Stanislaus County adopts sixth-cycle housing element and approves broad rezoning package

The Stanislaus County Board of Supervisors on Dec. 9 unanimously adopted the county's sixth-cycle housing element and approved a linked implementation package that rezones properties, updates zoning rules and establishes objective design standards to help the county meet state housing requirements.

County Planning Director Angela Freitas and Deputy Director Christy Dowd presented the housing element, which covers January 2023 through December 2031, summarizing an extended process of community outreach, multiple drafts and reviews by the California Department of Housing and Community Development (HCD). Jason Montague, the county's consultant, told the board the Stanislaus Council of Governments RHNA is 34,344 units and the unincorporated county portion is 2,475 units; staff said the county tentatively secured HCD's tentative approval and that certification requires both board adoption of the housing element and adoption of rezone sites.

Why it matters: The housing element is a state-required part of the general plan that identifies housing needs and a program of policies and actions. Adoption and certification by HCD are prerequisites for some grant funding and trigger other general-plan updates (for example, disadvantaged unincorporated community reports and environmental justice policy work) the county must complete.

What the board approved: The board's actions included adoption of the housing element with a CEQA common-sense (Section 15061(b)(3)) notice of exemption and approval of an implementation package that amends zoning and land-use designations for 139 parcels. Staff described an approach that credits planned/approved projects and accessory dwelling units toward RHNA and identified 48 primary rezone sites intended to yield about 1,469 units for lower-income categories; an additional 91 sites were added to create more comprehensive block-level rezones.

Key policy changes included: - Creation of a mixed-use zoning chapter for commercial corridors (allowing 20—25 dwelling units per acre while preserving commercial uses). - Adoption of objective design standards (ODS) for multi-family and mixed-use projects to reduce subjective review and enable more streamlined, ministerial approvals. - Zoning code changes to implement SB 9 lot-split allowances and to increase an emergency shelter bed cap from 10 to 20 beds (a state requirement). - Rezone-site requirements that prohibit new single-family dwellings on rezone parcels and require minimum densities (20—25 units/acre) on rezoned parcels.

Public comment and equity concerns: California Rural Legal Assistance (CRLA) and other community speakers commended staff for collaboration but urged additional steps to protect disadvantaged communities. CRLA's attorney said a disproportionate share of lower-income RHNA units were placed in lower-resource, racially concentrated areas (for example, Bret Hart) and urged more infrastructure investment, annual reporting on tenant inspection/enforcement and stronger anti-displacement measures. Staff said they had added geographic targeting, infrastructure analysis, and programs for special populations including farmworkers and extremely low-income households and had met repeatedly with CRLA during the process.

Board reaction and next steps: Supervisors said the work required substantial staff time and emphasized tension between state requirements and local control. Staff said the board-adopted housing element will be submitted to HCD for a 60-day review; HCD certification remains necessary for grant eligibility and to avoid potential penalties. The housing element adoption also triggers follow-up general-plan updates through 2026, including safety and environmental justice policy work and a disadvantaged-unincorporated-communities report.

The board adopted the staff recommendations by unanimous vote. The county will send the adopted housing element and associated rezone program to HCD for the formal review and certification process.