the remaining moderate- and above moderate-income RHNA sites are zoned for at least four units of housing (e.g., fourplex or greater).
The remaining above moderate-income RHNA sites after pending projects (3,559) and ADUs (13) is 945. The Opportunity Sites Inventory identifies 1,107 above-moderate units. Of these, all sites (117% of remaining need) can accommodate at least four units of housing.
The remaining moderate-income RHNA after pending projects (62) and ADUs (13) is 1,906. The Opportunity Sites Inventory identifies 2,192 moderate-income RHNA opportunity site units. All of the moderate-income units except 14 are accommodated on sites that are zoned for at least four units of housing (114 percent of the remaining need).
The Opportunity Sites Inventory for above moderate- and moderate-income units identifies over 25 percent of the remaining need, 117 and 114 percent respectively, on sites that allow for at least four units of housing. Thus, the City is compliant with Government Code Section 65583.2(c)(4). The allocation of above moderate- and moderate-income units on a site-by-site basis is shown in APPENDIX B: Sites Inventory List.
Sites with Existing Residential Use
The RHNA site inventory identifies 8 parcels for lower-income units with existing residential uses, six of which will be rezoned to allow higher density residential development. The six parcels being rezoned to mixed-use are assuming a very low yield of 17 percent when projecting new units. The units includes 7 single-family units and 3 mixed-use or multi-family #20..
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units. These sites are not currently affordable to lower-income households. Additionally, the inventory assumes that existing residential uses will remain.
The City is including Program E - 4 to ensure that if any residential units affordable to low income households on a sites inventory property are demolished, they are replaced pursuant to Government Code section 65915(c)(3) and 65583.2(g).
Market Demand for Housing
The City has seen increased interest in development in recent months. This includes multiple requests and inquiries on the capacity for development on different properties. Recent inquiries for development in the City include the following:
▪ A multifamily development of 12 apartments was approved on 15th Street in 2019. The units have not yet been constructed.
▪ A multifamily development of 11 apartments was approved on 7th Street in 2019. The units have been partially constructed.
▪ Market-rate multi-family residential project on city-owned property on 11th Street. ▪ Nonprofit developer interest in building housing at 715 H Street, former site of a retail building that burned down.
▪ Owner interest in redevelopment of 500 9th Street for mixed-use project including retail and residential.
▪ A 100% affordable, 45 unit, 3 story supportive housing apartment complex with 45 onsite parking spaces was given planning approval in July, 2023 at the intersection of Morris and Foy.
▪ A 2-story apartment building with 8 units was given planning approval in July, 2023 at 1011 7
th Street.
▪ An approved project for 8 tiny homes on 812 7th Street inquired about potential for more units on the property. The property is within ½ mile of the StanRTA route #21, a major transit route. Therefore, there is no required parking minimum per Government Code Section 65863.2, so the developer could remove parking and add additional units. ▪ A 0.16 acre project pending application for 26 low income units at 608 7th Street, APN 103-004-004.
▪ A 4 acre project pending application for 22 units for low-income seniors and 70 units for low income families at Parque Rio- Robertson Road (Stanislaus Regional Housing Authority) on the south side of Robertson Road west of Sutter Avenue, a portion of APN 037-023-002. This was previously a state owned property. ▪ A 1.3 acre low-income, permanent supportive housing Tiki Lodge Hotel Conversion (Project Homekey) at 936 McHenry Avenue, APN 112-045-052. #20..
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▪ A 3.6 acre project pending application for 44 low income units at 1115 Oakdale Road (GFF & R II), APN 032-015-047.
▪ Potential interest in a 0.95 acre project at the U-Haul property at rear of old Longs Drugs store at 1625 McHenry Ave, APN 119-005-017.
▪ Potential interest in a 0.57 acre project at 1601 McHenry Ave, APN 119-005-004. ▪ Potential interest in an above moderate income project pending application at the 26 acre Martino Property at the NE Corner of Claus Road and Garst Road, APN 014-037- 060.
▪ Significant developer interest in development or subdivisions in the Woodglen, Tivoli, and Village One Triangle Specific Plans.
Facilitation of Development of Affordable Housing
Starting in 2017, City staff has met with developers, local non-profits, and other community agencies to increase the supply and increase local capacity for the success for affordable housing in Modesto. This include joint applications for funding with the City being the primary or joint applicant, concierge style technical assistance and application for funding process, and pre-permit and planning reviews to allow for a more streamlined and successful approach to entitlements and project designs. Table 89 below summarizes the support for recent affordable housing projects that will be completed between 2019 – 2025, which totals to 786 units. The City has supported 24 different affordable housing developments ranging from one to 150 units. The table displays each units actual or anticipated completion year, housing type, number of units, AMI, unit type, City funding contributed, amount of funding leveraged, and identifies any development partners. The table also notes if the project is capacity building, a new developer, utilized a joint application for state funding, utilized concierge development, and if it had a pre-development meeting. These efforts of pursuing joint funding, building new opportunity and relationship with affordable housing developers, and providing technical assistance through concierge development and pre-development meetings highlight the City’s commitment to facilitating development in the City.
A summary of recent successes include:
▪ Building local capacity with 19 developers
▪ Introducing 8 new developers to Modesto
▪ Providing 24 developments with concierge development services, and 20 with preplanning/pre-permit development review. ▪ Acting as the primary or co-applicant for 8 developments and achieving successful award of 7 of these applications, as of October 2023.
Total, the City has committed more than $27 million to develop housing and brought more than $180 million in leveraged funding to the Modesto community. #20..
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Table 89: Affordable Housing Development Funding and Efforts Project
Completion
Date (Actual or
Anticipated)
Housing
Type
Number
of Units AMI % Unit Type City Contribution
Funding
Leveraged
Developing
Partnerships
Capacity
Building
New
Developer
Joint
Application
for State
Funding
Concierge
Development
PrePlanning
/Permit
Meeting
Youth
Navigation
Center
2019 Homeless 15 50% Transitional $500,000 $500,000
Center for
Human
Service
✓ ✓ ✓ ✓
Glendale
Veteran's
Quarters
2019 Homeless 4 50% Permanent
Supportive $300,000 $204,607. Housing Authority ✓ ✓ ✓ ✓ River Vista 2 2020
Standard
LowIncome
1 80% Ownership $47,619 $200,000 Habitat for
Humanity ✓ ✓
River Vista 2 2020
Standard
LowIncome
1 80% Ownership $47,619 $200,000 Habitat for
Humanity ✓ ✓
Kansas House 2020 Homeless 103 50% Permanent
Supportive $2,500,000 $8,565,869 Housing Authority ✓ ✓ ✓ Granger 2020 Homeless 4 50% Permanent
Supportive $760,557 $1,104,864
Stanislaus
County
Affordable
Housing
Corporation
(STANCO)
✓ ✓
Edward
Estates 2021
Standard
LowIncome2 80% Ownership $488,657 $100,000 Housing
Authority ✓ ✓ ✓
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Project
Completion
Date (Actual or
Anticipated)
Housing
Type
Number
of Units AMI % Unit Type City Contribution
Funding
Leveraged
Developing
Partnerships
Capacity
Building
New
Developer
Joint
Application
for State
Funding
Concierge
Development
PrePlanning
/Permit
Meeting
Archway
Commons -
Phase II
2022
Standard
LowIncome74 60% Affordable
Rental $3,531,138 $34,000,000 EAH Housing Inc. ✓ ✓x ✓ ✓ James Street 2022 Homeless 7 30% Permanent
Supportive $255,809.60 $1,789,967
Stanislaus
Equity
Partners
✓ ✓ ✓ ✓ ✓
Kestral Ridge 2023 Homeless 8 80% Permanent
Supportive $800,000 $525,000 Housing Authority ✓ ✓ ✓
Youth
Permanent
Housing
2023 Homeless 14 30% Permanent
Supportive $500,000 $4,716,268
Center for
Human
Service
✓ ✓ ✓
Laurel Ave 2023 Homeless 1 60% Permanent
Supportive $398,563
Stanislaus
County
Affordable
Housing
Corporation
(STANCO)
✓ ✓ ✓
River Vista 3 2023
Standard
LowIncome
2 80% Ownership $92,238 $400,000 Habitat for
Humanity ✓ ✓ ✓ ✓
Edward
Estates 2023
Standard
LowIncome
33 80% Ownership Housing
Authority ✓ ✓
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Project
Completion
Date (Actual or
Anticipated)
Housing
Type
Number
of Units AMI % Unit Type City Contribution
Funding
Leveraged
Developing
Partnerships
Capacity
Building
New
Developer
Joint
Application
for State
Funding
Concierge
Development
PrePlanning
/Permit
Meeting
Church
Properties 2024 Homeless 9 80% Permanent Supportive $1,500,000 Stanislaus
Equity
Partners
(STEP)
✓ ✓ ✓
California Ave 2025 Homeless 7 35% Permanent
Supportive $450,000 $4,150,000
Stanislaus
County
Affordable
Housing
Corporation
(STANCO)
✓ ✓
Clarion 2026 Workforce
Housing 150 120% Affordable Rental $20,500,000 Housing Authority ✓ ✓ Helen White
Court 2025
Standard
LowIncome11 80% Permanent
Supportive $3,226,603 $7,238,153 Housing Authority ✓ ✓ ✓ King Kennedy
Cottages 2025
Standard
LowIncome23 80% Permanent
Supportive
Housing
Authority ✓ ✓ ✓
7th Street
Village 2027
Standard
LowIncome
79 80% Affordable
Rental $7,967,750 $48,945,520
Visionary
Home
Builders
(VHB)
✓ ✓ ✓ ✓ ✓
Travelers 2025 Homeless 56 30% Permanent
Supportive $2,274,923 $19,625,077
RH
Community
Builders
✓ ✓ ✓ ✓ ✓
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Project
Completion
Date (Actual or
Anticipated)
Housing
Type
Number
of Units AMI % Unit Type City Contribution
Funding
Leveraged
Developing
Partnerships
Capacity
Building
New
Developer
Joint
Application
for State
Funding
Concierge
Development
PrePlanning
/Permit
Meeting
Bridge
Housing 2024 Homeless 45 N/A Shelter Beds $2,250,000 Stanislaus County ✓ ✓ ✓ ✓ ✓ Morris Village 2025 Homeless 45 80% Affordable
Rental $3,500,000 $19,596,055 Self-Help Enterprises ✓ ✓ ✓ ✓ ✓ Parque Rio 2027
Standard
LowIncome92 80% Affordable
Rental $3,000,000 Housing Authority ✓ ✓
Total 786 $27,641,476.60 $179,111,380 19 8 8 24 20
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Opportunity Site Details
Vacant Sites
A portion of the RHNA will be met on vacant land that is zoned for residential use. Per HCD’s Housing Element Sites Inventory Guidebook, a vacant site is one “without any houses, offices, buildings, or other significant improvements […] or structures on a property that are permanent and add significantly to the value of the property.”22 Table 90 displays the capacity of vacant sites by the zoning district. There is a total of 1,667 units included on vacant sites. 22 HCD Housing Element Sites Inventory Guidebook. https://www.hcd.ca.gov/communitydevelopment/housing-element/docs/sites_inventory_memo_final06102020.pdf #20..
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Table 90: Vacant Site Capacity by Zone
Zone Opportunity
Site Capacity
New MU-P
Zone
Capacity
New MU-H
Zone
Capacity
Amended P-D
Sites
Capacity
Total
MU-P 0 77 0 0 77
MU-H 0 0 482 0 482
P-D 183 0 0 97 280
P-O 141 0 0 0 141
R-1 0 0 0 0 0
R-2 50 0 0 0 50
R-3 58 0 0 0 58
CD 49 0 0 0 49
SP 506 0 0 0 506
TD 7 0 0 0 7
END 11 0 0 0 11
MSD 6 0 0 0 6
Total 1,011 77 482 97 1,667
Non- Vacant Sites
Government Code Section 65583.2(g)(2) states that housing elements relying on non-vacant sites for greater than 50 percent of its lower-income households need to demonstrate that the existing use does not constitute an impediment to additional residential development.
About 67 percent of the 4,750 lower-income RHNA units will be met by non-vacant RHNA opportunity sites. When considering all income-levels of opportunity sites, 48 percent of the RHNA is accommodated through non-vacant opportunity sites. Table 91 summarizes the 6,466 unit capacity of non-vacant sites included to meet the RHNA broken down by their zone district.
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Table 91: Non-Vacant Site Capacity by Zone
Zone
Opportunity
Site
Capacity
(existing
zones)
New MU-P
Zone Site
Capacity
New MU-H
Zone Site
Capacity
Amended P-D
Sites Capacity Total
MU-P 0 917 0 0 917
MU-H 0 0 2,081 0 2,081
P-D 0 0 0 2,397 2,397
R-2 55 0 0 0 55
R-3 96 0 0 0 96
CD 56 0 0 0 56
SP 601 0 0 0 601
UGD 263 0 0 0 263
Total 1,071 917 2,081 2,397 6,466
Non-Vacant Development Trends
Recently developed sites, approved and pending projects, and sites with developer/property owner interest in residential development were analyzed in order to understand development trends and aid in the non-vacant site selection process. Table 92 displays the characteristics of these analyzed sites.
Characteristics identified by the review of these sites include:
• A building age over 40 years old.
• A varied land-improvement ratio (LIR). LIR compares the value of the land to the value of improvements (structures) on the land, using data from the county assessor’s office.
The trend sites had LIRs that varied greatly, from 0.37 to 16.75. Twelve of the thirteen trend sites had LIRs calculated. Of these twelve, seven are less than or equal to one, meaning that the value of the improvements is greater than the land. Three sites had LIRs greater than 10.
• A varied percent of building coverage. Building coverage shows the percent of the parcel that was occupied by the structure of the use before residential redevelopment.
Nine of the Thirteen trend sites had building coverage calculated. Of these nine, 5 of the sites had a building coverage between 10 and 20 percent. 3 of the sites have building coverage over 20 percent, including one with a building coverage of 53 percent before redevelopment. One project had a slightly lower building coverage percent of 8 percent.
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• A variety of non-vacant uses. Many of the trend sites included existing single-family residential structures, religious facilities, industrial, and commercial uses. Table 92 Table 92: Non- Vacant Development Trend Sites
ID
Project
/Address
Project
Type LIR Year Built
Building
Coverage
Previous Non-Vacant
Use
1 Church
Properties (225
and 231 East
Orangeburg
Avenue)
Under
Construction 0.37 Before 1957 17%
Religious facilities,
church, parking lot, and
excess vacant land
2 1208 9th Street Completed 1 1982 -
Commercial facility,
behavioral health drop-in
center, parking lot
3 1612 Sisk Road Under
Construction N/A 1982 24% Motel conversion and parking lot 5 7th Street Village Approved 2.1 Before
1957 15%
Warehouse, one singlefamily home, excess
vacant land
6 Village One
Triangle Pending 11.1 1984 -
Agricultural, agricultural
structures. single family
residential
7 Olivewood/3725
Roselle Pending 14.5 1984 -
Two single family homes;
Majority excess vacant
land
8 Assyrian
Church/1457
Mabel Avenue
Approved 0.5 1993 8% Religious facility
9 Traveler’s/710 N.
9 th Street Pending 0.25 1967 22% Motel Conversion
10 3313 Coffee
Mixed Use Approved N/A
Buildings
removed
2018
13%
Former charter school
and educational
buildings, Parking Lot
11 813 Chicago
Avenue Pending 0.53
Various;
before
1957 to
1982
11% Three single family
homes/structures
12 500 9th Street Owner
interest 0.86 Before 1957 53%
Commercial strip with
uses including auto
repair, church,
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restaurant, and paved
parking lot
13 812 7th Street Owner
interest 0.92
Between
1957 -
1982
16%
Commercial/industrial
building and associated
parking
These projects demonstrate the viability and interest in redeveloping non-vacant sites in Modesto, including for both affordable and market-rate housing. These sites have similar zoning and characteristics to the proposed RHNA sites and therefore demonstrate the strong likelihood of meeting the projected construction of units within the next eight years.
New Mixed Use Zones (MU-P and MU-H)
The City is meeting approximately 86 percent of its remaining unmet RHNA with sites in the new Mixed-Use Zones, Mixed-Use-Pedestrian (MU-P) and Mixed-Use-Highway (MU-H), and related amendments to the P-D parcels in the same corridors to allow the same density standards as the new zones. These zoning amendments are anticipated to be completed in November, 2023. These rezone areas are shown in Figure 52.
Figure 52: New Mixed-Use Zone Areas
The sites in MU-P, MU-H, and related P-D parcel areas are largely non-vacant (5,395 units), though there are approximately 656 units on vacant sites. As discussed above, the City is in #20..
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the process of developing the new mixed-use zones MU-P and MU-H and related P-D amendments along Sisk Road, McHenry Avenue, Oakdale Road, and Yosemite Boulevard to be completed in 2023, prior to the adoption of the Housing Element. The new Mixed-Use Zones and related P-D amendments will apply to 283.1 acres along Sisk Road, 311.2 acres along McHenry Avenue, 83.3 acres along Oakdale Road, and 34.7 acres along Yosemite Boulevard.
At a maximum density of 45 du/acre, the new Mixed-Use corridors provide a potential capacity for 21,014 net new units. This is creating capacity for 187 percent of the RHNA requirement (11,248) and 298 percent of the remaining RHNA need (7,054) in the new Mixed Use areas alone. MU-P and MU-H will allow 100 percent residential use projects in addition to the existing mix of commercial and office uses.
Table 93 displays the maximum capacity of the mixed-use zones and P-D zone increases as well as the assumption of these zones used to meet the RHNA. As noted, the projections used to meet the RHNA are conservative assuming only a fraction of the total development that is realistic during the planning period based on development trends and characteristics of the sites. The City is rezoning parcels on McHenry, Sisk, Oakdale, and Yosemite to new Mixed-UsePedestrian (MU-P) and Mixed-Use-Highway (MU-H) zones, and amending related P-D parcels to allow for 45 du/ac in order to create a total capacity of 31,469 units, in the proposed rezone areas. This capacity is 280% of the allocated RHNA (11,248) and 446% of the unmet RHNA (7,054). Only 6,051 total units are being counted toward the RHNA. The appropriately zoned capacity for high density development far surpasses the RHNA allocation for the City.
Table 93: Mixed-Use and PD Capacity
Mixed-Use Zone RHNA Assumption Maximum Capacity
MU-H 2,563 10,889
MU-P 994 5,957
P-D 2,494 14,623
Total 6,051 31,469
For the purposes of establishing a realistic yield that is likely to be developed in the next eightyear planning period, a density of 45 du/acre is proposed as the maximum density for the MUP and MU-H zones. The proposed development standards are based on the demonstrated feasibility in the 2022 Modesto Housing Plan.
It is assumed that approximately 6,051 units (about 19 percent of the total new MU-P and MUH and related P-D amended parcel area capacity at 45 du/acre) will be constructed over the next eight years. The projected RHNA site capacity for the MU-P, MU-H, and related P-D parcel zones are shown in Table 94. The sites in the MU-P, MU-H, and related P-D parcel zones are largely non-vacant (5,395 units), though there are approximately 656 units on vacant sites. #20..
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Implementing the MU-P and MU-H zones, and related P-D parcel amendments ensures Modesto has a surplus of land zoned for higher density housing, thus allowing for residential development at a variety of densities and affordability for the current and future planning periods.
Table 94: MU-P and MU-H Zones, and Related P-D Amended Parcels – Assumed RHNA Units
Income Level Number of Units
Very Low 2,608
Low 1,485
Moderate 1,958
Above Moderate 0
Total 6,051
The existing uses are not anticipated to preclude or constrain development. Because the City is using extremely conservative estimates by only counting 17 percent of the eligible sites’ capacities at a density of 45 du/acre, it is likely that only 134 acres of the MU-P and MU-H zones, and amended P-D parcels would need to be redeveloped over the next eight years to meet the RHNA numbers allocated to the MU-P and MU-H zones, and amended P-D parcels.
Characteristics of the Mixed-Use Zones
The majority of parcels included to meet the RHNA in the mixed-use zones are taken at a 17% yield of the maximum capacity. This conservative estimate accounts for the existing nonvacant nature of the sites and any other environmental or infrastructure constraints specific to each site. The non-vacant sites considered at a 17% yield show similar characteristics to the non-vacant development trend sites that are listed in Table 92. This includes similar uses, building age and intensity, and LIRs.
Typical existing uses in the Mixed-Use Zones include single-story strip commercial with large parking lots. The strip commercial consists largely of large and small commercial uses. That date back primarily to the 1960sand 1980s, with limited development in the 1990s. Use characteristics are shared across the commercial corridors. Uses range from small individual commercial pad sites, to shallow strip centers, to deep lot and big box commercial uses, and older shopping malls. All of these uses have consistent features including their age, excess and underutilized parking areas, frequent spaces for lease, and relatively high land-improvement ratios.
The follow set of images and descriptions are representative of some of the various types of commercial uses and development patterns throughout the rezoned areas. The rezone sites are all varying sizes of strip commercial uses. They show the significant availability of land with #20..
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the capacity for higher density and more intensive uses. Each image has a brief description of how it is representative of the uses in the rezone areas.
Vacant independent commercial pad site with for lease sign, underutilized parking.
Small, commercial lot with empty parking lot and vacant commercial use #20..
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Typical strip commercial with large parking lot directly adjacent to a vacant, undeveloped lot.
Large, big box store with parking on multiple sides of the building. Excessive, underutilized parking suitable for infill or redevelopment.
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Single restaurant with an excessively large and underutilized parking lot.
Larger commercial building with parking on multiple sides. Large underutilized parking lot with few cars directly adjacent to a bus stop.
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Paved lot with large frontage with one small building used for general storage.
Small, single-story strip commercial uses with excessive, underutilized parking lot. #20..
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Large, aging mall site that is 41 – 53 years old. There is significant, excessive amounts of underutilized parking surrounding the use. The site has potential for infill or redevelopment.
The site is already divided into multiple parcels
Building Age
Most of the commercial buildings were constructed between the 1960s and 1980s. A review of historic, aerial imagery of the rezone areas was conducted to examine changes in the fabric of these corridors from 1952 to 2020. The large majority of the large commercial buildings were built between 1967 and 1982, making them over 40 years old. The aerial review estimated that approximately 85% of the buildings were over 40 years old. This aligns with the trends in the non-vacant redevelopment site, of which 12 of 13 were built before 1985. There has been very few buildings built along these commercial corridors since the mid-1990s. The low intensity and aging nature of the buildings indicate the existing uses and structures do not create impediments to residential development.
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Land-Improvement Ratios (LIR)
The LIRs for the 462 parcels in the rezone areas vary greatly, similar to those in the non-vacant development trend sites. Over half of the parcels (252) have a LIR that is greater than 0.5, with 134 parcels (27%) having a LIR that is greater than 1. The rest of the parcels, 45%, (210) have a LIR that is less than 0.5. The trends in the non-vacant development sites have LIRs that widely vary. In the 13 trend sites, the three sites with the highest LIRs (all over 10) are a parking lot, a large agricultural use, and two small structures on a large parcel. Three of the twelve sites with LIRs have ratios that are 0.5 or less, and seven have LIRs that are less than one.
Modesto Housing Plan
The City recently completed the City of Modesto Housing Plan,23 which serves to identify sites in Modesto where housing can be built, analyze the feasibility of different housing types that can be built, and recommend zoning and policies to deliver more housing. The Modesto Housing Plan tested different hypothetical buildouts and their financial feasibility to recommend zoning and policies that would remove regulatory barriers, streamline housing production, and enable housing at different scales and affordability levels.
Development of the Mixed-Use Zones was guided in part by the feedback from the public engagement process for and results of the analysis in the Housing Plan. The Housing Plan illustrates that the existing uses are not an impediment to redevelopment.
One of the key recommendations resulting from the Modesto Housing Plan is the development of mixed-use corridors in the City. These corridors will focus on underutilized medium- and large-sized lots to allow housing types such as townhomes, fourplexes, courtyard apartments, and multiplexes. The Housing Plan identified McHenry Avenue as a major corridor with bus transit and underutilized retail space with the potential to accommodate new housing. The Mixed-Use Zones MU-P and MU-H implement the recommendation from the Housing Plan to develop mixed-use corridors. This will increase the capacity for housing along McHenry Avenue, Sisk Road, Oakdale Road, and Yosemite Boulevard. These zoning amendments are anticipated to be completed in November, 2023.
Test fits can test typical building prototypes on sample lots to determine financial viability, physical form compatibility, neighborhood character compatibility, and viability within specified regulatory barriers of certain housing types. The test fits conducted in the Housing Plan consider financial feasibility evaluated through a static developer pro forma, compatible physical form with the surrounding context, and regulatory barriers to developing housing types. The financial pro forma included a consideration of market conditions and existing commercial uses of parcels to determine what residential building types are financially feasible in the housing market in Modesto. They identify financially feasible housing types for different contexts in the City. Residential types appropriate for the Sisk Road and McHenry Avenue 23 City of Modesto Housing Plan. https://www.modestogov.com/DocumentCenter/View/19912/FINALDRAFT-HOUSING-PLAN-07-25-22 #20..
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corridors are those categorized as “mixed-use corridor” in the Housing Plan. As noted in the Housing Plan, because the test fits use actual building types, site layout, and parking requirements, “the results are more precise than numeric calculations based only on density or FAR.”24 Using the results of the Housing Plan test fits helps to identify adequate sites for high-density housing and ensure that the existing uses are not an impediment to housing development in these corridors.
The test fits analyzed lots with typical sizes and dimensions including number of stories, building height, housing type, parking, density, and setbacks. The test fits compared the standards of an existing City zone to those needed for those typical of different building types to determine if the types are feasible to develop in Modesto.
Furthermore, it is noted that the housing types demonstrated to be feasible did not use or exceed the maximum building heights. The highest density test fit projects only assumed up to four stories. The increased densities of the proposed zoning amendments in Programs A - 2 and A - 3 will accommodate the densities of the tested buildings.
The results of the test fit process found that townhomes, multiplexes, and courtyard buildings were financially feasible for the mixed-use corridors in the City. A test fit from the Modesto Housing Plan appropriate for the regulatory barriers of the mixed-use corridor is the multiplex style building (e.g., stacked flat apartments, courtyard). One test fit compared a multiplex building type to existing R-3 zoning standards. The multiplex consists of 12 smaller units, with a building footprint similar to that of a medium to large single-family house at a density of 49.8 du/acre. The Housing Plan identified the maximum density of the R-3 zone (29 du/acre) as an impediment to housing development of this kind. The Mixed Use Zones will allow for high density residential uses.
The Housing Plan identifies three types of test fits that are applicable to the mixed-use corridors. To understand what type of development is feasible in the mixed-use corridors the parcels were compared to three test fit types. This was done using the lot sizes outlined in the Housing Plan. Note that not every mixed-use lot exactly fits the sizes outlined in the Housing Plan. The three types of lots examined are large lots, shallow lots, and narrow lots. Table 95 summarizes the lot fit type, example shown in the housing plan, the characteristics of the lot, the number of lots in the City that meet this category, and the approximate number of lots in the mixed-use areas that meet that lot type. In the rezone areas, there are roughly 176 large lots, 70 narrow lots, and 140 shallow lots.
By implementing the mixed-use zone, the City is creating significant opportunity for a variety of housing types, including net new capacity for 187% of the RHNA. The City is also implementing the recommendations from the Housing Plan, which analyzed financial feasibility, in this effort.
24 Modesto Housing Plan. Page 36.
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Table 95: Test Fit Lots and Rezone Lots
Lot Fit Type Test Fit Type Characteristics Number of Lot Type in City
Number of Lot
Type in Mixed-Use
Corridor
Large Lots McHenry
Corridor
Deep and wide
commercial lot, 400
ft by 400 ft
259 176
Narrow Lots Oakdale Road
150–350 feet wide
and at least 400
feet deep
72 70
Shallow Lots Crow’s Landing
Depths of 100–200
feet and widths of
75–200 feet
234 140
The Housing Plan goes beyond identifying test fits to conduct case studies of five specific opportunity sites that are representative of types of lots across the City as shown in the table above. Criteria for site selection includes potential capacity for new housing, development configuration, site conditions, and repeatability of findings. Three of these opportunity sites are in the mixed-use corridor context, which is applicable to the Sisk Road, McHenry Avenue, Oakdale Road, Yosemite Boulevard corridors. These three types of lots are described in detail below.
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The opportunity sites in the Housing Plan serve as examples that can be repeated across multiple sites in Modesto. They are reflective of
opportunities in the Sisk Road, McHenry Avenue,
Oakdale Road, Yosemite Boulevard corridors.
One sample lot type is the large lots. This is
illustrated with an example from McHenry
Avenue. This site is included in the RHNA
inventory. This site is an example of a deep and
wide lot in a commercial corridor, of at least 400
feet wide and 400 feet deep. The example yield
on the site is 359 units, including a mix of
fourplexes, live/work units, townhomes, and
courtyard buildings.
This example is applicable to 259 lots in the City,
including approximately 179 lots in the Sisk
Road, McHenry Avenue, Oakdale Road,
Yosemite Boulevard corridors. These lots are
generally large-format retail in aging buildings
with underutilized parking lots. Many of these
sites could be developed and maintain a portion
or all of their existing uses. Sites could also be
entirely redeveloped to include similar
commercial uses with additional housing. Figure
53 shows a sample fit on the McHenry Avenue site that maintains the existing use while adding housing. This example can be extrapolated to other parcels along McHenry Avenue and Sisk Road that share these characteristics.
Figure 53: Sample Large Lot Development
Source: Modesto Housing Plan
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The second test fit lot type included in the inventory is a narrow lot. The example in the Housing Plan of this type of lot is alone Oakdale Road. This site is one vacant and one nonvacant parcel. Figure 54 displays a sample development on the site that yields 68 units in the form of fourplexes, cottage courts, and duplexes.
This typology includes narrow but deep sites, and is a good example of an opportunity for development oriented perpendicular to a corridor. This typology applies to 72 lots in the City that are 150–350 feet wide and at least 400 feet deep, including 70 lots along Sisk Road, McHenry Avenue, Oakdale Road, and Yosemite Boulevard.
Figure 54: Sample Narrow Lot Development
Source: Modesto Housing Plan
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The third opportunity site compatible with the Mixed Use Zone corridor context along Sisk Road, McHenry Avenue, Oakdale Road, Yosemite Boulevard is the shallow lot type, illustrated by the Crow’s Landing site. This includes two vacant parcels in front of a large retail site. It serves as an example of building-by-building development on shallow lots. Figure 55 shows a sample development of the Crow’s Landing site, which maintains the entirety of the existing commercial use while adding 14 housing units. The sample includes two L-shaped courtyard buildings that have tuck-under parking accessed from an alley located on the site. Significantly more housing could be developed if the entirety of the commercial shopping center was redeveloped.
This typology applies to 234 lots in the City, including 140 lots along Sisk Road, McHenry Avenue, Oakdale Road, Yosemite Boulevard. These lots are shallow, with depths of 100–200 feet and widths of 75–200 feet.
Figure 55: Sample Shallow Lot Development
Source: Modesto Housing Plan
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Other Non-Vacant Site Details
The following section provides further detail on each of the non-vacant sites identified in the inventory that are taken at a higher yield than 17 percent as described above. Some parcels selected are within MU-P and MU-H zones, or amended P-D parcels but are taken at a higher yield, as the site has shown specifically higher likelihood of residential development, beyond just the added potential created by the new zone. Based on the trends of redevelopment of non-vacant sites in Modesto outlined above, a set of criteria was used for evaluating the redevelopment potential of sites and selecting opportunity sites from the larger rezone areas.
These opportunity sites are included at a higher yield than 17 percent. The selection process utilized five factors. The determination of factors was based, in part, off of the characteristics of the non-vacant trend sites outlined in Table 92. Each of the sites has at least four of the five factors. The five factors include:
A. Significantly Underdeveloped. (LIR > 1). The comparison of assessed values for land and improvements (land-improvement ratios, LIR) is a reliable indicator of whether and to what extent sites are utilized. Typically, a newly improved site will have a ratio of well under 0.2, or where the improvements are valued at five times the value of the land.
All sites in the inventory have a LIR greater than one, which indicates that the value of the improvements are worth less than the value of the land. The trend sites had LIRs that varied greatly, from 0.37 to 16.75. Twelve of the thirteen trend sites had LIRs calculated. Of these twelve, seven are less than or equal to one, meaning that the value of the improvements is greater than the land. A LIR of one means the land and the improvements are of equal value. Each non-vacant high-yield site has land that is of greater value than the improvement, or an LIR greater than 1, which is superior to the trends shown by the recent development.
B. Building Age. A building age greater than 40 years. Building age was also considered for each non-vacant site. An older building indicates potential for redevelopment. All of the buildings in the inventory were built prior to 1984, and are at least 40 years old.
Many of the buildings were built in the late 1950s. This matches the trends set by the recently developed sites, as they were generally built over 40 years ago.
C. Similar Types of Non-Vacant uses. If the site had a similar non-vacant use to the nonvacant trend sites. Uses specified by the recently developed nonvacant sites include religious facilities, commercial facilities, motel conversions, parking, single-family homes, educational facilities, strip malls, and auto repair.
D. High Infill Potential/Redevelopment Potential. Another factor to quantify the underutilization of a site is the building coverage, which is the percentage of the site that has a building footprint. A low building coverage indicates ample land available for infill development. As the majority of the trend sites had building coverage under 20%, for this calculation, the threshold is 20%.
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E. Adjacent to Services. Sites were reviewed for their location within one mile of services such as daycares, grocery stores, and schools.
Table 96: Non-Vacant Site Favorable Redevelopment Characteristics
OPPORTUNITY SITES A B C D E
710 S Emerald Ave ✓ ✓ ✓ ✓ ✓
1 821 California Ave ✓ ✓ ✓ ✓ ✓
1 4123 Roselle Ave ✓ ✓ ✓ ✓ ✓
1 2741 Yosemite Blvd ✓
2 ✓ ✓ ✓ ✓1
1230 12th St ✓ ✓ ✓ ✓
1120 11th St ✓ ✓ ✓ ✓ ✓
1430 10th St ✓ ✓ ✓ ✓
1429 11th St ✓ ✓ ✓ ✓ ✓
1320 10th St ✓ ✓ ✓ ✓ ✓
1325 11th St ✓ ✓ ✓ ✓ ✓
1944 Evergreen Ave ✓
2 ✓ ✓ ✓ ✓
914 Rouse Ave ✓ ✓ ✓ ✓ ✓
1 531 Terminal Ave ✓
2 ✓ ✓ ✓ ✓
Douglas St ✓ ✓ ✓ ✓ ✓
1422 Leonard Ave ✓ ✓ ✓ ✓ ✓
1Within a mile of a daycare, grocery store, or school, but not all three 2No actual Land Improvement Ratio was calculated by the County Assessor. However, it is clear that this was because it is a large, unutilized parcel with a very small structure, making this have an extremely high land improvement ratio Residential
The sites described below are all in the Residential (R) General Plan land use designation, and are zoned to allow only residential use. While R-1, R-2, and R-3 zones allow residential use per the zoning code, permitted uses in the P-D and SP zones vary depending on what is in the development or specific plan for the parcel. Two non-vacant sites listed below, 710 S. Emerald Avenue and 821 California Avenue, are zoned for R-3. The parcel at 4123 Roselle Ave is zoned SP and is in the Tivoli Specific Plan.
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Residential
Sites Description
Address 710 S. Emerald Ave
821
California
Ave
4123
Roselle
Ave
1422 Leonard Ave 914 Rouse
Ave
1944
Evergreen
Ave
Douglas
St
531
Terminal
Ave
APNs 030-007-053 030-008-
010
083-003-
003 115-001-003 037-029-008
029-045-
039
113-006-
043
109-003-
084
Size (Acres) 1.2 1.5 79.2 0.5 0.9 1.0 1.1 0.1
Existing
Zoning R-3 R-3 SP R-3 R-2 R-2 R-2 R-2
Permitted Use R-3 R-3 R-1 R-3 R-2 R-2 R-2 R-2
General Plan
Designation R R R MU R R R R
Current Use Abandoned Building,
Parking Church Agriculture / Storage
Single-Family
Residential
SingleFamily
Residential
SingleFamily
Residential
Parking Storage
Land
Improvement
Ratio
1.9 1.5 14.5 1.4 2.8 - 10.1 -
Year Built
Prior To 1967 1982 1957 1957 1957 1957 - 1957
Building
Coverage 6.8% 5.5% <1% 5.5% 3.6% 5.8% - 5.6%
Income
Category Lower Lower Above Moderate Lower Moderate Moderate Moderate Moderate Total Units 35 46 601 15 15 17 21 2
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Residential
Sites Description
Non-Vacant
Site
Characteristics
A, B, C, D, E A, B, C, D,
E
A, B, C, D,
E
A, B, C, D, E A, B, C, D,
E
A, B, C, D,
E
A, B, C, D,
E
A, B, C, D,
E
Within 1 mile of:
Daycare No No
In
Proposed
TSP
Yes No Yes Yes Yes
Grocery Yes Yes
In
Proposed
TSP
Yes Yes Yes Yes Yes
School Yes Yes
In
Proposed
TSP
Yes Yes Yes Yes Yes
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710 S. Emerald Avenue
The 1.2-acre site at 710 S. Emerald Avenue is
currently occupied by a single-story building as
well as a two-story structure that appears to be
vacant and in significant need of repair. The
single-story building was constructed between
1957 and 1967. The majority of the parcel is
vacant land being used for parking or waste
disposal. The site is in the center of an existing
residential neighborhood, and is adjacent to a
pending residential project, making it optimal for
further residential development. The site is
across the street from a school and near several restaurants and a grocery store, which provide necessary resources for residents. The site has a land-improvement ratio of 1.9. The realistic capacity for this site is 35 units. The site could be developed to retain the existing buildings or to be a new residential development.
821 California Avenue
The 1.5-acre site at 821 California Avenue is
currently occupied by a single-story neighborhood
church. The building was constructed between
1967 and 1982. The majority of the parcel is vacant
or underutilized surface parking. The site is in the
center of an existing residential neighborhood,
and is adjacent to a pending residential project,
making it optimal for further residential
development. The site is near a school, several
restaurants, and a grocery store, which provide
necessary resources for residents. The site has a
land-improvement ratio of 1.5. The realistic capacity for this site is 46 units. The site could be #20..
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developed to retain the existing use in either existing or new buildings as part of new residential development.
Western Half of Site
Eastern Half of Site
4123 Roselle Avenue
The 79.2-acre site at 4123 Roselle Ave is currently
occupied by agriculture and several agricultural
storage sheds. The majority of these structures
were constructed in the 1950s or earlier. The
majority of the parcel is vacant or utilized for
agriculture. In the Tivoli Specific Plan, this parcel
has been planned for a range of densities from
very low to medium-high density residential
development. The realistic capacity of 601 above
moderate-income units was determined by
assuming a low residential density. The specific plan includes parks, schools, and commercial development which will provide necessary resources to residents of this parcel and other parcels in the specific plan area. Some areas of the Tivoli Specific Plan are already pending projects. The Tivoli Specific Plan is estimated to be between 1,855 and 3,241 residential units in total. The site has a land-improvement ratio of 14.5.
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in developing the west side of the Tivoli Specific Plan for multi-family housing, indicating the interest and likelihood of residential development in this area. 1422 Leonard Avenue
The 0.5-acre site at 1422 Leonard Avenue is currently
occupied by a single-story residential building with
significant excess vacant land. The single-story structure was constructed before 1957 and is in visible need of
repair. The majority of the parcel is underutilized vacant land. The site is across from an existing residential
neighborhood and adjacent to an apartment complex,
making it an optimal area for further residential
development. The site is near several restaurants, a
grocery store, schools, and day care facilities, which provide necessary resources for residents. The site has a landimprovement ratio of 1.4. The realistic capacity for this site is 15 lower-income units. The site could be developed to retain the existing buildings or to be a new residential development. #20..
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914 Rouse Avenue
The 0.9-acre site at 914 Rouse Avenue is currently occupied by two singlestory residential structures with significant excess vacant land. The main structure was constructed before 1957 and is in visible need of repair.
The majority of the parcel is underutilized vacant land. The site is in the center of an existing residential neighborhood with several transit stops, making it an optimal area for further residential development. The site is near several restaurants, a grocery store, and a school, which provide necessary resources for residents. The site has a land-improvement ratio of 2.8. The realistic capacity for this site is 15 moderate-income units. The site could be developed to retain the existing buildings or to be a new residential development.
1944 Evergreen Avenue
The one-acre site at 1944 Evergreen Avenue is currently occupied by a single-story residential with a detached garage and significant excess vacant land. The main structure was
constructed before 1957 and is in visible need of repair. The majority of the parcel is underutilized vacant land that is currently partly being used for parking and waste disposal. The site adjacent to an existing residential neighborhood, as well as to the new mixed-use zone and ample new high density residential development opportunities, making it an optimal area for further residential development. The site is near several restaurants, a grocery store, a school, and a daycare which provide necessary resources for residents. The realistic capacity for this site is #20..
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17 moderate-income units. The site could be developed to retain the existing buildings or to be a new residential development.
Douglas St
The 1.1-acre site at Douglas Street is currently occupied by an underutilized parking lot. The site is adjacent to an existing residential neighborhood, as well as to the new mixed-use zone and ample new high density residential development
opportunities, making it an optimal area for further residential development. The site is near several restaurants, a grocery store, a daycare, and a school, which provide necessary resources for residents. The site has a land-improvement ratio of 10.1. The realistic capacity for this site is 21 moderate-income units. The site could be developed to retain the existing use or to be a new residential development.
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531 Terminal Ave
The 0.1-acre site at 531 Terminal Ave is
currently occupied by a small shed on an
almost entirely vacant parcel. The site is in the
center of an existing residential
neighborhood, making it an optimal area for
further residential development. The site is
near several restaurants, a grocery store, a
daycare, and a school, which provide
necessary resources for residents. The
realistic capacity for this site is 2 moderate-income units. The site could be developed to retain the existing use or to be a new residential development.
Commercial
While the majority of parcels in the MU-P and MU-H zones, or amended P-D parcels are taking a low yield estimate for the overall realistic capacity of the corridors, some opportunity sites have been selected from these rezone parcels to be calculated at a realistic capacity that matches trends for the zone. These rezoning will be completed in November, 2023. The site at 2741 Yosemite Boulevard is included in the rezone from C-3 to MU-H.
Residential Sites Description
Address 2741 Yosemite Blvd
APNs 033-078-008
Size (Acres) 17.4
Existing Zoning C-3
Proposed Zoning MU-H
General Plan Designation MU
Current Use Vacant Land, Storage Shed
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Residential Sites Description
Year Built Prior To 1957
Building Coverage 0.45%
Income Category Moderate
Total Units 547
Non-Vacant Site Characteristics A, B, C, D, E
Within 1 mile of:
Daycare No
Grocery Yes
School Yes
2741 Yosemite Boulevard
The 17.4-acre site at 2741
Yosemite Boulevard is currently
occupied by a small shed. This
small area of the parcel has
contained sheds or containers for
storage since the 1950s. The
majority of the parcel is vacant,
underutilized land. The site is in the center of an existing residential neighborhood, making it optimal for further residential development. The site is near a school, several restaurants, and a grocery store, which provide necessary resources for residents. The realistic capacity for this site is 547 moderate-income units. The site could be developed to retain the existing storage shed or to maintain the use in a new residential development.
Downtown
The sites described below are all in the Downtown (D) General Plan land use designation, and are a part of the downtown form based code, which in some downtown zones is estimated to allow residential development densities up to 100 du/ac. Some sites described below are in the UGD zone, which Housing Plan test fits estimate can allow up to 100 du/ac, while sites in #20..
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the CD or END zones are estimated to allow up to 50 du/ac. The downtown area has access to transit and employment opportunities.
Downtown Sites Description
Address 1230 12th St 1120 11th St
APNs 105-020-004 105-028-014
Size (Acres) 0.6 0.8
Existing Zoning UGD CD
General Plan Designation D D
Current Use Warehouse Bank, Parking
Land Improvement Ratio 3.5 1.8
Year Built Prior To 1982 1984
Building Coverage 48.5% 19.2%
Income Category Lower Lower
Total Units 43 56
Non-Vacant Site
Characteristics A, B, C, E A, B, C, D, E
Within 1 mile of:
Daycare Yes Yes
Grocery Yes Yes
School Yes Yes
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1230 12th Street
The 0.6-acre site at 1230 12th Street is currently
occupied by a single-story, windowless warehouse.
This building was constructed between 1967 and
1982. About one-third of the parcel is an
underutilized surface lot. The site is a block away
from an existing residential neighborhood, making it
optimal for the expansion of residential
development. The site is nearby a school, a daycare,
and a grocery store, which provide necessary
resources for residents. The site has a landimprovement ratio of 3.5. The realistic capacity for this site is 43 lower-income units. The site could be
developed to retain the existing use in either existing or new buildings as part of new residential
development.
1120 11th Street
The 0.8-acre site at 1120 11th Street is currently partially occupied by a bank. This building was constructed in
1984. The majority of the parcel is an underutilized
surface lot. The site is near a school, a daycare, and a grocery store, which provide necessary resources for
residents. The site has a land-improvement ratio of 1.8.
The realistic capacity for this site is 56 lower-income units. The site could be developed to retain the existing use in either existing or new buildings as part of new
residential development.
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10th – 11th Street Cluster
Several of the 10th and 11th street parcels are included as test fits in the Modesto Housing Plan.
The plan assumes capacity at or higher than the determined realistic capacity by this sites analysis, while assuming residential development far below what is allowed by the zone.
Downtown Sites Description
Address 1430 10th St 1429 11th St 1320 10th St 1325 11th St APNs 105-033-016 105-033-018 105-034-017 105-034-018
Size (Acres) 0.6 0.7 0.6 1.1
Existing Zoning UGD UGD UGD UGD
General Plan
Designation D D D D
Current Use Auto Showroom Parking Parking Office, Parking Land
Improvement
Ratio
7.8 3.0 3.4 5.6
Year Built Prior
To 1957 - - 1967
Building
Coverage 31.9% - - 3.4%
Income
Category Lower Lower Lower Moderate
Total Units 45 51 45 79
Non-Vacant Site
Characteristics A, B, C, E A, B, C, D, E A, B, C, D, E A, B, C, D, E Within 1 mile of:
Daycare Yes Yes Yes Yes
Grocery Yes Yes Yes Yes
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Downtown Sites Description
School Yes Yes Yes Yes
1430 10th Street
The 0.6-acre site at 1430 10th Street is
currently occupied by an auto
showroom and a small secondary
building. The main building was
constructed before 1957. A large portion
of the parcel is an underutilized surface
lot. The site is adjacent to existing
residential development, making it
optimal for further residential
development. The site is near a school, a
daycare, and a grocery store, which
provide necessary resources for
residents. The site has a landimprovement ratio of 7.8. The realistic capacity for this site is 45 lower-income units. The site could be developed to retain the existing use in either existing or new buildings as part of new residential development. 1429 11th Street
The 0.7-acre site at 1429 11th Street is currently a surface parking lot. The site is adjacent to existing residential development, making it optimal for further residential development. The site is near a school, a daycare, and a grocery store, which provide necessary resources for #20..
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residents. The site has a land-improvement ratio of 3.0. The realistic capacity for this site is 51 lower-income units.
1320 10th Street
The 0.6-acre site at 1320 10th Street is currently a surface parking lot. The site is adjacent to existing residential development, making it optimal for further residential development. The site is near a school, a daycare, and a grocery store, which provide necessary resources for residents. The site has a land-improvement ratio of 3.4. The realistic capacity for this site is 45 lower-income units.
1325 11th Street
The 1.1-acre site at 1325 11th Street is currently occupied by a small office for a marathon organization. This building was constructed between 1957 and 1967. The majority of the parcel is an underutilized surface lot. The site is adjacent to existing residential development, making it optimal for further residential development. The site is near a school, a daycare, and a grocery store, which provide necessary resources for residents. The site has a landimprovement ratio of 5.6. The realistic capacity for this site is 79 moderate-income units. The #20..
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site could be developed to retain the existing use in either existing or new buildings as part of new residential development.
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Financial Resources
Administrative Resources
The City of Modesto’s Community and Economic Development Department consists of multiple divisions that support economic vitality, and ensure that new development achieves a balance between the economic, social, environmental and quality of life goals for the City of Modesto. Divisions include Building Safety and Neighborhood Preservation, Community Development, Economic Development. Land Development and Engineering, Planning, and Transportation Engineering and Design.
The Planning Division reviews land use entitlement applications and is responsible for the implementation of the General Plan, Zoning Ordinance, and adopted specific plans.
Countywide Programs
Stanislaus Community System of Care
The Stanislaus Community System of Care (CSoC) is the regional Continuum of Care (CoC). A CoC is an integrated system of care that guides and tracks homeless individuals and families through a comprehensive array of housing and services designed to prevent and end homelessness. The Stanislaus CSoC provides a variety of resources and support to persons experiencing homelessness and leads homelessness prevention efforts in Stanislaus County.
Coordinated Entry / Coordinated Assessment System
Coordinated entry (also known as a coordinated assessment system) is a consistent, communitywide process to match people experiencing homelessness or at-risk of homelessness to community resources. The goal of coordinated entry is to increase the efficiency of local crisis response systems and improve fairness and ease of access to all resources.
Stanislaus County Coordinated Entry, homeless individuals and families complete a standard triage assessment, which includes the use of a Standardized Assessment Tool that identifies the household’s level of vulnerability as a numerical score, as well as a Homeless Management System Information (HMIS) Intake Form, an informal preliminary assessment of eligibility, and any applicable releases of information (ROIs), including release of personally identifiable information for collection in HMIS and Health Insurance Portability and Accountability Act of 1996 (HIPAA) releases, if applicable. Participant information, including vulnerability index score, is retained in HMIS and a community queue of households experiencing homelessness is generated and prioritized for available housing opportunities based on a household’s level of vulnerability. Stakeholders will use the community queue to match the highest priority household with the housing opportunities for which the participant is eligible. Participating Housing Providers accept referrals from the system, reducing the need for people to traverse #20..
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the county seeking assistance at every provider separately, and Housing Navigators guide households through the housing acceptance and move-in process.
This process helps to ensure that people who need assistance the most can receive it in a timely manner. This process also provides information about service needs and gaps to help plan assistance and identify needed resources in the community.
Statewide Programs
There are a variety of statewide programs and resources available. The City receives regular notification regarding state and federal funding and grant opportunities. Additionally, the City pursues grants on a programmatic and project basis for active programs and projects. Most projects that the City supports are through partnerships with local organizations that can leverage significant amounts of resources. The following is a list of sources that, through such partnerships, the City has either directly or indirectly accessed in the past or seeks to access in the future.
Permanent Local Housing Allocation (PLHA)
The City received an approximate five-year allocation of $5,576,047 in PLHA funding. PLHA funding has limited eligible uses focused on the development, acquisition, rehabilitation, and preservation of affordable multifamily housing, including ADUs, down payment assistance, assisting persons experiencing or at risk of experiencing homelessness, and accessibility modifications in lower-income owner-occupied housing. Information on PLHA, including the draft PLHA Allocation Plan and PLHA Program Policy, is available on the City’s website.
The No Place Like Home Program
The No Place Like Home program provides loans to eligible counties to acquire, design, construct, rehabilitate, and/or preserve permanent supportive housing for persons who are experiencing homelessness or chronic homelessness, or who are at risk of chronic homelessness, and who need mental health services.
Affordable Housing and Sustainable Communities Program
This program provides funding for greenhouse gas-reducing transit-oriented affordable housing development and transportation-related infrastructure.
Homekey
HCD administered funding that provides opportunities for state, regional, and local public entities to develop a broad range of housing types, including but not limited to hotels, motels, hostels, single-family homes and multifamily apartments, adult residential facilities, and manufactured housing, and to convert commercial properties and other existing buildings to permanent or interim housing for the target population. #20..
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Mental Health Services Act
This act administers state funds at the county level to serve low-income mental health services clients.
Homeless Emergency Aid Program (HEAP)
HEAP is a $500 million block grant program designed to provide direct assistance to cities and counties to address the homelessness crisis throughout California. HEAP funds are intended to provide funding to CoCs and large cities with populations over 330,000, so that they may provide immediate emergency assistance to people experiencing homelessness or those at imminent risk of homelessness.
California Emergency Solutions and Housing (CESH) Program CESH provides funds for a variety of activities to assist persons experiencing or at risk of homelessness as authorized by SB 850.
Homeless Housing, Assistance, and Prevention Program (HHAP) HHAP is a block grant program designed to provide jurisdictions with one-time grant funds to support regional coordination and expand or develop local capacity to address their immediate homelessness challenges.
Federal Programs
Community Development Block Grant (CDBG)
The City of Modesto is an entitlement jurisdiction participating in HUD’s CDBG program. A requirement of receiving CDBG funds is the City having a five-year Consolidated Plan, which identifies local community development needs and sets forth a strategy to address these needs over a five-year period. The City’s current 5-Year Consolidated Plan spans from July 1, 2020, to June 30, 2025.
Developing an Annual Action Plan (AAP) for each fiscal year of the Consolidated Plan is also required. AAPs program the use of federal funding for their respective fiscal year by outlining which specific projects or programs will receive funding from the annual allocation. Funding available for housing assistance programs from the state and federal governments is extremely limited. The AAP, which gives a complete breakdown of public service descriptions and use of funds, is available on the City’s website.
Per the 2023–2024 Annual Action Plan Draft, the City anticipates receiving $1,784,411 of CDBG funds for the 2023–2024 program year. Expected uses include program administration, public services, housing programs fair housing enforcement, public facility improvements, and homeless services.
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Emergency Solutions Grant (ESG)
The ESG program focuses on assisting people in quickly regaining stability in permanent housing after experiencing a housing crisis and/or homelessness. The City anticipates receiving $161,451 of ESG funds for the 2023–2024 program year. The ESG expected uses include homeless services, homelessness prevention, and rapid rehousing.
HOME - American Rescue Plan (ARP)
The HOME-ARP program is federally funded by HUD to assist individuals or households who are homeless or at risk of homelessness, and other vulnerable populations, by providing housing, rental assistance, supportive services, and non-congregate shelter, to reduce homelessness and increase housing. Eligible uses include the production and preservation of affordable housing, tenant-based rental assistance, and supportive services. The City anticipates receiving $3,409,774 of HOME-ARP funds for the 2023–2024 program year.
HOME - Investment Partnerships Program
The HOME program is federally funded by HUD to provide decent affordable housing to lowerincome households. The City anticipates receiving $929,656 of HOME Investment Partnership program funds for the 2023–2024 program year. Expected uses include rental housing rehabilitation and rental housing construction.
Housing Choice Voucher (HCV) Program
The HCV program is a rental assistance program that helps very low-income families to live in market-rate housing units rather than public housing, and is administered by the Stanislaus Regional Housing Authority. Households are provided with vouchers that are paid to private market-rate landlords, who are then reimbursed by HUD.
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Goals, Policies, and Programs
Administrative Draft – June 2, 2023
DECEMBER 2023 City of
MODESTO Housing Element 2023-2031
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Goals, Policies, and Programs
This section of the Housing Element outlines the City of Modesto’s goals, policies, and implementation programs for the preservation, conservation, improvement, and production of housing for the 2023–2031 planning period. The goals, policies, programs, and quantified objectives are designed to help ensure housing opportunities for all existing and future residents of the community.
Housing Goals and Policies
Housing Production
Goal 1 Provide adequate residential sites to accommodate projected housing needs and encourage the production of a variety of housing types.
Policy 1.1. Encourage the provision of a variety of housing options for residents.
Policy 1.2. Strive to ensure adequate land is available at a range of densities to accommodate the existing and projected housing needs.
Policy 1.3. Facilitate the development of accessory dwelling units (ADUs) as an affordable housing alternative and an option for increased housing choice throughout the City.
Policy 1.4. Facilitate the development of entry-level housing as well as “step-up” housing and encourage a range of housing types to be constructed in subdivisions and large developments.
Housing to Meet the Needs of All Income Levels and Special Needs Groups Goal 2
Provide a broad range of housing opportunities to meet the needs of all income levels, with emphasis on providing housing that meets the special needs of the community.
Policy 2.1. Establish and/or support programs to supply below market-rate housing for extremely low-, very low-, low-, and moderate-income households.
Policy 2.2. Provide financial incentives such as fee deferrals and exemptions for developments meeting affordable and special housing needs of the community.
Policy 2.3. Promote the development of affordable housing throughout the community and facilitate the development of housing for the unmet needs of lowerincome special needs groups, including the disabled, elderly, homeless, and large families.
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Policy 2.4. Encourage the development of workforce housing.
Removal of Governmental Constraints
Goal 3 Reduce or remove governmental constraints to the development, improvement, and maintenance of housing where feasible and legally permissible.
Policy 3.1. Establish and maintain development standards that support housing production and protect quality of life goals.
Policy 3.2. Ensure that land use regulations, including zoning, subdivision, and permitting processes, are consistent with and supportive of state and federal laws.
Policy 3.3. Review local regulations and fees periodically to ensure that they do not unduly constrain the production of housing.
Conserve, Preserve, and Improve the Housing Stock
Goal 4 Maintain and conserve the existing housing stock in a sound, safe, and sanitary condition.
Policy 4.1. Monitor and maintain the supply of safe and decent affordable housing in the City to ensure that it remains affordable, through the conservation and rehabilitation of the City’s existing housing stock.
Policy 4.2. Focus the use of City resources for housing rehabilitation and assisted housing on those neighborhoods having the greatest need for housing assistance.
Policy 4.3. Encourage the development and rehabilitation of housing that is accessible to persons with disabilities.
Affirmatively Further Fair Housing
Goal 5 Ensure the provision of adequate housing for all persons regardless of income, age, sex, race, or ethnic background, consistent with the Fair Housing Act.
Policy 5.1. Promote equal opportunities for all residents to live in the housing of their choice by committing to fair housing practices.
Policy 5.2. Ensure fair housing for all City residents regardless of age, sex, religion, ancestry, marital status, family status, income or source of income, race, national origin, sexual orientation, or disabilities.
Policy 5.3. Increase accessibility of planning documents and meetings by including materials and presentations in multiple languages, and offering meetings at multiple times and in various areas of the City.
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Community Engagement and Outreach
Goal 6 Increase awareness, availability of information, and participation in housing programs.
Policy 6.1. Consolidate and disseminate housing-related resources to provide better access to information on available housing programs and affordable housing units.
Policy 6.2. Encourage involvement of all neighborhoods in the public decision-making process and strive to outreach to all segments of the community.
Policy 6.3. Provide bilingual translations for meetings and materials, as needed.
Quantified Objectives
Housing Element law requires that quantified objectives be developed with regard to new construction, rehabilitation, conservation, and preservation activities that will occur during the eight-year Housing Element cycle. These objectives are shown in Table 97. ▪ The construction objective represents the City’s RHNA 1,403 units for extremely lowincome households, 1,404 units for very low-income households, 1,943 units for lowincome households, 1,981 units for moderate-income households, and 4,517 units for above moderate-income households.
▪ The rehabilitation objective represents rehabilitation assistance to 80 households through the City’s Homeowner Repair Assistance programs. ▪ The conservation/preservation objective (2,723) represents the conservation of existing affordable housing, 757 units, in the City during the planning period (2023- 2031) as well as the 1,966 naturally occurring affordable mobile home park units through implementation of the City’s Mobile Home Park Rent Control Ordinance.
Table 97: Quantified Objectives
Target
Extremely
Low
Income
Very
Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
New Construction 1,403 1,404 1,943 1,981 4,517 11,248
Rehabilitation 20 20 20 20 - 80
Conservation/Preservation 2,723 - 2,723
Total 14,051
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Housing Programs
Housing programs define the specific actions the City will undertake to achieve the stated goals and policies within the eight-year (2023-2031) planning period. The City’s housing programs are described according to the City’s housing goals.
Each program has an action, timeline to complete the action, funding source, implementing agency, and where applicable a quantified objective and/or geographic target for the program.
The City of Modesto’s Community Development Division (CDD) is largely the implementing agency for Housing Element Programs.
Table 65 in the AFFH Chapter provides details on the programs that are aimed at affirmatively furthering fair housing, with the actions separated by their identified fair housing issue. These AFFH themes are included for the various actions below along with geographic targeting, metrics. specific commitment, and timeline for each program #20..
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Table 98: 6th Cycle Housing Element Programs
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
A. Housing Production
A - 1 No Net Loss
To ensure that the City monitors its compliance with SB 166 (No Net Loss), the City will develop a process to and will track the:
▪ Unit count and income/affordable assumed on parcels
included in the sites inventory.
▪ Actual units constructed and their affordability levels as parcels are developed.
▪ Net change in capacity after development and summary of capacity in meeting the remaining RHNA.
To ensure the City has adequate sites to accommodate any net loss of Regional Housing Needs Allocation (RHNA) capacity due to development of RHNA sites or accessory dwelling units (ADUs) below projections, the City shall create a No Net Loss Inventory of replacement sites within 18 months of Housing Element
certification. The backup replacement sites in the No Net Loss Inventory will be separate and distinct from the identified RHNA sites inventory included in Appendix B. The City has begun development of this list and initial estimates include capacity for approximately 5,878 units.
Should pending projects not be completed as anticipated and result in a net loss of capacity, the no net loss inventory will be updated, using sites from the No Net Loss Inventory first.
Quantified Objective: No net loss of capacity below the unmet RHNA requirement during the planning period.
CDD General Fund
By Q1, 2025. Review
RHNA site status twice
yearly and update No
Net Loss Inventory as
necessary to maintain
adequate RHNA sites.
Create No Net Loss
Inventory by end of
Q4 2025.
A - 2 Rezoning Plan The City will rezone to provide adequate sites to meet its housing need. CDD General Fund Before December 31, 2023.
New
Opportunities in
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Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
Rezoning efforts to be completed prior to December 31, 2023, include:
▪ Create two new Mixed-Use-Pedestrian (MU-P) and MixedUse-Highway (MU-H) zones, and modify P-D parcels on 283.1 acres along Sisk Road, 311.2 acres along McHenry Avenue,
83.3 acres along Oakdale Road, and 34.7 acres along
Yosemite Boulevard.
Rezoning will occur across all opportunity categories, with specific geographic targeting in the higher resource areas.
About 45 percent of the rezone area (13,774 units) is in high or higher resource areas, creating substantial new opportunities for housing mobility and lower-income
housing in eastern and northern neighborhoods.
Quantified Objective: Create new Mixed-Use-Pedestrian (MU-P) and Mixed-Use-Highway (MU-H) zones, and modify P-D parcels on 283.1 acres along Sisk Road, 311.2 acres along McHenry Avenue,
83.3 acres along Oakdale Road, and 34.7 acres along Yosemite Boulevard.
High Resource
Areas
Housing
Mobility
A - 3 General Plan and
Zoning Densities
As a part of the General Plan update, the City will revise the densities so that the zoning and General Plan densities align.
Specifically, the City will:
▪ Revise R-1 to increase the maximum from 7.5 to 10.9
du/acre.
▪ Revise R-2 to increase the maximum from 14.5 to 22 du/acre. ▪ Revise R-3 to increase the minimum from 21.8 to 22 and increase the maximum from 29 to 45 du/acre.
CDD General Fund
By December 31,
2024, or as required
by state law.
New
Opportunities in
High Resource
Areas
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Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
A - 4
Project
Monitoring and
Mid-Cycle Review
The City will continue to facilitate development and monitor approvals of all pending projects that are used to meet the RHNA. Currently, City staff coordinates with applicants, supports and assists with funding applications, and expedites approvals of projects. The City will continue to provide technical assistance to ensure that projects counted towards the RHNA are built during the planning period. The City will monitor the status of these projects, including units and income levels.
The City will conduct a mid-cycle review of units built and capacity to meet the RHNA in 2028. If the entitled projects are not anticipated to be completed during the 6th Cycle at this time, the City will identify additional sites from the backup inventory and/or programs, such as upzoning or rezoning of additional parcels, to adequately meet the RHNA. The City will identify sites or initiate any necessary programs within six months of the identified net loss per Program A - 1.
CDD General Fund Q 1, 2028
A - 5
Publicize
Residential Sites
Inventory
The City shall make the residential sites inventory available to developers by publicizing it on the City website. The City is in the process of creating a citywide GIS inventory. The GIS inventory will be updated automatically with the implementation of new building permit software.
The City shall update the list of sites annually, or as projects are approved on the sites.
Quantified Objective: Maintain accurate and publicly available residential sites inventory throughout the planning period.
CDD General Fund
Annually update list of
sites. Citywide GIS
inventory by Q4 2025.
A - 6 Consolidated
Plan
The City is an entitlement jurisdiction eligible to receive Community Planning and Development (CPD) funds from HUD.
Annually, the City receives approximately $2.5 million in CDBG, HOME, and ESG funds from HUD. To receive these funds, the City CDD General Fund Consolidated Plan
prepared every 5
New
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Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
must develop a Consolidated Plan that outlines the City’s strategy for addressing housing and community development needs. The City must:
▪ Prepare an action plan annually
▪ Prepare new Consolidated Plan for 2025-2030 and 2030-2035 As a part of the Consolidated Plan efforts, the City will support nonprofit corporations in their efforts to make housing more affordable to lower- and moderate-income households.
Specifically, the City will work with City-designated Community Housing Development Corporations (CHDOs) to promote, assist, and/or sponsor housing developments in Modesto for lowerincome households. The City will provide some financial support for preserving, rehabilitating, restoring, converting, and acquiring affordable units and provide logistical support for projects by expediting any necessary approvals.
Goals and indicators for the 2020 – 2024 Consolidated Plan include:
▪ Improve Condition and Increase Supply of Affordable Housing (construct 167 rental units, rehab 20 units)
▪ Work Towards Addressing and Preventing Homelessness
(assist 105 households/persons)
▪ Enhance Infrastructure and Public Facilities (assist 1,000 households)
▪ Access to Jobs, Education, and Other Economic Development Services (assist 513 households)
The City does not require a preference be given to any one population for its use of HOME funds; however, it is recognized that there are scenarios such as layered funding that requires HOME units to be set-aside for a preferred population. Priority years; action plans
prepared annually.
High Resource
Areas
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Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
populations currently identified in the Consolidated Plan include families or individuals that are below the 80% area median income including but not limited to farmworkers, large households, single family, and multi-family. Families or Individuals experiencing or at risk for homelessness includes chronically homeless, mentally ill, substance abuse, veterans, persons with HIV/AIDS, victims of domestic violence, and youth.
Quantified Objective: Adopted Consolidated Plan and annual action plan. Meet numeric indicators identified in 2025 – 2030 Consolidated Plan (TBD).
A - 7 Surplus Lands
Act Compliance
The City will assess City-owned properties for their potential redevelopment or development for residential uses that include housing for extremely low-income households and those with special needs such as seniors and persons with disabilities.
The City will comply with the surplus land determination process and implement the Surplus Lands Act to annually review Cityowned parcels; provide notices of availability; engage in negotiation or disposal of sites declared to be surplus; provide affordable housing developers the first right of refusal for designated surplus lands; and comply with other applicable requirements regarding development of affordable housing on surplus properties and reporting requirements.
CDD General Fund Review of surplus
lands annually.
A - 8 Housing Trust
Fund
The City is currently developing a Housing Trust Fund utilizing $500,000 of American Rescue Plan Act funds. The Housing Trust Fund policies and programs are in development with anticipated adoption in 2023.
Anticipated uses for the Housing Trust Fund may include, but are not limited to, new construction, acquisition and/or rehabilitation, and subsidy, or other means to assist other governmental CDD
American
Rescue Plan
Act Funding
Adoption by Q1, 2024.
New
Opportunities in
High Resource
Areas
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Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
agencies, nonprofit groups and private organizations or individuals in creating or maintaining affordable housing.
A - 9
ADU Ordinance
Updates,
Tracking, and
Monitoring
The City will continuously track the number of building permits issued for ADUs. The City will also review geographic distributions of ADUs biennially. If the average ADU production is less than 6 units per year in 2024, 2025, and 2026, the City will identify additional ADU outreach and incentive strategies. If necessary, the City will identify additional RHNA sites.
The City adopted an ADU ordinance effective May 11, 2023. The City will work in collaboration with the California Department of Housing and Community Development on its current ADU
ordinance to ensure it is compliant with applicable state law. It was submitted to HCD on May 16th, 2023 and HCD confirmed receipt on May 24, 2023. No comments or revisions were
provided. Should HCD determine that revisions are necessary to comply with state law, the City will revise its ADU ordinance within six months of receipt of comments.
Quantified Objective: Increase the number of new ADUs
permitted annually in the City from an average of approximately 6 to an average of approximately 15.
CDD General Fund
Track ADU permits as
they are submitted.
Geographic review
biennially. Review ADU
strategies annually as
part of the Annual
Progress Report
process. Identify
additional programs
or sites within six
months of shortfall.
Revision of ADU
ordinance within six
months of receiving
comments from HCD.
A - 10 ADU Incentives
Pursuant to California Government Code Section 65583(c)(7), the Housing Element must include programs to incentivize and specifically facilitate ADU construction for lower-income households. To comply with this and encourage the development of ADUs in Modesto, the City will:
▪ Adopt a new set of preapproved/prereviewed plans. As a part of this effort, the City will pursue a partnership with Stanislaus County to collaborate on providing a joint set of preapproved CDD General Fund Preapproved plans by
Q1, 2025.
New
Opportunities in
High Resource
Areas
Housing
Mobility
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Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
plans. The City currently provides plan options from Stanislaus County on its website.
▪ Continue to exempt ADUs from Capital Facilities Fees. ▪ Educational promotion through Stanislaus Equity Partners (STEP). STEP administers the Stanislaus Backyard Homes
Project, an innovative, housing solution in Stanislaus County that provides services to homeowners to create a new
affordable rental unit on their property or backyard. The project offers homeowners a “one-stop-shop” for information, financing, design, permitting, and construction of new
Accessory Dwelling Units (ADUs) in approved areas of
Stanislaus County, including incorporated and unincorporated areas.
Quantified Objective: Increase the number of new ADUs
permitted annually in the City from an average of approximately 6 to an average of approximately 15.
A - 11
Facilitate Missing
Middle / Middle
Income Housing
To increase the variety of housing choice and opportunity in single-family neighborhoods, the City will encourage
development on duplexes on corner lots in the R-1 zone. The City currently allows duplexes on corner lots in the R-1 Zone by right.
The City will, distribute, and promote an information bulletin to inform homeowners of their ability to develop a duplex on their property.
Quantified Objective: Creation of 50 units throughout the planning period.
Geographic Targeting: R-1 zone, single-family zones, and high resource areas of the City per the most recent TCAC maps.
CDD General Fund Develop pamphlet by
Q4, 2024.
New
Opportunities in
High Resource
Areas
Housing
Mobility
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Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
A - 12
Incentives
Beyond Density
Bonus State Law
The City will study and consider adopting an affordable housing incentives policy above and beyond the minimum requirements of density bonus state law.
The City will specifically consider additional incentives for households with special housing needs, including large
households, extremely low-income households, farmworkers, and senior households.
CDD General Fund Adopted incentives by
Q3, 2025.
New
Opportunities in
High Resource
Areas
Displacement
Prevention
A - 13
Technical
Assistance and
Developer
Outreach
The City will encourage and facilitate development on RHNA sites or affordable or special needs housing projects by providing assistance with site identification and entitlement processing, marketing materials for residential opportunity sites, and technical assistance to interested developers.
Technical assistance includes but is not limited to assistance to acquire necessary funding, offering fee waivers and deferrals for affordable housing projects, assistance with permit processing, and providing financial support when available. The City is in the process of hiring a business analyst to help applicants navigate the permitting process and proactively reach out to developers to provide technical assistance.
The City will also organize special marketing events geared towards the development community, making a special effort to include developers of lower-income and special needs housing.
Quantified Objective: Target 25% of contacted developers to be affordable housing developers.
CDD General Fund Outreach to
developers annually.
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Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
A - 14
Small Lot
Consolidation
and
Development
The City will facilitate consolidation of small (<0.5-acre) parcels to enable more affordable housing construction with one or more methods such as fee waivers, streamlined or expedited
approvals, and technical assistance. The City is in the process of hiring a business analyst to help applicants navigate the development of small-lot single-family residential developments and proactively reach out to developers to provide technical assistance.
The City will facilitate the development of small-lot single-family detached houses (less than R-1 minimum lot size of 5,000 square feet) by providing guidance to applicants and staff for the design of small lot development, reducing review cycles, and reducing uncertainty in the entitlement process. The City will continue to utilize and advertise the existing Guidelines for Small-Lot SingleFamily Residential Developments.
Geographic Targeting: Small lots in the downtown area.
Quantified Objected: Facilitate consolidation of 25 lots throughout the planning period.
CDD General Fund
Ongoing throughout
the planning period as
needed.
A - 15
SB 9 Ordinance,
Processing/
Incentives
The City will amend the zoning code to comply with the provisions of California Government Code Section 65852.21.
The City will pursue a number of incentives and develop guidance materials for homeowners to assist them in developing SB 9 units on their properties. Efforts include:
▪ An SB 9 webpage to highlight opportunities for SB 9
development in Modesto. The webpage will include a step-bystep guide and instructions.
CDD General Fund By Q1, 2025.
New
Opportunities in
High Resource
Areas
Housing
Mobility
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Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
▪ Streamlined review.
▪ Advertising to homeowners.
▪ FAQs, similar to those provided for ADUs.
Quantified Objective: Increase SB 9 unit production to 10 annually.
A - 16
Energy
Conservation
Opportunities
The City will pursue and continue efforts to offer opportunities for energy conservation. The City provides a number of water rebates for water conservation and upgrading to higher efficiency models, including the following:
▪ Drip Irrigation Rebate Program
▪ High-Efficiency Clothes Washer Rebate
▪ High-Efficiency Toilet Rebate
▪ Turf Replacement Program
▪ Smart Irrigation Controller Rebate Program
Modesto Irrigation District, provides multiple rebate for the installation of qualifying energy efficient products, including:
▪ Electric vehicle charger
▪ Home Cooling products including central air condition and heat pumps, ductless mini split air conditioner/heat CDD, Utilities
Department,
Modesto
Irrigation
District
General Fund
Ongoing. Rezoning
anticipated to be
completed in
November, 2023.
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Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
pump, whole house fan, solar attic/gable fan, Smart
Thermostats
▪ General Improvements including attic insulation and
radiant barriers
▪ Appliances including washers, air conditioners, induction cooktops, and heat pump storage water heaters
▪ Window sun shading
▪ Pool filtration pumps
Additionally, the City is allowing high density housing in mixeduse corridors by rezoning along Sisk and McHenry, both which promote infill and transit-oriented development (see Program A2).
Quantified Objective: Provide rebates to at least 100
households annually.
A - 17
Review and
Revision of
Growth Control
Policy
The Growth Control Policy does not pose a constraint to development. The required vote of the public was advisory only.
This Growth Control Policy has not been utilized since completion of a series of comprehensive growth and infrastructure plans that made future expansions and Growth Control Policy votes moot in 2015. The City has no intention to utilize the policy moving forward.
The City is currently undergoing revisions to the General Plan to be completed after the adoption of the housing element. As part of the General Plan update, the City will review the Growth Control Policy and will revise or remove the policy, if possible.
City Council General Fund
Q 4 2026, concurrent
with adoption of the
General Plan Update
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Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
B. Constraint Removal
B - 1
Senate Bill (SB)
35 Permit
Processing and
SB 330
Compliance
The City will establish and implement expedited permit
processing for qualifying affordable housing projects, pursuant to SB 35 and SB 330, as well as create checklists and instructions for reviewing and approving SB 35 and SB 330 projects.
The City will add information regarding the expedited permit process to its website.
CDD General Fund By Q1, 2025.
B - 2
Public Fees,
Standards, and
Plans Online
Pursuant to Assembly Bill (AB) 1483, the City will compile all development standards, plans, fees, and nexus studies in an easily accessible online location. The City will continue to provide a high-quality, parcel-specific zoning map and General Plan map online.
CDD General Fund By Q1, 2025.
B - 3 Objective
Standards
The City will review and revise development standards, design guidelines, and findings to ensure they are objective and facilitate development of properties at their maximum densities.
CDD General Fund By Q3, 2025.
B - 4 Permit
Streamlining
The City will pursue permit streamlining and incentives for affordable housing projects through process modifications including:
▪ Capital Facilities Fee waivers (Program D - 7)
▪ Update the Zoning Code to allow for ministerial approval for affordable housing projects that are 100% affordable with a minimum of a 20 year affordability period.
CDD General Fund By Q1, 2025.
B - 5 Zoning Code
Amendments
The City will also monitor state laws and update the zoning code annually to ensure compliance with all state housing laws.
Specifically, the Zoning Ordinance will be amended as follows:
CDD General Fund
Review and zoning
amendments
annually. First set of
amendments in
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Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
▪ To both streamline and define agricultural worker housing.
This includes ministerially approving of agricultural worker housing that meets the requirements of Health and Safety Code Section 17021.8. The updated definitions will identify that any agricultural worker housing made up of less than 36 beds in a group quarter or 12 units or spaces can be
classified as agricultural land use and permitted in the same manner as agricultural uses consistent with Health and
Safety Code Section 17021.6.
▪ To explicitly define and allow single room occupancy units (SROs) as a permitted use in identified multi-family and mixed-use zones.
▪ Remove the CUP requirement for residential care facilities serving 7 or more people and for 2 or more residential care facilities on one property.
▪ Additionally, the City is in the process of amending the Zoning Ordinance to comply with state regulations for Low Barrier Navigation Centers (LBNCs) and emergency shelters, including compliance with AB 101 and AB 2339. The
amendments are scheduled to go to City Council on
November 7th, 2023, and are anticipated to be completed prior to the adoption of the Housing.
Quantified Objective: Adopted zoning amendments.
November 2023.
Second set of
amendments by Q4,
2025.
B - 6 Parking
Requirements
The City currently allows for shared parking for commercial projects, and will evaluate extending shared parking eligibility to mixed-use projects. This will allow mixed-use projects flexibility in meeting parking needs (e.g., shared parking with commercial uses, off-site parking, reduced parking due to potential reduced trips).
CDD General Fund
As development
applications are
received.
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Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
The City will offer reduced parking requirements for senior, special needs, and affordable housing developments.
To expedite parking reductions, the City recently amended the zoning code so that reduced parking is approved at a staff level.
Geographic Targeting: Mixed-use zones, Downtown form based code area.
B - 7
Housing for
Persons with
Disabilities/
Reasonable
Accommodations
Procedure
The City is in the process of creating a reasonable
accommodations procedure. The procedure will provide clarity and certainty to any request for reasonable accommodations.
The City will continue to promote awareness of accessibility requirements through the City website and available brochures.
The ADA coordinator will provide support to persons with disabilities and assist in navigating the reasonable
accommodations procedure.
CDD General Fund
Create reasonable
accommodations
procedure by Q1,
2026.
C. Housing Conservation and Preservation
C - 1
Preservation and
Monitoring of
Units At Risk of
Converting to
Market Rate
The City will continue to provide regular monitoring of deedrestricted units that have the potential of converting to market rate.
The City will implement strategies to preserve projects identified as being at risk of converting to market-rate housing. Strategies include:
▪ Monitoring affordable housing term expiration status
annually.
CDD
General Fund,
Other funding
sources as
identified
Annually review
affordable housing
term expirations.
Noticing as needed
with expiration of
covenants.
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- 1301 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 336
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
▪ Notifying property owners annually about compliance with the extended noticing requirement (three-year, one-year, and six-month Notice of Intent) under state law.
▪ Including preservation as an eligible use in Notices of Funding Availability.
▪ Biennial contact with property owners of affordable units. ▪ Identification of funding opportunities to purchase and preserve affordable units.
▪ Noticing of tenants and technical assistance with applications for funds.
The City will take appropriate steps to preserve affordable units.
This includes ensuring that units with affordability covenants that are close to expiration are conserved or replaced and remain affordable to moderate and low income households. For below market rate units that are at-risk of conversion during this planning cycle, the City will:
▪ Contact the property owners to assess their interest in extending the affordability covenant for the at-risk units. ▪ Work with owners, tenants, and nonprofit organizations to assist in the nonprofit acquisition of at-risk projects to ensure long-term affordability of the development.
▪ Work with property owners to notify tenants of potential conversion to market rate, pursuant to state law.
▪ Contact affordable housing developers/providers to solicit their interest and financial capacity to acquire the at-risk units.
▪ Work with qualified operators, the California Department of Housing and Community Development, and the property
#20..
- 1302 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 337
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
owners to preserve the housing for lower-income
households.
Quantified Objective: Preservation of 100% of below marketrate units (757 total assisted units).
C - 2
Mobile Home
Rent Stabilization
Ordinance
The City’s rent control ordinance governs the maximum annual rent increases in the City's mobile home parks to ensure that the City’s mobile homes continue to be some of the most affordable homeownership options in the City.
Provide information on the City’s rent control ordinance and Homeowner Repair Program (Program C - 3) to mobile home owners.
Quantified Objective: Preservation of 1,966 existing mobile homes.
Geographic Targeting: Mobile home parks throughout the City.
CDD General Fund Monitor rent increase
annually.
Displacement
Prevention
C - 3
Homeowner
Repair Assistance
Program
The City will continue the Homeowner Repair Assistance
Program, which provides qualifying households a forgivable grant up to $20,000 to repair or eliminate critical health and safety hazard conditions in their homes, as well as making homes more accessible for persons with a disability. The program is available for single family homes and mobile homes.
The City will promote the availability of the various housing rehabilitation and improvement programs through neighborhood and community organizations and by using the most effective media, including brochures, newsletter, City website, and referrals. The City will target promotion to special needs groups CDD General Fund
Ongoing throughout
the planning period.
Outreach to
organizations at least
once annually.
#20..
- 1303 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 338
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
who have higher rates of substandard housing, specifically farmworkers. The City will outreach to community organizations to promote these programs at least once annually.
Quantified Objective: Assist 10 households annually for a total of 80 throughout the planning period, including one farmworker household.
D. Special Housing Needs
D - 1 Community
System of Care
The City will continue to partner with Stanislaus Community System of Care’s (CSOC) effort to move all population types from homelessness towards permanent housing and independent
living opportunities through a network of affordable housing options linked to wraparound supportive services.
As a part of the partnership, the City will:
▪ Continue to work with the CoC in the implementation of the continuum-wide Coordinated Entry System (CES) to assess individual needs of homeless individuals and match the right services to the households given their individual
circumstance; this includes taking into consideration special needs in both housing and supportive services. Coordinated entry provides assessments used to support collaborative decision making across agencies to provide the appropriate assistance required to support individuals experiencing homelessness or at risk of homelessness with an end goal of minimizing bottlenecks in the service delivery system.
▪ Coordinate with the CoC, who will provide continued training for participating service providers and continue developing any necessary tools to effectively manage the system.
CDD, Stanislaus
Community
System of Care
General Fund,
CARES Act
Funding,
Project
Homekey
Completion of the
California Avenue
project by Q4 2026.
#20..
- 1304 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 339
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
▪ Continue to update the Community System of Care and City of Modesto website as needed to ensure it is up to date. ▪ Participate on the board as a voting member to address homelessness at the regional level.
▪ Support the Project Homekey developments in the City. The most recent Project Homekey development received $1.7
million of funding, voucher priority, and coordinated entry priority.
▪ Support and invest in the California Avenue project, which includes 8 units of permanent supportive housing.
Quantified Objective: Development of 8 units of permanent supportive housing in the California Avenue project and 150 through the Project Homekey developments.
D - 2
Camp2Home
Program and
Homelessness
Funding
The City will continue to partner with the following organizations and programs, or those that provide similar services which conduct street and assessment of the needs of homeless
individuals within the community. This includes:
• Camp2Home: Through the Camp2Home initiative, Modesto
created a unique set of partnerships and funding that creates a continues streamlined process that will bring individuals out of the cycle of homelessness. The City coordinates and
manages the Camp2Home Program in partnership with the
Modesto Police Department. The Camp2Home Program
consists of five different initiatives to provide a path to selfsufficiency for people trying to rebuild their lives out of homelessness. This program provides a path to selfsufficiency for people trying to rebuild their lives out of homelessness through five different initiatives street
outreach, job training, employment, and permanent housing.
CDD, Modesto
Police
Department
General Fund
Ongoing provision of
services throughout
the planning period.
#20..
- 1305 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 340
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
• Community Health and Assistance Team (CHAT): A
partnership program with the Modesto Police Department
designed to use trained Outreach Specialists to respond to qualifying 911 calls, received through the 911 communications center, for mental health crises and similar non-criminal, nonviolent incidents. The Team currently consists of full-time staff who work in close collaboration with Stanislaus County social services, non-profit organizations, and Modesto Police
Department's (MPD) HEART team. C.H.A.T. provides
alternatives to traditional police responses and continues to evolve in order to meet the needs of the community.
• The Downtown Streets Team (DST) and a partnership with the local ACES and Berberian Shelters is a key component of the Camp2Home program in helping individuals to attain
permanent housing is assisting them in obtaining job training and job placement. In this effort, the City of Modesto has partnered with the DST, a non-profit organization that creates a safe and engaging space to train homeless individuals. DST also administers a rental subsidy.
The results of the program are tracked on the City’s Camp2Home Outreach Dashboard. The program tracks outreach,
demographics, barriers, and services provided. From 2021 to present, the program has provided 5,438 opportunities for outreach and 4,700 accepted services. Services include health services, assistance with vital documents, case management, and basic needs.
Additionally, the City is actively pursuing $7.5 million in funding encampment resolution funding to fill in any gaps of service. The #20..
- 1306 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 341
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
funding would be directed to outreach, creating permanent units, and funding low barrier shelter operations for three years.
Quantified Objective: Provide 10,000 accepted services
throughout the planning period.
D - 3
Permanent Local
Housing
Allocation (PLHA)
Fund
The City shall continue to utilize the PLHA Fund for all eligible activities, including new construction, acquisition, rehabilitation, homebuyer assistance, homeless assistance, public services related to housing, and preservation of affordable housing.
The City received an approximate five-year allocation of $5,576,047 in PLHA funding. PLHA funding has limited eligible uses focused on the development, acquisition, rehabilitation, and preservation of affordable multifamily housing, including ADUs, down payment assistance, assisting persons experiencing or at risk of experiencing homelessness, and accessibility modifications in lower-income owner-occupied housing.
CDD General Fund PLHA Plan every 5
years
D - 4
Priority Water
and Sewer
Service for
Affordable
Housing
Developments
and Cost Share
Program
Pursuant to Government Code 65589.7, the Planning Department will continue to coordinate with the Utilities Department (water and sewer provider) to ensure prioritization of services to housing developments serving lower-income households.
The City will continue its Private Sewer Lateral Cost Share Program, which offers home owners financial assistance if repairs or maintenance are required for the sewer line located in the public right-of-way including street, sidewalk, or alley. The program reimburses 50% of the lowest of three licensed and approved plumber bid estimates for the final cost of the sewer line repair.
The Housing Element will be provided to water and sewer service providers upon adoption.
CDD General Fund
Provide a copy of the
Housing Element
upon adoption.
Private Lateral Cost
Share Program
Ongoing.
#20..
- 1307 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 342
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
Quantified Objective: Assist 5 households annually with the Private Sewer Lateral Cost Share Program.
D - 5
Affordable
Housing
Resources
Starting in 2017, City staff has met with developers, local nonprofits, and other community agencies to increase the supply and increase local capacity for the success for affordable housing in Modesto. This include joint applications for funding with the City being the primary or joint applicant, concierge style technical assistance and application for funding process, and pre-permit and planning reviews to allow for a more streamlined and successful approach to entitlements and project designs. Between the dates of 2019-2025 the City will support the development of 786 affordable units of housing efforts by:
▪ Building local capacity with 19 developers
▪ Introducing 8 new developers to Modesto,
▪ Providing 24 developments with concierge development
services, and 20 pre-planning/pre-permit development
review.
▪ Acting as the primary or co-applicant for 8 developments and was successfully awarded 7 of these applications, as of October 2023.
The City has committed more than $27 million to develop housing and brought more than $180 million in leveraged funding to the Modesto community.
The City, in coordination with Stanislaus County, affordable housing developers, and others, will continue to pursue affordable housing resources at the national, state, and local levels. The City will focus on pursuing those resources determined to be most cost-efficient, given the possibility of successful funding applications.
CDD
General Fund.
PLHA, CalHome,
Homekey,
AHDC, REAP,
ESG
Application for
funding annually.
#20..
- 1308 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 343
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
Funding sources include PLHA, Cal-Home program income,
Encampment Resolution funding, Homekey, AHSC, and REAP.
Quantified Objective: Commit $20 million of funding to
affordable housing efforts over the planning period.
D - 6
Housing Choice
Voucher
Program
The Housing Choice Voucher Program for very low-income
households is administered by the Stanislaus County Housing Authority. The City of Modesto collaborates with the Housing Authority for the development of both rental and homebuyer housing developments. The City will support the Housing Choice Voucher Program by promoting the program to eligible
households through City website, brochures, newsletters, and referrals.
Quantified Objective: Promote the HCV program to 50
households annually.
CDD; Stanislaus
County Housing
Authority
General Fund Annually.
Fair Housing
Outreach and
Enforcement
Housing
Mobility
D - 7 Fee Deferrals
The City offers a number of fee deferral and fee waiver programs for development. Programs include the following:
▪ Traditional Multi-Family Fee Deferral Program: The
Revolving Loan Fund (RLF) Program assists in reducing the immediate cost of new development or expansion of
commercial or industrial development in the City of Modesto.
The RLF is designed to provide a fee waiver of thirty-five percent (35%) (up to $90,000) of Capital Facilities, Water Connection, and/or Wastewater Capacity Fees and with an option to defer remaining balance of Capital Facilities, Water Connection, and/or Wastewater Capacity Fees.
▪ ARPA Fee Deferral Program: The Revolving Loan Fund (RLF) Program assists in reducing the immediate cost of new
development or expansion of commercial or industrial
CDD; Stanislaus
County Housing
Authority
General Fund Ongoing throughout
the planning period.
#20..
- 1309 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 344
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
development in the City of Modesto. The RLF is designed to provide a fee waiver of thirty-five percent (35%) (up to $90,000) of Capital Facilities, Water Connection, and/or Wastewater Capacity Fees and with an option to defer remaining balance of Capital Facilities, Water Connection, and/or Wastewater Capacity Fees.
▪ Capital Facility Fee Waiver: The Stanislaus County Housing Authority, and low, very low, and special needs housing developments are exempt from the City’s Capital Facilities Fees (developer fees).
Quantified Objective: 30 units per year/240 throughout the planning period.
D - 8
Housing for
Extremely Low,
Very Low, and
Low Income
Households
The City will facilitate and support a variety of affordable housing types such as SROs, multi-family housing, and supportive and transitional housing by meeting with potential affordable housing developers and homeless service providers to identify
development opportunities, provide site information, assist in the entitlement processes, and consider on a case-by-case basis other incentives, including but not limited to fee deferrals and modification of standards.
The City will build upon existing efforts of collaborating with developers, providing technical assistance, and leveraging over $180 million in funding to develop affordable housing (see Program D - 5 for further details on funding). To encourage and facilitate the development of housing for extremely low-, very low-, and low-income households, the City will:
▪ Provide a Capital Facilities Fees waiver for low-income projects (Program D - 7).
CDD General Fund
Outreach to
affordable housing
developers at least
biennially (4 times
over the planning
period) when PLHA
funds become
available.
#20..
- 1310 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 345
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
▪ Annually contact developers to assist in development where feasible by assisting and supporting new applications,
providing priority processing, evaluating fee deferrals, and facilitating site acquisition.
▪ Formalize the process of expedited and priority review for affordable housing projects.
▪ Provide additional parking reduction opportunities for affordable and special needs households (Program B - 6) Provide information on the City’s regulations regarding housing development, opportunities and sites available for development, and the City’s development incentives to developers at least once per year, through methods such as the existing developer roundtable.
D - 9 Housing for
Farmworkers
To provide for the needs of farmworkers, the City is pursuing a number of efforts to encourage and develop special needs housing, as follows:
▪ Include farmworkers as a special needs group eligible for density bonuses beyond state law (A – 12)
▪ Compile a list of interested and qualified developers of farmworker housing and include them outreach efforts, which include advertising development opportunities, funding
opportunities, and other educational and engagement efforts in the City (F – 1).
▪ Provide additional parking reduction opportunities for special needs housing projects (Program B - 6)
▪ Expand the Capital Facilities Fees waiver (Program D - 7) to apply to farmworker housing projects.
CDD
General fund,
other funding
sources as
identified and
available.
Creation of developer
interest list by end of
Q4, 2025. Adopted
density bonus
incentives by Q3,
2025. Fee waiver
implemented by Q3,
2025. Pursue
partnerships with
organizations and
funding opportunities
on an annual basis.
Housing
Mobility
#20..
- 1311 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 346
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
▪ Targeted promotion of the Homeowner Repair Assistance Program (C - 3) to farmworker households to increase
participation in the program.
▪ Continue to apply for funding for farmworker housing as opportunities are available. The City has previously applied for funding for farmworker housing and will continue to do so on an annual basis. Funding sources that can support
farmworker housing include CDBG, HOME, CFF exemptions,
and the Homeowner Rehabilitation Program.
▪ Continue to pursue active relationships to support and develop farmworker housing, including partnerships with organizations, who have significant experience in USDA
grants, such as Visionary Home Builders, and the State Joe Serna, Jr. Farmworker Housing Grant Program (FWHG).
Quantified Objective: Increase available farmworker housing in the City by 50 units. Increase participation of farmworkers in the Homeowner Repair Assistance Program to 10% (one household annually).
E. Affirmatively Furthering Fair Housing
E - 1
Place-Based
Improvements:
Downtown
Modesto
The City develops and implements multiple programs and
strategies and makes investments in infrastructure and services in known areas of concentrated segregation and poverty, all of which contribute to community revitalization and improved quality of life in downtown Modesto. Specifically, the City is pursuing the following:
▪ Currently developing plans to identify necessary
improvements in southwest Modesto and downtown
through the Urban Planning and Project Management
CDD General Fund,
AHSC grant
Based on Capital
Improvements
schedule. Fee waiver
ongoing. Courthouse
to be completed in
2024. Altamont
Corridor Express,
anticipated to begin
operations in 2026.
New
Opportunities in
High Resource
Areas
Place-Based
Improvements
#20..
- 1312 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 347
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
Support Program, which aims to develop housing downtown and on the municipal golf course.
▪ Provide a Capital Facilities Fees waiver for low-income projects.
▪ Street improvement projects to transform 10th Street into a pedestrian-oriented corridor.
▪ A full pedestrian redevelopment of 9th Street, including Class I bike lines. This is in conjunction with Archway Commons Phase II, a 79-unit housing development on 7th Street.
▪ A redevelopment of the downtown bus station to transform it into a transit hub. This includes preparations for the Altamont Corridor Express, anticipated to begin operations in 2026.
▪ A new courthouse to be opened in 2024, with redevelopment of the former courthouse and county jail as a mixed-use project.
The City is pursuing a number of projects included in its Capital Improvement Plan to improve pedestrian infrastructure, sewer improvements, and multi-modal access downtown including:
▪ Replacement of the 7th Street Bridge at Tuolumne River ($1,401,911)
▪ Replace the existing sewer main on F Street, from 6th to Burney Street and improvements to sewer mains connecting to D and F street. ($200,000)
▪ 7th Street Bridge water main, in conjunction with the bridge replacement ($1.3 million)
#20..
- 1313 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 348
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
▪ Tuolumne Boulevard intersection improvements at 7th and B Street, in coordination with the bridge replacement
($300,000)
▪ 9th St Corridor Improvements AHSC Grant: Install 2.2 miles of Class 1 bike path from Carpenter Road overpass to L Street.
Additional improvements include installation of a
roundabout at the 9th St/Carver intersection and potentially at the 9th/Tully and 9th/Kansas. ($6,000,000)
Cesar E. Chavez Park Renovation Project: The Cesar E. Chavez Park Renovation Project will provide a complete renovation of Cesar E. Chavez Park, including the construction of an aquatics facility, skate plaza, building expansion, basketball court, soccer field, restroom, picnic area, landscaping, lighting, security cameras, walking paths and other general park amenities. ($8,500,000)Geographic Targeting: Downtown Modesto.
Quantified Objective: Completion of four infrastructure projects in the downtown area, including one bike/pedestrian projects, one park renovation, one water/sewer project and one bridge replacement project.
E - 2
Place-Based
Improvements:
Disadvantaged
Neighborhoods
including County
Islands and
Southwest
Modesto
The City, in partnership with Stanislaus County, implements programs and pursues place-based improvements in the
unincorporated County Islands. Many of these investments are focused on upgrading infrastructure in the County Islands to eliminate existing inequality. Specifically, efforts are listed below:
▪ Investing $10 million to upgrade infrastructure in the County Islands such as curb gutters, sidewalks,
streetlighting, sewer, water, and storm drains. Stanislaus County has allocated $55.8 million of ARPA fundings to
Community Infrastructure for Urban Pockets/County
Communities, including the County Islands in Modesto.
CDD; Stanislaus
County
General Fund,
ARPA
Based on Capital
Improvements
schedule. Partnership
with County
underway.
New
Opportunities in
High Resource
Areas
Place-Based
Improvements
#20..
- 1314 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 349
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
The funding is a portion of $107 million in ARPA funding allocated to Stanislaus County and was approved for use in the County Islands on May 18, 2021.
▪ Collaborating with Stanislaus County to address any
property tax issues as money becomes available to
annex “island” properties to Modesto.
▪ Through the Capital Improvement Plan, working with the County to fund sewer connections.
▪ Developing the Southwest Modesto Plan, which will
serve as a blueprint for future development, with
guidance on land use, economic development,
transportation, infrastructure, and other issues for the Southwest Modesto Plan Area.
The City is pursuing a number of projects included in its Capital Improvement Plan to improve pedestrian infrastructure, sewer improvements, and multi-modal access in the County Islands and surrounding Southwest Modesto areas. These efforts are working to invest in and improve areas with historically lower quality infrastructure, including:
▪ River Trunk Realignment, planned completion in 2027
($23 million)
▪ Paradise Water Main: replacement of antiquated water
mains to provide residential services and additional fire hydrants. Planned completion in 2026 ($2.7 million)
▪ Crows Landing pavement rehabilitation ($3 million)
▪ Paradise Road Pedestrian and Bicycle Safety
Improvements: including installation of sidewalks to fill gaps, Class II bike lanes, pedestrian crossing, and traffic calming measures ($8 million)
#20..
- 1315 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 350
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
▪ Neece Drive improvements including development of a
non-motorized boat launch, concrete pathways, security
lighting, and landscaping ($1 million)
▪ Colorado Avenue water main replacement ($2.2 million) ▪ Replace aged existing water mains along Sutter Avenue ($2.9 million)
▪ Pavement rehabilitation along Tuolumne Boulevard
from Paradise Road to Neece Drive ($3.8 million)
▪ Bystrom Water Main: The project will rehabilitate the water mains off of Bystrom Rd. ($3,200,000)
▪ Riverdale Park Water System: The project will seek grant funds for the Riverdale Park Tract Community to
improve the water system. ($170,000)
▪ Chicago-Paradise S&R: The project will rehabilitate over 30,000 LF of water mains in an area bounded by
Carpenter Rd, Chicago Ave and Paradise Rd. ($575,000)
▪ Sutter Avenue Strengthen & Replace Water Mains: This
project will provide funding to replace approximately
3,747 LF of aged existing water mains within Stanislaus County generally bounded by Sunset Avenue on the
East, Rouse Ave to the North, Sutter Ave on the West,
and Pelton Avenue on the South. ($2,935,500)
▪ Dr MLK Jr Park Renovation: This project will provide a complete renovation to the Dr. Martin Luther King Jr Park (Formerly Mellis Park) through grant funding and HUD
contributions. ($8,500,000)
The City is pursuing a number of projects included in its Capital Improvement Plan to improve pedestrian infrastructure, sewer #20..
- 1316 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 351
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
improvements, and multi-modal access in other lower resource areas or neighborhoods across the City, including:
▪ Roosevelt Park storm drain cross connection removal,
providing storm drain improvements ($4.6 million)
▪ Pike Park Neighborhood replace existing water mains,
estimated completion in 2025 ($6.4 million)
▪ La Loma Neighborhood sewer replacement ($1 million)
▪ La Loma Neighborhood replacement of aged water
mains, multiple phases including Phase 3A ($5.7 million) and 2C ($2 million)
▪ River Trunk Section repair of 5,200 feet of damaged and temporary fixed river trunk and soil remediation along
the Tuolumne River ($1.3 million)
▪ Improvement of pedestrian safety and traffic flow
around Orville Wright Elementary School ($586,702)
▪ Colorado Avenue Strengthen & Replace Water Main: This project will provide funding to replace the existing water main along Colorado Avenue generally bounded by
Pelton Avenue to the South, South Avenue to the North,
Roselawn Avenue to the East and Sutter Avenue to the
West.($ 2,201,447)
▪ Sunrise Water Mains: The project will rehabilitate the water main on Sunrise Ave from Fairmont Ave to E
Orangeburg Ave. ($2,610,000)
▪ Orangeburg Avenue Pavement Rehabilitation Phase 2
(McHenry Avenue to Coffee Road) Pavement
rehabilitation on Orangeburg Avenue from McHenry
Avenue to Coffee Road. ($1,736,500)
#20..
- 1317 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 352
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
▪ Neighborhood ADA Improvement Program II: This
program will provide ADA improvements to residential
neighborhoods. ($75,000)
▪ Carpenter/Maze/Prescott Fiber Drop: This project is for the installation of fiber optic cable and network switches along Carpenter Road, Prescott Road, and Maze
Boulevard to connect traffic signals. ($40,000)
▪ JM Pike Park Stormwater to Sanitary Cross Connection
Removal ($18,823,224)
▪ Orangeburg Avenue Pavement Rehabilitation Phase 1
(Coffee Rd to Oakdale Ave):Pavement rehabilitation on
Orangeburg Avenue from Coffee Road to Oakdale
Avenue, approximately 1.0 centerline mile or 421,200
square feet of pavement. Anticipated project
improvements include roadway resurfacing and/or
reconstruction, new signage and striping, ADA upgrades, and minor storm drain system improvements.($
3,121,267)
▪ Granger Neighborhood Pavement Rehabilitation: West
Granger Avenue from Tully to McHenry, Gayle Ave,
Augusta Ct, Lelah Ave, June Dr, Judith Ln, Timothy Ave, Sherwood Dr, Pearl Street and Carlton Avenue near
Roosevelt Park, more than 645,000 sq. ft. of pavement.
($360,000)
Geographic Targeting: County Islands and surrounding areas.
Disadvantaged neighborhoods or areas with lower resources.
Quantified Objective: Completion of thirteen CIP projects in the southwest and downtown area, including eight infrastructure improvements, two pavement rehabilitation projects, two pedestrian/bike infrastructure projects, and one park
#20..
- 1318 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 353
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
improvement project. Completion of fourteen CIP projects in other disadvantaged neighborhoods including ten infrastructure improvement projects (water, sewer, fiber optic cables), one pedestrian improvement project, two pavement rehabilitation projects, and one ADA improvement program.
E - 3 Fair Housing
Counseling
The City shall continue to provide funds to and contract with Project Sentinel, or an agency that provides similar services, to provide fair housing assistance including landlord/tenant counseling.
The City shall disseminate information about fair housing assistance through pamphlets in City-owned buildings and other public locations (e.g., City Hall, library, post office, other community facilities) and by posting information on the City website. Pamphlets will be made available in English and Spanish.
Quantified Objective: Provide information to 30 households annually
CDD; Project
Sentinel General Fund Ongoing.
Fair Housing
Outreach and
Enforcement
E - 4 Displacement
Prevention
The City will develop a displacement prevention program that adheres to federal Uniform Relocation Assistance and Real Property Acquisition Act guidelines. The program will ensure that all households that are displaced are provided housing at equal affordability levels as the demolished housing.
The City will also amend the Zoning Ordinance to require that any demolished residential units located on a Sites Inventory property be replaced pursuant to Government Code Sections 65915(c)(3) and 65583.2(g).
CDD General Fund By Q3, 2025 Displacement
Prevention
F. Community Outreach and Engagement
#20..
- 1319 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 354
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
F - 1
Collaboration
with
Development
Community
The City shall continue to cultivate new and existing relationships, throughout the planning period, with for-profit and nonprofit development companies working in the area of affordable housing, facilitating collaborative approaches to affordable housing development.
The City will conduct outreach with affordable housing
developers and developers of housing for special needs
households, including large households, senior households, farmworkers, extremely-low income households, and
opportunities for SROs.
The City will create a list of housing developers, including developers of affordable and special needs housing. The list will be used for the annual developer meeting, and to advertise development opportunities, funding opportunities, and other educational and engagement efforts in the City.
The City will outreach with developers after the Mixed Use Zone is developed to offer assistance with navigating the new zone.
Quantified Objective: Host an annual developer roundtable (or equivalent) meeting. Participation of at least four developers of affordable and special needs housing in the annual meeting.
CDD General Fund
Creation of developer
interest list by end of
Q4, 2025. Outreach
two years after Mixeduse Zoning is adopted.
F - 2 ADU, JADU, and
SB 9 Education
The City will develop and implement a comprehensive marketing program to advertise the benefits of ADUs, JADUs, and SB 9 units and the process for constructing such units.
The City will provide educational pamphlets on the City website and at City Hall with detailed information on the ADU and JADU process as well as basic responsibilities and legal requirements of CDD General Fund
Develop marketing
plan within one year
of Housing Element
adoption; implement
marketing program
within two years of
Housing Element
adoption. Biennial
Housing
Mobility
#20..
- 1320 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 355
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
being a landlord. The pamphlets will be provided in both English and Spanish.
The City will create an instructional handout and template form for deed restrictions for JADUs, meeting requirements of Government Code 65852.22.
The City will focus outreach and education in the higher opportunity areas of the City to expand housing mobility and choice. Upon biennial review of geographic ADU distribution, the City will review and adjust promotion and outreach strategies to ensure ADUs and JADUs are being marketed in high resource areas that are seeing less ADU construction.
Quantified Objective: Increase the number of new ADUs
permitted annually in the City from an average of approximately 6 to an average of approximately 15. Increase the number of SB 9 applications to 10 annually.
review of ADU
geographic
distribution.
F - 3 Bilingual
Materials
The City will continue its efforts to provide presentations, materials, and communications in both English and Spanish. In a continued effort to maximize inclusivity, productivity and engagement, the City of Modesto utilizes Wordly, a language interpretation tool. Wordly provides real-time interpretation services so that each City Council meeting participant can choose from several interpretation languages. Instructions on how to use Wordly are available on the City’s website.
The full housing element update document will be translated into Spanish and will be posted along with the English version of the housing element.
CDD General Fund Review demographics
every five years.
Fair Housing
Outreach and
Enforcement
Place-Based
Improvements
#20..
- 1321 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto 356
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
The City will review its demographics every five years to determine if translations in other languages are appropriate.
F - 4
Housing
Outreach and
Information
The City shall provide information about housing assistance, fair housing, housing resources, and housing programs through a wide variety of outreach methods such as:
▪ Conducting workshops and webinars by partnering with
community-based organizations to inform residents of
housing resources, assistance programs, and funding
opportunities, on a monthly basis on average.
▪ Disseminating information about fair housing in City-owned buildings and other public locations (e.g., City Hall, Library, post office, other community facilities) and by posting information on the City website. Pamphlets will be made available in English and Spanish.
▪ Advertising housing assistance information on the City website, through the compilation of resources for rental assistance, down payment assistance, and other means of retaining existing housing or acquiring a new home.
▪ Coordinating with the City’s Fair Housing Service Provider to provide resources and information at a housing resources event in the downtown area.
Quantified Objective: Outreach to 250 households annually.
CDD General Fund
Update the City
website with housing
information as new
resources become
available.
Fair Housing
Outreach and
Enforcement
#20..
- 1322 -
City of Modesto Housing Element
Sites Inventory Map
City of Modesto 357
APPENDIX A: SITES INVENTORY MAP
#20..
- 1323 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 358
APPENDIX B: SITES INVENTORY LIST
Note: The Sites inventory is not utilizing consolidation to meet size requirements. No parcels are being considered as consolidated. All parcels utilized for lower-income sites are greater than 0.5 acres and less than 10 acres. Additionally, there are no nonvacant sites designated for lower-income that were included in the prior housing element, and no vacant sites designated for lower-income that were included in the prior two housing elements.
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
5037020 2836 Sisk Rd 95350 1.4 C-3 MU-H C 45 0 0 0 11 0 11 Yes No No No Stores & Shops (All Sizes)
5037024 2828 Sisk Rd 95350 1.3 C-3 MU-H C 45 0 6 4 0 0 10 Yes No No No Stores & Shops (All Sizes)
5037025 2800 Sisk Rd 95350 5.3 P-D C 45 0 26 15 0 0 41 Yes No No No Stores & Shops (All Sizes)
5037026 2700 Sisk Rd 95356 4.2 C-3 MU-H C 45 0 20 12 0 0 32 Yes No No No Vacant Commercial
5046006 2100 Sisk Rd 95350 4.1 C-3 MU-H C 45 0 20 11 0 0 31 Yes No No No Auto Sales - Auto Service
Centers
5053009 1600 Sisk Rd 95350 0.3 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No Gas Stations - Auto Repair
Shops
5053011 1606 Sisk Rd 95350 0.5 C-3 MU-H C 45 0 3 1 0 0 4 Yes No No No Gas Stations - Auto Repair
Shops
5053016 1773 Prescott Rd 95354 1.9 C-3 MU-H C 45 0 10 5 0 0 15 Yes No No No Restaurant & Bars
#20..
- 1324 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 359
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
5053026 1616 Sisk Rd 95350 0.7 P-D C 45 0 3 2 0 0 5 Yes No No No Restaurant & Bars
5053027 1616 Sisk Rd 95350 1.2 C-3 MU-H C 45 0 6 3 0 0 9 Yes No No No Fast Food Outlets
5053028 1604 Sisk Rd 95350 3.2 C-3 MU-H C 45 0 15 9 0 0 24 Yes No No No Grocery Stores (All Sizes/Types)
5053029 2045 W
Briggsmore Ave
95350 7.0 C-3 MU-H C 45 0 34 20 0 0 54 Yes No No No Shopping Centers (Large
& Small)
5053030 2200 Plaza
Parkway #A
95350 9.8 P-D C 45 0 48 27 0 0 75 Yes No No No Stores & Shops (All Sizes)
5053031 2200 Plaza
Parkway #B
95350 0.5 P-D C 45 0 3 1 0 0 4 Yes No No No Shopping
Centers (Large
& Small)
5053032 2200 Plaza
Parkway #C&D
95350 1.2 P-D C 45 0 6 3 0 0 9 Yes No No No Restaurant & Bars
5053033 2200 Plaza
Parkway #E
95350 2.0 P-D C 45 0 10 5 0 0 15 Yes No No No Restaurant & Bars
5053034 1720 Sisk Rd 95350 3.8 P-D C 45 0 19 10 0 0 29 Yes No No No Hotels & Motels 5053035 1707 Prescott Rd 95350 3.4 C-3 MU-H C 45 0 17 9 0 0 26 Yes No No No Shopping Centers (Large
& Small)
5053036 1701 Prescott Rd 95350 0.3 C-3 MU-H C 45 0 0 0 2 0 2 Yes No No No Fast Food Outlets
#20..
- 1325 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 360
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
5065068 2414 CONANT
AVE
95350 0.8 R-2 R 22 0 0 0 16 0 16 Yes No Yes No Vacant - R-2 5082014 2225 Plaza Pkwy 95350 0.4 P-D C 45 0 0 0 3 0 3 Yes No No No Fast Food Outlets
5082015 2225 Plaza
Parkway #A
95350 0.7 P-D C 45 0 3 2 0 0 5 Yes No No No Fast Food
Outlets
5082021 2225 Plaza
Parkway #G
95350 6.9 P-D C 45 0 34 19 0 0 53 Yes No No No Restaurant & Bars
5082022 2225 Plaza
Parkway H & I
95350 3.7 P-D C 45 0 0 0 28 0 28 Yes No No No Shopping
Centers (Large
& Small)
5082023 2225 Plaza
Parkway #J
95350 1.2 P-D C 45 0 6 3 0 0 9 Yes No No No Shopping
Centers (Large
& Small)
5082024 2225 Plaza
Parkway #K
95350 0.5 P-D C 45 0 3 1 0 0 4 Yes No No No Shopping
Centers (Large
& Small)
5082025 2225 Plaza
Parkway #L
95350 9.4 P-D C 45 0 46 26 0 0 72 Yes No No No Shopping Centers (Large
& Small)
5082026 2225 Plaza
Parkway #C
95350 2.4 P-D C 45 0 11 7 0 0 18 Yes No No No Shopping
Centers (Large
& Small)
5082027 2225 Plaza
Parkway #M
95350 1.8 P-D C 45 0 9 5 0 0 14 Yes No No No Shopping
Centers (Large
& Small)
5082028 2225 Plaza
Parkway #N
95350 5.8 P-D C 45 0 28 16 0 0 44 Yes No No No Fast Food Outlets
#20..
- 1326 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 361
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
5082029 2225 Plaza
Parkway #P
95350 0.5 P-D C 45 0 3 1 0 0 4 Yes No No No Shopping
Centers (Large
& Small)
5082030 2225 Plaza
Parkway #O
95350 1.1 P-D C 45 0 5 3 0 0 8 Yes No No No Shopping
Centers (Large
& Small)
13005017 3300 Mc Henry
Ave
95350 0.7 C-3 MU-H C 45 0 3 2 0 0 5 Yes No No No Gas Stations - Auto Repair
Shops
13005034 3320 Mc Henry
Ave
95350 2.0 C-3 MU-H C 45 0 10 5 0 0 15 Yes No No No Shopping Centers (Large
& Small)
13005038 3416 Mc Henry
Ave
95350 0.7 C-3 MU-H C 45 0 3 2 0 0 5 Yes No No No Banks & Savings And Loans
13005039 East Side Of Mc
Henry Ave
Between Robin
Hood Dr And
Sylvan Ave
95356 1.6 C-3 MU-H C 45 0 8 4 0 0 12 Yes No No No Banks & Savings And Loans
13005040 3400 Mc Henry
Ave
95350 0.5 C-3 MU-H C 45 0 3 1 0 0 4 Yes No No No Fast Food Outlets
13005042 3456 Mc Henry
Ave
95356 1.5 P-D C 45 0 8 4 0 0 12 Yes No No No Banks & Savings And Loans
13005043 3440 Mc Henry
Ave
95350 5.0 P-D C 45 0 25 14 0 0 39 Yes No No No Shopping Centers (Large
& Small)
13006028 3128 Mc Henry
Ave
95350 0.2 C-3 MU-H C 45 0 0 0 1 0 1 Yes No No No Restaurant & Bars
#20..
- 1327 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 362
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
13006031 3224 Mc Henry
Ave
95350 1.0 C-3 MU-H C 45 0 5 3 0 0 8 Yes No No No Stores & Shops (All Sizes)
13010072 2924 Mc Henry
Ave
95350 0.6 C-3 MU-H C 45 0 3 2 0 0 5 Yes No No No Gas Stations - Auto Repair
Shops
13010074 2800 Mc Henry
Ave
95350 0.5 C-3 MU-H C 45 0 3 1 0 0 4 Yes No No No Stores & Shops (All Sizes)
13010077 2808 Mc Henry
Ave
95350 0.7 C-3 MU-H C 45 0 3 2 0 0 5 Yes No No No Fast Food Outlets
13010078 2816 Mc Henry
Ave
95350 0.4 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No Fast Food Outlets
13014002 3120 Mc Henry
Ave
95350 2.1 C-3 MU-H C 45 0 10 6 0 0 16 Yes No No No Auto Sales - Auto Service
Centers
13014003 3100 Mc Henry
Ave
95350 1.7 C-3 MU-H C 45 0 8 5 0 0 13 Yes No No No Stores & Shops (All Sizes)
13014005 3000 Mc Henry
Ave
95355 0.5 C-3 MU-H C 45 0 3 1 0 0 4 Yes No No No Shopping Centers (Large
& Small)
13014080 3012 Mc Henry
Ave
95350 0.7 C-3 MU-H C 45 0 4 2 0 0 6 Yes No No No Shopping Centers (Large
& Small)
13014081 3008 Mc Henry
Ave
95350 0.7 C-3 MU-H C 45 0 3 2 0 0 5 Yes No No No Restaurant & Bars
13014082 201 E Rumble Rd 95350 0.7 C-3 MU-H C 45 0 3 2 0 0 5 Yes No No No Office Buildings Large & Small
#20..
- 1328 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 363
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
13014083 3124 Mc Henry
Ave
95356 1.2 C-3 MU-H C 45 0 6 3 0 0 9 Yes No No No Stores & Shops (All Sizes)
13026002 2700 Mc Henry
Ave
95350 3.0 C-3 MU-H C 45 0 15 8 0 0 23 Yes No No No Recreational Prop (Tennis,
Driving Range, )
13026003 2720 Mc Henry
Ave
95356 2.3 C-3 MU-H C 45 0 11 7 0 0 18 Yes No No No Shopping Centers (Large
& Small)
29002031 2075 W
Orangeburg
95350 0.4 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No Restaurant & Bars
29002032 2099 Orangeburg
Ave
95350 0.7 C-3 MU-H C 45 0 3 2 0 0 5 Yes No No No Gas Stations - Auto Repair
Shops
29002033 2083 W
Orangeburg Ave
95355 0.4 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No Fast Food Outlets
29002034 2098 W
Orangeburg Ave
95350 0.6 C-3 MU-H C 45 0 3 2 0 0 5 Yes No No No Restaurant & Bars
29002035 2056 Orangeburg
Ave
95350 0.6 C-3 MU-H C 45 0 3 2 0 0 5 Yes No No No Fast Food Outlets
29002037 2025 W
Orangeburg Ave
95350 2.2 C-3 MU-H C 45 0 0 0 17 0 17 Yes No No No Hotels & Motels 29002038 2067 W
Orangeburg Ave
95350 1.2 C-3 MU-H C 45 0 6 4 0 0 10 Yes Yes No No Cities - NonAssessable 29002039 2030 Evergreen
Ave
95350 1.5 C-1 MU-H R 45 0 7 4 0 0 11 Yes No No No Hospitals & Convalescent
(Incs Rest &
Guest Homes)
#20..
- 1329 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 364
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
29002043 West Of The
Intersection Of
Evergreen Ave
And Randazzo
Ave
95350 1.4 C-1 MU-H R 45 0 6 4 0 0 10 Yes No No No Hospitals & Convalescent
(Incs Rest &
Guest Homes)
29005025 West Of The
Intersection Of
Orangeburg Ave
And Martin Ave
95350 0.2 C-3 MU-H C 45 0 0 0 2 0 2 Yes No No No Office Buildings Large & Small
29005037 1932 W
Orangeburg Ave
95350 0.7 C-3 MU-H C 45 0 3 2 0 0 5 Yes No No No Office Buildings Large & Small
29005038 2000 Orangeburg
Ave
95350 0.6 C-3 MU-H C 45 0 3 2 0 0 5 Yes No No No Stores & Shops (All Sizes)
29005044 1944 W
Orangeburg Ave
95350 0.4 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
29036003 2028 W
Orangeburg Ave
95355 0.2 C-3 MU-H C 45 0 0 0 1 0 1 Yes No No No Office Buildings Large & Small
29036012 2052 W
Orangeburg Ave
95350 0.8 C-3 MU-H C 45 0 4 2 0 0 6 Yes No No No Restaurant & Bars
29036013 2024 W
Orangeburg Ave
95350 0.4 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No Office Buildings Large & Small
29036017 2044 W
Orangeburg Ave
95350 0.6 C-3 MU-H C 45 0 3 2 0 0 5 Yes No No No Fast Food Outlets
29045039 1944 EVERGREEN
AVE
95350 1.0 R-2 R 22 1 0 0 17 0 17 Yes No Yes No Transitional Comm H&B Use
W/Res
#20..
- 1330 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 365
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
30007053 710 S Emerald
Ave
95351 1.2 R-3 R 45 2 22 13 0 0 35 Yes No Yes No NonUniform/Mixed Income Units
30008010 821 California
Ave
95351 1.5 R-3 R 45 0 29 17 0 0 46 Yes No Yes No Churches, Fraternal Org
(Welfare Types)
30056004 614 Briggs Ave 95351 1.0 R-3 R 45 0 20 12 0 0 32 Yes No Yes No Vacant R-3 31001001 1560 Mc Henry
Ave
95350 0.3 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
31001004 120 E Granger
Ave
95350 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Stores & Shops (All Sizes)
31001006 132 E Granger
Ave
95350 0.2 C-1 MU-P C 45 0 0 0 5 0 5 Yes No No No Vacant C-1 31001007 136 E Granger
Ave
95350 0.2 C-1 MU-P C 45 0 0 0 5 0 5 Yes No No No Vacant C-1 31001008 140 E Granger
Ave
95350 0.7 C-1 MU-P C 45 0 14 8 0 0 22 Yes No No No Vacant C-1 31001010 168 E Granger
Ave
95350 0.5 R-3 MU-P MU 45 0 0 0 3 0 3 Yes No No No Apartments 31001011 200 E Granger
Ave
95350 0.9 P-O MU-P MU 45 0 4 3 0 0 7 Yes No Yes No Medical-Dental Offices
(Includes
Clinics/Medical)
31001015 236 E GRANGER
AVE
95350 0.2 R-3 MU 45 0 0 0 7 0 7 Yes No Yes No Vacant R-3 #20..
- 1331 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 366
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
31001037 South of E
Granger Avenue
95350 0.4 R-3 MU 45 0 0 0 13 0 13 Yes No Yes No Vacant R-3 31001041 110 E Granger
Ave
95350 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
31001044 East Of
Intersection Of E
Granger Ave And
McHenry Ave
95350 0.4 P-O MU-P MU 45 0 0 0 3 0 3 Yes No No No Vacant Pd Office, Ap,Po,Pa
31001045 157 E Coolidge
Ave
95350 1.5 P-O MU-P MU 45 0 8 4 0 0 12 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
31002003 326 E GRANGER
AVE
95350 0.5 R-2 MU 22 0 0 0 9 0 9 Yes No Yes No Vacant - R-2 31003038 129 E
Orangeburg Ave
95350 0.5 C-2 MU-P C 45 0 0 0 4 0 4 Yes No No No Stores & Shops (All Sizes)
31003039 141 E
Orangeburg Ave
95350 1.2 C-2 MU-P C 45 0 6 3 0 0 9 Yes No No No Auto Sales - Auto Service
Centers
31003040 East Of
Intersection Of E
Orangeburg Ave
And McHenry
Ave
95355 0.7 C-2 MU-P C 45 0 4 2 0 0 6 Yes No No No Hospitals & Convalescent
(Incs Rest &
Guest Homes)
31003078 1400 Mc Henry
Ave
95350 0.6 C-2 MU-P C 45 0 3 1 0 0 4 Yes No No No Gas Stations - Auto Repair
Shops
#20..
- 1332 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 367
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
31003079 1420 Mc Henry
Ave
95350 0.8 C-2 MU-P C 45 0 4 2 0 0 6 Yes No No No Fast Food Outlets
31003080 121 E
Orangeburg Ave
95350 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Office Buildings Large & Small
31006050 405 E
ORANGEBURG
AVE
95350 0.1 R-2 MU 22 0 0 0 2 0 2 Yes No No No Vacant Higher Use Or Zoning
Potential
31011020 1220 Mc Henry
Ave
95350 0.3 P-D C 45 1 0 0 2 0 2 Yes No No No Gas Stations - Auto Repair
Shops W/Res
31011024 1220 Mc Henry
Ave
95350 0.7 P-D C 45 0 3 2 0 0 5 Yes No No No Auto Sales - Auto Service
Centers
31011028 1340 Mc Henry
Ave
95355 2.0 C-2 MU-P C 45 0 10 6 0 0 16 Yes No No No Auto Sales - Auto Service
Centers
31011038 1212 Mc Henry
Ave
95350 0.5 P-D C 45 0 3 1 0 0 4 Yes No No No Misc Mixed
Commercial
31011041 1204 Mc Henry
Ave
95350 0.4 P-D C 45 0 0 0 3 0 3 Yes No No No Auto Sales - Auto Service
Centers
31011050 1234 Mc Henry
Ave #Bldg B
95350 1.7 P-D C 45 0 8 5 0 0 13 Yes No No No MiniWarehouses (Complex &
Indiv Owned)
31011051 1234 Mc Henry
Ave #Bldg D
95356 0.6 P-D C 45 0 3 2 0 0 5 Yes No No No Stores & Shops (All Sizes)
#20..
- 1333 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 368
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
31011052 1234 Mc Henry
Ave #Bldg A
95356 0.6 P-D C 45 0 3 2 0 0 5 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
31011053 1234 Mc Henry
Ave #Bldg C
95350 1.6 P-D C 45 0 8 4 0 0 12 Yes No No No Stores & Shops (All Sizes)
31011054 1312 Mc Henry
Ave
95350 3.2 C-2 MU-P C 45 0 16 9 0 0 25 Yes No No No Hotels & Motels 31011055 1320 Mc Henry
Ave
95350 0.6 C-2 MU-P C 45 0 3 2 0 0 5 Yes No No No Vacant C-2 31011056 1300 Mc Henry
Ave
95350 0.7 C-2 MU-P C 45 0 3 2 0 0 5 Yes No No No Restaurant & Bars
31013020 1325 Nelson Ave 95350 0.6 P-D MU 29 0 8 5 0 0 13 Yes No Yes No Vacant R-1 32013001 1501 LOCKE RD 95355 0.2 R-2 R 22 0 0 0 4 0 4 Yes No Yes No Vacant - R-2 32013015 SE Corner of
Locke Road and
Brighton Avenue
95351 0.2 R-2 R 22 0 0 0 4 0 4 Yes No Yes No Vacant - R-2 32015030 1109 Oakdale Rd 95355 2.4 P-D MU 45 0 12 7 0 0 19 Yes No No No Car Wash 32015031 2125 Wylie Dr 95355 1.1 P-D MU 45 0 5 3 0 0 8 Yes No No No Office Buildings Large & Small
32015038 1237 Oakdale Rd 95355 1.2 P-O MU-P MU 45 0 24 14 0 0 38 Yes No No No Vacant C-1 32015039 1233 Oakdale Rd 95355 0.9 P-D MU 45 0 4 3 0 0 7 Yes No No No Fast Food Outlets
#20..
- 1334 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 369
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
32015040 South Of
Intersection Of
Oakdale Rd And
Nystrom Ave
95355 0.7 P-D MU 45 0 13 8 0 0 21 Yes No No No Vacant Pd Commercial
32015042 1117 Oakdale Rd 95355 0.8 P-D MU 45 0 4 2 0 0 6 Yes No No No Misc Mixed Commercial
32015045 1121 Oakdale Rd 95355 1.3 P-D MU-P MU 45 0 6 4 0 0 10 Yes No No No Office Buildings Large & Small
32015046 1225 Oakdale Rd 95354 2.7 P-D MU 45 0 13 8 0 0 21 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
32032023 2132 Wylie Dr 95355 0.1 C-1 MU-P MU 45 0 0 0 1 0 1 Yes No No No Office Buildings Large & Small
32032024 1045 Oakdale Rd 95355 0.3 C-1 MU-P MU 45 0 0 0 2 0 2 Yes No No No Mini-Marts 32032026 1029 Oakdale Rd 95355 0.4 C-1 MU-P MU 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
32032028 1041 Oakdale Rd 95355 0.2 C-1 MU-P MU 45 0 0 0 1 0 1 Yes No No No Stores & Shops (All Sizes)
32032029 1037 Oakdale Rd 95355 0.3 C-1 MU-P MU 45 0 0 0 2 0 2 Yes No No No Stores & Shops (All Sizes)
32032032 1021 Oakdale Rd 95355 0.7 C-1 MU-P MU 45 0 3 2 0 0 5 Yes No No No Fast Food Outlets
32059004 1317 Oakdale Rd 95355 0.1 P-D MU 45 0 0 0 1 0 1 Yes No No No Condominium Office
#20..
- 1335 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 370
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
32059006 1317 Oakdale Rd 95355 0.1 P-D MU 45 0 0 0 1 0 1 Yes No No No Condominium Office
32059007 1317 Oakdale Rd 95355 0.1 P-D MU 45 0 0 0 1 0 1 Yes No No No Condominium Office
32059012 1317 Oakdale Rd
#910
95355 0.1 P-D MU 45 0 0 0 1 0 1 Yes No No No Condominium Office
32059014 2116 E
Orangeburg Ave
95355 0.8 P-D MU 45 0 4 2 0 0 6 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
32059023 1317 Oakdale Rd 95355 0.1 P-D MU 45 0 0 0 1 0 1 Yes No No No Condominium Office
32059030 1317 Oakdale Rd 95355 0.1 P-D MU 45 0 0 0 1 0 1 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
32059038 1317 Oakdale Rd 95355 3.7 P-D MU 45 0 18 10 0 0 28 Yes No No No Vacant Miscellaneous
32061001 1513 Oakdale Rd 95355 0.7 P-D MU 45 0 3 2 0 0 5 Yes No No No Vacant Pd Office, Ap,Po,Pa
32061002 1501 Oakdale Rd 95355 0.7 P-D MU 45 0 3 2 0 0 5 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
32061004 1421 Oakdale Rd 95355 2.0 P-D MU 45 0 10 5 0 0 15 Yes No No No Hospitals & Convalescent
(Incs Rest &
Guest Homes)
#20..
- 1336 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 371
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
32061005 1401 Oakdale Rd 95355 1.5 P-D MU 45 0 7 4 0 0 11 Yes No No No Banks & Savings And Loans
32061006 Intersection Of
Santa Paula Dr
And E
Orangeburg Ave
95350 1.0 P-D MU 45 0 5 3 0 0 8 Yes No No No Vacant Pd
Office, Ap,Po,Pa
33078001 150 N Riverside
Ave
95351 0.3 C-3 MU-H MU 45 0 0 0 3 0 3 Yes No No No Gas Stations - Auto Repair
Shops
33078003 North Of The
Intersection Of
Beard Ave And
Yosemite Blvd
95350 0.5 R-3 MU-H MU 45 0 0 0 15 0 15 Yes Yes Yes No Cities - NonAssessable 33078008 2741 Yosemite
Blvd
95357 17.4 C-3 MU-H MU 45 0 0 0 547 0 547 Yes No No No Vacant H-1 33078010 West Of The
Intersection Of
Japonica Way
And Chinquapin
Dr
95357 5.2 R-3 MU-H MU 45 0 105 59 0 0 164 Yes No No No Vacant R-3 37029008 914 ROUSE AVE 95351 0.9 R-2 R 22 2 0 0 15 0 15 Yes No Yes No Single Family W/Extra Land
52012005 3544 Mc Henry
Ave
95356 0.9 C-3 MU-H C 45 0 4 3 0 0 7 Yes No No No Stores & Shops (All Sizes)
52012006 3536 Mc Henry
Ave
95354 0.5 C-3 MU-H C 45 0 3 1 0 0 4 Yes No No No Auto Sales - Auto Service
Centers
52012007 3524 Mc Henry
Ave
95355 0.4 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No Vacant H-1 #20..
- 1337 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 372
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
52012008 3520 Mc Henry
Ave
95350 0.4 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No Car Wash 52012009 3508 Mc Henry
Ave
95356 1.1 C-3 MU-H C 45 0 5 3 0 0 8 Yes No No No Banks & Savings And Loans
52012017 3600 Mc Henry
Ave
95356 1.0 C-3 MU-H C 45 0 5 3 0 0 8 Yes No No No Banks & Savings And Loans
52012019 3700 Mc Henry
Ave
95356 3.8 P-D C 45 0 19 10 0 0 29 Yes No No No Recreational Prop (Tennis,
Driving Range,
Etc)
52027010 3766 Mc Henry
Ave
95356 1.3 C-3 MU-H C 45 0 6 4 0 0 10 Yes No No No Auto Sales - Auto Service
Centers
52027011 3800 Mc Henry
Ave
95356 1.5 P-D C 45 0 7 4 0 0 11 Yes No No No Shopping
Centers (Large
& Small)
52060001 3900 Mc Henry
Ave
95356 3.2 C-3 MU-H C 45 0 15 9 0 0 24 Yes No No No Auto Sales - Auto Service
Centers
52060010 3824 Mc Henry
Ave
95356 1.7 P-D MU-H C 45 0 8 5 0 0 13 Yes No No No Auto Sales - Auto Service
Centers
52060011 3848 Mc Henry
Ave
95356 12.2 P-D C 45 0 0 0 93 0 93 Yes No No No Shopping Centers (Large
& Small)
55023032 124 Woodrow
Ave
95350 0.3 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
55023033 3225 Mc Henry
Ave
95350 0.3 C-3 MU-H C 45 0 0 0 2 0 2 Yes No No No Mini-Marts #20..
- 1338 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 373
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
55023038 3113 Mc Henry
Ave
95350 0.3 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
55023042 144 Woodrow
Ave
95350 1.0 C-3 MU-H C 45 0 5 3 0 0 8 Yes No No No Stores & Shops (All Sizes)
55023043 3219 Mc Henry
Ave
95350 0.5 C-3 MU-H C 45 0 0 0 4 0 4 Yes No No No Office Buildings Large & Small
55023045 3133 Mc Henry
Ave
95350 0.7 C-3 MU-H C 45 0 3 2 0 0 5 Yes No No No Office Buildings Large & Small
55023046 3125 Mc Henry
Ave
95350 1.5 C-3 MU-H C 45 0 7 4 0 0 11 Yes No No No Shopping Centers (Large
& Small)
55023047 3121 Mc Henry
Ave
95350 0.4 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No Office Buildings Large & Small
55023048 3117 Mc Henry
Ave
95350 0.3 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
55025007 3105 Mc Henry
Ave
95350 1.2 C-3 MU-H C 45 0 6 3 0 0 9 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
55025008 3001 Mc Henry
Ave
95350 1.4 C-3 MU-H C 45 0 0 0 11 0 11 Yes No No No Banks & Savings And Loans
55025010 3101 Mc Henry
Ave
95350 0.5 C-3 MU-H C 45 0 3 1 0 0 4 Yes No No No Office Buildings Large & Small
55025011 North Of
Intersection Of W
Rumble Rd And
Mc Henry Ave
95356 0.3 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
#20..
- 1339 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 374
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
55025012 3013 Mc Henry
Ave
95350 0.4 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No Banks & Savings And Loans
55025013 3025 Mc Henry
Ave
95350 2.4 C-3 MU-H C 45 0 11 7 0 0 18 Yes No No No Shopping Centers (Large
& Small)
55030003 200 Standiford
Ave
95350 1.7 C-3 MU-H C 45 0 0 0 13 0 13 Yes No No No Stores & Shops (All Sizes)
55030004 3459 Mc Henry
Ave
95350 0.5 C-3 MU-H C 45 0 3 1 0 0 4 Yes No No No Gas Stations - Auto Repair
Shops
55030005 3457 Mc Henry
Ave
95350 0.3 C-3 MU-H C 45 0 0 0 2 0 2 Yes No No No Stores & Shops (All Sizes)
55030007 3421 Mc Henry
Ave
95350 0.6 P-D C 45 0 3 2 0 0 5 Yes No No No Fast Food
Outlets
55030008 220 Standiford
Ave
95350 1.9 P-D C 45 0 9 5 0 0 14 Yes No No No Office Buildings Large & Small
55030018 3405 Mc Henry
Ave
95350 10.6 P-D C 45 0 0 0 81 0 81 Yes No No No Stores & Shops (All Sizes)
55031003 3333 Mc Henry
Ave
95350 1.0 C-3 MU-H C 45 0 5 3 0 0 8 Yes No No No Auto Sales - Auto Service
Centers
55031004 3321 Mc Henry
Ave
95350 0.8 C-3 MU-H C 45 0 4 2 0 0 6 Yes No No No Stores & Shops (All Sizes)
55031091 145 Woodrow
Ave
95350 0.8 C-3 MU-H C 45 0 4 2 0 0 6 Yes No No No Office Buildings Large & Small
#20..
- 1340 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 375
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
55031092 3313 Mc Henry
Ave
95350 0.5 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No Restaurant & Bars
55031093 3301 Mc Henry
Ave
95350 0.4 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
55038019 3737 Mc Henry
Ave
95356 5.2 C-3 MU-H C 45 0 26 14 0 0 40 Yes No No No Restaurant & Bars
55046001 3969 Mc Henry
Ave
95350 5.0 P-D C 45 0 24 14 0 0 38 Yes No No No Recreational Prop (Tennis,
Driving Range,
Etc)
55046002 3941 Mc Henry
Ave
95350 5.7 C-3 MU-H C 45 0 28 16 0 0 44 Yes No No No MiniWarehouses (Complex &
Indiv Owned)
55046003 3927 Mc Henry
Ave
95356 0.5 C-3 MU-H C 45 0 0 0 4 0 4 Yes No No No MiniWarehouses (Complex &
Indiv Owned)
55046004 3901 Mc Henry
Ave
95356 0.5 C-3 MU-H C 45 0 0 0 4 0 4 Yes No No No Auto Sales - Auto Service
Centers
55046005 3833 Mc Henry
Ave
95356 0.5 C-3 MU-H C 45 0 0 0 4 0 4 Yes No No No Auto Sales - Auto Service
Centers
55046006 3807 Mc Henry
Ave
95356 4.6 P-D C 45 0 22 13 0 0 35 Yes No No No Auto Sales - Auto Service
Centers
55048001 3501 Mc Henry
Ave
95350 9.0 C-3 MU-H C 45 0 44 25 0 0 69 Yes No No No Shopping Centers (Large
& Small)
#20..
- 1341 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 376
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
59003007 2929 Mc Henry
Ave
95350 0.9 C-3 MU-H C 45 0 4 3 0 0 7 Yes No No No Banks & Savings And Loans
59003009 2711 Mc Henry
Ave
95350 0.7 C-3 MU-H C 45 0 3 2 0 0 5 Yes No No No Office Buildings Large & Small
59003011 2801 Mc Henry
Ave
95350 6.0 C-3 MU-H C 45 0 29 17 0 0 46 Yes No No No Shopping Centers (Large
& Small)
59003012 2801 Mc Henry
Ave
95350 2.3 C-3 MU-H C 45 0 0 0 18 0 18 Yes No No No Shopping Centers (Large
& Small)
59004005 2205 Mc Henry
Ave
95350 1.8 C-3 MU-H C 45 0 0 0 14 0 14 Yes No No No Stores & Shops (All Sizes)
59004006 2201 Mc Henry
Ave
95350 0.5 C-3 MU-H C 45 0 3 1 0 0 4 Yes No No No Gas Stations - Auto Repair
Shops
59004007 2205 Mc Henry
Ave
95350 0.8 C-3 MU-H C 45 0 4 2 0 0 6 Yes No No No Grocery Stores (All Sizes/Types)
59004010 2221 Mc Henry
Ave
95350 1.7 C-3 MU-H C 45 0 0 0 13 0 13 Yes No No No Shopping Centers (Large
& Small)
59004011 2425 Mc Henry
Ave
95350 1.7 C-3 MU-H C 45 0 0 0 13 0 13 Yes No No No Stores & Shops (All Sizes)
59004013 2501 Mc Henry
Ave
95355 1.3 C-3 MU-H C 45 0 0 0 10 0 10 Yes No No No Shopping Centers (Large
& Small)
59004014 2509 Mc Henry
Ave
95350 0.3 C-3 MU-H C 45 0 0 0 2 0 2 Yes No No No Banks & Savings And Loans
#20..
- 1342 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 377
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
59004015 180 Leveland Ln 95350 1.0 C-3 MU-H C 45 0 5 3 0 0 8 Yes No No No Shopping Centers (Large
& Small)
59004016 2609 Mc Henry
Ave
95350 0.6 C-3 MU-H C 45 0 3 2 0 0 5 Yes No No No Banks & Savings And Loans
59004017 180 Leveland Ln 95350 1.6 C-3 MU-H C 45 0 8 4 0 0 12 Yes No No No Shopping Centers (Large
& Small)
59004018 2525 Mc Henry
Ave
95350 0.9 C-3 MU-H C 45 0 4 3 0 0 7 Yes No No No Stores & Shops (All Sizes)
59004019 2401 Mc Henry
Ave
95350 3.6 C-3 MU-H C 45 0 17 10 0 0 27 Yes No No No Stores & Shops (All Sizes)
59014002 1901 Mc Henry
Ave
95350 0.5 C-3 MU-H C 45 0 3 1 0 0 4 Yes No No No Vacant C-2 59014003 1809 Mc Henry
Ave
95350 1.2 C-3 MU-H C 45 0 6 3 0 0 9 Yes No No No Shopping Centers (Large
& Small)
59014004 1801 Mc Henry
Ave
95350 0.7 C-3 MU-H C 45 0 3 2 0 0 5 Yes No No No Shopping Centers (Large
& Small)
59014006 2001 Mc Henry
Ave
95350 11.4 C-3 MU-H C 45 0 0 0 87 0 87 Yes No No No Shopping Centers (Large
& Small)
59014007 2001 Mc Henry
Ave
95350 5.4 C-3 MU-H C 45 0 26 15 0 0 41 Yes No No No Shopping Centers (Large
& Small)
60022009 1800 Prescott Rd 95350 0.6 P-D C 45 0 3 2 0 0 5 Yes No No No Shopping Centers (Large
& Small)
#20..
- 1343 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 378
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
60022010 1800 Prescott Rd 95350 5.0 P-D C 45 0 25 14 0 0 39 Yes No No No Shopping Centers (Large
& Small)
60022012 1800 Prescott Rd 95356 0.9 P-D C 45 0 4 3 0 0 7 Yes No No No Fast Food Outlets
60022013 1800 Prescott Rd 95350 8.1 P-D C 45 0 40 22 0 0 62 Yes No No No Shopping Centers (Large
& Small)
60022014 North Of
Intersection Of
Prescott Rd And
W Briggsmore
Ave
95350 0.7 P-D C 45 0 3 2 0 0 5 Yes No No No Fast Food
Outlets
60036004 2053 Evergreen
Ave
95350 0.4 C-1 MU-H C 45 0 0 0 3 0 3 Yes No No No Fast Food Outlets
60036005 2080 W
Briggsmore Ave
95350 0.4 C-1 MU-H C 45 0 0 0 3 0 3 Yes No No No Vacant C-1 60036012 2021 Evergreen
Ave
95350 1.5 C-1 MU-H C 45 0 7 4 0 0 11 Yes No No No Stores & Shops (All Sizes)
60036019 2020 W
Briggsmore Ave
95350 1.5 C-1 MU-H C 45 0 7 4 0 0 11 Yes No No No Grocery Stores (All Sizes/Types)
60036021 2020 W
Briggsmore Ave
95350 0.8 C-1 MU-H C 45 0 4 2 0 0 6 Yes No No No Shopping Centers (Large
& Small)
60036025 Intersection Of W
Orangeburg Ave
And Evergreen
Ave
95350 8.6 C-1 MU-H C 45 0 42 24 0 0 66 Yes No No No Shopping Centers (Large
& Small)
#20..
- 1344 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 379
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
60036026 2020 W
Briggsmore Ave
95350 0.2 C-1 MU-H C 45 0 0 0 1 0 1 Yes No No No Stores & Shops (All Sizes)
65021009 Intersection Of
Hashem Dr And
Lakeshore Dr
95350 4.4 P-D MU 29 0 57 33 0 0 90 Yes No Yes No Vacant Potential Subd
65024013 Intersection Of
Hashem Dr And
Marina Dr
95350 3.9 P-D MU 29 0 51 29 0 0 80 Yes No Yes No Vacant Potential Subd
67006069 1032 Oakdale Rd 95355 0.9 P-D MU 45 0 4 3 0 0 7 Yes No No No Stores & Shops (All Sizes)
67006070 1052 Oakdale Rd 95355 1.7 P-D MU 45 0 8 5 0 0 13 Yes No No No Stores & Shops (All Sizes)
67025001 800 Oakdale Rd 95355 0.2 C-1 MU-P C 45 0 0 0 2 0 2 Yes No No No Fast Food Outlets
67025002 2207 Scenic Dr 95355 0.6 C-1 MU-P C 45 0 3 2 0 0 5 Yes No No No Shopping Centers (Large
& Small)
67025004 2225 Scenic Dr 95350 1.2 R-1 MU-P MU 45 1 5 3 0 0 8 Yes No No No Transitional Comm H&B Use
W/Res
67025005 2229 Scenic Dr 95355 1.1 R-1 MU-P MU 45 1 4 3 0 0 7 Yes No No No Transitional Comm H&B Use
W/Res
67026058 920 Oakdale Rd 95355 0.4 C-1 MU-P MU 45 0 0 0 3 0 3 Yes No No No Gas Stations - Auto Repair
Shops
67026060 910 Oakdale Rd 95355 0.2 C-1 MU-P C 45 0 0 0 2 0 2 Yes No No No Stores & Shops (All Sizes)
#20..
- 1345 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 380
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
67026062 Intersection Of
Surrey Ave And
Oakdale Rd
95355 2.9 P-D MU 45 0 15 8 0 0 23 Yes No No No Shopping Centers (Large
& Small)
67026063 950 Oakdale Rd 95355 0.4 P-D MU 45 0 0 0 3 0 3 Yes No No No Fast Food Outlets
67027021 1108 Oakdale Rd 95355 1.5 P-O MU-P MU 45 0 7 4 0 0 11 Yes No Yes No Medical-Dental Offices
(Includes
Clinics/Medical)
67029057 2222 E
Orangeburg Ave
95350 1.5 P-O MU-P MU 45 0 7 4 0 0 11 Yes No Yes No Medical-Dental Offices
(Includes
Clinics/Medical)
67029058 1340 Oakdale Rd 95350 1.0 P-D MU 45 0 4 3 0 0 7 Yes No No No Banks & Savings And Loans
67033017 1528 Oakdale Rd 95355 3.8 P-D MU 45 0 19 10 0 0 29 Yes No No No Churches, Fraternal Org
(Welfare Types)
67033018 Intersection Of
Oakdale Road
And E Briggsmore
Ave
95357 2.2 P-D MU 45 0 45 25 0 0 70 Yes No Yes No Vacant Pd Commercial
67033019 1540 Oakdale Rd 95355 1.0 P-O MU-P MU 45 0 5 3 0 0 8 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
67033022 2339 St Pauls
Way
95355 3.0 P-O MU-P MU 45 0 15 8 0 0 23 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
#20..
- 1346 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 381
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
67033023 2325 St Pauls
Way
95355 2.4 P-O MU-P MU 45 0 12 7 0 0 19 Yes No No No Hospitals & Convalescent
(Incs Rest &
Guest Homes)
67033024 2300 E
Briggsmore Ave
95355 3.9 P-D MU 45 0 19 11 0 0 30 Yes No No No All Public Schools - NonAssessable
67033025 2301 St Pauls
Way
95355 0.5 P-D MU 45 0 3 1 0 0 4 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
67033026 2241 St Pauls
Way
95355 0.5 P-D MU 45 0 3 1 0 0 4 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
67035054 2313 Scenic Dr 95355 0.6 P-O MU-P MU 45 2 1 1 0 0 2 Yes No No No Single Family Higher Use
Potential
67035055 2237 Scenic Dr 95355 0.4 P-O MU-P MU 45 0 0 0 3 0 3 Yes No No No Office Buildings Large & Small
67035057 2245 Scenic Dr 95355 0.4 P-O MU-P MU 45 1 0 0 2 0 2 Yes No No No Single Family Higher Use
Potential
67035061 2325 Scenic Dr 95350 1.5 P-D MU 45 0 7 4 0 0 11 Yes No No No Hospitals & Convalescent
(Incs Rest &
Guest Homes)
67035063 2345 Scenic Dr 95355 2.4 P-D MU 45 0 11 7 0 0 18 Yes No No No Hospitals & Convalescent
(Incs Rest &
Guest Homes)
#20..
- 1347 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 382
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
67035064 2345 Scenic Dr 95355 2.6 P-D MU 45 0 13 7 0 0 20 Yes No No No Hospitals & Convalescent
(Incs Rest &
Guest Homes)
67037016 2361 Scenic Dr 95355 4.7 P-D MU 45 0 23 13 0 0 36 Yes No No No Churches, Fraternal Org
(Welfare Types)
67037017 West Of
Intersection Of
McGuire Dr And
Scenic Dr
95355 0.3 P-D MU 45 0 0 0 3 0 3 Yes No No No Churches,
Fraternal Org
(Welfare Types)
68001067 3016 LAKE PARK
CT
95355 0.1 R-2 R 22 0 0 0 3 0 3 Yes No Yes No Vacant - R-2 68001069 3024 LAKE PARK
CT
95355 0.2 R-2 R 22 0 0 0 3 0 3 Yes No Yes No Vacant - R-2 68001080 3020 LAKE PARK
CT
95355 0.1 R-2 R 22 0 0 0 3 0 3 Yes No No No Vacant - R-2 76028036 3701 Dale Rd 95350 2.7 C-2 MU-H MU 45 0 54 31 0 0 85 Yes No No No Vacant C-2 76028037 3625 Dale Rd 95350 6.5 C-2 MU-H MU 45 0 130 73 0 0 203 Yes No No No Vacant Potential Subd
76031006 3401 Dale Rd 95356 2.4 P-D RC 45 0 11 7 0 0 18 Yes No No No Shopping Centers (Large
& Small)
76031014 3037 Sisk Rd 95350 6.0 C-3 MU-H C 45 0 29 17 0 0 46 Yes No No No Shopping Centers (Large
& Small)
#20..
- 1348 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 383
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
76031019 3401 Dale Rd 95356 0.1 P-D RC 45 0 0 0 1 0 1 Yes No No No Shopping Centers (Large
& Small)
76031021 3401 Dale Rd 95356 1.1 P-D RC 45 0 6 3 0 0 9 Yes No No No Shopping Centers (Large
& Small)
76031022 3401 Dale Rd
#100
95356 10.8 P-D RC 45 0 0 0 83 0 83 Yes No No No Shopping Centers (Large
& Small)
76031023 3401 Dale Rd 95356 1.2 P-D RC 45 0 6 3 0 0 9 Yes No No No Shopping Centers (Large
& Small)
76031024 South Of Historic
Ct
95350 14.0 P-D RC 45 0 0 0 107 0 107 Yes No No No Shopping Centers (Large
& Small)
76031025 3401 Dale Rd 95356 8.7 P-D RC 45 0 43 24 0 0 67 Yes No No No Shopping Centers (Large
& Small)
76031026 3401 Dale Rd 95356 2.7 P-D RC 45 0 13 8 0 0 21 Yes No No No Shopping Centers (Large
& Small)
76031029 3200 Sisk Rd 95356 0.5 P-D C 45 0 3 1 0 0 4 Yes No No No Shopping Centers (Large
& Small)
76031031 3200 Sisk Ave 95350 0.9 P-D C 45 0 4 3 0 0 7 Yes No No No Shopping Centers (Large
& Small)
76031033 3401 Dale Rd 95356 8.7 P-D RC 45 0 43 24 0 0 67 Yes No No No Shopping Centers (Large
& Small)
#20..
- 1349 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 384
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
76031034 3401 Dale Rd 95356 9.3 P-D RC 45 0 45 26 0 0 71 Yes No No No Shopping Centers (Large
& Small)
76031035 3401 Dale Rd 95356 25.3 P-D RC 45 0 0 0 193 0 193 Yes No No No Shopping Centers (Large
& Small)
76034007 3724 Dale Rd 95356 3.7 P-O MU 45 0 52 30 0 0 82 Yes No Yes No Vacant Pd Office, Ap,Po,Pa
76034009 North Of
Intersection Of
Dale Rd And
Vintage Dr
95356 2.6 P-O MU 45 0 38 21 0 0 59 Yes No No No Vacant Pd Office, Ap,Po,Pa
76048004 3500 Sisk Rd 95350 0.6 P-D C 45 0 3 1 0 0 4 Yes No No No Stores & Shops (All Sizes)
76048007 3500 Sisk Rd 95350 0.2 P-D C 45 0 0 0 1 0 1 Yes No No No Shopping Centers (Large
& Small)
76048008 3500 Sisk Rd 95350 0.5 P-D C 45 0 0 0 3 0 3 Yes No No No Shopping Centers (Large
& Small)
76048009 3500 Sisk Rd 95350 0.7 P-D C 45 0 3 2 0 0 5 Yes No No No Shopping Centers (Large
& Small)
76048011 3500 Sisk Rd 95350 0.9 P-D C 45 0 4 3 0 0 7 Yes No No No Shopping Centers (Large
& Small)
76048012 3500 Sisk Rd 95350 2.3 P-D C 45 0 11 7 0 0 18 Yes No No No Shopping Centers (Large
& Small)
#20..
- 1350 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 385
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
76048013 South Of
Intersection Of
Sullivan Ct And
Sisk Rd
95350 1.5 P-D C 45 0 7 4 0 0 11 Yes No No No Shopping
Centers (Large
& Small)
76048014 3500 Sisk Rd 95350 0.6 P-D C 45 0 3 1 0 0 4 Yes No No No Shopping Centers (Large
& Small)
76068001 3900 Sisk Rd #A 95350 1.4 P-D RC 45 0 7 4 0 0 11 Yes No No No Shopping Centers (Large
& Small)
76068002 3900 Sisk Rd 95350 2.9 P-D RC 45 0 14 8 0 0 22 Yes No No No Shopping Centers (Large
& Small)
76068003 3900 Sisk Rd #B 95350 1.6 P-D RC 45 0 8 4 0 0 12 Yes No No No Shopping Centers (Large
& Small)
76068004 3900 Sisk Rd #A 95350 2.0 P-D RC 45 0 10 5 0 0 15 Yes No No No Shopping Centers (Large
& Small)
76068005 North Of
Intersection Of
Vintage Dr And
Sisk Rd
95350 0.5 P-D RC 45 0 0 0 3 0 3 Yes No No No Shopping
Centers (Large
& Small)
76068006 3900 Sisk Rd 95350 4.1 P-D RC 45 0 20 12 0 0 32 Yes No No No Shopping Centers (Large
& Small)
76068007 3900 Sisk Rd 95350 0.9 P-D RC 45 0 4 3 0 0 7 Yes No No No Shopping Centers (Large
& Small)
76068008 3900 Sisk Rd 95350 9.6 P-D RC 45 0 47 27 0 0 74 Yes No No No Shopping Centers (Large
& Small)
#20..
- 1351 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 386
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
76068009 3900 Sisk Rd 95350 0.6 P-D RC 45 0 3 2 0 0 5 Yes No No No Stores & Shops (All Sizes)
76068010 3900 Sisk Rd 95350 0.9 P-D RC 45 0 4 3 0 0 7 Yes No No No Stores & Shops (All Sizes)
76068011 3900 Sisk Rd 95350 4.0 P-D RC 45 0 19 11 0 0 30 Yes No No No Shopping Centers (Large
& Small)
76068012 3900 Sisk Rd 95350 2.6 P-D RC 45 0 13 7 0 0 20 Yes No No No Shopping Centers (Large
& Small)
76068013 3900 Sisk Rd 95350 4.5 P-D RC 45 0 22 12 0 0 34 Yes No No No Shopping Centers (Large
& Small)
76068014 Intersection Of
Sisk Rd And
Vintage Dr
95350 1.6 P-D RC 45 0 8 4 0 0 12 Yes No No No Restaurant & Bars
76079001 3600 Sisk Rd #6 95356 0.6 P-D C 45 0 3 2 0 0 5 Yes No No No Stores & Shops (All Sizes)
76079002 3600 Sisk Rd 95356 0.2 P-D C 45 0 0 0 1 0 1 Yes No No No Condominium Office
76079003 3600 Sisk Rd 95356 0.2 P-D C 45 0 0 0 1 0 1 Yes No No No Condominium Office
76079004 3600 Sisk Rd 95356 0.2 P-D C 45 0 0 0 1 0 1 Yes No No No Condominium Office
76079005 3600 Sisk Rd 95356 0.2 P-D C 45 0 0 0 1 0 1 Yes No No No Condominium Office
#20..
- 1352 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 387
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
76079006 3600 Sisk Rd 95356 0.2 P-D C 45 0 0 0 2 0 2 Yes No No No Condominium Office
76079007 3600 Sisk Rd 95356 0.2 P-D C 45 0 0 0 2 0 2 Yes No No No Condominium Office
76079008 3600 Sisk Rd 95356 0.2 P-D C 45 0 0 0 2 0 2 Yes No No No Condominium Office
76079009 3600 Sisk Rd 95356 0.2 P-D C 45 0 0 0 2 0 2 Yes No No No Condominium Office
76079010 3600 Sisk Rd 95356 4.0 P-D C 45 0 20 11 0 0 31 Yes No No No Vacant Pd Commercial
83003003 4123 Roselle Ave 95357 79.2 SP R 11 4 0 0 0 601 601 Yes No Yes No Potential Subd W/Res
83003017 2421 Mable Ave 95357 26.1 SP R 11 0 0 0 0 199 199 Yes No No No Vacant Potential Subd
83004048 2519 Sylvan Ave 95355 17.6 SP R 11 0 0 0 0 134 134 Yes No Yes No Potential Subd 83004088 East Of
Intersection Of
Oakdale Rd And
Mable Ave
95355 22.7 SP R 11 0 0 0 0 173 173 Yes No No No Vacant
Potential Subd
102001007 SW Corner of
Madison Street
and California
Street
95351 0.2 R-2 R 22 0 0 0 3 0 3 Yes No Yes No Vacant - R-2 102003070 SE Corner of
Tuolumne
Boulevard and
Leon Avenue
95354 0.2 R-2 R 22 0 0 0 3 0 3 Yes No Yes No Vacant - R-2 #20..
- 1353 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 388
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
104016002 923 7TH ST 95354 0.2 TD D 50 0 0 0 7 0 7 Yes No No No Vacant M-1, M2 Or C-M 104024009 806 3RD ST 95350 0.2 MSD D 50 0 0 0 6 0 6 Yes No No No Vacant C-1 105020004 1230 12th St 95350 0.6 UGD D 100 0 27 16 0 0 43 Yes No No No Churches, Fraternal Org
(Welfare Types)
105025002 1100 I St 95354 0.7 CD D 100 0 31 18 0 0 49 Yes Yes No No Stanislaus County - NonAssessable
105028014 1120 11th St 95350 0.8 CD D 100 0 36 20 0 0 56 Yes No No No Banks & Savings And Loans
105033016 1430 10th St 95354 0.6 UGD D 100 0 29 16 0 0 45 Yes No No No Churches, Fraternal Org
(Welfare Types)
105033018 1429 11th St 95354 0.7 UGD D 100 0 33 18 0 0 51 Yes No No No Churches, Fraternal Org
(Welfare Types)
105034017 1320 10th St 95354 0.6 UGD D 100 0 29 16 0 0 45 Yes No No No Churches, Fraternal Org
(Welfare Types)
105034018 1325 11th St 95354 1.1 UGD D 100 0 0 0 79 0 79 Yes No No No Churches, Fraternal Org
(Welfare Types)
106011018 421 15TH ST 95354 0.3 END D 50 0 0 0 11 0 11 Yes No No No Vacant C-1 109003084 531 TERMINAL
AVE
95350 0.1 R-2 R 22 0 0 0 2 0 2 Yes No No No Vacant - R-2 #20..
- 1354 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 389
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
109003088 NW Corner of
College Avenue
and North Drive
95350 0.2 R-3 R 45 0 0 0 6 0 6 Yes No Yes No Vacant R-1 110002013 529 Mc Henry
Ave
95354 0.5 C-2 MU-P C 45 0 0 0 4 0 4 Yes No No No Auto Sales - Auto Service
Centers
110002014 521 Mc Henry
Ave
95350 0.2 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Stores & Shops (All Sizes)
110002017 509 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Stores & Shops (All Sizes)
110002018 505 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Mini-Marts 110002079 519 Mc Henry
Ave
95354 0.3 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Stores & Shops (All Sizes)
110002082 531 Mc Henry
Ave
95354 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Office Buildings Large & Small
110003055 425 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Office Buildings Large & Small
110003056 421 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Restaurant & Bars
110003079 417 Mc Henry
Ave
95354 0.3 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
110003080 405 Mc Henry
Ave
95350 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Misc Mixed Commercial
110003081 433 Mc Henry
Ave
95354 0.3 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
#20..
- 1355 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 390
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
110003082 429 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Stores & Shops (All Sizes)
110007060 319 Mc Henry
Ave
95354 0.5 C-2 MU-P C 45 0 3 1 0 0 4 Yes No No No Stores & Shops (All Sizes)
110007061 301 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Stores & Shops (All Sizes)
110007062 111 Wright St 95354 0.1 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Office Buildings Large & Small
110007063 229 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Stores & Shops (All Sizes)
110007065 221 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Stores & Shops (All Sizes)
110007066 219 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Stores & Shops (All Sizes)
110007067
215 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Office Buildings Large & Small
110007068 211 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Stores & Shops (All Sizes)
110007069 207 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Office Buildings Large & Small
110007070 201 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Stores & Shops (All Sizes)
110008038 125 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Office Buildings Large & Small
#20..
- 1356 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 391
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
110008040 115 Mc Henry
Ave
95351 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Stores & Shops (All Sizes)
110008041 111 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Restaurant & Bars
110008042 107 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Restaurant & Bars
110008045 103 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Office Buildings Large & Small
111001001 538 Mc Henry
Ave
95354 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
111001078 532 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Stores & Shops (All Sizes)
111001079 528 Mc Henry
Ave
95354 0.3 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Stores & Shops (All Sizes)
111001080 520 Mc Henry
Ave
95354 0.1 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Stores & Shops (All Sizes)
111001081 516 Mc Henry
Ave
95350 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
111001082 502 Mc Henry
Ave
95354 0.5 C-2 MU-P C 45 0 3 1 0 0 4 Yes No No No Shopping Centers (Large
& Small)
111001083 115 E Morris Ave 95350 0.2 R-2 MU-P R 45 0 0 0 1 0 1 Yes No No No Apartments 111005002 426 Mc Henry
Ave
95354 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
#20..
- 1357 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 392
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
111005027 418 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Office Buildings Large & Small
111005029 338 Mc Henry
Ave
95356 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Auto Sales - Auto Service
Centers
111005050 330 Mc Henry
Ave
95350 0.3 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
111005067 318 Mc Henry
Ave
95354 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Office Buildings Large & Small
111005068 448 Mc Henry
Ave
95354 0.9 P-D C 45 0 4 3 0 0 7 Yes No No No Car Wash
111005069 113 Modesto Ave 95354 0.4 R-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
111005071 310 Mc Henry
Ave
95350 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
111005072 422 Mc Henry
Ave
95354 0.8 R-3 MU-P R 45 0 4 2 0 0 6 Yes No No No Churches, Fraternal Org
(Welfare Types)
111006001 226 Mc Henry
Ave
95354 0.1 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Office Buildings Large & Small
111006002 222 Mc Henry
Ave
95354 0.3 R-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Restaurant & Bars
#20..
- 1358 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 393
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
111006022 214 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Stores & Shops (All Sizes)
111006023 204 Mc Henry
Ave
95354 0.3 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Fast Food Outlets
111006045 140 Mc Henry
Ave
95354 0.3 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
111006046 118 Mc Henry
Ave
95354 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Stores & Shops (All Sizes)
111006061 115 Downey Ave 95350 0.7 C-2 MU-P MU 45 1 3 1 0 0 4 Yes No No No Hotels & Motels W/Res
111006062 100 Mc Henry
Ave
95354 0.5 C-2 MU-P C 45 0 3 1 0 0 4 Yes No No No Restaurant & Bars
111006066 121 Downey Ave 95350 0.9 P-D MU 45 0 4 3 0 0 7 Yes No No No Office Buildings Large & Small
111006067 120 Mc Henry
Ave #A
95350 0.3 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Auto Sales - Auto Service
Centers
112001002 120 E Roseburg
Ave
95350 0.2 P-D C 45 0 0 0 6 0 6 Yes No No No Vacant C-1
112001031 1120 Mc Henry
Ave
95350 0.6 P-D C 45 0 3 2 0 0 5 Yes No No No Stores & Shops (All Sizes)
112001040 1100 Mc Henry
Ave
95350 0.6 C-2 MU-P C 45 0 3 1 0 0 4 Yes No No No Restaurant & Bars
#20..
- 1359 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 394
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
112001041 113 Palm Ave 95350 0.2 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Office Buildings Large & Small
112003001 730 Mc Henry
Ave
95350 1.1 C-2 MU-P C 45 0 5 3 0 0 8 Yes No No No Churches, Fraternal Org
(Welfare Types)
112003020 700 Mc Henry
Ave
95350 0.3 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Stores & Shops (All Sizes)
112003021 602 Mc Henry
Ave
95350 0.5 C-2 MU-P C 45 0 0 0 4 0 4 Yes No No No Hotels & Motels 112003022 608 Mc Henry
Ave
95350 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Auto Sales - Auto Service
Centers
112004019 1038 Mc Henry
Ave
95350 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Churches, Fraternal Org
(Welfare Types)
112004020 1050 Mc Henry
Ave
95350 1.1 C-2 MU-P C 45 1 4 3 0 0 7 Yes No No No Misc Mixed Commercial
W/Res
112013003 912 Mc Henry
Ave
95350 0.5 C-2 MU-P C 45 1 0 0 3 0 3 Yes No No No Hotels & Motels W/Res
112013012 920 Mc Henry
Ave
95350 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
112013013 916 Mc Henry
Ave
95356 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Office Buildings Large & Small
112045001 1026 Mc Henry
Ave
95350 0.5 C-2 MU-P C 45 0 0 0 4 0 4 Yes No No No Shopping Centers (Large
& Small)
#20..
- 1360 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 395
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
112045014 1014 Mc Henry
Ave
95350 0.3 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Office Buildings Large & Small
112045015 1010 Mc Henry
Ave
95350 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
112045016 1004 Mc Henry
Ave
95355 0.3 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Stores & Shops (All Sizes)
112045026 946 Mc Henry
Ave
95350 0.3 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Office Buildings Large & Small
112045027 112 E Fairmont
Ave
95351 0.1 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Office Buildings Large & Small
112045077 932 Mc Henry
Ave
95350 0.7 C-2 MU-P C 45 0 3 2 0 0 5 Yes No No No Misc Mixed Commercial
112045078 936 Mc Henry
Ave
95350 0.6 C-2 MU-P C 45 1 3 1 0 0 4 Yes No No No Hotels & Motels W/Res
113001002 701 Mc Henry
Ave
95350 0.3 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Auto Sales - Auto Service
Centers
113001005 709 Mc Henry
Ave
95354 0.3 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Auto Sales - Auto Service
Centers
113001009 611 Mc Henry
Ave
95350 0.3 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Stores & Shops (All Sizes)
113001012 727 Mc Henry
Ave
95350 0.3 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Auto Sales - Auto Service
Centers
#20..
- 1361 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 396
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
113001013 801 Mc Henry
Ave
95350 0.3 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Auto Sales - Auto Service
Centers
113001014 811 Mc Henry
Ave
95350 0.3 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Auto Sales - Auto Service
Centers
113001052 725 Mc Henry
Ave
95350 0.7 C-2 MU-P C 45 0 3 2 0 0 5 Yes No No No Auto Sales - Auto Service
Centers
113001055 601 Mc Henry
Ave
95350 0.7 R-3 MU-P C 45 0 3 2 0 0 5 Yes No No No Office Buildings Large & Small
113004014 1139 Mc Henry
Ave
95350 0.3 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Vacant C-2 113004029 1101 Mc Henry
Ave
95350 1.3 C-2 MU-P C 45 0 6 4 0 0 10 Yes No No No Stores & Shops (All Sizes)
113004037 200 B W
Roseburg Ave
95350 0.9 P-D C 45 0 4 3 0 0 7 Yes No No No Office Buildings Large & Small
113004038 200 W Roseburg
Ave
95350 0.9 P-D C 45 0 4 3 0 0 7 Yes No No No Office Buildings Large & Small
113005033 1029 Mc Henry
Ave
95350 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
113005036 1033 Mc Henry
Ave
95350 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Fast Food Outlets
113005037 1031 Mc Henry
Ave
95350 0.9 C-2 MU-P C 45 0 4 3 0 0 7 Yes No No No Office Buildings Large & Small
#20..
- 1362 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 397
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
113005038 1021 Mc Henry
Ave
95350 1.6 C-2 MU-P C 45 0 8 4 0 0 12 Yes No No No Stores & Shops (All Sizes)
113006035 945 Mc Henry
Ave
95350 1.1 C-2 MU-P C 45 0 5 3 0 0 8 Yes No No No Churches, Fraternal Org
(Welfare Types)
113006043 SE Corner of W
Fairmont Avenue
and Douglas
Avenue
95350 1.1 R-2 R 22 0 0 0 21 0 21 Yes No No No Churches, Fraternal Org
(Welfare Types)
113006057 931 Mc Henry
Ave
95350 0.9 C-2 MU-P C 45 0 4 3 0 0 7 Yes No No No Auto Sales - Auto Service
Centers
113006058 919 Mc Henry
Ave
95350 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Auto Sales - Auto Service
Centers
115001003 1422 LEONARD
AVE
95350 0.5 R-3 MU 45 1 10 5 0 0 15 Yes No Yes No Res Higher Use Potential
W/Res
119005018 205 W Granger
Ave
95350 0.5 P-O MU-P C 45 0 0 0 4 0 4 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
119005021 1707 McHenry
Ave
95350 2.5 C-M MU-P C 45 0 12 7 0 0 19 Yes No No No Stores & Shops (All Sizes)
119006009 204 W Granger
Ave
95350 0.6 P-O MU-P C 45 0 3 1 0 0 4 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
119006011 1549 Mc Henry
Ave
95350 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Office Buildings Large & Small
#20..
- 1363 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 398
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
119006017 1540 Florida Ave
#100
95350 1.4 P-D MU-P C 45 0 7 4 0 0 11 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
119006018 1501 Mc Henry
Ave
95350 1.0 C-2 MU-P C 45 0 5 3 0 0 8 Yes No No No Fast Food Outlets
119006021 1500 Florida Ave 95350 0.6 P-O MU-P C 45 0 3 2 0 0 5 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
119006026 West Of
Intersection Of
McHenry Ave
And Coolidge Ave
95350 0.4 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Vacant C-2 119006027 1445 Mc Henry
Ave
95350 0.7 C-2 MU-P C 45 0 3 2 0 0 5 Yes No No No Restaurant & Bars
119006028 1431 Mc Henry
Ave
95350 0.5 C-2 MU-P C 45 0 3 1 0 0 4 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
119006029 115 Claradell Ave 95350 0.2 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Vacant C-2 119006034 1400 Florida Ave 95350 2.6 P-O MU-P C 45 0 13 7 0 0 20 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
119006035 1419 Mc Henry
Ave
95356 1.0 C-2 MU-P C 45 0 5 3 0 0 8 Yes No No No Misc Mixed Commercial
119006036 1448 Florida Ave 95350 0.8 P-O MU-P C 45 0 4 2 0 0 6 Yes No No No Medical-Dental Offices
#20..
- 1364 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 399
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
(Includes
Clinics/Medical)
119006037 1510 Florida Ave 95350 0.9 P-O MU-P C 45 0 4 3 0 0 7 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
119006038 118 Granger Ave 95350 0.3 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Office Buildings Large & Small
119006039 1539 Mc Henry
Ave
95350 0.5 C-2 MU-P C 45 0 3 1 0 0 4 Yes No No No Office Buildings Large & Small
119006040 1444 Florida Ave 95350 0.8 P-O MU-P C 45 0 4 2 0 0 6 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
119006041 208 W Coolidge
Ave
95350 0.4 P-O MU-P C 45 0 0 0 3 0 3 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
119006042 1525 Mc Henry
Ave #Ste A
95350 1.6 C-2 MU-P C 45 0 8 4 0 0 12 Yes No No No Hotels & Motels 119006043 1525 Mc Henry
Ave #Ste B
95350 0.6 C-2 MU-P C 45 0 3 2 0 0 5 Yes No No No Restaurant & Bars
119006044 South Of
Intersection Of
Granger Ave And
Florida Ave
95350 0.3 P-O MU-P C 45 0 0 0 2 0 2 Yes No No No Vacant C-1 #20..
- 1365 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 400
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
119014005 204 W
Orangeburg Ave
95350 0.3 P-D R 45 0 0 0 3 0 3 Yes No No No Vacant Pd
Office, Ap,Po,Pa
119014032 220 W
Orangeburg Ave
95354 0.4 P-O MU-P R 45 0 0 0 3 0 3 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
119018001 116 W
Orangeburg Ave
95350 0.2 P-D C 45 0 0 0 1 0 1 Yes No No No Stores & Shops (All Sizes)
119018002 112 W
Orangeburg Ave
95350 0.1 P-D C 45 0 0 0 1 0 1 Yes No No No Stores & Shops (All Sizes)
119018003 1343 Mc Henry
Ave
95350 0.3 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Misc Mixed Commercial
119018004 1335 Mc Henry
Ave
95350 0.2 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Stores & Shops (All Sizes)
119018005 1325 Mc Henry
Ave
95350 0.1 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Restaurant & Bars
119018006 1321 Mc Henry
Ave
95350 0.5 C-2 MU-P C 45 0 3 1 0 0 4 Yes No No No Stores & Shops (All Sizes)
119018007 1313 Mc Henry
Ave
95350 0.5 C-2 MU-P C 45 0 0 0 4 0 4 Yes No No No Stores & Shops (All Sizes)
119018009 1235 Mc Henry
Ave
95350 0.8 C-2 MU-P C 45 0 4 2 0 0 6 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
#20..
- 1366 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 401
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
119018011 Intersection Of
Alma Ave And
Audrey Ave
95350 0.6 R-1 MU-P C 45 0 3 2 0 0 5 Yes No No No Vacant C-2 119018013 South Of
Intersection Of
Marian Ave And
Alma Ave
95350 0.2 R-1 MU-P C 45 0 0 0 7 0 7 Yes No No No Vacant R-1 119018017 1209 Mc Henry
Ave
95350 1.0 C-2 MU-P C 45 0 5 3 0 0 8 Yes No No No Stores & Shops (All Sizes)
119018018 1201 Mc Henry
Ave
95350 0.7 C-2 MU-P C 45 0 3 2 0 0 5 Yes No No No Stores & Shops (All Sizes)
119018021 1245 Mc Henry
Ave
95350 0.2 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Office Buildings Large & Small
119018022 1241 Mc Henry
Ave
95350 0.3 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Stores & Shops (All Sizes)
119018023 North Of
Intersection Of
Lois Ave And
Alma Ave
95350 0.2 R-1 MU-P C 45 0 0 0 1 0 1 Yes No No No Vacant C-1 119018024 Intersection Of
Lois Ave And
Alma Ave
95350 0.2 R-1 MU-P C 45 0 0 0 2 0 2 Yes No No No Vacant C-2 120032001 1927 Toyon Ave 95350 3.7 R-1 MU-H R 45 0 18 10 0 0 28 Yes No No No Churches, Fraternal Org
(Welfare Types)
120033002 Intersection Of E.
Briggsmore Ave
And Mc Henry
Ave
95356 0.1 C-2 MU-P C 45 0 0 0 1 0 1 Yes Yes No No Cities - NonAssessable #20..
- 1367 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 402
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
120033003 1700 Mc Henry
Ave
95350 0.2 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Banks & Savings And Loans
120033004 39 Mc Henry
Village Way
95350 0.3 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
120033005 1700 Mc Henry
Village Way
95350 0.2 C-2 MU-P C 45 0 0 0 2 0 2 Yes No No No Shopping Centers (Large
& Small)
120033007 1600 Mc Henry
Ave
95350 0.3 C-2 MU-P C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
120033008 119 E Granger
Ave
95350 0.1 C-2 MU-P C 45 0 0 0 1 0 1 Yes No No No Stores & Shops (All Sizes)
120033018 225 E Granger
Ave
95350 0.2 C-1 MU-P C 45 0 0 0 2 0 2 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
120033019 1601 Mc Henry
Vlg Bldg D Way
95350 0.1 C-1 MU-P C 45 0 0 0 1 0 1 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
120033020 1601 Mc Henry
Vlg Bldg C Way
95350 0.1 C-1 MU-P C 45 0 0 0 1 0 1 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
120033021 1601 Mc Henry
Vlg Bld A&B Way
95350 0.2 C-1 MU-P C 45 0 0 0 2 0 2 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
120033022 1700 Mc Henry
Vlg Way
95350 2.1 C-1 MU-P C 45 0 10 6 0 0 16 Yes No No No Office Buildings Large & Small
#20..
- 1368 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 403
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
120033023 305 E Granger
Ave
95350 0.8 C-1 MU-P C 45 0 4 2 0 0 6 Yes No No No Medical-Dental Offices
(Includes
Clinics/Medical)
120033025 1700 MC HENRY
AVE
95350 23.5 C-2 MU-P C 45 0 0 0 179 0 179 Yes No No No Shopping Centers (Large
& Small)
120033026 1700 MC HENRY
AVE
95350 1.3 C-2 MU-P C 45 0 6 4 0 0 10 Yes No No No Shopping Centers (Large
& Small)
120046051 2000 Mc Henry
Ave
95350 0.4 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No auto Sales - Auto Service
Centers
120046059 2012 Mc Henry
Ave
95350 2.6 C-3 MU-H C 45 0 13 7 0 0 20 Yes No No No Recreational Prop (Tennis,
Driving Range,
Etc)
120046060 2100 Mc Henry
Ave
95356 2.3 C-3 MU-H C 45 0 11 7 0 0 18 Yes No No No Shopping Centers (Large
& Small)
120046061 2112 Mc Henry
Ave
95350 1.0 C-3 MU-H C 45 0 5 3 0 0 8 Yes No No No Office Buildings Large & Small
120046064 2118 Mc Henry
Ave
95355 1.0 C-3 MU-H C 45 0 5 3 0 0 8 Yes No No No Fast Food Outlets
120046065 2008 Mc Henry
Ave
95350 1.4 C-3 MU-H C 45 0 6 4 0 0 10 Yes No No No Banks & Savings And Loans
#20..
- 1369 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 404
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
120049023 1800 Mc Henry
Ave
95350 0.8 C-3 MU-H C 45 0 4 2 0 0 6 Yes No No No Fast Food Outlets
120049024 124 Norwegian
Ave
95355 0.5 C-3 MU-H C 45 0 0 0 15 0 15 Yes No No No Vacant Pd Commercial
120052009 2320 Mc Henry
Ave
95350 0.7 C-3 MU-H C 45 0 3 2 0 0 5 Yes No No No Fast Food Outlets
120052011 2304 Mc Henry
Ave
95350 0.4 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No Misc Mixed Commercial
120052024 2412 Mc Henry
Ave
95350 0.8 C-3 MU-H C 45 0 4 2 0 0 6 Yes No No No Stores & Shops (All Sizes)
120052025 2500 Mc Henry
Ave
95350 1.2 C-3 MU-H C 45 0 6 3 0 0 9 Yes No No No Stores & Shops (All Sizes)
120052026 2424 Mc Henry
Ave
95350 0.6 C-3 MU-H C 45 0 3 2 0 0 5 Yes No No No Stores & Shops (All Sizes)
120052028 140 Mark Randy
Pl
95350 1.4 C-3 MU-H C 45 0 7 4 0 0 11 Yes No No No Hotels & Motels 120052034 2402 Mc Henry
Ave
95350 0.8 C-3 MU-H C 45 0 4 2 0 0 6 Yes No No No Fast Food Outlets
120052037 115 Mark Randy
Pl
95350 0.8 C-3 MU-H C 45 0 4 2 0 0 6 Yes No No No Stores & Shops (All Sizes)
120052038 2248 Mc Henry
Ave
95350 0.4 C-3 MU-H C 45 0 0 0 3 0 3 Yes No No No Stores & Shops (All Sizes)
120052040 2312 Mc Henry
Ave
95350 0.6 C-3 MU-H C 45 0 3 1 0 0 4 Yes No No No Restaurant & Bars
#20..
- 1370 -
City of Modesto Housing Element
Sites Inventory List
City of Modesto 405
APN Address
Zip
Code
Acreage Zoning
(Current)
Zoning
(Proposed)
Existing
GP
Max
Density
(Proposed)
Existing
Units
Very
Low Low Moderate Above Moderate
Total
Units Infrastructure Publicly Owned
4th
Cycle
5th
Cycle
Existing
Use
120052041 2308 Mc Henry
Ave
95350 0.1 C-3 MU-H C 45 0 0 0 1 0 1 Yes No No No Stores & Shops (All Sizes)
120052042 2200 Mc Henry
Ave
95350 0.9 C-3 MU-H C 45 0 4 3 0 0 7 Yes No No No Office Buildings Large & Small
120052043 2204 Mc Henry
Ave
95350 1.0 C-3 MU-H C 45 0 5 3 0 0 8 Yes No No No Restaurant & Bars
#20..
- 1371 -
City of Modesto Housing Element
Outreach
City of Modesto 406
APPENDIX C: OUTREACH
C.1 Social Media Engagement
Facebook
▪ July 5, 2023: 1,326 impressions – 18 link clicks
▪ July 11, 2023: 731 impressions – 3 link clicks
#20..
- 1372 -
City of Modesto Housing Element
Outreach
City of Modesto 407
#20..
- 1373 -
City of Modesto Housing Element
Outreach
City of Modesto 408
Instagram
▪ May 24, 2023- Instagram stories: 453 accounts reached ▪ June 22, 2023- Instagram stories: 516 accounts reached ▪ July 5, 2023 – Instagram story – 490 impressions
▪ July 5, 2023 – Instagram post – 896 impressions
▪ July 11, 2023 – 597 impressions
#20..
- 1374 -
City of Modesto Housing Element
Outreach
City of Modesto 409
Nextdoor
▪ Sent to 53,179 members
▪ July 5, 2023 – 503 impressions
#20..
- 1375 -
City of Modesto Housing Element
Outreach
City of Modesto 410
#20..
- 1376 -
City of Modesto Housing Element
Outreach
City of Modesto 411
C.2 Online Survey Results (as of July 18, 2023)
English: 89 Responses
Q1. What is your connection to the City of Modesto? (Choose all that may apply) Q1.“Other” Responses
▪ I work in Modesto
▪ I live with my parents (I am 29)
▪ Born & raised in Modesto—cannot afford housing
Q2. How long have you had this connection in Modesto?
54%
33%
10% 10%
6%
24%
6%
0%
10%
20%
30%
40%
50%
60%
#20..
- 1377 -
City of Modesto Housing Element
Outreach
City of Modesto 412
Q3. Please indicate in which part of Modesto you live, work, or spend the most your time. (Select one)
2%
13%
9%
75%
Less than one year 1 to 4 years 5 to 10 years 10 years or more 0%
10%
20%
30%
40%
50%
60%
70%
80%
9%
21%
27%
17% 17%
9%
1 2 3 4 5 6
0%
5%
10%
15%
20%
25%
30%
#20..
- 1378 -
City of Modesto Housing Element
Outreach
City of Modesto 413
Q4. Please select all that apply to you:
Q5. Please share your race/ethnicity below. (Choose all that apply) Q5. “Other” Responses
60%
13%
9%
6% 7%
16%
None apply to
me
I am a senior
(65 years or
over)
I live in a
household of
more than 5
people
I am disabled I am a veteran I have been
homeless or
experienced
housing
insecurity
0%
10%
20%
30%
40%
50%
60%
70%
58%
3% 6%
30%
3% 2%
12%
6%
White or
Caucasian
Black or
African
American
Asian or
Asian
American
Hispanic
or Latino
American
Indian or
Alaska
Native
Native
Hawaiian
or other
Pacific
Islander
Prefer not
to answer
Other
(please
specify)
0%
10%
20%
30%
40%
50%
60%
70%
#20..
- 1379 -
City of Modesto Housing Element
Outreach
City of Modesto 414
▪ Brazilian/Portuguese
▪ Mixed
▪ Mongolian
Q6. Please specify the primary language and any other secondary languages spoken in your household:
English % of
Total Spanish % of Total Khmer % of Total Portuguese % of Total Primary
Language 82 95.3% 3 3.5% - - - -
Secondary
Language 8 22.9% 22 62.9% 1 2.9% 1 2.9%
Q7. How many people including yourself live in your household? Q8. Please share the total annual household income for all adults in your household. 7%
33%
22% 21%
10%
3% 3%
1 2 3 4 5 6 or more Prefer not to
answer
0%
5%
10%
15%
20%
25%
30%
35%
#20..
- 1380 -
City of Modesto Housing Element
Outreach
City of Modesto 415
Q9. In your opinion, please select up to three (3) of the following groups that have the greatest need for housing and related services in Modesto.
Q9. “Other” Responses
▪ Low income workforce
▪ Undocumented or mix status families
7% 7%
15%
17%
44%
11%
Less than
$27,750
$27,751 to
$39,850
$39,851 to
$63,750
$63,751 to
$96,350
$96,351 or
more
Prefer not to
answer
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%
37%
12%
17%
59%
36%
7% 7%
24%
52%
31%
8%
0%
10%
20%
30%
40%
50%
60%
70%
#20..
- 1381 -
City of Modesto Housing Element
Outreach
City of Modesto 416
▪ Low income work force.
▪ Single moms, but really everyone, housing is not affordable even for those making a "decent" wage
▪ Middle to low income workers who do not have pensions or benefits.
Q10. In your opinion, please select the top three (3) housing issues in Modesto:
Q10. “Other” Responses
▪ Inexpensive prefabricated housing to buy.
▪ All of these are issues, pet rental rules also. The shelters are overflowing because people aren't allowed to have pets where they live
Q11. In your opinion, please note which of the following housing types are missing or most needed in Modesto. (Select all that apply)
48%
70%
53%
12%
20%
14%
5% 7% 6%
55%
5%
0%
10%
20%
30%
40%
50%
60%
70%
80%
#20..
- 1382 -
City of Modesto Housing Element
Outreach
City of Modesto 417
Q11. “Other” Responses
▪ Supportive housing for adults with multiple neurological and cognitive disabilities. ▪ Family shelter
▪ "Starter homes" for ownership that are small in size (1-3 bedrooms and 1-2 baths) ▪ SMALLER single family homes, these 3000sqft homes are ridiculous ▪ High end housing. Too many Bay Area Criminals
▪ Small-lot development for prefab/mobilehomes
Q12. What types of programs or strategies do you believe the City should implement in the 2023-2031 Housing Element s to address housing needs? (Select your top 3 recommendations.)
41%
36%
42%
28%
43%
27%
35%
73%
61%
10%
0%
10%
20%
30%
40%
50%
60%
70%
80%
#20..
- 1383 -
City of Modesto Housing Element
Outreach
City of Modesto 418
Q12. “Other” Responses
▪ ADU homeowner Incentives
▪ More condominiums/townhomes for purchase
▪ Some type of control where Bay Area investors can’t just buy up houses above asking price for cash and then turn around and rent them at an extremely high price and also discriminate against renters. It’s not fair, it’s ruining our city. ▪ Modesto has grown way too fast. In my opinion we dont need any more housing/apartments or people. We have had an influx of bay area people move into our city and we need to put our focus on how to keep the city from growing any bigger. The crime and drug issues ,plus homeless people sleeping in parks/tents/parking lots. We need more police/more laws to keep our city safe, not more bureaucrats/government agencies to pay money to that dont do anything. We certainly don't need more apartments or rental properties to bring ignore low income people to worsen the situation.
▪ Stop building high density housing, it's bad for this environment Q13. Please describe any other considerations, policies, or programs the City should consider here:
10%
34%
24%
35%
16%
10%
35%
19%
23%
41%
14%
22%
8%
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
#20..
- 1384 -
City of Modesto Housing Element
Outreach
City of Modesto 419
▪ Modular homes
▪ Many seniors care for and live with an adult disabled child. Senior housing should include disabled adults with cognitive and similar needs so they have somewhere to go when the parent can no longer care for him or her.
▪ Growing and expanding the City's rental housing safety program. ▪ PERSONAL FINANCE EDUCATION
▪ Grants for building accessory dwellings
▪ Communicating these programs to those in need of them seem to a huge problem.
If citizens don’t know about the program it’ll never get used and deemed useless. ▪ Accountability of Non-Profit Organizations helping homeless people ▪ Locals are being priced out of the City. It would be a great if the City could incentivize selling or renting to locals. We've grown up here and want to raise our families here but we can't compete against Bay Area & International buyers when looking for rental housing or buying homes.
▪ Rent control
▪ Have services available for people who don’t have great credit scores get affordable housing. High rental costs, lack of money required to rent a place, and an excellent credit score prevent people and families from getting housing. Housing is expensive even in dangerous areas of Modesto, such as the west side and south side. There is just a regular house down the street from where I live and it costs half a million dollars! I don’t live in a fancy neighborhood and I rent a less than mediocre duplex.
Help public services workers with housing, such as teachers. ▪ Support and incentivize ADU
▪ housing first motion, zone changes on commercial blocks allowing city to change abandoned commercial building into emergency shelters or supportive housing, a family shelter
▪ Low-interest first-home loans for City employees (perhaps expand to other government/school agencies)
▪ These affordable housing projects often result in more apartment building and fewer houses, which only makes it harder for families to find affordable houses. #20..
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City of Modesto Housing Element
Outreach
City of Modesto 420
Help our residents own homes, instead of packing them into little apartments. Help small businesses.
▪ Area where people can build tiny homes for less than $1k ▪ It should be easier and faster to address these issues. Homeless people need somewhere to stay and get access to help with their health, they have a high need.
Also young adults trying to live on their own or even with roommates it’s a hard process! Also families experiencing housing instability so sad! Relates to finances and sometimes substance abuse. Please make the housing comprehensive with other public health issues because they are intertwined here ▪ If all the available strategy details from question 12 were made possible, that would be an excellent start as long as everyone is willing to work together, including city, county and nonprofit organizations.
▪ Housing Authority is not open to meet with us, why?
▪ Many places require you to make 3x the rent to qualify for renting. When I have a nice job making 3000 a month and can barely afford to rent in the ghetto there is a problem.
▪ Build on both sides of Highway 99
▪ Most new stand-alone, single family homes being built in Modesto seem to be large (5-6 bedrooms), with a price to match the size. This does not meet the needs of an increasing number of young adults and couples who are childless. Increasing the number of smaller stand-alone homes built in Modesto would be of benefit to those who can't afford the price of a huge home or desire something more suited to a single or couple of young adults looking to purchase a home. ▪ Programs that help first time home SINGLE home buyers. ▪ More Police, Less Big Government. No new housing.
▪ Enforce existing laws, more area police that make contact with residents ▪ Utilize empty buildings to create housing, focusing on already developed areas vs non-developed/rural, encourage vertical sprawl to maximize the number of people who can be housed
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City of Modesto Housing Element
Outreach
City of Modesto 421
▪ Incentives for infill development; allowances for zero lot-line development; Cityinitiated projects to obtain entitlements & install infrastructure for small-lot developments / pre-fab communities
▪ Drug and alcohol rehab and mental health programs especially for homelessness ▪ Get those thugs out the schools and streets
▪ Small units for homeless population
▪ More mobile home parks, mini-homes.
Q14. Have you or someone you know ever encountered any of the forms of housing discrimination described above?
Q14. “Other” Responses
▪ Community members in the neighborhoods we collaborate (Airport and West Modesto) that they have experienced some form of housing discrimination, but do not report it out of fear
▪ I'm white, as are most people in my social circle. I have no way of knowing if this is happening or not.
▪ Work with hundreds of people over the years
58%
12%
23%
7%
No I have experienced it I know someone who
has experienced it
Other (please specify)
0%
10%
20%
30%
40%
50%
60%
70%
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City of Modesto Housing Element
Outreach
City of Modesto 422
Q15. If you believe that you or someone you know encountered housing discrimination, please identify what type of discrimination you think occurred (Please check all that apply) Q15. “Other” Responses
▪ Veteran VA loan
Q16. In the past five years, have you had to move out of your residence in Modesto when you did not want to move?
39%
6%
30%
15%
21%
6%
33%
15% 12%
21%
52%
12%
0%
10%
20%
30%
40%
50%
60%
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City of Modesto Housing Element
Outreach
City of Modesto 423
Q17. If you answered yes to the previous question, why did you have to move? (Select all that apply)
Q17. “Other” Responses
▪ Sharing reasons about community members moving
18%
82%
Yes No
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
29% 29%
12% 12% 12% 12% 12%
18%
12%
24%
6%
41%
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
#20..
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City of Modesto Housing Element
Outreach
City of Modesto 424
▪ Not yet, but if my rent goes up again this year I will likely need to move or get second job.
▪ I have known many people who have experienced ALL of these issues! ▪ Cost of utilities increasing
▪ Property owner did not allow my ADA conditions
Q18. My housing options and choices are primarily limited by: (Please select all that apply) Q18. “Other” Responses
▪ None
▪ A place where an adult disabled child can live regardless of my needs. ▪ Sharing housing options limitations by community members ▪ We are retired in a single family home. If there were of a choice of condominiums, we might buy one.
▪ Poor credit score
72%
41%
18% 19%
4% 3%
14%
23%
0%
10%
20%
30%
40%
50%
60%
70%
80%
#20..
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City of Modesto Housing Element
Outreach
City of Modesto 425
▪ Interest rates have made the actual cost of purchasing so much higher than 3 years ago, I've missed my window of purchasing.
▪ Credit history and pet needs
▪ Homes that allow pets
▪ The people I case manage
▪ N/A
▪ None
▪ Not applicable
▪ I own my home, no challenges
▪ None seem to apply
▪ No issues
Q19. Rank your agreement with the following statements from Strongly Disagree (1) Somewhat Disagree (2) Neutral (3) Somewhat Agree (3) or Strongly Agree (4). #20..
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City of Modesto Housing Element
Outreach
City of Modesto 426
Q20. Please share any comments or recommendations that will help inform and guide the preparation of the City’s updated Housing Element.
▪ Modular homes
▪ We have many homeowners in my neighborhood who have built unpermitted room additions, accessory dwellings and have unpermitted construction repairs. There needs to be a way to bring these out in the open and have a plan that would benefit the homeowners and city to ensure that everyone lives in safe housing. Most of these additions are used by extended family.
Also, many neighbors are growing their driveway and tearing up their lawns to pave
3.6 3.61
3.16 3.3
3.15 2.94
2.78 3.03
3.19 3.25
0 0.5
1 1.5
2 2.5
3 3.5
4 #20..
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City of Modesto Housing Element
Outreach
City of Modesto 427
for more parking. I hope the downsizing of parking spaces does not apply to future single family residences.
▪ Too many homeowners, whether they live in the homes themselves or rent out the home, don't maintain them very well. Too many places are blighted or borderline blighted.
▪ The water is very high in nitrates. There are no options for transit and a park has been sitting unfinished since 2000....
▪ Need more mixed used zoning. Stores and restaurants on ground level with apartments above
▪ Homelessness and drug addition is major issue in the City of Modesto. Is there a way to help those that want to be helped and relocate or tag those that don't so we don't waste our time, money and efforts on them?
▪ Beautification of many neighborhoods and homes are needed throughout the city.
Most Parks are still considered dangerous
▪ The new housing developments we've been seeing are so ugly and small compared to the older houses. They have almost no yard or privacy from neighbors, and they are just as expensive.
▪ I live in south side Modesto and the quality here can be hard, no sidewalks, not always bike friendly to make it to downtown, no hospitals, grocery store doesn’t always have the best things (ex a trader Joe) very little places to work over here it feels like in this side of town
▪ Section 8 needs to be open to meet with tenets, like it was before the pandemic.
Prices of rents are too high for young people. Homeless need to be housed.
Safeguards should be in place when a family is facing being unhoused. Where, what, who to speak with to get supports.
▪ Hovels in the ghetto are the same price as good homes in nicer neighborhoods, the only difference is that they are less strict when income requirements. They don't keep up repairs on the houses, they are riddled with infestations, electrical issues, etc. The roads are filled with debris and potholes. There are no grocery stores nearby just liquor stores.
▪ Need more sheriff/pd officers and funding to help protect communities. Lack of police is a MAJOR issue. Crime in Modesto has skyrocketed-this relates directly to #20..
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City of Modesto Housing Element
Outreach
City of Modesto 428
feeling safe within a community for the people living in homes and for homeless persons.
▪ As an aside, I work and spend most of my time in section 2 of the earlier provided map (South-West Modesto), but I live in section 6 (North-East Modesto). This may want to be a consideration you make when creating future surveys, as those are two very different communities.
▪ No new government agencies, we need no more new housing or apartments. We need more Law enforcement/fix roads/amenities already built in Modesto. ▪ Don't bow to outside influences, Vote For liberty and justice. ▪ Housing that is on the lower end of the cost scale is generally in very poor condition.
Air and water aren’t great anywhere in Modesto due to the sheer number of vehicles people now own (air pollution/water run-off into rivers). Safe bike routes that connect to all areas of the city, and a transit system that provides incentives for its use would be two ways to relieve pollution and improve the living experience of residents:
convenience, commute time, cost effectiveness, access to locations The city is built around personal vehicles and covered in endless parking lots that could otherwise be parks or housing.
▪ Just need speed bumps for all the racers the drive down my street ▪ Mixed use - housing and retail shopping together. Dublin has great condo/apartments above shopping centers
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CITY OF MODESTO
COUNCIL AGENDA REPORT
DATE OF MEETING:
December 5, 2023
Date: October 30, 2023
TO: Mayor and City Council
THROUGH: Joseph P. Lopez, City Manager
FROM: Jessica Hill, Director of Community and Economic Development SUBJECT: Capital Facilities Fees Annual Report for Fiscal Year 2022-23 CONTACT: Peter Ibrahim, Infrastructure Finance Program Supervisor [email protected], 209-577-5211
DESCRIPTION:
Hearing to consider accepting the Capital Facilities Fees Annual Report for Fiscal Year 2022-23 and making findings related to each of the fee categories. (Funding Source: Capital Facilities Fees)
STRATEGIC PLAN ELEMENT:
The recommended action supports the City of Modesto’s 2020-2025 Strategic Plan Goal D:
Ensure Safe, Efficient, and Reliable Infrastructure.
BACKGROUND:
California Government Code section 66000 et seq., allows a local jurisdiction to establish an impact fee to mitigate the impacts of new development and must have the proper nexus to any project on which they are imposed. These fees may be used for the purchase, construction, expansion, rehabilitation, or acquisition of public facilities, and must be consistent with the adopted fee program, which is typically updated every five years.
Annual reporting of a local agency’s impact fee program is required by Government Code section 66006.1 The impact fees collected must be segregated from general and other funds containing fees collected for other improvements. Interest on each impact fee fund or account must be credited to that fund or account and be used only for the purpose for which the impact fee was collected. Government Code section 66006(b) further requires that a local agency make the following information available to the public for each separate impact fee fund on an annual basis and that the local agency review that information at a public meeting. A public hearing notice was posted in the Modesto Bee on November 24, 2023. The law also requires the annual 1 Mitigation Fee Act - Government Code Section 66006 provides that a local agency that requires the payment of development fees shall prepare an annual and five-year report detailing the status of those fees.
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City Council, December 5, 2023
Capital Facilities Fees Annual Report for Fiscal Year 2022-23