Tuolumne supervisors approve 56-unit Valleydale affordable housing project over neighborhood objections

The Tuolumne County Board of Supervisors voted 3–2 on March 18 to approve the Valleydale housing project, a proposed 56‑unit affordable apartment complex on a 4.3‑acre site near Peaceful Valley Road and State Highway 108. The project, led by the Stanislaus Regional Housing Authority and development partners, would provide a mix of studios through three‑bedroom units targeted at households earning 30–80% of area median income.

The board’s approval includes several conditions added during deliberations after extensive public comment: removal of on‑street parking along the project frontage, a fence and sound‑mitigation measures along the Highway 108 boundary, a traffic‑calming plan for the Indian Rock Center easement to deter cut‑through traffic, and a maintenance/management plan for on‑site parking and enforcement. The planning commission had recommended approval by a 4–3 vote before the board hearing.

Planning staff and the applicant said the project has funding and design partners in place and meets required environmental review. Staff presented an initial study and a mitigated negative declaration that concluded potential impacts (aesthetics, noise and transportation) could be mitigated to a less‑than‑significant level; mitigation measures include a photometric lighting plan, landscape screening and construction of noise‑reducing barriers.

The hearing drew dozens of speakers. Neighbors and local businesses raised safety and traffic concerns tied to a narrow public easement through Indian Rock Center that connects the site to adjacent roads; residents asked the board to reject the plan because of constrained emergency access, added traffic and on‑street parking. Supporters, including affordable‑housing advocates and several community groups, said the county needs workforce apartments for teachers, health workers and service employees and pointed to developer experience and tenant screening protocols.

In response to traffic concerns, staff said the applicant will be required to upgrade Peaceful Valley Road to county standards where the project fronts the roadway and must work with public works and fire to implement the traffic‑calming plan and signage. The project was revised during processing to reduce reliance on on‑street parking and to identify on‑site solutions.

The board added conditions intended to reduce neighborhood impacts and strengthen the project’s operational controls. The vote was split; three supervisors voted in favor while two voted against. The project record requires the applicant to submit final construction and landscape plans and comply with the mitigation measures before any building permits are issued.

Next steps: The applicant must satisfy the conditions in the approved permit and submit final plans for staff review. The board’s action authorizes county staff to finalize the findings and file the notice of determination under CEQA.